Laguna Beach City Council
July 28, 2026

Chair Thomas Gibbs:

Okay. I am going to call 5.6 at 399 Pearl Street Design Review 2025-1819 Coastal Development Permit 2025-1820 and variance 2026-0511. Ex parte, please.

MJ:

I went by the site and met with the architect and Steve Coratani. I also went to the neighbor's Ms.

Fluent's.

Debbie:

As did I.

MJ:

Sorry.

Chair Thomas Gibbs:

As did I.

Imer Bauta:

As did I.

Brenda Wisneski:

As did I .

Chair Thomas Gibbs:

Brenda, you're up.

Brenda Wisneski:

Good evening, Chair Gibbs, Board members. Brenda Wisneski. Presenting tonight's project at 399 Pearl Street. Requires design review, coastal development permit, as well as a variance. The site is located at the corner of Pearl and Catalina, and it's in the residential single family zone. The project elements include a single family remodel and upper and lower additions, including elevated decks, landscaping, and attached accessory dwelling unit. Design review is required for the building site to exceed the coverage as well as the additions to the single family home.

And the ADU, although not subject design review does require approval of a coastal development permit. The application does require a request for variance. However, as of today, the variance request was removed. In that the trellis that previously encroached into the rear yard area no longer is located in that location.

The project has been reviewed by the design review previous meetings. Two substantial discussions happened both in November 2025 as well as January this year. And the focus of the discussion was related to requests to have the design decrease in mass as well as bulk. And as a result, the project was modified, which included a reduction of welding height, reduction of eaves, as well as stepping the Accessory Dwelling Unit back. Tonight, we'll go over some more modifications that were made by the applicant to the project.

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Here's the original design. In that the yellow identifies the existing single family home. And again, the addition to that area is fairly minor, a little under 300 square feet. And then we have the blue area shown here as the Accessory Dwelling Unit. As originally proposed is 944 square feet, and I do anticipate having that area reduced based upon some of the changes that are being made today.

And again, previously as before today, there was a trellis that was proposed in the rear yard area. And this shows where yard setback is, and that the ADU can encroach in that location, but not the trellis itself. So as of today, I list basically 10 changes that the applicant has made since originally proposed.

And includes lowering the height a foot and a half, reducing the eaves to be by three feet. As well as increasing the setback of the ADU from the neighbor's property.

So as of today, it will be 24 feet from the neighbor's property line. As well as increasing the upper levels of the ADU itself. So the upper level will be staggered and that'll be 26, nine feet from the side property line. As well as I mentioned, the trellis will be relocated to the area in green now, complying with the setback requirement.

Another modification done to improve the privacy to the lower level neighborhood was to provide a planter now five and a half feet deep. With landscaping that's proposed to be two feet in height. So then when someone is standing at the second level, would not be able to look into the neighbor's rare yard area. Also, the at-grade deck that's located outside the Accessory Dwelling unit would be reduced in size. And now maintains a setback from the property line of 13 feet. And there's also a premature tree that's located in the corner there that they propose to maintain and not in place.

Here is an image of the property provided by the applicant from the neighbor's property. The project does still maintain an exceedance of the building site coverage, and it generally is related to the Accessory dwelling unit, in that the ADU does contribute 10% coverage of the site. Which results in an exceedance of just over 8%. There have been some correspondences provided to the design reviews consideration. It is included in your packet, and those include concerns related to privacy as well as neighborhood compatibility. The applicant has also tried to respond to some of those comments, and those are also included in your packet. A variance application was also provided to the board for your consideration. But again, that variance request has been withdrawn.

Staff has concluded that the application does comply with the required guidelines for design. As well as the development standards, as well as the neighborhood development pattern. And the building site coverage, we feel, can be supported. And that is generally required in order for Accessory dwelling unit to be located on the property.

We do recommend approval related to the required entitlements. We have the findings included in your resolution for denying, as well as the CEQA determination. We have drafted a potential condition of approval that lists the modifications that were made by the applicant at the last minute to ensure that if the board decides to approve the project tonight, those revisions will be incorporated into design itself.

So the conditions provided here for your consideration. And if you choose to make motions in the future related to its approval, I would request that this be included with your motion. With that, that concludes staff's presentation.

Chair Thomas Gibbs:

Any questions of staff? Seeing none, open to public hearing. Applicant, team, you have five minutes.

Chris:

Thank you, Brenda. Amazing presentation. I don't even know why I'm here. I'm just kidding. Yeah, it's been a really amazing process, obviously working iteratively. Again, Crystal Eterno, project architect. I 190
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got a lot of great feedback from you guys, meeting you on site. A lot of feedback from surrounding neighbors down below us, the Fluent's. And I think this last iteration, taking it a step further, making sure that we're doing the right thing and making sure that privacy is being addressed.

Again, just to reiterate, the upper level ADU now sets five foot six-pack for this current proposed application. We have a really nice stepping condition that I think reduces mass and scale and some of the commentary that this was too tall of a structure that was needing to be more articulated.

And I feel like most of the board members were asking for that and I feel like we're starting to push in that right direction and we hope to address that this evening to make sure we can get an approval.

Lower level on grade deck was commented a little bit large. We moved that back. That opens up a really nice opportunity for an existing mature tree to remain. That creates a wonderful privacy condition that I think is really positive.

We took the trellis. Obviously the variance condition was problematic and I concur with staff. I mean, I think that's a good move, but we were able to find a good solution where we could shift it to the North. I think it actually serves the purpose even better now. With some of the renderings that we could flip through here to kind of show those conditions. So getting ... Basically, this was a portion of the project that I think we all enjoyed from Pearl Street, the single story massing, which is the whole goal of this project, locating the massing on the side that already had the second story component to it.

But as we get in, here's a great perspective I feel like that really shows how the project begins to step.

Both the upper level primary bedroom and the ADU are now in sync with one another and pushed back the same amount. And you can see how the trellis, which moved to the North is now working as a wonderful privacy piece between the two properties.

Next slide I think is another perspective kind of showing the differential perspectives between the lower level of the patio of the Fluent property and our proposed project. Keeping a note that we are about 12 feet taller just to start on natural grade. So there definitely is this sort of hillside perspective of relating to the two properties. But again, the preexisting privacy condition already exists. I feel like we've strengthened that. We've really kind of cut that off with all these proposed changes. And so again, I kind of turn back remaining portion of my time to future or any kind of questions that come forth.

Chair Thomas Gibbs:

Thank you very much. Any members of the public wishing to speak? Raise your hand. How many people? Okay. You'll each have three minutes come up now. And if after one person's done, the other person just comes up, they don't need prompting. Go ahead, state your name andJustine Fluent:

Hi, thank you for having me back. I'm Justine Fluent, the daughter-in-law of Linda Fluent at 367 Pearl Street. The 399 Pearl Street major modification proposal is asking you to allow them to greatly violate your building site coverage restrictions. This house is already one of the most enormous houses in the area. In fact, one of the board members herself said that when she saw this house, she almost quote, "Had a panic attack at the current size of it, let alone how much larger they want to make it." You have in your municipal code the only reasons why you would permit such a violation. I quote, "The building site coverage requirements shall only be modified by the design review board when it is necessary to preserve views, preserve privacy, reduce heights, or to maintain neighborhood development patterns." This proposal does the complete opposite. It does very little to preserve views for a house behind it, which is already entirely blocked by the existing structure at 399 Pearl. 191
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You can see that picture here. There's this little slice of ocean. It greatly violates the privacy of Linda Fluent and others, greatly increases heights and will set a very damaging new precedent in the neighborhood development patterns of having an enormous structure in the Woods Cove area. I'll address the privacy here.

So the sticks and flags are up. But I want to give you a visual of the actual bulk that will wall in the patio of 367 Pearl. What they're proposing is that Linda's living conditions can be changed to something that resembles the lack of privacy of urban apartment living, and that's not why people live at Woods Cove.

As you can see, this edition will tower three stories above her patio. Here's the flags, here's the outline, three stories above her patio. And the current hedge screen, the tree that they've said they're not going to eliminate, which is, when I see pictures, it's hard to believe that's not going to be eliminated, which is news to us.

Anyway, that will eliminate privacy. And I just want to say we're here for a third time because the first time you asked the 399 Pearl Street Group to meet with us to find a compromise and they did not.

When you heard this at the second hearing, you seemed unhappy and again insisted they meet with us to find a compromise. Again, they did not. We in fact flew in from our vacation to meet with them and they canceled the meeting just an hour beforehand.

In their justification paperwork to violate your BSC restrictions, there are many omissions. This is what is sent to staff and apparently used to make recommendations. In the privacy section, for example, they have repeatedly neglected to mention 367 Pearl Street or any other neighbors below them, many of whom have privacy complaints. This group has not only ignored what you asked of them in the second and third hearing, but omitted information vital for the staff's decision making.

They've given you no reasons whatsoever to permit them to violate this BSC restriction and have in fact given you ample reasons to deny this proposal due to this BSC exceedance. I'm just asking you to please uphold this municipal code, help the privacy of this neighborhood, and deny this enormous addition in Woods Cove.

Chair Thomas Gibbs:

Thank you very much. Next speaker.

Justine Fluent:

Thank you.

Chair Thomas Gibbs:

Before you begin, why don't we pass these around?
Mark Fluent:

Great. Thank you.

Chair Thomas Gibbs:

Okay. State your name and then you can begin.

Mark Fluent:

Hello. My name is Mark Fluent. My family owns the home next door at 367 Pearl. Just to provide some framework today, this is an application for 1,512 square feet of new construction. California state law 192
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requires approval of ADUs based on objective standards, uniformly verifiable by external benchmark.

Knowable in advance, this project fails the city's own hard numerical requirements. Building site coverage, the numbers. The cap is 39.5%. The proposed is 47.78%, which is 21% above the cap.

Their proposed BSC exceeds even the 44% on smallest R1 lots in Laguna Beach. This level of BSC is illegal on any R1 lot in the city. The proposed BSC has been the same on all three hearings that we've attended here and has not moved at all. One board member said in a previous hearing, "In my experience, I have not seen a request for this significant of an increase." As you all know, this cap can only be modified when absolutely necessary, is the keyword, for one of these four purposes. It needs to be the mechanism which by exceeding the BSC, they accomplish one of the goals.

Necessary means a conforming design could not achieve the same outcome. If a smaller design would perform equally or better, the excess is by definition not necessary. In the application's own justification letter, it uses words like prioritized, and restraint, to describe their design choice processes. These are words of preference, not necessity. The applicant's own written justification for minor modification to lot coverage document states, "Rather than pursuing these taller structure that would remain within lot standard coverage, they decided to pursue this plan."
The architect also stated that was in writing. Architect also stated allowed at the November 13th hearing. "We had the opportunity to place the ADU on the second story and bypass design review, but that wasn't the right thing to do." Both the written submission and the oral record confirmed that a code compliance alternative does exist. The applicant has chosen again and again to not pursue the code compliant version. Thank you.

Chair Thomas Gibbs:

Thank you very much. Could you take the charge back? Thank you very much. Next speaker, please.

Bruce Blomquist:

Good evening. My name is Bruce Blomquist and along with my partner, Marc Hoffman, we're the owners of 363 Pearl Street. Directly south of 367 Pearl owned by Linda Fluent, and downhill from 399 Pearl. As I mentioned previously in my written statement in January to the design review board, we feel we would be the most impacted by the project in question after Ms. Fluent. The only source of privacy at this point between the proposed work and our main house and patio is a large ficus tree on our property.

At one point, there were three eucalyptus trees which also secluded us. But in the 37 years we have owned the house, all of these have been lost. If anything were to happen to the existing ficus tree, we would have no privacy at all from the proposed work as it stands. At the end of the day, this is really about privacy, which is why we were so attracted to our house when we bought it 37 years ago. It has nothing to do about being good neighbors, which we feel we've been to all of those around us since 1989. The privacy factor is the cornerstone of our objections to the proposed work at this point as it stands. Thank you.

Chair Thomas Gibbs:

Thank you very much. Any other speakers? Linda, are you going to speak? Linda Fluent:

Sure.
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Chair Thomas Gibbs:

Come on up.

Linda Fluent:

Yeah.

Chair Thomas Gibbs:

I said it was at 363. 363 is what I wrote down.

Linda Fluent:

Firstly, I'd like to thank all of your board members because you've all made a visit to my house and you see what I'm dealing with. The proposed project is, in my opinion, extremely overwhelming. You can look directly from the project right into a bedroom, and whoever's there is obviously visible. I'm going to read a letter quickly from one of my other neighbors.

Unfortunately, I'm unable to attend this meeting due to travel plans. I've shared it with the Fluents and they can provide it in the record. As a former board member, I'm stunned that this project has made it this far, and that staff report recommends approval. This project is not neighborhood compatible, and the privacy impact on the adjacent Fluent family is unacceptable. The proposed 3,766 square feet is far out of scale compared with the medium neighborhood square feet of ... I can't read. 1,650.

Furthermore, it sits on a small lot.

Yes, there's a few large homes in the neighborhood, but they're situated on larger lots that accommodate a larger home. Approving this project will only encourage more out of scale developments. What is stunning ... I'm sorry. What is more stunning in the immense scale of the project is the privacy impact on the neighboring project owned by Ms. Fluent. The proposed deck looks directly down on her most used living areas. Her rear patio and the adjacent bedroom.

Mrs. Fluent. Mrs. Fluent no longer drives. The patio space is where she has her morning coffee, enjoys her meals, reads, gathers with friends and family and relaxes. She'll completely lose any privacy in her main living areas, and that will have a very negative effect, but not into the bedroom. That is open to anyone that is looking down.

Finally, the findings required by state law to approve the proposed variance cannot be made in particular. There are no unique property constraints and there is no update hardship by installing the proposed trellis. Please do not approve this proposal. Instead, send it back for major reductions in scale, and lot coverage to bring it within neighborhood compatibility. All decks, windows, and entertainment areas need to be pulled back from the western property to provide neighborhood privacy. I'm sorry, let me think about thatChair Thomas Gibbs:

You're fine. Thank you very much.

Linda Fluent:

Again, thank you staff. I want to thank the staff. They've been wonderful and thank you all.

Chair Thomas Gibbs:

Thank you very much.
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Linda Fluent:

Let's turn this proposal down, please.

Chair Thomas Gibbs:

Okay. Any other speakers? If there's another speaker, they need to come up, not have me ... Let's be ready so we can move this along. Thank you very much. Come on.

Robert Kellner:

Right. My name is Robert Kellner. I live up the hill from Bruce and Mark, so I understand Bruce's presentation. I'll make it very short. I spent two days, I spent a good hour in the area in question visiting with Linda Fluent and her sister, Pam. Nice time. Been there before. The building already towers over her property. Any additional footage, however well-designed, would have a huge impact. I don't see how it could not. And I'd like to take ... I know all of you have made visits. Hopefully when you spend any more than a few minutes, it would be impossible not to have that impression. Thank you.

Chair Thomas Gibbs:

Thank you very much for your comments. Okay. Any other speakers? Seeing none.

Robert Kellner:
[inaudible 00:23:24].

Chair Thomas Gibbs:

Is he coming up?
John Gutweiler:

I'll come on up.

Chair Thomas Gibbs:

All right. Come on up. State your name.

John Gutweiler:

Oh my God. Sorry. I had spine surgery last week and so I'mChair Thomas Gibbs:

Take your time. Catch your breath.

John Gutweiler:

Okay. This is the farthest I've gone in two weeks. My name is John Gutweiler. I live at 409 Pearl Street. I actually look ... I'm on the corner of Pearl and Catalina. And I looked directly down from my bedroom, from my living room, and from my kitchen at Jason's home. And Jason came and talked to me about what he wanted to do. And once the poles came up, I could see that I was going to lose some view of San Clementine Island.
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But as I looked at the renderings for the home, I'm realizing that I'm now going to be able to look at a beautiful home, a home that will really look beautiful in the neighborhood and really ... Because the home needed a lot of work in many years. And my amount of view would be ... I'm willing to give that up or not go away with it, because I would be looking at a beautiful home. And the neighborhood really, it would be an increase in value for all of us once that home is in.

When this all started before the first DRB, I was in my house. I have a Dutch door and I was in my kitchen, and I could hear a voice outside and it was Linda. And she was calling me from the street. And I came outside and said, "What's going on?" And she goes, "You're not going to vote for that or you're not going to go with it." I go, "Well, go with what?" "Well, with the changes for Jason's house." I said, "I like what they're doing." But she said, "Well, can you come down the street?" So I went down the street, I've never been in her house, I've known her for many years. And I went and sat in her back patio, and then she sat with me and she said, "Well, four feet of my property, four feet of the patio is actually in Jason's property." And I said, "Really? Where?" She said, "Well, the wall and where the bushes are right there, right there."
And I said, "Well, it's his property." And so then we talked about it. And what I was going to say really quick is that I said to her, "What if they built it without the ADU?" And her main objection was noise. It was noise. I said, "Well, we're all going through underground right now. We're going through noise right now and you'll have a beautiful home next door." And what I've seen from the renderings and what I've done with work with Chris and Jason, they've worked so hard to go around the neighborhood and work and get this passed.

Chair Thomas Gibbs:

Your time's up.

John Gutweiler:

So I'm in favor of it.

Chair Thomas Gibbs:

Thank you very much for your comments.

John Gutweiler:

Thank you.

Chair Thomas Gibbs:

All right. Any other speaker come up now or ... All right. Seeing no ... Come on up. This will be the last speaker.

Brenda Wisneski:

Oh yeah.

Chair Thomas Gibbs:

Oh yeah? Maybe not.

Brenda Wisneski:
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[inaudible 00:27:07].

Chair Thomas Gibbs:

Yeah, maybe not. Go ahead and state your name andPamela Jesterman:

Hi, I'm Pamela Jesterman, Linda Fluent's sister. And I drive up probably and spend two weeks out of the month with Linda and drive her around to her doctor's appointments and what have you. Her second bedroom, which is a pullout couch, is my bedroom. And it's a small house and it's hot. So we open the curtains and then we get the cross breeze. At the way it says right now, I'm full exposure, so I just wanted you to know that. Thank you.

Chair Thomas Gibbs:

Thank you much. All right. Any other speakers? Seeing none, I return it to the applicant. You have three minutes.

Chris:

So as we kind of go back to maybe the slide, we'll continue at this location. All the board members have been to the site. We went to the upper level. We looked at the privacy, existing privacy conditions.

Conditions that have existed for maybe 30+ years. The proposed concept that we've come up with, we feel it addresses that privacy issue, and multiple components and layers of design elements that have been put into play.

The ADU is the second upper level is pushed back tremendously from that property line. The trellis is a really wonderful component that addresses that privacy. And as we kind of flip through some of these slides, and especially particularly the one from the Fluent patio, that's a better situation than we have now by far.

So this idea that this proposal will be worse, I just don't know if that's factually correct. So I just have to push back on this idea that privacy is being destroyed, and her patio is all bet lost. I mean, I just think it's a little bit of an overreaction to what we've actually proposed here. I'm open to a board member commentary. I'd love to discuss what will make everyone comfortable here moving forward. I appreciate it.

Chair Thomas Gibbs:

Thank you. Any questions ofImer Bauta:

Chair, I've got a question for Chris. For the proposed mods with the reduction in the upper level, you're pulling back additional two and a half feet?
Chris:

Correct.

Imer Bauta:

Did that adjust the site coverage?
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Chris:

No, that's just the upper levels. The site coverage remainsImer Bauta:

The upper levels. Okay. All right.

Chair Thomas Gibbs:

Any other questions? Seeing none. Close the public hearing and let me begin on this one. I won't begin on any other ones, but I feel it's important to get my thoughts out early on on this one. I know. All right.

There's really kind of two issues here. One is the privacy issue. But in my mind, and it's been my mind all through the various hearings, the building site coverage issue. The purpose of the building site coverage has an important purpose in our town.

And it's to protect neighbors and neighborhoods from large mass scale and privacy impacts. And it's an objective standard that applies to ADU as well as normal projects. It's a mathematical formula. It's particularly important in my mind in Woods Cove. Because Wood Cove has a lot of smaller homes and larger lots. And it acts as, I think, an important temper on larger homes engulfing smaller lots.

And when I get to the requirements themselves, I think that comes out. Now, the rule is, and this is the rule that governs what the board must do. And it says, "The maximum building site coverage requirement may be modified by the board when it is necessary to preserve views, preserve privacy, reduce heights, or maintain neighborhood development patterns." So it's got to be necessary for those things, and it uses the word or. So I think that we need to look at each of them individually. And so if it's necessary for one, that would require us to, I think, grant the building site coverage excess.

In general, in my experience, we've allowed building site coverage to allow the first story expansion. And the reason we often cite for that, and this is general background, is because second story can have so much greater impacts. And so to avoid going up within the building envelope, we often allow some excess building site coverage at the lower level. That obviously isn't at play here. So let me go through the four items that must be ... The excess must be necessary to achieve.

One is views. So it must be necessary to preserve views. I don't see that's a factor here. It must be necessary to preserve privacy. I don't think that this excess coverage is necessary for privacy of the applicant. And in fact, I think it impacts the privacy of Linda Fluent's House. And I do appreciate, and I told the applicant team this. That you've pulled it back the second story. I don't get to it. I thought a lot about it. I come to a conclusion, not enough. But I go back to these requirements, the building site coverage.

So I think that it does have an impact. And I'm not 100% convinced that the landscaping shown on the renderings is really going to be achieved. It's a very big structure that overhangs. It's on a higher ground and it overhangs the Fluent's property and other properties nearby as attested to by other witnesses.

Secondly, or the next item is it's necessary to reduce heights. And that obviously isn't the case here. I mean, in fact, you're doing a two-story high building on top of the excess building site area.

So finally, and I think what it comes down to is maintain neighborhood development patterns. I just cannot find a neighborhood development pattern that matches what you're trying to do here. It's a significant increase in building site coverage. It's not a nominal one. It's 8% over or 21%, I think the math increase. And in my mind, that's a major ... And from my experience on the board, it could be the biggest one I've seen. So I think it's a major one, and I just don't see it in the compatible statistics. 198
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Now, I pulled out the stats that were provided by the applicant, and I see only one, two, three, four, five projects that have over 47.78% building site coverage. And that's 4791, 2750, 3920, 2750, and 2613. And some of those are on other streets, but those are the numbers of them. And all of those are much smaller lots with much smaller homes. I didn't see anything that's compatible with the size of this house and the size of this lot.

And particularly with the demography, I couldn't check to see if any of them were second story. But I think the demography of this house being above the other house is lower on Pearl. I just couldn't find any evidence of a neighborhood development pattern that justified this substantial and increase in building site coverage. Also, from the justification letter from the applicant, it concedes that many of the smaller lots occupy a substantial portion of their respective sites. And I think that's true. With a smaller lot, you're more likely, particularly at one story, to have justification for excess building site coverage.

And the other justification that was given is that it reinforces established pattern by maintaining a low profile massing and integrating second story elements in a manner consisting with neighboring residences. I just don't see that. The house for the lot is going to become all house, a major two-story house almost throughout. It has significant massing. I'd have a problem with this if we were applying design review guidelines. Given the massing of the overall property compared to other properties in the neighborhood.

The ADU, we don't consider those guidelines, but we do consider the building site coverage. And so I do not find those justifications compelling for exceeding that coverage. So would I find that going over the building site coverage for a single story would work here? I'd have to view the project. But that's more in line with the standards for granting excess building site coverage. Because it avoids going two story within the building footprint, which could have more impacts.

But here you go two story within the additional building site coverage element. I just can't support a two-story structure in that area. So that's my view. I wanted to get those views out to the other board because they may differ, but I wanted them to hear my views.

Imer Bauta:

Chair, I'll give it a stab. I think our goals here as a board are to give clear direction, and I think we did on the last two hearings. And I think there is progression here. And we have to give kudos to the applicant staff for going through and making the adjustments as we've given direction through the course of these past two hearings. I think the main element, I think we were very clear with the applicant in the initial hearing. We were initially concerned with views and the neighbor directly to the rear of the applicant expressed that they had no concern with the views. And I think that's a big part of what we do here on the board amongst the 16 criteria. View equity can be achieved.

I think the other item that's up for discussion here tonight is the privacy. And I think the way I look at privacy is privacy escalation. I had a chance to visit the site and I took photos from the existing deck looking down on the property and I think the concerns that were expressed by the Fluents pertaining to privacy currently exist in the existing structure on the existing deck. So I cannot consider that. I cannot consider that an evasion of privacy because I take it that it's not an increase in the current privacy condition pertaining to the site.

I appreciate the removal of the variance. I appreciate the last minute modifications. I think that tells us that the applicant is willing and able to work with the board if they see any other modifications that are necessary. But as far as I'm concerned, I think this is a tale of a big difference in grade of an existing condition. A warranted ADU and a warranted addition for the home and a project I can approve tonight. 199
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Chair Thomas Gibbs:

Debbie?
Debbie:

Sure. I'll go. I think it's ... Well, I don't have the luxury of having heard all the previous, so just going straight from looking at the ADU laws, and I know that we're a little unique because we basically consider a coastal development permit or our local coastal development permit. And in reading the coastal development permit, I'm struggling where privacy or even private views are really connected to our coastal development permit. Other than neighborhood compatibility I think that ... Ad that's a big enchilada sort of thing.

And I appreciate that the fact that you have positioned the ADU where the bulk of the original house is, the two-story lined up with the two-story. We've had several discussions concerning your project, and I do appreciate the changes. I did not support the variance. Thank you for eliminating that variance. I think moving the trellis when I was in Ms. Fluent's patio, certainly the existing structure, there's a lot of privacy issues already there. But I think that with landscaping, which she has, I think previously tried to help mitigate that with some of the landscaping.

By eliminating that trellis in the variance and having it so close and moving it over, I think that that will absolutely help mitigate sort of that view from the bulk of the rest of the home. As well as your ADU being pushed back so far I think that ... And that planter there also. So I think having the greenery and saving the tree will help mitigate that. And with that said, with the changes that you have made, I can support your project this evening.

MJ:

Yeah. Thanks. I sort of concur here in the regard to supporting the project. So I always like to start with that. As far as the lot coverage, with ADUs, it's like for us to determine how big this should be, if it fits within the CDP requirements, whether it's a single story or not, doesn't really matter, I don't think.

Because it doesn't impact views as a second story and it doesn't, in my opinion, impact privacy. Because of the existing condition and because of the way you've articulated it. And because of the way you've added your planting and are going to keep that existing tree. Which I want to have as a condition that if that does go away, you have to put in as in kind.

If the building felt large by its design and articulation, we would have to talk about that from your main house. Making the eave smaller, maybe taking something off the main house in order to bring the house into more compliant visually. But right now, the way you've designed it, the way you've articulated it, the way you've retracted the eaves. The way you've using these really organic compound materials that just really feel natural to the environment, it fits in very naturally. So I can't concur with your single story being okay, but not a second story for the ADU to be okay based on CDP requirements. I don't see that being a thing.

So you took our advice, or you pushed it back. When I was up there, I really did not see a privacy issue. If you let the original shrubbery go up to a height that I believe you called out in your proposal and potentially add some more. So I don't know if we need to drill down on that a little bit more. But it felt like you nailed it with your trellis from a tangent perspective, as well as if you're down on the lower outdoor patio deck creating the wall of greenery there.

So mass and scale, okay, as far as development patterns in the neighborhood, excuse me, there's a lot of different houses there. Some of them are larger, some of them are smaller, some of the lots are bigger.

Every lot to me is unique unto itself. I don't usually like going over on things in general, but when it fits, 200
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when it is suitable architecturally, then I can usually ... If it's a big box, contemporary stucco monster, I'm going to have to push back a little bit. But this really is a pleasant, as your neighbor mentioned, is really going to enhance the neighborhood.

It's also at the top, what I consider like the top of the hill in the sense that it sort of sets a tone up there.

So everything staggering down is going to have to accommodate below that and not ... And I think that if there is a pattern of development that's going to be set by this precedent, you're going to actually keep everything kind of staggering down. It can't all come up and become massive along that. So I think you're kind of right in that spot where your size is not so beyond what's in the surrounding area. So that being said, I can support the project tonight.

Chair Thomas Gibbs:

Okay. I just want to make one point of clarification. It's not going to change anybody's mind, but just so we understand. My point about the single story is based upon the findings requirement. And the findings are where one of them is necessary to reduce heights. In that situation, we have considered allowing additional first level excess to avoid ... No, not ADUs, not ADUs. I'm just talking about it in general. Applies to both ADUs and to non ADUs. Since the building site coverage applies to both ADUs and to the main house.

So it's the same thing. There's no distinction and it's not really a CDP issue. It's a building site coverage issue. And it says one of the grounds, it's not exclusively, the only one, is necessary to reduce heights.

And where that applies, and what I was talking about, is we allow a project to go have the single level go beyond the building envelope to avoid going two-story within the building envelope. And that's necessary to reduce heights.

So it is a totally appropriate thing to consider with that we would approve a single story going outside the building envelope. Or the permitted building site envelope, but not two stories. So I just want that toMJ:

Can I ask you a question? So the height issue for you is based on massive scale or based on view or privacy?
Chair Thomas Gibbs:

No. I try to make clear. My issue is whether we can make the findings necessary to allow an excess beyond the building site limitation. Here, they're asking for something like an 8% increase above what the maximum building site coverage allowed. For us to make that, we have to find that it's necessary for views, privacy, reduced heights, which is what I talked about. Or to maintain neighborhood development patterns. I couldn't find that this two-story area that goes outside the permitted building site coverage is necessary for any of those things. That's why I ... I do not support the project.

MJ:

One more thing. Oh, go ahead. You go, Imer, if you want then.

Imer Bauta:

I think it pertains more toward the views from the rear, so that's why we're accommodating it. And that was the direction we gave in the first hearing. Views from the rear impacted the decision for us to go to the201
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MJ:

The other side.

Chair Thomas Gibbs:

I understand that. But again, that doesn't really go to whether we can make the finding of necessity here to allow a significant increase in building site coverage.

Imer Bauta:

Well, I think we can. I think us three can.

MJ:

Yeah.

Chair Thomas Gibbs:

Well, fine. I mean, I'm just telling you my viewMJ:

Yeah. I just want to try one more thing because I know we had talked ... I mean, they have a right to have an ADO on this lot and they have a right to the size that the intent of the homeowner wants. So he had talked early on, I think originally about putting it on the other side, and then that would heavily impact views and definitely feel more mass and scale on that side. And I feel like he made the best choice in where he put it. Because it protects so many other things and it doesn't create a mass and scale. But if you're saying that you feel you're trying to find the support for the ... When it impacts height, but if we were to goChair Thomas Gibbs:

It's necessary to reduce height.

MJ:

Reduce height. So, but if we end up building on the other side, we're going to have view, privacy, height, all that. So it might not get there because I don't know you haven't designed that side. I haven't seen a designChair Thomas Gibbs:

Yeah. I can't consider that design that's not in front of us butMJ:

It's an overall objection.

Chair Thomas Gibbs:

I see your point and I respectfully disagree with it, but I think it's rational and reasonable, soImer Bauta:
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Well, for theChair Thomas Gibbs:

I just want to say it's agree or disagree on it.

Imer Bauta:

Why don't we jump to the conditions? I think one of the conditions MJ mentioned was the tree preserving that height. On one of the renderings I saw it was up to the trellis level. Do you like that or do you want it aboveMJ:

I needs to be up to the trellis level. Sorry, it should probably be up to the trellis level. I don't know where ... Is that where ... Or do you want it to go beyond that? Where it exists presently? Chris:

Whatever works for you guys.

MJ:

Where it exists presently.

Chris:

Do you know the species that they're considering what works best for? Jason:

We're talking about the existing tree.

MJ:

Right, between the Fluent's and theJason:

Yeah. It's a Pittosporum undulatum Victoria Victorian box.

MJ:

Okay. And that's the one that's sort of sprawling down there because it's not a typical pedestal.

Jason:

Right. Yeah. So we are able to preserve it and we're also counting on the fact that the other vegetation on our property won't be trimmed without our permission.

MJ:

Allowing those other ... Yeah. Yeah,
Chair Thomas Gibbs:
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Let's not go into that. I mean, let's talk about what'sMJ:

That's all right. I mean, these lot lines are always a little wonky in Laguna, but yeah. And if not, perhaps we need to add in that there needs to be a planting on your side, which is their side's your side, but your side, your side. Do we want to look at adding some of another kind of a Pittosporum along that fence line, that it would be in a slight addition to your landscape plan? Something that's not heavy maybe, but that provides a littleJason:

I'm real comfortable with that Eugenia. Yeah.

MJ:

That's existing.

Jason:

It can reach 30 feet, which we don't have any intention to do. But I'm very comfortable allowing it to grow up.

MJ:

Okay. And all right. And then would you want to add to that going towards 36, the other gentleman that was up here, 363, I think it was?
Chair Thomas Gibbs:

Or the 363 in the category?
MJ:

Yeah, because I think there's only three of the Eugenas now. Do we want to add a couple down the side of theJason:

If you'd like us to add another tree, a Pittosporum in tandem, we could probably fit another one at the edge of the lower deck to help with that angle. Is that what you're requesting? MJ:

Yeah, and I don't have the landscape plan in front of me, but what I would like to be is when you're on that patio, there's a wall of greenery that goes up six feet, whatever that is. Whether it's the Eugenias that are there now, whether it's you guys planting bit of sparm on the inside, you tell me. You can't come in here, I don't think. You're not allowed to come near us. You get hold of.

Jason:

MJ, we'll accept as a condition, adding one more Pittosporum, undulatum, we'll find a place to put it in.

MJ:
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Something to help keep the privacy from the lower patio from the Fluent's.

Jason:

Absolutely.

MJ:

Okay.

Imer Bauta:

Sorry, the other condition was the attachment. What are we referring to that attachment with the modifications as proposed by the applicant? I didn't see it in the file, so I just want to make sure we refer to it as ...

Patrick:

Yeah, I believe we just had it up on the screen so we can just put it up and you guys can adopt it in reference to that. Do we have these?
Chris:

You can see the more mature tree there. It's fairly massive on that aerial photograph that we hope toImer Bauta:

Oh, perfect. Do you guys want me to make a motion?
Patrick:

And so I probably just have one additional request because the project has been modified, we can go ahead and get rid of section, I believe it's five in the resolution dealing with the variance.

Imer Bauta:

Can you repeat that, Patrick? Sorry, I missed the last.

Patrick:

Sorry about that. I just want to make sure that it's currently drafted. The resolution has findings related to the variance. As I understand it, Staff, you can correct me if I'm wrong. Didn't they modify the project and that's what these conditions reflect?
Brenda Wisneski:

Correct. The project description no longer includes the need for a variance. So if the board wishes, we can eliminate the findings related to that.

Patrick:

Correct. Yes. We would just remove section five from the resolution and renumber the rest of the sections.

Imer Bauta:
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Copy that. I'll give it a try here. I'd like to make a motion to adopt resolution 2025-1819 approve and design review 2025-1819 and Coastal Development Permit 2025-1820. With the following for the property located at 399 Pearl Street, with the following conditions. Maintaining the Pittosporum undulated at a height at the current height above the proposed trellis. In addition, adding an additional Pittosporum undulated, forgive me, I'd also like to add as condition approval, the items shown in the slide currently.

Chair Thomas Gibbs:

Give the location for the additional Pittosporum.

Imer Bauta:

The location would be to the NorthChair Thomas Gibbs:

The Lower protecting, I think 363-
Imer Bauta:
... to the southwest corner. And the attachment of this condition approval, as well as finding said action categorically exempt pursuant to CEQA Guidelines Section 15301, eliminating the need for variance. Do I have a second?
MJ:

Second it.

Imer Bauta:

Call the rule.

MJ:

As teamwork.

Debbie:

Very good.

Pamela Jesterman:

Board member Neve?
Debbie:

Yes.

Pamela Jesterman:

Board member Bauta?
Imer Bauta:
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Yes.

Pamela Jesterman:

Board member Covenie?
Covenie:

Yes.

Pamela Jesterman:

Chair Gibbs?
Chair Thomas Gibbs:

No.

Pamela Jesterman:

Motion has passed three to one.

Chair Thomas Gibbs:

All right.

Jason:

Thank you board.

Chair Thomas Gibbs:

The next matter is ... Why don't we let everybody ... Those whoJustine Fluent:

Can I have the municipal code, do not have [inaudible 00:56:50].

Patrick:

Please. Please. Everyone has the right to appeal.

Chair Thomas Gibbs:

Everyone has a right to appeal. So all the people on this matter, if you could go to the hallway, we have more meeting. So please kind of keep quiet and exit. I'd appreciate it. I'll call the next matter, it's ... 207
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DESIGN REVIEW BOARD STAFF REPORT
January 22, 2026
Agenda Item No. 5.10
Case No: Design Review 2025-1819 and Coastal Development Permit 2025-1820 Request: Addition and remodel to an existing single-family residence, including upper- and lowerlevel additions, increase in building site coverage, elevated decks, landscaping, and an attached accessory dwelling unit (ADU) in the R-1 (Residential Low Density) zone.

Location: 399 Pearl Street | APN: 644-267-16
Applicant: Chris LeTourneau, Architect
(949) 933-2879 | [email protected]
Owner: Jason Mueller
Staff: Community Development Department
Daniel Besinaiz, Associate Planner
(949) 497-0745 | [email protected]
Recommendation:

Conduct a public hearing and adopt Resolution 2025-1819 approving Design Review 2025-1819 and Coastal Development Permit 2025-1820 for the property located at 399 Pearl Street and find said action categorically exempt pursuant to CEQA Guidelines Section 15301.

CEQA:

The project qualifies for a categorical exemption pursuant to Section 15301 - Existing Facilities, in that the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use.

Coastal Development Permit:

The project site is located in the excludable area of the Coastal Zone, therefore a Coastal Development Permit (CDP) is not required for the proposed modifications to the existing single-family residence.

However, a CDP is required for the attached ADU pursuant to the Laguna Beach Municipal Code (LBMC) Section 25.07.004,, but is the ADU is not subject to design review.

Board Members within a 500’ Radius: None.

Attachment 9
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EXECUTIVE SUMMARY:

The proposed project consists of a minor remodel and addition to an existing single-family residence including 234 square foot upper- and 42 square foot lower-level additions, elevated decks, landscaping, and an attached 1,000 square foot accessory dwelling unit (ADU).

The project would increase the building site coverage from 35.8% to 47.78%, exceeding the standard of

39.50%. The proposed ADU results in a lower-level footprint of approximately 600 square feet, while the addition to the single-family residence is minimal. Therefore, the increase in building site coverage is caused by the proposed ADU.

The proposed ADU is not subject to design review but requires approval of a Coastal Development Permit (CDP). It conforms with all applicable LBMC standards and criteria for approval of a CDP, including standards and criteria related to parking and coastal resources.

At the October 9, 2025, Design Review Board meeting, the item was continued to November 13, 2025 to ensure the project was staked prior to the hearing date, in accordance with the timeline required per the LBMC.

At the November 13, 2025 Design Review Board meeting, the item was continued to January 22, 2026, to address concerns from board members and neighboring property owners. Concerns related to the ADU included privacy, building height, and projection of the eave.

The applicant has modified the project in response to the comments expressed at the November 13, 2025, meeting. Staff has analyzed the modified project and finds that facts necessary to support project approval can be made for the requested entitlements.

Therefore, staff recommends that the Design Review Board approve the project. The proposed changes to the existing single-family residence meet all applicable standards, including those from the LBMC and Design Review criteria. The project design includes articulation and features (such as landscaping) that ensures compatibility with the neighborhood and the addition does not create privacy or view equity issues.

The building site coverage is justified in that it allows a portion of the home to be a single-level and the roof design is a low-profile, thereby preserving key view corridors. 209
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PROPERTY AERIAL PHOTO

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

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

Development Standard Required Existing Proposed Conforms Building Site Coverage 39.50%
Maximum

35.83% 47.78%
(Corrected from

52.5%)
Yes1
Height above Front Lot Line (FLL
elevation between 115.70’ and
125.60’)
145’ 147.08’ 145’ Yes
Height (Height from Grade, FF) 25’ 25’ 25’ Yes
Height (ADU Height from Grade) 25’ 22’-4” 21’-1”
(Reduced from
22’-7”)
Yes
Setbacks (Single-Family Structure)
Front
Side (North)
Side (South)
Rear
20’
7’-6”
7’-6”
16’
9’-9”
7’-6”
7’-6”
16’
No change
No change
No change
16’
No
Yes
Yes
Yes
Setbacks (ADU)
Front
Side (North)
Side (South)
Rear
10’
4’
4’
4’
N/A
N/A
N/A
N/A
60’

19.25’

21.25’
4’
Yes
Yes
Yes
Yes
(1) An exceedance in Building Site Coverage may be approved by the Design Review Board approval in accordance with LBMC Section 25.10.008(E)(1)(d). A recalculation was done by the applicant to correct the proposed BSC percentage.

DISCUSSION/ANALYSIS:

Site History
The project site is a portion of Lot 2 and 3 of Block 25 of the Arch Beach Tract, is located at the corner of Pearl Street and Catalina Street and is developed with a single-family residence and attached two-car garage, originally constructed in 1929. The existing structure exceeds the maximum height and encroaches into the front yard setback. The lot has a 4.8% average slope and is surrounded on all sides by residential development. The nearest bus stop is 0.2 miles away on the corner of Pearl Street and Coast Highway.

On June 8, 1978, the City approved Variance 3023 to allow an addition to encroach into the rear yard setback without bringing existing non-conformities (front yard encroachment) into conformity. 211
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On October 1, 2015, the City approved Design Review 15-1872 for two new air conditioning condenser units on the subject property, one being located on the upper-level deck.

Since then, no other entitlements have been approved for the subject property and there are no pending code enforcement cases. The site exists today in substantial compliance with its original entitlements.

Proposed Project
The project includes an interior remodel, upper- and lower-level additions, a new on-grade patio, and a new second floor deck. The project also proposes a two-story attached ADU and 152 square-foot, on-grade deck.

Additional landscaping would be placed along Catalina Street in front of the proposed ADU.

After the November 11, 2025, Design Review Board meeting, revisions to the project include pulling back the eave by 3’, lowering the roof of the ADU by 1’-6” through reduced plate heights, shifting the ADU footprint 1’-6” towards Catalina Street, and reducing the proposed BSC to 47.78%. See Table 1 below:

Table 1: List of Board Member Requests and Applicant Revisions Board Member Request Applicant Revision
Lower height to greatest extent possible. Lowered roof by 1’-6” through reduced plate heights.

Reduce eaves. Pulled back the eave an additional 3’.

Push upper story back, perhaps by reducing square
footage.

Moved the entirety of the ADU 1’-6” towards
Catalina Street and away from the neighbor
downslope.

Changes to the lower-level of the main residence include interior renovations to the kitchen including a new island extension, an addition for a new dining area, an addition and reconfiguration for new access to the upper-level, a new patio, a new fireplace in a reconfigured great room, and the removal of an existing fireplace and a mechanical area. The additions are located in a portion of an existing deck that is to be removed.

Upper-level changes include additions totaling 307 square feet. Proposed changes include a new primary suite with two associated balconies (one facing Catalina Street and the other facing the adjacent residential property to the south), walk-in closet, and bathroom. The project also proposes to reduce the height of the structure by approximately 2 feet by removing existing shed roof.

The proposed project includes a 1,000-square-foot, two-story attached ADU with primary access oriented toward Catalina Street. The ADU is attached to the existing single-family residence but does not have interior access between the two units. An associated on-grade deck is also proposed. The ADU complies with all applicable requirements of the LBMC, including maximum size requirements for a two-bedroom ADU, and is not subject to discretionary design review.

The landscape plan includes both existing and proposed elements. New landscaping is proposed along Catalina Street in front of the proposed ADU, as well as along the rear property line at the southeast corner 212
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of the site. The proposed landscaping will include a variety of shrubs to enhance visual appeal and provide screening.

ENTITLEMENTS: Following is an analysis of the project’s design review and coastal development permit applications:

Design Review
The following elements requires design review: additions that exceed a height of 15 feet above the adjacent ground elevation (see Laguna Beach Municipal Code (LBMC) Section 25.05.040(B)(1)(j)), elevated decks (see LBMC Section 25.05.040(B)(3)(a)(ii), and landscaping for an addition that creates a new upper story or addition that exceed a height of 15 feet above the adjacent ground elevation (see LBMC Section

25.05.040(B)(1)(p)). Design review is governed by LBMC Section 25.05.040. Design review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section 25.05.040(H), as set forth below:

1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.

The neighborhood offers on-street parking but no sidewalk improvements. The subject project maintains the existing driveway, taken from Pearl Street, providing access to a 2-car garage. On-site improvements would have no effect on access between vehicles, pedestrians, and other modes of transportation.

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

The existing structure on the project site is designed with exceptional design articulation. Massing is broken up on all sides with different materials, colors, and offsets. The proposed alterations similarly match this level of articulation.

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

The existing architecture uses wood shingle siding and an exposed brick chimney. The proposed design respects the existing architecture while adding a more contemporary cladding element. The 213
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proposed wall cladding is charcoal grey board and batten siding that is harmonious with the dark accents around door and window fixtures and the proposed dark roof structure.

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

The proposed project is located within a developed residential neighborhood, and there are no existing heritage trees, ridgelines, rock outcroppings, or significant watercourse on the site. The proposed alterations will not have a significant impact on the surrounding terrain as it does not require grading.

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

The project complies with the following applicable General Plan policies:

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

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

The project is designed to preserve and enhance the site’s natural and scenic qualities by minimizing landform alterations by not requiring any grading and ensuring visual compatibility with surrounding residential uses. The proposed reduction in building height will improve public views from Catalina Street, reinforcing the design commitment to protecting the community’s natural resources and scenic character.

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

The project is located on an improved lot in an existing residential neighborhood. The scope of work includes additions to the existing structure and do not generate growth-inducing potential in the area.

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

The project site contains an existing residential structure that is not a historic resource and there are no adjacent historic resources that would be impacted by the project. 214
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7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.

The proposed landscape plan integrates both existing and new elements to ensure a cohesive design that complements the architectural character of the project and the surrounding neighborhood.

Existing landscaping along Pearl Street and Catalina Street will remain largely unchanged, maintaining continuity with the established streetscape. New shrubs are strategically placed near the property lines adjacent to the proposed ADU and along the southeast rear property line to enhance privacy while respecting view equity for neighboring properties. The landscape design has been developed to align with the guidelines outlined in the City’s Landscape and Scenic Highways Resource Document, supporting both aesthetic integration and long-term maintenance objectives.

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

The proposed exterior building lighting will be adequate for individual and public safety and will not significantly impact neighboring properties. The proposed lighting fixtures will be aimed downward, and the bulbs will be fully shielded and hooded to comply with the City’s Good Neighbor Outdoor Lighting Ordinance (LBMC Chapter 7.70). Additionally, the proposed building finish materials will not be highly reflective or result in glare.

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

The proposed project has been carefully designed to ensure compatibility with the existing development and character of the neighborhood. While the existing single-family residence encroaches into the front yard setback and exceeds the height limits, the project includes a reduction in building height to bring the structure into conformance. The additions and remodel, including the new upper- and lower-level spaces and second-floor deck, are sensitively scaled to respect the neighborhood’s established massing and scale. Architectural elements, landscaping, and the preservation of key site features work together to maintain the area’s distinctive character and village atmosphere, reflecting the neighborhood’s historical development patterns and cohesive design themes.

10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, 215
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mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.

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

11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.

The project includes two at-grade patios and two upper-level balconies. The patios, located at ground level, do not present any potential privacy concerns for neighboring properties due to their elevation and placement. Of the two proposed balconies, one is oriented toward the intersection of Catalina and Pearl Streets and does not present any potential for privacy impacts to adjacent residences. The second balcony faces west and is enclosed on all sides by existing and proposed structural elements.

Additionally, it is set back more than 12 feet from the nearest property line and the landscaping plan proposed a new tree between the balcony and property line, further minimizing any potential privacy impacts on neighboring properties.

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

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

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

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

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

The proposed project would be subject to Green Building Code requirements and Title 24 energy efficiency requirements and would be subject to Best Management Practices during construction.
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Design Review 2025-1819 and Coastal Development Permit 2025-1820 January 22, 2026

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

The project does not have nor include swimming pools, spas, or water features.

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

The project is designed to balance the preservation of existing neighboring views with the property’s reasonable development rights, consistent with the City’s Design Guidelines. Placement of alterations to the existing structure, particularly the proposed balconies, height reduction, and landscaping are carefully coordinated to minimize visual impacts and protect sightlines from adjacent properties.

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

The project is consistent with the Residential Design Review Guidelines, as explained above.

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

See the Findings above for Design Review Criteria 2, 3, 4, and 9 regarding design articulation, design integrity, environmental context, and neighborhood compatibility, with the facts provided incorporated herein by this reference.

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

The Project is not located within any specific plan area and the R-1 zoning district does not contain any specific design review criteria.

Coastal Development Permit
The proposed attached ADU requires the approval of a coastal development permit (see LBMC Section

25.07.004.) Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07.

A Coastal Development Permit is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:
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Design Review 2025-1819 and Coastal Development Permit 2025-1820 January 22, 2026

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

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

The proposed ADU does not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan because the project is located on private property located in an existing residential neighborhood and proposed improvements are located within the buildable area of the lot.

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

See analysis within Finding No. 2 below.

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

The project site is located in a developed area within the City in the R-1 (Residential Low-Density) zone. The proposed development will not adversely affect recreational or visitor serving facilities because there are no recreational or visitor-serving facilities in close proximity to the Project site.

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

The closest adjacent park and recreation area is Bluebird Park. This is approximately 0.5 miles from the project site with continuously developed properties between the project site and the nearest part of the park acting as a buffer. The proposed development, which includes an attached ADU and changes to an existing single-family structure, will not have any adverse impacts to such park and recreation area.

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

The Project site does not contain any significant natural landforms. There is no grading proposed with this project. The Project will not result in undue risk from flood or fire hazards.

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

The proposed Project is well-articulated and is architecturally compatible with the surrounding neighborhood in an area that is not visually degraded as described in Design Articulation (No. 2) 218
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Design Review 2025-1819 and Coastal Development Permit 2025-1820 January 22, 2026

and Neighborhood Compatibility (No. 9) Design Review Criteria and the facts in support are incorporated herein by reference.

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

The project site is developed with an existing single-family residence, and the project involves construction of an attached structure consisting of an ADU and alterations to the existing structure.

The project site does not contain any known archaeological or paleontological resources. Therefore, the proposed development will not adversely affect archaeological or paleontological resources.

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

The project involves the construction of an attached ADU. The project site is currently served by existing utilities, access roads, drainage, and other necessary facilities. Given the scope of the proposed development (an additional 1,000 square feet of living space), it is anticipated that the existing infrastructure can accommodate the ADU without significant impact. No major deficiencies in utility or service capacity are currently known.

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

The project involves the construction of an attached ADU. Public services, including solid waste collection and public roadway capacity, have been considered as part of the review. The site is currently served by these services, and the scale of the proposed development (an additional 1,000 square feet of living space) is not expected to significantly impact their capacity.

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

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

The project site is not located between the sea and the first public road paralleling the sea. As detailed above in the facts supporting Finding Number 1, the proposed development is in conformity with the certified local coastal program.

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

As described elsewhere in this report, the project does not have any significant adverse environmental impacts. The project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, as discussed further below.
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Design Review 2025-1819 and Coastal Development Permit 2025-1820 January 22, 2026

BUILDING SITE COVERAGE
The applicant is requesting approval to exceed the building site coverage requirement to accommodate the proposed attached ADU. The maximum building site coverage for the project site is 39.5 percent whereas the applicant is proposing 47.78 percent. The existing building site coverage is 35.83 percent. Pursuant to LBMC Section 25.10.008(E)(1)(d), the maximum building site coverage requirement may be modified by the Board “when it is necessary to preserve views, preserve privacy, reduce heights, or to maintain neighborhood development patterns.” The project retains a largely single-story profile, with garage massing below street grade and the ADU strategically attached to existing second-story massing to avoid new view equity impacts. This approach protects key ocean views, minimizes privacy concerns through thoughtful window placement and balcony orientation, and aligns with established development patterns in Woods Cove, where single-story structures are often paired with modest, well-integrated second-story massing.

Therefore, staff believes the finding for additional building site coverage can be made. The applicant has provided further justification for the request to exceed the building site coverage (Attachment 5).

ENVIRONMENTAL IMPACT:

In accordance with the California Environmental Quality Act (CEQA) guidelines, the project qualifies for a categorical exemption pursuant to Section 15301 - Existing Facilitiesbecause the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment in that the proposed alterations to the existing structure, including the proposed attached ADU, are located on an already improved site and are consistent with surrounding development.

Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas according to the City’s GIS. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time in these are minor modifications to the previously approved project. There are no unusual circumstances resulting in a significant impact on the environment in that the project site is already developed and the project is not located in an environmentally sensitive area. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway in that those resources do not occur on or near the project site. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5 according to Cortese List. The project will not result in significant adverse impacts to historical resources as defined by CEQA in that there are no historical resources located on the project site.

Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

RECOMMENDATION:

Conduct a public hearing and adopt Resolution 2025-1819 approving Design Review 2025-1819 and Coastal Development Permit 2025-1820 for the property located at 399 Pearl Street and find said action categorically exempt pursuant to CEQA Guidelines Section 15301. 220
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NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on September 17, 2025, which was at least twenty-one (21) days prior to the project’s first hearing on November 13, 2025 in accordance with Title 25. In addition, a public hearing notice was posted on the project site on September 29, 2025, which is at least 10 days in advance of the hearing date. Having been continued to a date certain no additional notification is required in advance of the January 22, 2026 DRB meeting.

CORRESPONDENCE:

Since the November 13, 2025 staff received one new comment letter about this project. This letter and the comment letter for the November 13, 2025 Design Review Board are provided in Attachment 6.

ATTACHMENT(S):

Attachment 1 – Resolution 2025-1819
Attachment 2 – Plans
Attachment 3 – Certified Staking Plan
Attachment 4 – Colored Elevations and Renderings
Attachment 5 – Building Site Coverage Justification
Attachment 6 – Correspondence
Attachment 7 – Neighborhood Building Site Coverage Comparison 221
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MUELLER HOUSE
399 PEARL STREET, LAGUNA BEACH, CA

GENERAL NOTES

1. all work, including materials and workmanship, shall conform to the requirements of local codes, laws, and ordinances and as specified by all by all governing authorities where applicable. reference is to the latest accepted edition or revision. in the event of conflict with code requirements, that code requirement or note which establishes the higher standard shall take precedence.

2. the intention of the contract documents is to include all labor and materials, equipment, and transportation necessary for the complete and proper execution of the work.

3. the contractor shall visit the job site prior to bidding any portion of the work. the contractor shall verify all dimensions and conditions prior to beginning work. should any condition arise where the intent of the drawings is in doubt or where there is a discrepancy between the contract documents and the field conditions, or within the contract documents, the contractor shall notify the architect immediately for clarification.

4. dimensions are finished dimensions, from face of gyp to face of gyp or as indicated on drawings, unless noted otherwise.

5. written dimensions take precedence. do not scale drawings. walls not dimensioned are to align with existing walls or be abutted or applied to existing walls per drawings. doors are not dimensioned. refer to door schedule for sizes.

6. reference to any detail or drawing is for convenience only and does not limit the application of such details or drawings.

7. the design, adequacy and safety of erection bracing, shoring, temporary supports, etc., is the sole responsibility of the contractor. the contractor shall be responsible for the stability of the structure and provide necessary bracing prior to the application of all shear walls, roof and floor diaphragms, and finish materials. the contractor shall be responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with the work.

8. the structural, mechanical, plumbing, and electrical drawings, as well as the drawings of other consultants, are supplementary to the architectural drawings. it shall be the responsibility of the general contractor to check with the architectural drawings before the installation of work shown on the drawings of consultants. the contractor shall bring any discrepancy between the architectural drawings and the drawings of the consulting engineers to the attention of the architect for clarification. any work installed in conflict with the architectural drawings and not brought to the architect's attention shall be corrected by the contractor at the contractor's expense and at no expense to the owner or architect.

9. prior to performance of work, the contractor shall require each subcontractor to notify the contractor of any work called out in the drawings for his trade that cannot be fully guaranteed.

10. contractor shall verify the location and size of all openings with all drawings and manufactured items where applicable.

11. the contractor shall supervise and direct the work and be solely responsible for all construction, means, methods, techniques, sequences, and procedures, and for coordinating all portions of the work.

12. the contractor herein agrees to repair or replace any or all work, together with any other adjacent work which may be displaced in connection with such replacement, that may prove to be defective in workmanship or materials within a period of one year form the date of acceptance, ordinary wear and unusual abuse or neglect excepted.

13. contractor shall protect all existing structures, landscaping, materials, etc., during construction. contractor shall patch and repair all surfaces disrupted or damaged during construction to match existing adjacent surfaces.d ru

14. the contractor shall on a daily basis keep the premises free form all accumulations of waste material or rubbish caused by his employees, subcontractors, or work, and at the completion of the work shall remove all rubbish, debris, equipment, and surplus materials from in and about the building and leave the premises "broom clean".

15. any deviation from the construction documents or specifications by the contractor or owner without the architect's approval releases the architect of responsibility and liability in connection with all work so involved.

16. clarifications on and/or inconsistencies with the drawings and specifications shall be brought to the attention of the architect by the contractor prior to commencement of work. additional charges will not be granted based on claims of incomplete, inaccurate, or inconsistent drawings and specifications.

17. the requirements of title 24 relating to energy conservation are taken into consideration in the design / construction of this project.

18. licensed civil engineer that prepared the drainage plan shall certify at the completion of the project that the site drainage is in susbstantial compliance with the approved drainage plan.

19. this project requires structural obsversations by design engineer.

20. owners on adjacent properties that must underpin their buildings due to the proposed excavation shall be notified in writing ten days prior to beginning the excavation. copies of these notification letter shall be provided to the city prior to beginning the excavation.

21. all smoke alarms to be interconnected, the activation of one alarm will trigger all the alarms and shall be heard in all bedrooms over background noise levels with all intervening doors closed per 9007.2.10.3

22. these plans shall comply with the 2010 california codes. cbc, cpc, cmc, cec and all local city of newport beach codes and ordinances shall be adhered to in the construction of this project. it is the contractor's responsibility to construct the project as per these codes.

23. the contractor shall comply with current editions of all applicable codes and ordinances. the contractor shall obtain all permits necessary to complete the work, including the building permit which the owner shall pay for prior to the start of the work. before final acceptance of any part of the work, the contractor shall furnish the architect with "certificates of inspection"
and "certificates of occupancy" stating that the work has been approved by the building department.

24. the contractor shall carry all needed insurance, licenses, fees, permits, taxes as required by law for the duration of the project.

25. the contractor shall maintain liability insurance to protect himself and indemnify and hold the owner and the architect harmless from any and all claims for damages, for personal bodily injury or death, or property damage during the course of the contract. fire insurance shall be maintained by the owner.

26. the contractor shall provide sufficent means for protecting existing construction, new construction and materials from damage by other trades, weather, vandals for the course of the project. the contractor shall provide all barricades, fences and other items required by local ordinances and codes.

27. all plumbing fixtures, lighting fixtures, door hardware, finishes, hardware and miscellaneous items shall be selected and or approved by the owner and architect. "or approved equal" means equal approved by the architect.

28. field samples and mock-ups shall be prepared at the site by the contractor. affected finish work shall not be started until the architect has accepted as satisfactory the field samples and or mock up in writing.

29. if the contractor desires to use any other brand or manufacturer of equal quality, appearance and utility to the product specified, he shall request a substiution to the architect with specifications and samples. the architect will accept or reject the request for substitution and his decision will be final. unless substitutions are requested as provided herein, deviations from the drawings and specifiacations will not be permited.

30. the owner may order extra work or make changes by altering, adding to, or deducting from the work with a formal "change order". the contract sum shall be adjusted accordingly. changes or alterations shall be approved by the architect prior to the start of any work.

31. the architect will in no way be responsible for how the work is performed, safety in, on or about the job site, nor means, methods or timeliness in the performance of the work.

32. the architect reserves the right to reject any materials and work quality which are not considered to be up to the highest standards of the various trades involved. such inferior material or work quality shall be repaired or replaced as directed by the owner at no additional cost to the owner.

33. all findings of the soils report as prepared by the geotechnical engineer are part of these plans.

34. the contractor shall notify the architect immediately for direction in the event that any unusual conditions not covered by these plans are encountered during construction.

35. the contractor shall have a superintendant at the job site whenever any work under this contract is being performed in order to provide constant supervision.

36. the contractor shall maintain the job site in a neat and safe condition in accordance with title 8 of the construction safety orders at all times during the construction period. the contractor shall on a weekly basis, clean up, remove and dispose of all debris from the job.

37. the contractor shall provide and locate all ducts, accces panels and return air grilles as required for the mechanical system. prior to any mechanical work, the contractor shall provide the architect with drawings of the proposed locations of the above items. the architect shall approve the drawings and the locations before any work shall begin.

38. all shoring and bracing necessary for construction of the project is the sole responsibility of the contractor.

39. the contractor shall submit 2 copies of required shop drawings, cut sheets, materials samples used in the project to the architect before purchase and delivery to the site. all shop drawings shall be approved by the architect. the architect's approval of such drawings shall not relieve the contractor of responsibility for errors of any sort pertaining to the shop drawings. the architect's approval is merely a review for the limited purpose of checking for conformance with the information given and the design concept expressed in the contract documents. the contractor is responsible for the adequacy of the performance, dimensions given and the design criteria required by the contract documents.

40. all utilities shall be undergrounded to the nearest utility pole or transformer. the contractor shall be responsible for any damage to underground utility lines. where utility lines must be maintained under a building, they must be properly sleeved through foundation walls. contact dig alert before starting any underground work.

41. this project shall comply with npdes, susmp, and bmp requirements.

42. exterior walls shall be approved noncombustible or ignition resistant material, heavy timber, or log wall construction or shall provide protection from the intrusion of flames and embers in accordance with standard sfm 12-7a-1.

43. artificial light shall be provided that is adequate to provide an average illumination of 10 foot candles ( 107 lux) over the area of the room at a height of 30" above the floor level.

44. stairways within dwelling units and exterior stairways serving a dwelling unit shall have an illumination level on tread runs of not less than 1 foot candle ( 11 lux ).

45. rooms containing bathtubs, showers, spas and similar bathing fixtures shall be mechanically ventilated in accordance with the international mechanical code 1203.4.2.1

46. no water shall drain over the slope, nor shall any drainage pipes be visible on the slope included existing pipes presently on the slope.

47. spa motor must be on a timer and cannot operate between 10pm-6am

48. a cal-osha permit is required for excavations deeper than 5' and for shoring and underpinning.

49. height certification inspection is required for this project.

50. Issuance of a building permit by the City of Newport Beach does not relieve applicants of the legal requirement of observe covenants, conditions and restrictions which may be recorded against the property or to obstain plans. Please contact any community associations prior to commencement of any construction authorization by this permit

51. Prior to performing any work in the city right of way an encroachment permit must be obtained from the public works department.

52. A site survey by a licensed surveyor shall be required prior to foundation concrete pour.

53. Residential building undergoing permitted alterations, additions or improvements shall replace non compliant plumbing fixtures with water-conserving plumbing fixtures meeting the requirements of 2013 california green building standards code, section 4.303. plumbing fixture replacement is required prior to issuance of a certificate of occupancy or final inspection by the chief building official. (civil code, section 1101.1 et seq., nbmc 15.11.020)

PROJECT SUMMARY

PROJECT

ADDRESS
399 PEARL STREET
LAGUNA BEACH, CA 92651
LEGAL DESCRIPTION:

PROJECT TEAM
OWNER: JASON MUELLER
399 PEARL STREET
LAGUNA BEACH, CA. 92651
TEL: 949-378-2253
[email protected]
ARCHITECT:

PROJECT DESCRIPTION MINOR REMODEL / ADDITION TO
AN EXISTING (2) STORY SINGLE

FAMILY RESIDENCE WITH
ATTACHED (2) CAR

CONFORMING GARAGE - LOWER

LEVEL / UPPER LEVEL ADDITION
/ NEW 2ND FLOOR BALCONY /
DECKS - NEW (2) STORY

ATTACHED ADU - SEPERATE

PERMIT - NEW FLATWORK / NEW

A/C - NEW RETAINING WALLS
UNDER 30"
CODE ANALYSIS:

CODE: 2022 TRIENNIAL EDITION OF CALIFORNA CODE OF
REGULATIONS (CCR), TITLE 24 TO INCLUDE:

PART 1, CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE , PART 2, THE CALIFORNIA BUILDING CODE - VOLUME 1 AND 2 PART

2.5, CALIFORNIA RESIDENTIAL CODE,
PART 3, CALIFORNIA ELECTRICAL CODE,
PART 4, CALIFORNIA MECHANICAL CODE
PART 5, CALIFORNIA PLUMBING CODE,
PART 6, CALIFORNIA ENERGY CODE,
PART 7, CURRENTLY VACANT
PART 8, CALIFORNIA HISTORICAL BUILDING CODE;
PART 9, CALIFORNIA FIRE CODE,
PART 10, CALIFORNIA EXISTING BUILDING CODE
PART 11, CALIFORNIA GREEN BUILDING STANDARDS CODE
(CALGREEN CODE),
PART 12, CALIFORNIA REFERENCE STANDARDS CODE
CODE:

OCCUPANCY TYPE:

R3,U
CONSTRUCTION TYPE:

V - NON RATED - TYP WOOD FRAMED W/ 1 HR RATED

OCCUPANCY SEPERATION - V-B-SPR
FIRE SPRINKLERS:

BUILDING TO BE EQUIPPED WITH FIRE SPRINKLERS IN
ACCORDANCE WITH NFAP 13-D
STORIES:
(2)

PROJECT TABULATIONS

LANDSCAPE
ARCHITECT:

GEOLOGIST:

CIVIL
ENGINEER:

TOAL ENGINEERING
139 AVENIDA, SUITE NAVARRO
SAN CLEMENTE, CA. 92672
949.492.8586
CONTACT: ADAM TOAL

STRUCTURAL
ENGINEER:

ENERGY
CONSULTANT:

SOUTHLAND ENERGY

PAUL KANDARIAN
1491 GLENNEYRE ST.

LAGUNA BEACH, CA 92651
949.497.3591
[email protected]

GENERAL
CONTRACTOR:

SHEET INDEX

CS COVER SHEET

TS TITLE SHEET
C-1 PRELIMINARY GRADING PLAN
CIVIL C-2 CUT / FILL PLAN
L-2.0 PRELIMINARY PLANTING PLAN
L-4.0 PRELIMINARY LIGHTING PLAN

LANDSCAPE
A-0.1 ARCHITECTURAL RENDERINGS
A-1.1 ARCHITECTURAL SITE PLAN
A-2.1 FLOOR PLAN - GARAGE LEVEL
A-2.2
A-4.1 BUILDING ELEVATIONS
A-5.1 BUILDING SECTION AA / BB
SCH-1 DOOR / WINDOW SCHEDULE - NOTES
D-1 ARCHITECTURAL DETAILS
S-1 GENERAL NOTES AND SPECIFICATIONS
S-1.1 GENERAL NOTES AND SPECIFICATIONS
S-2 FOUNDATION PLAN
S-3 FLOOR FRAMING PLAN
S-4 ROOF FRAMING PLAN
S-5 STRUCTURAL DETAILS
S-6 STRUCTURAL DETAILS
S-7 STRUCTURAL DETAILS

ARCHITECTURAL
T-24 TITLE 24 ENERGY CALCULATIONS

ENERGY STRUCTURAL

STRUCTURAL OBSERVATION SCHEDULE

STRUCTURAL OBSERVATION IS REQUIRED ON THIS PROJECT AS NOTED ON SHEET 1/ S1

SPECIAL INSPECTION REQUIREMENTS
AS PER CBC SECTION 1704.1.1

SPECIAL INSPECTION IS REQUIRED ON THIS PROJECT AS NOTED ON SHEET H / S1

SEPARATE PERMIT(S)

1. FIRE SPRINKLERS - DRAWINGS FOR FIRE SPRINKLER ARE REQUIRED TO

BE SUBMITTED AND REVIEWED BY THE BUILDING DEPARTMENT AND APPROVED PRIOR TO ROOF SHEATHING INSPECTION.

2. SPA

4. BBQ AREA

5. MASONRY OR CONCRETE FENCES OVER 3'-6" HIGH

6. RETAINING WALL OVER 4'-0" HIGH FROM BOTTOM OF FOUNDATION TO

TOP OF WALL

DEFERRED SUBMITTAL(S)

1. AIR CONDITIONING UNIT(S) - LOCATION & INSTALLATION (SEPARATE

REVIEW)
NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR

ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW OR APPROVED BY THE CITY. SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.

REVISIONS
1 2
ZONING PLAN CHECK CORRECTIONS - 12.06.2024
3 - 4

FLOOR PLAN - LOWER LEVEL
A-4.2 BUILDING ELEVATIONS
A-5.2 BUILDING SECTION CC / DD
A-1.2 STAKING PLAN
-

L-OS LANDSCAPE OPEN SPACE CALCULATIONS
Peter Anderson CEG
Principal Engineering Geologist
Anderson Geology Consulting LLC
1000 N Coast Hwy Suite 10
Laguna Beach CA 92651
[email protected]
949-371-3690
PARCEL 1, PMB 42/44
APN: 644-267-16

FIRE SPRINKLERS - DRAWINGS FOR FIRE SPRINKLER ARE REQUIRED TO

BE SUBMITTED AND REVIEWED BY THE BUILDING DEPARTMENT AND

APPROVED PRIOR TO ISSUANCE OF A BUILDING PERMIT
C-3 TOPOGRAPHIC SURVEY

HAROLD LARSON
1437 GLENNEYRE ST.

LAGUNA BEACH, CA 92651
949-497-5203
MCELHENY CONSTRUCTION INC.
22741 Alturas Dr,
Mission Viejo, CA. 92691
(949) 280-3693
[email protected]

LETOURNEAU ARCHITECTURE
CHRIS A. LETOURNEAU
Lic. # C-30692 / Lic # 928306
250 NEWPORT CENTER DRIVE, STE 305
Newport Beach, CA. 92660
Tel: 949.673.3834 / 949.933.2879
A-2.2.1
A-4.1.1 BUILDING ELEVATIONS DEMO CALCULATION
A-4.2.1 BUILDING ELEVATIONS DEMO CALCULATION
M.D. Wilkes Design + Consulting
Michael D. Wilkes
690 Thalia Street
Laguna Beach, CA. 92651
(949) 637-1050
[email protected]
TS-1

TITTLE SHEET
1/4" = 1'-0"

ZONING STANDARDS

DESCRIPTION REQUIRED EXISTING PROPOSED CONFORMS

USE SFR SFR SFR YES
ZONE R-1 R-1 R-1 YES
GROSS LOT AREA 6,000 6,000 6,000 YES

NET LOT AREA
LOT WIDTH (AVG) 70'-0" 75'-0" 75'-0" YES
LOT DEPTH (AVG) 80'-0" 80'-0" 80'-0" YES
LOT SLOPE (%) 4.80% 4.80% YES
MAX BUILDING HEIGHT 25-0" ABV NG @ 120.00 =
145.00
147.08' 145.00' NO
MAX HEIGHT FROM GRADE, FF 25'-0" 25'-0" 25'-0" YES
SETBACKS:

FRONT YARD 20'-0" 9'-9" 9'-9" NO
REAR YARD 16'-0" 16'-0" 4'-0" ADU YES
SIDEYARDS EACH SIDE 7'-6" 7'-6" 4'-0" ADU YES
(COMBINED / MIN.) YES
LOT COVERAGE (BSC) 39.50% 35.13% 47.78% NO
LANDSCAPE OPEN SPACE 20.83% 22.26% 12.65% NO

FLOOR AREA RATIO N/A N/A N/A N/A
PARKING 2 2 2 YES
IRRIGATED LANDSCAPE AREA N/A 1840 0 N/A

PROJECT DATA

DESCRIPTION EXISTING PROPOSED TOTAL REMODEL
LIVING AREA:

LEVEL ONE 1,788 42 1,830 500
LEVEL TWO 412 234 646 339
STORAGE - 0 - 0 - 0 - 0
TOTAL 2,200 276 2,476 839
GARAGE 606 - 0 606 - 0
ELEVATED DECK / TERRACE 1,169 (331) 838 633
MECHANICAL - 0 272.0 272 - 0
ADU 0 1000 1,000 0

SITE WORK

GRADING (CUBIC YARDS) OUTSIDE BUILDING

FOOTPRINT

INSIDE BUILDING

FOOTPRINT

POOL /SPA TOTAL
CUT (YR^3) 0 0 0 0
FILL (YR^3) 0 0 0 0
NET EXPORT (YR^3) 0 0 0 0
IMPERVIOUS SURFACE LOT AREA % OF LOT AREA

EXISTING PROPOSED EXISTING PROPOSED
STRUCTURE + GARAGE - 0 - 0 0.00% 0.00%
HARDSCAPE (INC DRIVEWAY) - 0 - 0 0.00% 0.00%
TOTAL - 0 - 0 0.00% 0.00%

POOL / SPA DETAILS

DIMENSIONS (L X W X D) VOLUME / GALLONS

POOL N/A N/A N/A

SPA N/A N/A N/A
TOTAL

EXTERIOR BUILDING LIGHTING
EXISTING EGRESS DOORS 8 PROPOSED EGRESS
DOORS
3 EXISTING FIXTURE COUNT 8 PROPOSED FIXTURE
COUNT
3 FIXTURE TYPE WATTAGE LUMENS QUANTITY COMMENTS
EXTERIOR WALL MOUNTED SCONCE 6 260 11

WAC LIGHTING -

SEE SPEC
TOTAL 11
LANDSCAPE LIGHTING - SEE SHEET L-4.0 FOR ADDITIONAL DETAILS

EXISTING FIXTURE COUNT PROPOSED FIXTURE
COUNT

FIXTURE TYPE WATTAGE LUMENS QUANTITY COMMENTS
A - PATH LIGHT 125 12
B - DOWN LIGHT 300 3
C - BULLET LIGHT 150 12
D - HANGING LIGHT 125 10
TOTAL 37
COMBINED TOTAL 48
A-0.2 SITE CONTEXT - AERIAL DRONE

FLOOR PLAN - LOWER LEVEL AREA CALCULATION
A-2.2.2 FLOOR PLAN - LOWER LEVEL DEMO PLAN
A-2.3 FLOOR PLAN - UPPER LEVEL
A-2.3.1 FLOOR PLAN - UPPER LEVEL AREA CALCULATION
A-2.3.2 FLOOR PLAN - UPPER LEVEL DEMO PLAN
A-2.4 ROOF PLAN

ENTITLEMENT
LIAISON:

KAWARATANI CONSULTING

STEVE KAWARATANI
949.290.0210
[email protected]
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2
3 - 4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
222
222 of 355
N

EXISTING SINGLE FAMILIY HOUSE
(E) DECK

O/ TWO CAR GARAGE
(E) DECK
(E) NON-CONFORMING
(E) DRIVEWAY
2ND STORY ADDITION / RENOVATION
NEW PROPOSED ADU - (2) STORY - 1000 SQ FT
(E) PATIO

LOWER PATIO

PLANTER
(E) SHED ROOF

TO REMAIN

NEW SHED ROOF

NEW SHED ROOF
(E) SHED ROOF TO REMAIN

EDGE OF ROOF EAVE (ADU)

NEW ADU FOOTPRINT - (DASHED)
NEW 6'-0" TALL BLOCK WALL LOCATED AT
CENTER LINE OF PROPERTY - MAX 6'-0" TALL

ABOVE NATURAL GRADE -
COORDINATION/REMOVAL ADJACENT NEIGHBOR’S NON CONFORMING COVERED PATIO IN CLIEN’TS SIDE YARD SETBACK TO BE REMOVEDCONSISTING OF EXISTING 6’-0” BLOCK WALL / LIGHT WOOD FRAMED SHED ROOF. CURRENT NEIGHBOR’S STRUCTURE IS ENCROACHING 18"

ON TO SUBJECT PROPERTY - COORDINATION OF REMOVAL IS IN

DISCUSION WITH ADJACENT PROPERTY OWNER - LETTER OF CONSENT

TO BE PUBLISHED
NEW PLANTER SEAT WALL - MAX 30" ABV

NATURAL GRADE -

NEW RETAINING WALL AT PROPERTY LINE -
MAX 30" ABV NATURAL GRADE -

EXISTNG WOOD FENCE TO REMAIN - PROTECT IN PLACE

EXISTING STAIR / FLATWORK

PROTECT IN PLACE

EXISTING FRONT YARD PLANTING AREA
(PROTECT IN PLACE)

ARCHITECTURAL SITE PLAN / ROOF PLAN
80'-1"
LOT DEPTH:

LOT WIDTH:
7'-6"
4'-0"
20'-0"
10'-4" 9'-8"
4'-0"
7'-6"
74'-11"
4'-0"
80'-1"
4'-0"
16'-0"
74'-11"
4'-0"
7'-6" 7'-6"
4'-0"
80'-1"
25'-0"
10'-9" 14'-2" F.Y.S.B.

S.Y.S.B.

S.Y.S.B.

A.D.U
S.Y.S.B.

A.D.U
S.Y.S.B.
16'-0"
120.00' E.P. C. STREET - DATUM POINT
A-1.1

ARCHITECTURAL

SITE PLAN
1/8" =1'-0"
142.02' T/ROOF

TOP OF EAVE
143.21' T/ROOF
-
143.50 T. ROOF TOP OF EAVE
145.00 T. ROOF TOP OF EAVE
143.60' T.ROOF
-
143.60' T.ROOF
-
145.70' (E) T.ROOF EXISTING
141.66' T/ROOF EXISTING
141.66' T/ROOF EXISTING
145.70' (E) T.ROOF EXISTING
143.54' T/ROOF
-
143.79' T/ROOF
T/CURB
145.00 T. ROOF TOP OF EAVE
145.00 T. ROOF TOP OF EAVE
137.78' T/ROOF
-
138.33' T/WALL
-
134.43' FS/DECK
-
134.43' FS/DECK
-
134.76' T/ROOF
-
NEW 2ND FLOOR DECK ADDITION
SLP
1:12
SLP
1:12
EDGE OF ROOF EAVE AT 2ND FLOOR

NEW CHIMNEY
139.00' T/CHIMENY
-
50'-0"
20'-0"
F.Y.S.B
74'-11"
R.Y.S.B.

R.Y.S.B.

ADU
S.Y.S.B. (ADU)
S.Y.S.B.

R.O.W.
2'-0"
116.30' EP

AT GARAGE DOOR
116.75' EP
AT PL
20'-7"
AVERAGE GRADE: 2%

LOCATION OF PROPOSED AC UNITS -
AC
AC

EXISTING GROUND COVER AT RIGHT OF

WAY TO REMAIN - EDGE OF TRELLIS (ADU)
115.7 125.5 120.6
112.2 121.3 116.75

3.85 80.08 4.80%

AVEARGE SLOPE CALCULATION
21'-3"
8'-6"
142.02' T/ROOF
-
143.79' T/ROOF
T/CURB
N 44°45'58" E 74.94'
PARCEL 1
TR6
Existing residence
Existing residence
TR8
Water meter
Water valve
Sewer manhole
TR7
Downspout
18"
Water meter
Downspout
Downspout
Gas meter 3" drain inlet TG=124.14
Downspout
Wood stairs
TR9
Water meter
Power pole
8"
8"
60" Yucca
48" Yucca
Downspout
TR10
Wood stairs
AC unit
Downspout
Downspout
Gas meter Water meter
TR3
28"
Downspout
Electric box
Power pole
Covered patio
125
120
115
125
10"
8"
12"
Wood wall/planter assembly
115
120
125.24 Deck
125.09 Deck
125.02 Deck
134.22 Deck
125.11 Deck 123.86 Deck
123.90 Deck124.91 Deck
124.92 Deck
116.50 F.F.
116.42 G.F.F.
145.41 Roof ridge
147.08 Roof ridge 146.36 Roof ridge
136.78 Roof ridge
138.15 Roof ridge
136.24 Roof ridge
125.36 Threshold
125.31 Threshold
125.35 Threshold
125.30 Threshold
125.25 Threshold
121.89 T.W.
120.86 T.W. 119.66 T.W.
121.85 T.W.
124.64 T.W. 124.61 T.W.
123.41 T.W.
124.54 T.W.
123.48 T.W.
124.52 T.W.
117.18 T.W.
121.27 T.W.
121.24 T.W.
122.69 T.W.
117.11 T.W.
116.42 T.W.
114.49 T.W. 115.53 T.W.
113.45 T.W.
115.54 T.W.
121.32 T.W.
122.70 T.W.
123.91 T.W.
127.05 T.W.
127.05 T.W.
114.04 T.W.
116.02 T.W.
116.03 T.W.
116.02 T.W.
123.7
124.2
124.1
123.8
121.9
120.9
122.2
120.9
119.3
119.7
119.4
120.7
120.7
122.9
123.1
122.8
122.0
122.1
120.9
120.9
120.9
115.8
115.5
115.7
115.4
115.3
115.3
121.7
121.6
115.4
124.8
121.6
123.2
115.4
113.2
121.8
121.7
121.9
124.6
124.5
124.4
124.7
124.8
125.6
124.6
123.7
123.8
121.3
122.3
120.5
114.2
121.0
121.2
121.2
123.0
123.8
123.9
123.8
115.4
115.3
119.7
119.8
115.3
115.4
115.4
121.7 124.3
124.5
124.6
124.3
124.6
124.9
124.5
123.8
123.5
125.3
125.7 125.8
124.1 123.9
124.2
124.1
123.3
122.3
121.3
121.8
121.9
121.8
121.8
122.0
122.4
122.8
115.7
120.9
121.4
120.8
121.2
121.7
126.97
120.35
122.96
125.43
127.07
127.23
128.15
126.92
125.35
122.72
120.90
120.28
124.16
124.64
112.89
114.66
117.87
116.27
116.63
116.24
120.03
120.11
116.45
120.75
121.62
122.45
124.03
124.47
125.44
126.04
125.66
124.87
124.82
122.90
124.60
120.77
120.36
120.29
126.04
125.54
128.88
128.52
128.55
117.92
119.64
121.16
123.64
115.04
112.40
119.23
119.17
119.40
119.44
118.25
119.12
119.81
119.86
115.49
114.68
114.11
128.82
128.25
127.71
126.39
123.85
122.18
120.90
120.99
123.98
123.95
123.70 123.94
123.95
124.09
124.59
124.65
124.70
124.75
124.75
124.35
124.02
124.43
124.43
124.79
124.77
124.71
124.62
125.20
122.68
120.51
120.55
122.74
123.29
123.32
123.75
123.45
123.41
123.72
123.71
123.35
120.75
117.25
117.92
117.13
116.40
116.02
115.76
115.57
115.10
115.19
115.55
116.86
118.18
117.64
117.42
120.85
123.29
112.70
112.74
112.78
112.63
112.29
120.39
120.79
120.96
120.76
120.21
120.09
120.14
112.42
112.23
112.28
112.30
116.12
116.21
116.31
116.64
116.47
120.26
120.66
121.58
122.40
124.06
125.61
126.03
125.87
124.66
124.64
124.65
125.12
120.74
120.25
114.17
114.74
114.29
120.84
121.71
122.55
124.19
125.69
126.13
125.94
124.94
111.5
112.4
114.6
117.0
118.8
115.6
112.1
112.0
117.0
112.23
120.1
118.6
118.5
118.1
116.5
116.4
113.8
114.0
118.5
119.3
115.6
114.8
114.4
115.3
114.9
115.6
115.6
115.8
116.1
120.0
120.3
119.8
119.1
119.4
114.7
113.2
113.1
113.7
120.50 Top of landing
PMB 42/44
PARCEL 2
POR. LOT 3
BLOCK 25
ARCH BEACH PLAT 1

CATALINA STREET

PEARL STREET
N 45°09'03" W 80.05'
N 45°10'33" W 80.05'
N 44°45'58" E 74.91'
Existing residence
Existing residence
112.20' NG

PL CORNER
121.30' NG

PL CORNER
125.50' NG

PL CORNER

CORNER PL
115.70' NG

EDGE OF PAVING
CL ROW
PL
CL ROW
14'-10"

EDGE OF PAVING
20'-0"
SLP
SLP
SLP

MID PT AVG
120.60' NG
116.75' NG MID PT AVG

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2
3 - 4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
223
223 of 355
N 44°45'58" E 74.94'
PARCEL 1
TR6
Existing residence
Existing residence
TR8
Water meter Water valve
Sewer manhole
TR7
Downspout
18"
Water meter
Downspout
Downspout Gas meter 3" drain inlet TG=124.14 Downspout Wood stairs TR9
Water meter
Power pole
8"
8"
60" Yucca
48" Yucca
Downspout
TR10
Wood stairs
AC unit
Downspout
Downspout
Gas meter
Water meter
TR3
28"
Downspout
Electric box Power pole
Covered patio
125
120
115
125
10"
8"
12"
Wood wall/planter assembly 115
120
125.24 Deck
125.09 Deck
125.02 Deck
134.22 Deck
125.11 Deck 123.86 Deck
123.90 Deck
124.91 Deck
124.92 Deck
116.50 F.F. 116.42 G.F.F.
145.41 Roof ridge
147.08 Roof ridge
146.36 Roof ridge 136.78 Roof ridge
138.15 Roof ridge
136.24 Roof ridge 125.36 Threshold 125.31 Threshold
125.35 Threshold
125.30 Threshold
125.25 Threshold
121.89 T.W.
120.86 T.W.
119.66 T.W.
121.85 T.W. 124.64 T.W. 124.61 T.W.
123.41 T.W.
124.54 T.W.
123.48 T.W.
124.52 T.W.
117.18 T.W.
121.27 T.W. 121.24 T.W.
122.69 T.W.
117.11 T.W.
116.42 T.W.
114.49 T.W. 115.53 T.W. 113.45 T.W.
115.54 T.W.
121.32 T.W.
122.70 T.W.
123.91 T.W.
127.05 T.W.
127.05 T.W.
114.04 T.W. 116.02 T.W.
116.03 T.W.
116.02 T.W.
123.7
124.2
124.1 123.8 121.9
120.9
122.2 120.9
119.3
119.7
119.4 120.7 120.7
122.9
123.1
122.8
122.0 122.1
120.9
120.9 120.9
115.8
115.5
115.7
115.4
115.3
115.3
121.7
121.6
115.4
124.8
121.6
123.2
115.4
113.2
121.8
121.7 121.9
124.6 124.5
124.4
124.7 124.8
125.6
124.6
123.7
123.8
121.3 122.3
120.5
114.2
121.0
121.2
121.2
123.0 123.8
123.9 123.8
115.4 115.3
119.7 119.8
115.3
115.4
115.4
121.7 124.3 124.5
124.6
124.3
124.6 124.9
124.5
123.8
123.5 125.3 125.7 125.8
124.1 123.9
124.2
124.1
123.3
122.3
121.3
121.8
121.9
121.8
121.8
122.0
122.4
122.8
115.7
120.9
121.4
120.8
121.2 121.7
126.97
120.35
122.96
125.43
127.07
127.23
128.15
126.92 125.35 122.72 120.90 120.28
124.16
124.64
112.89
114.66
117.87
116.27
116.63 116.24
120.03
120.11
116.45
120.75 121.62 122.45 124.03 124.47 125.44 126.04
125.66
124.87
124.82
122.90
124.60
120.77
120.36
120.29
126.04
125.54
128.88
128.52
128.55
117.92
119.64
121.16
123.64
115.04
112.40
119.23 119.17
119.40 119.44
118.25
119.12
119.81
119.86
115.49
114.68
114.11
128.82
128.25
127.71 126.39
123.85 122.18
120.90
120.99
123.98
123.95
123.70 123.94
123.95 124.09 124.59 124.65 124.70 124.75
124.75
124.35
124.02
124.43
124.43
124.79
124.77
124.71 124.62
125.20
122.68 120.51
120.55 122.74 123.29 123.32
123.75
123.45
123.41 123.72
123.71 123.35
120.75
117.25
117.92
117.13 116.40
116.02
115.76 115.57 115.10 115.19 115.55
116.86
118.18 117.64 117.42
120.85
123.29
112.70 112.74 112.78 112.63 112.29
120.39 120.79
120.96 120.76
120.21
120.09 120.14
112.42 112.23 112.28
112.30
116.12 116.21 116.31
116.64 116.47
120.26 120.66 121.58 122.40 124.06 125.61 126.03
125.87
124.66 124.64
124.65 125.12
120.74 120.25
114.17
114.74
114.29
120.84 121.71 122.55 124.19 125.69 126.13
125.94
124.94
111.5 112.4 114.6
117.0
118.8
115.6 112.1
112.0
117.0
112.23
120.1 118.6
118.5
118.1
116.5
116.4
113.8 114.0
118.5 119.3
115.6 114.8
114.4 115.3 114.9 115.6
115.6 115.8
116.1
120.0
120.3 119.8
119.1
119.4
114.7 113.2 113.1
113.7
120.50 Top of landing
PMB 42/44
PARCEL 2
POR. LOT 3
BLOCK 25
ARCH BEACH PLAT 1

CATALINA STREET

PEARL STREET
N 45°09'03" W 80.05'
N 45°10'33" W 80.05'
N 44°45'58" E 74.91'
N

PRIMARY RESIDENCE FOOTPRINT

NEW ADU

ARCHITECTURAL SITE PLAN / ROOF PLAN
A-1.1.2

BUILDING SITE

COVERAGE CALC
1/8" =1'-0"
1767 FT^2
602

GARAGE FOOTPRINT
340 FT^2

ADDITION
158
EXISTING RESIDENCE FOOTPRINT 1767 29.45%
ADDITION FOOTPRINT 158 2.63%
EXISTING GARAGE FOOTPRINT 340 5.66%
NEW ADU FOOTPRINT 602 10.03%
TOTAL BUILDING SITE COVERAGE (BCS) 2867 47.78%
LOT SIZE 6000
TOTAL BCS ALLOWABLE 2370 39.50%
DELTA 497 8.28%
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
224
224 of 355
N
(E) DECK
2ND STORY ADDITION / RENOVATION
NEW PROPOSED ADU - (2) STORY - 1000 SQ FT
(E) PATIO

NEW PATIO
(E) SHED ROOF

TO REMAIN

NEW SHED ROOF

NEW SHED ROOF

EDGE OF ROOF EAVE (ADU)

NEW ADU FOOTPRINT - (HATCH / POCHE)
A-1.2

STAKING
PLAN
1/8" =1'-0"

NEW CHIMNEY
142.02' T/ROOF
13 143.21' T/ROOF
15 142.02' T/ROOF
14 143.50' T. ROOF 12
145.00 T. ROOF 3
143.60' T.ROOF
2 143.60' T.ROOF
1 145.70' (E) T.ROOF EXISTING
141.66' T/ROOF EXISTING
141.66' T/ROOF EXISTING
145.70' (E) T.ROOF EXISTING
143.54' T/ROOF
- 145.00 T. ROOF 4
137.78' T/ROOF
(E) 134.43' FS/DECK
5 134.43' FS/DECK
6 134.76' T/ROOF
(E)
139.00' T/ CHIMNEY
7 139.00' T/ CHIMNEY
8 134.43' T/ DECK
9 134.43' T/ DECK
10 143.50' T/ROOF
11 STAKING TABLE
DATE:

SITE ADDRESS: 399 Pearl Street
DATUM BENCHMARK:

NAME OF SURVEYOR /

ENGINEER
POLE #

BASE GRADE

ELEVATION

STORY POLE HEIGHT

FORM BASE GRADE

ELEVATION'

PROPOSED MAXIMUM

ELEVATION
1 143.60'
2 143.60'
3 145.00'
4 145.00'
5 134.43'
6 134.43'
7 139.00'
8 139.00'
9 134.43'
10 134.43'
11 143.50'
12 143.50'
13 142.02'
14 142.02'
15 143.21'
41'-6" 7'-4" 8'-7" 1'-3" 13'-11" 2'-2"
3'-3" 2'-7" 9'-1" 21'-1" 2'-2" 8'-4" 7'-1"
51'-10"
2'-2" 13'-11" 2'-1" 15'-1" 1'-11"

EDGE OF ROOF EAVE (ADU)

NEW ADU FOOTPRINT - (DASHED)
2ND FLOOR ROOF - (PRIMARY

STRUCTURE)

CHIMNEY
2ND FLOOR DECK / BALCONY
(PRIMARY STRUCTURE)
2ND FLOOR ROOF (ADU)
3'-0"
1'-0" 16'-0" 1'-0" 3'-2"
13'-8" 45'-2" 2'-8" 5'-10"
2'-10"
3'-2"
3'-2"
3'-0" 2"

TRELLIS
14'-5"
1'-9" 1'-0" 11'-8"
7'-5"

STORY POLE HEIGHT AND LOCATION

CERTIFICATION
Instructions: The Story Pole Height and Location Certification and Story Pole Construction Notes Table or Notations must be executed by a registered land surveyor or registered civil engineer directly on a copy of the full-size roof plan. The completed certification must be submitted to the City at least 28 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).

Step 1 - Staking Plan Submittal: One of the requirements of the Zoning Plan Check process is the submittal of a “Staking Plan.” This staking plan must be shown as notes and diagrams directly on a copy of the required full-size roof plan. The notes and diagrams must depict both the horizontal relation of the story pole locations to property lot lines, as well as the elevation height of each pole. The staking plan must be developed so that after construction of the story poles there will be an accurate reflection of the proposed building envelope for all proposed structures and/or additions. The staking plan must identify at least two existing or established survey monuments that were used in the survey for the basis of the staking plan. In addition, the staking plan must identify, either in a table or by notations, 1) the pole identification number, 2) the story pole base grade elevation and 3) the story pole height. Story pole elevations must be tied to a datum benchmark location. The datum benchmark location shown on the staking plan must be the same as the datum benchmark location shown on the site plan and preferably on the initial topographic survey. All measurements must utilize this established datum benchmark that will not change over the course of the construction of the project. The staking plan must represent the most distant corners of proposed construction, the maximum roof ridges or parapet heights, chimneys, decks, deck railings, skylights and site walls exceeding five feet in height.

Step 2 - Story Pole Construction Story poles shall be erected at least 28 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.

Step 3 - Story Pole Certification and Inspection: A licensed civil engineer or land survey must certify with signature and stamp placed directly on the full-size staking plan that the location and height of the constructed story poles is true and accurate at least 28 days prior to the design review authority’s first noticed public hearing date. Prior to the design review authority’s first noticed public hearing date, City staff may make an on-site inspection to verify the staking plan construction (number of poles and general staking plan compliance).

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. A $1,050 deposit for the removal of staking poles is required at the time the project is scheduled for public hearing. Upon the timely removal of the story poles, the deposit shall be returned to the applicant. The applicant’s failure to remove the staking poles within 20 days shall result in the automatic forfeiture of the deposit, and the City will remove the poles from the site. 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.

I hereby certify that the story poles located on the referenced site were constructed under my supervision and survey, and the story poles are in conformance with the design, height and location as shown on the approved staking plan. I further certify that 1) the story pole identification numbers, 2) story pole location base grade elevations, 3) story pole heights and 4) the proposed maximum height elevations are true and correct. I acknowledge and understand that the required project staking is for the purpose of informing the owner, architect, designer, City staff, design review authority and the public as to the accurate location and exterior dimensions of the proposed structure or addition. _________________________________________________ Signature of Registered Land Surveyor or Civil Engineer _________________________________________________ Name (printed or typed) _________________________________________________ License No./Expiration Date _________________________________________________ Date Please stamp & sign below
380.25' T/ROOF
6 ARM

VERTICAL STAKE
4' 0"
RIBBON

HORIZONTAL ARM
ELEVATION / STAKE #

GENERAL STAKING NOTES

REQUIRED CERTIFICATION STATEMENT

SYMBOLS
Existing residence
Existing residence
N 44°45'58" E 74.94'
N 45°09'03" W 80.05'
N 45°10'33" W 80.05'
N 44°45'58" E 74.91'
PARCEL 1
PMB 42/44
PARCEL 2
POR. LOT 3
BLOCK 25
ARCH BEACH PLAT 1

CATALINA STREET

PEARL STREET
123.7
124.2
124.1
123.8
121.9
120.9
122.2
120.9
119.3
119.7
119.4
120.7
120.7
122.9
123.1
122.8
122.0
122.1
120.9
120.9
120.9
115.8
115.5
115.7
115.4
115.3
115.3
121.7
121.6
115.4
124.8
121.6
123.2
115.4
113.2
121.8
121.7
121.9
124.6
124.5
124.4
124.7
124.8
125.6
124.6
123.7
123.8
121.3
122.3
120.5
114.2
121.0
121.2
121.2
123.0
123.8
123.9
123.8
115.4
115.3
119.7
119.8
115.3
115.4
115.4
121.7 124.3
124.5
124.6
124.3
124.6
124.9
124.5
123.8
123.5
125.3
125.7 125.8
124.1 123.9
124.2
124.1
123.3
122.3
121.3
121.8
121.9
121.8
121.8
122.0
122.4
122.8
115.7
120.9
121.4
120.8
121.2
121.7
126.97
120.35
122.96
125.43
127.07
127.23
128.15
126.92
125.35
122.72
120.90
120.28
124.16
124.64
112.89
114.66
117.87
116.27
116.63
116.24
120.03
120.11
116.45
120.75
121.62
122.45
124.03
124.47
125.44
126.04
125.66
124.87
124.82
122.90
124.60
120.77
120.36
120.29
126.04
125.54
128.88
128.52
128.55
117.92
119.64
121.16
123.64
115.04
112.40
119.23
119.17
119.40
119.44
118.25
119.12
119.81
119.86
115.49
114.68
114.11
128.82
128.25
127.71
126.39
123.85
122.18
120.90
120.99
123.98
123.95
123.70 123.94
123.95
124.09
124.59
124.65
124.70
124.75
124.75
124.35
124.02
124.43
124.43
124.79
124.77
124.71
124.62
125.20
122.68
120.51
120.55
122.74
123.29
123.32
123.75
123.45
123.41
123.72
123.71
123.35
120.75
117.25
117.92
117.13
116.40
116.02
115.76
115.57
115.10
115.19
115.55
116.86
118.18
117.64
117.42
120.85
123.29
112.70
112.74
112.78
112.63
112.29
120.39
120.79
120.96
120.76
120.21
120.09
120.14
112.42
112.23
112.28
112.30
116.12
116.21
116.31
116.64
116.47
120.26
120.66
121.58
122.40
124.06
125.61
126.03
125.87
124.66
124.64
124.65
125.12
120.74
120.25
114.17
114.74
114.29
120.84
121.71
122.55
124.19
125.69
126.13
125.94
124.94
111.5
112.4
114.6
117.0
118.8
115.6
112.1
112.0
117.0
112.23
120.1
118.6
118.5
118.1
116.5
116.4
113.8
114.0
118.5
119.3
115.6
114.8
114.4
115.3
114.9
115.6
115.6
115.8
116.1
120.0
120.3
119.8
119.1
119.4
114.7
113.2
113.1
113.7
120.50 Top of landing
125.24 Deck
125.09 Deck
125.02 Deck
134.22 Deck
125.11 Deck 123.86 Deck
123.90 Deck124.91 Deck
124.92 Deck
116.50 F.F.
116.42 G.F.F.
145.41 Roof ridge
147.08 Roof ridge 146.36 Roof ridge
136.78 Roof ridge
138.15 Roof ridge
136.24 Roof ridge
125.36 Threshold
125.31 Threshold
125.35 Threshold
125.30 Threshold
125.25 Threshold
121.89 T.W.
120.86 T.W. 119.66 T.W.
121.85 T.W.
124.64 T.W. 124.61 T.W.
123.41 T.W.
124.54 T.W.
123.48 T.W.
124.52 T.W.
117.18 T.W.
121.27 T.W.
121.24 T.W.
122.69 T.W.
117.11 T.W.
116.42 T.W.
114.49 T.W. 115.53 T.W.
113.45 T.W.
115.54 T.W.
121.32 T.W.
122.70 T.W.
123.91 T.W.
127.05 T.W.
127.05 T.W.
114.04 T.W.
116.02 T.W.
116.03 T.W.
116.02 T.W.

TR6
TR8
Water meter
Water valve
Sewer manhole
TR7
Downspout
18"
Water meter
Downspout
Downspout
Gas meter 3" drain inlet TG=124.14
Downspout
Wood stairs
TR9
Water meter
Power pole
8"
8"
60" Yucca
48" Yucca
Downspout
TR10
Wood stairs
AC unit
Downspout
Downspout
Gas meter Water meter
TR3
28"
Downspout
Electric box
Power pole
Covered patio
125
120
115
125
10"
8"
12"
Wood wall/planter assembly
115
120
Existing residence
Existing residence
111.00' NG

PL CORNER
121.00' NG

PL CORNER
125.60' NG

PL CORNER

CORNER PL
115.70' NG

EDGE OF PAVING
CL ROW
PL
CL ROW
7'-5"

EDGE OF PAVING
10'-0"
SLP
SLP
SLP
80'-1"
LOT DEPTH:

LOT WIDTH:
7'-6"
4'-0"
20'-0"
10'-4" 9'-8"
4'-0"
7'-6"
74'-11"
4'-0"
80'-1"
4'-0"
16'-0"
74'-11"
4'-0"
7'-6"
6'-11"
7'-6"
4'-0"
80'-1"
25'-0"
10'-9" 14'-2" F.Y.S.B.

S.Y.S.B.

S.Y.S.B.

A.D.U
S.Y.S.B.

A.D.U
S.Y.S.B.
16'-0"
120.00' E.P. C. STREET - DATUM POINT
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2
3 - 4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
225
225 of 355
N
7'-6"
4'-0"
20'-0"
4'-0"
7'-6"
4'-0"
7'-6"
SB SB
PL
PL
20'-0"
F.Y.S.B.

PL
PL PL
SB SB

SB SB ADU HOUSE
PL
(E) GARAGE
116.50' FS
CONC
(E) PATIO
116.50' FS
BRK-1
15'-8" 3'-11" 2'-0" 13'-5" 1'-7"
28'-8"

CATALINA STREET
16'-7"
27'-6"
20'-2"

NEW WINDOW

NEW WINDOW NEW FRENCH DOOR
(E) GARAGE DOOR

NEW GATE / FENCE
NEW

FLATWORK
NEW
AC
(E) DRIVEWAY
(E)
(E)

STEPS TO ADU DECK ABV

NEW FLATWORK / FIRE ACCESS
(E) UNDER HOUSE CRAWL SPACE
1'-6" 4'-0" 3'-7" 6'-0"

NEW A/C UNIT TO BE LOCATED

UNDER DECK -

EXISTING MECHANICAL AREA / STORAGE

EXISTING RETAINING WALL -
116.31' FS EXISTING PATIO

EXISTING SITE STAIRS

PLANTING AREA
116.50' FS
DG

NEW RETAINING WALL

RAISED PLANTER
-
-
-
-
A-2.1

FLOOR PLAN
GARAGE
1/4" = 1'-0"
28'-8"
16'-1"
11" 3'-5" 15'-11"
21'-7"

TWO CAR GARAGE CONFORMING PARKING
4'-0" 3'-8"
16'-0" WIDTH

NEW SLAB ON GRADE ABV
W/
1"
FA
16'0"x7'0"

WD GRG DR

NO LITE
SECTIONAL (4)

SLUMP BLOCK

FULL HGT

SLUMP BLOCK

FULL HGT

SLUMP BLOCK

FULL HGT

RIVER ROCK

RET WALL
+60"AFS
GARAGE
FRAMING 7'10"AFS
SHTG 8'7"AFS

CONC FS

STORAGE
FRAMING 7'10"AFS
SHTG 8'7"AFS

CONC FS

STEEL BEAM
WIDE FLANGE 6x10
6'11"AFS
4x12 WD BM
±7'6"AFG
4x12 WD BM
±7'6"AFG
4x12 WD BM
±7'6"AFG

RIVER ROCK

FACED WALL

LINE OF

DECK ABOVE

LINE OF

DECK ABOVE

LINE OF

BLDG ABOVE

LINE OF

BLDG ABOVE

LINE OF

BLDG ABOVE
UP
1234567
(E) STAIRS TO BE REMOVED
NEW
AC

ADU FOOTPRINT ABOVE
A-5.1 A
A-5.1 A
A-5.1 B
A-5.1 B
A-5.2 C
A-5.2 C
A-5.2 D
A-5.2 D

EDGE OF ON GRADE DECK ABOVE

EDGE OF ON GRADE DECK ABOVE

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
226
226 of 355
N
SINK
DW
RANGE

AREA OF ADDITION

CSMT WIN

ABOVE COUNTER WINDOWS
SLIDER
REF

SCREEN WALL
16'-0"
45'-2"
NEW (3) PANEL SLIDER

NEW STAIRS UP TO PRIMARY BEDROOM ABOVE

NEW FRENCH DOORS

FLATSCREEN
(E) HOUSE WALL

DISPLAY WALL / ART WALL
(3) PANEL SLIDER
SLD

NEW ISLAND

EXTENSION
UP

DBL HIGH WIN

UP ENTRY
ISLAND
EAT-IN
(E) DECK

LARGE WINDOW
(E) FIREPLACE

TO BE REMOVED

REMOVE STRUCTURAL WALL ABOVE
(E) FIREPLACE

FIREPLACE

DEMO (E) BATH

PLANTING

NEW PROPERTY LINE WALL

STAIRS TO BEDROOMS ABOVE
10'-8"
11'-1"
3'-7"

PLANTING

GUARD - CABLE RAIL
13'-8" 11'-8" 19'-10" 2'-1" 4'-1" 2'-4" 3'-0"
12'-7"
11'-11" 2'-0"
3'-6" 7'-8" 5'-2" 17'-2"
1'-6"
1'-6"
7'-10"
7'-4"
12'-6"
7'-0"
5'-8"

LANDING
1'-7" 6'-0" 4'-11"
7'-11" 12'-6"

NEW (E) PANEL SLIDER
(E) DECK
125.38' FS
WPM
(E) GREAT ROOM
125.38' FS
WD

RENOVATE (E) KITCHEN
125.38' FS
WD
(E) LAUNDRY / MUD
125.38' FS
WD
(N) DINING
125.38' FS
WD

PLANTING AREA
116.50' FS
DG

ON GRADE DECK
122.44' FS
WD-2
LIVING
122.44' FF
WD-1
DINING
122.44' FF
WD-1

KITCHEN
122.44' FF
WD-1

REAR COURT
122.36' FS
BRK-1

NEW LANDSCAPE WALL

LANDSCAPE AREA
122.00' NG

CITY RIGHT OF WAY
(E) LANDSCAPE AREA
MECH
122.44' FF
WD-1
G. BEDROOM
125.38' FS
WD

BUILT-IN CLOSET
(N) G. BATH
125.38' FS
WD
(E) PATIO
125.30' FS
BRK
(E) ENTERTAINMENT ROOM
125.38' FS
WD
(E) BEDROOM
125.38' FS
WD
ENTRY
(E) DECK
125.38' FS
WPM
RETAINING WALL MAX 4'-0" ABV.NG
GATE
36"

SIDEYARD FLATWORK
122.50' FS
CONC-1

NATURAL GRADE

SOLID GUARD
(N) DBL CSMT

NEW FIREPLACE
(E) OPENING

FLATSCREEN ABV
(E) BATH / PWDR
125.38' FS
WD
(E) ENTRY COURT
(E) GATE
18'-3"
7'-6"
4'-0"
20'-0"
4'-0"
7'-6"
14'-1" 1'-6"
31'-4"
1'-6"

SITE ACCESS STAIRS DN

PLANTING AREA
6'-1" 9'-1" 1'-2"
BARTOP
AREA

NEW DOOR

NEW PATIO
125.38' FS
BRK
SHOWER
(E)
CLST
(E) DRIVWAY BELOW
(E)
(E)
(E)
15'-8"
1'-1" 11'-9"
(E) SITE STAIRS TO BE REMOVED

LOW GUARD
WOOD GUARD - 42" TALL

NATURAL GRADE
2'-0"
4'-0"
7'-6"
SB SB
PL
PL
20'-0"
F.Y.S.B.

PL
PL PL
SB SB
11'-11" 7'-4" 6'-2" 28'-11"

NEW ADU ADDITION

SB SB ADU HOUSE
1'-0"
8'-6"
DN
STAIRS
LANDSCAPE WALL MAX 24" TALL PL

REMODEL AREA
NEW PL WALL MAX 6'-0" ABV NG
NEW PL WALL MAX 6'-0" ABV NG
NEW PL WALL MAX 6'-0" ABV NG

PLANTER AREA

PLANTER AREA
2'-0" 2'-6" 9'-2"
9'-0"
(E) LANDSCAPE AREA

CITY RIGHT OF WAY CATALINA STREET

CITY RIGHT OF WAY
(E) LANDSCAPE AREA

OPEN TO ABOVE
80'-1"
74'-11"
8'-7" 12'-8"

NEW RETAINING WALL

RAISED PLANTER
-
-
-
-
-
-
- (N) DBL CSMT
- -
-
(E) DOOR
(E) GATE
(E) WIN
(E) WIN
-
-
-
-
- - -
-
-
-
-
2'-2"
9'-1"
1'-8" 5'-10" 1'-8"
3'-10" 4'-1"
17'-8"
(E) WALL
EDGE OF (3) DECK

EDGE OF (E) DECK
ON GRADE DECK - MAX 30" ABOVE

NATURAL FINISH GRADE -
(E) TREE
7'-1"
(E) STAIRS
DEMO

EDGE OF (E) GLASS WALL - DEMO
A-2.2

FLOOR PLAN

LOWER LEVEL
1/4" = 1'-0"
3'0"x6'8" WD ENTRY DUTCH DR

FOUR LITE TOP
SILL 1"AFF
1"
1"
2"
1"
1"
1" REF D W
GAS
WD FRMG ABV 9'2
CLOSET WD CLG 6'10"
2'0"x6'8" WD DR
2'0"x6'8" 2'0"x6'8" WD DR WD DR

ENTRY FOYER

WD VOL CLG WOOD FF

BEDROOM

WD VOL CLG WOOD FF

BATH WD VOL CLG WOOD FF
PLATE 8'0" WD CLG 8'3" PLATE 10'7" WD CLG 10'10" 3x4 WD RFTRS @29"o.c. 4x8 WD BM 7'3"AFF

SHWR WD SLPG
CLG

TILE FS CURB
6" CURB4" CAB
+36" SINK
2'0"x6'8" WD DR
S.L. 24"X54"
PLATE 7'1" WD CLG 7'5"
3'6"x1'6" WD AWNG WDW
THREE LITE HEAD 6'8"AFF
(2)3'6"x1'6" WD AWNG WDW
THREE LITE HEAD 6'4"AFF
PR 2'0"x6'6" WD FRCH DRS

FOUR LITE EACH
SILL 0"AFF WOOD
STEP
CLOSET GB CLG 7'1" SOFFIT GB CLG 7'1" CLG CHNG
PLATE 7'1" WD CLG 7'5"
3x4 WD RFTRS @29"o.c.

PLATE 10'5" WD CLG 10'8"
SOFFIT GB CLG 6'8"

KITCHEN

WD VOL CLG WOOD FF
(2)2'2"x5'2" ALUM CLAD FXD WDWS FOUR LITE
EACH
HEAD 6'8"AFF
(2)2'2"x5'2" ALUM CLAD CSMT WDWS FOUR

LITE EACH
HEAD 6'8"AFF
3'0"x6'8" WD ENTRY DUTCH DR

FOUR LITE TOP
SILL 1"AFF
PLATE 8'0" WD CLG 8'3"
(2)2'2"x5'2" ALUM CLAD CSMT WDS FOUR LITE
EACH
HEAD 6'8"AFF
(2)2'2"x5'2" ALUM CLAD CSMT WDWS FOUR

LITE EACH
HEAD 6'8"AFF
METAL FP (WD/GAS) 28"x24"x18" WD MANTLE +55"AFF STONE HEARTH +16"AFF FP OPENING +16"AFF
FP
HEARTH
+16"AFF
MANTLE
+55 AFF
4'6"x1'0" ALUM CLAD FXD WDWS ONE LITE

TRANSOM
HEAD 8'1"AFF
4'6"x3'4" ALUM CLAD FXD WDW ONE LITE

TRANSOM
HEAD 10'5"AFF
4x12 WD BM 9'0"AFF
4x12 WD BM 7'0"AFF
PLATE 12'1" WD CLG 12'4"
4x8 WD R.R. @30"o.c.

CS'D OPNG
2'11"x6'8"
(3)3'6"x7'3" WD FXD WDWS ONE LITE EACH
HEAD 7'6"AFF
3'9"x7'3" WD FXD WDW
ONE LITE HEAD 7'6"AFF
PR 2'6"x6'6" WD FRCH DRS

TEN LITE EACH
SILL 1"AFF SUN ROOM
GB CLG 8'4" WOOD FF
2'2"x5'4"

AL CLD CSMT WDW
FOUR LITE HEAD 6'9"AFF
3'6"x1'6"

WD AWNG WDW
THREE LITE HEAD 24"BFC
6x WD BM
7'4"AFF
6x WD BM
8'3"AFF
CNTR
+45" CAB
+36"
O/H
CAB

SINK DW
O/H

CAB WD BM
7'2"AFF
4x10 WD BM
9'1"AFF
4x8 WD BM
6'7"AFF
CAB
+36" COOKTOP w/ HOOD O/H

CAB O/HCAB DBL OVENS CAB
+36" M/W

CAB HEAD
7'2"AFF
3'0"x6'6" WD DUTCH DR

FOUR LITE TOP
SILL 1"AFF
O/H
CAB R.A.VENT
1'8"x1'8" @7"AFF
3'6"x4'6" WD DBL CSMT WDWS

FOUR LITE EACH
HEAD 6'7"AFF
HEARTH
+0"AFF
BRICK FP (WD/GAS) 40"x26"x24" WOOD MANTLE +43"AFF
TILE HEARTH +0"AFF
FP OPENING +0"AFF
HEARTH
+43"AFF
FP
PLATE 7'9" WD CLG 8'3"

WD RIDGE
10'3"
PLATE 7'9" WD CLG 8'3"
PLATE 7'1" WD CLG 7'8" 3'8"x5'6" WD DBL CSMT WDWS

FOUR LITE EACH
HEAD 6'9"AFF
4x8 WD RFTRS @29"o.c.S.L. 24"X54"
PATIO WALL w/ GATE
+42"AFS
6x WD
POST
STAIR: 3R@±5.5"EA
2T@±12"EA
DN
3 PORCH COVER
2x6@7'5"AFS
PORCH
PLEXI COVERED 7'11" WOOD FF

PORCH WOOD FF
1 2
2 1
13DN
1 2 1

DECK OPEN TO SKY

DECK OPEN TO SKY WTRPRF FS

DECK OPEN TO SKY WTRPRF FS OPEN TO SKY

LINE OF WALL ABOVE
PLATE 9'1" WD CLG 10'3"
3x4 WD R.R. @30"o.c.

PLATE 11'3" WD CLG 11'7"
3x4 WD R.R. @30"o.c.
4x12 WD BM 9'0"AFF

LINE OF DECK
ABOVE
DN

ELECT PANEL
15"x34"@ 38"AFS

WD VOL CLG WOOD FF

LANDING

BRICK FS
PLATE 7'0" WD CLG 7'6"
4xWD BM
7'8"AFS
2 1

LIVING ROOM

WD VOL CLG WOOD FF FAMILY ROOMWD VOL CLG WOOD FF DINING ROOMWD VOL CLG WOOD FF CLG
CHNG
DECK WALL +42"AFS
DECK WALL +42"AFS
DECK WALL +42"AFS DN

MAIN FLOOR

06.01.2023
8 9 10 11 12

BATH / PWDR
6'-3"
10'-6"

OPEN TO ABOVE

DEMO CLST
1'-2"
2'-7" 6'-0" 5" 3'-0"
LANDSCAPE WALL MAX 24" TALL
GATE
A-5.1
A
A-5.1
A
A-5.1
B
A-5.1
B
A-5.2
C
A-5.2
C
A-5.2
D
A-5.2
D
PAN

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2
3 - 4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
227
227 of 355
45'-2"
7'-6"
4'-0"
20'-0"
4'-0"
7'-6"
4'-0"
7'-6"
SB SB
PL
PL
20'-0"
F.Y.S.B.

PL
PL PL
SB SB

SB SB ADU HOUSE
PL
74'-11"
16'-6" 28'-8"
15'-6"
12'-0"

ADDITION
255
344
ADU
ADU
152

ON GRADE PATIO
14'-4"
12'-5"
5'-11" 12'-4" 17'-2"
11'-11"
18'-2"
22'-3" 2'-0"
34'-5"
27'-1"
8'-0"
22'-3"
5'-6" 9'-8"

ADDITION
57 3'-6"
1'-8" MECH.
77 161
68 9'-8" 9'-7" 20'-2"
765
216
11'-11"
382
54 119

EXISTING LOWER LEVEL HABITABLE AREA
216
382
765
54 119
1618
TOTAL 1705

ADDITION - LOWER LEVEL
68 57
TOTAL 125

MECHANICAL ADDITION
776
83 61
45 TOTAL 272

EXISTING LOWER LEVEL DECK
117
483
33 633

EXISTING UPPER LEVEL HABITABLE AREA
186
141
12 TOTAL 339

ADDITION - UPPER LEVEL
157
150
TOTAL 307

UPPER LEVEL BALCONY ADDITION
122
83 205
ADU
255
344
128
13219
34 97
TOTAL 1000

ADU OUTDOOR SPACE
152

ADU - MECHANICAL
0 MECH. 6
A-2.2.1

FLOOR AREA CALC

LOWER LEVEL
1/4" = 1'-0"
(E)
(E)
(E)
(E)
(E)
(E)
8 1'-5"
5'-6"
8'-0"
15'-11" 7'-1"
30'-4"
15'-11" 15'-11"
7'-4"
483
(E) DECK
33 (E) DECK
117
(E) DECK
4'-8"
ADU
3'0"x6'8" WD ENTRY DUTCH DR

FOUR LITE TOP
SILL 1"AFF
1"
1"
2"
1"
1"
1" REF D W
GAS
WD FRMG ABV 9'2
CLOSET WD CLG 6'10"
2'0"x6'8" WD DR
2'0"x6'8" 2'0"x6'8" WD DR WD DR

ENTRY FOYER

WD VOL CLG WOOD FF

BEDROOM

WD VOL CLG WOOD FF

BATH WD VOL CLG WOOD FF
PLATE 8'0" WD CLG 8'3" PLATE 10'7" WD CLG 10'10" 3x4 WD RFTRS @29"o.c. 4x8 WD BM 7'3"AFF

SHWR WD SLPG
CLG

TILE FS CURB
6" CURB4" CAB
+36" SINK
2'0"x6'8" WD DR
S.L. 24"X54"
PLATE 7'1" WD CLG 7'5"
3'6"x1'6" WD AWNG WDW
THREE LITE HEAD 6'8"AFF
(2)3'6"x1'6" WD AWNG WDW
THREE LITE HEAD 6'4"AFF
PR 2'0"x6'6" WD FRCH DRS

FOUR LITE EACH
SILL 0"AFF WOOD
STEP
CLOSET GB CLG 7'1" SOFFIT GB CLG 7'1" CLG CHNG
PLATE 7'1" WD CLG 7'5"
3x4 WD RFTRS @29"o.c.

PLATE 10'5" WD CLG 10'8"
SOFFIT GB CLG 6'8"

KITCHEN

WD VOL CLG WOOD FF
(2)2'2"x5'2" ALUM CLAD FXD WDWS FOUR LITE
EACH
HEAD 6'8"AFF
(2)2'2"x5'2" ALUM CLAD CSMT WDWS FOUR

LITE EACH
HEAD 6'8"AFF
3'0"x6'8" WD ENTRY DUTCH DR

FOUR LITE TOP
SILL 1"AFF
PLATE 8'0" WD CLG 8'3"
(2)2'2"x5'2" ALUM CLAD CSMT WDS FOUR LITE
EACH
HEAD 6'8"AFF
(2)2'2"x5'2" ALUM CLAD CSMT WDWS FOUR

LITE EACH
HEAD 6'8"AFF
METAL FP (WD/GAS) 28"x24"x18" WD MANTLE +55"AFF STONE HEARTH +16"AFF FP OPENING +16"AFF
FP
HEARTH
+16"AFF
MANTLE
+55 AFF
4'6"x1'0" ALUM CLAD FXD WDWS ONE LITE

TRANSOM
HEAD 8'1"AFF
4'6"x3'4" ALUM CLAD FXD WDW ONE LITE

TRANSOM
HEAD 10'5"AFF
(4)2'6"x9'2" WD FXD WDWS ONE LITE EACH
HEAD 11'0"AFF
4x12 WD BM 9'0"AFF
4x12 WD BM 7'0"AFF
PLATE 12'1" WD CLG 12'4"
4x8 WD R.R. @30"o.c.

CS'D OPNG
3'4"x6'8" CS'D OPNG2'11"x6'8"
(3)3'6"x7'3" WD FXD WDWS ONE LITE EACH
HEAD 7'6"AFF
3'9"x7'3" WD FXD WDW
ONE LITE HEAD 7'6"AFF
PR 2'6"x6'6" WD FRCH DRS

TEN LITE EACH
SILL 1"AFF SUN ROOM
GB CLG 8'4" WOOD FF
2'6"x6'8" WD DR BEDROOM
GB CLG 8'5" WOOD FF
CLOSET GB CLG 8'5"
2'6"x6'8" WD DR
PR 2'6"x6'8" WD DR
2'2"x5'4"

AL CLD CSMT WDW
FOUR LITE HEAD 6'9"AFF

TUB DECK
+22"

TUB / SHWR
3'6"x1'6"

WD AWNG WDW
THREE LITE HEAD 24"BFC
PR 2'0"x6'6" WD FRCH DRS

FOUR LITE EACH
SILL 0"AFF
6x WD BM
7'4"AFF
6x WD BM
8'3"AFF

LANDING
29"AFF UP
STAIR: 15R@±7.35"EA
14T@±10"EA
4 SOFFIT GB CLG 7'8" WD BM 7'2"AFF

LANDING ABV
6'8"AFF
CNTR
+45" CAB
+36"
O/H
CAB

SINK DW
O/H

CAB WD BM
7'2"AFF
4x10 WD BM
9'1"AFF
4x8 WD BM
6'7"AFF
CAB
+36" COOKTOP w/ HOOD O/H

CAB O/HCAB DBL OVENS CAB
+36" M/W

CAB HEAD
7'2"AFF
2'6"x6'8" WD PKT DR LAUNDRY

WD VOL CLG

TILE FF
3'0"x6'6" WD DUTCH DR

FOUR LITE TOP
SILL 1"AFF
O/H
CAB R.A.VENT
1'8"x1'8" @7"AFF
3'6"x4'6" WD DBL CSMT WDWS

FOUR LITE EACH
HEAD 6'7"AFF
HEARTH
+0"AFF
BRICK FP (WD/GAS) 40"x26"x24" WOOD MANTLE +43"AFF
TILE HEARTH +0"AFF
FP OPENING +0"AFF
HEARTH
+43"AFF
FP
PLATE 7'9" WD CLG 8'3"

WD RIDGE
10'3"
PLATE 7'9" WD CLG 8'3"
PLATE 7'1" WD CLG 7'8" 3'8"x5'6" WD DBL CSMT WDWS

FOUR LITE EACH
HEAD 6'9"AFF
4x8 WD RFTRS @29"o.c.S.L. 24"X54"
PATIO WALL w/ GATE
+42"AFS
6x WD
POST
STAIR: 3R@±5.5"EA
2T@±12"EA
DN
3 PORCH COVER
2x6@7'5"AFS
PORCH
PLEXI COVERED 7'11" WOOD FF

PORCH WOOD FF
12 2
1 13DN
WD HNDRL +42"AFS
WD HNDRL +42"AFS

LANDING
OPEN TOO SKY WOOD FS +15"
1221

DECK OPEN TO SKY WOOD FS

DECK OPEN TO SKY WTRPRF FS

DECK OPEN TO SKY WOOD FS

DECK OPEN TO SKY WTRPRF FS DECK OPEN TO SKY WTRPRF FS
PLATE 13'0" SHTG 13'5"

LINE OF WALL ABOVE
PLATE 9'1" WD CLG 10'3"
3x4 WD R.R. @30"o.c.

PLATE 11'3" WD CLG 11'7"
3x4 WD R.R. @30"o.c.
4x12 WD BM 9'0"AFF
7'6"x4'4"

WD CS/FX/CS WDWS ONE LITE EACH
3'4"x4'4" PICTURE
1'9"x4'4" CSMT EACH SIDE HEAD 6'8"AFF
321

LINE OF DECK
ABOVE
DN WD HNDRL +42"AFS

ELECT PANEL
15"x34"@ 38"AFS

WD VOL CLG WOOD FF

LANDING

BRICK FS
PLATE 7'0" WD CLG 7'6"
4xWD BM
7'8"AFS
3'4"x4'4"

WD FXD WDW
ONE LITE HEAD 6'8"AFF

BATHROOM
GB CLG 8'5" TILE FF
21 STAIR WD VOL CLG WOOD FF

LIVING ROOM

WD VOL CLG WOOD FF FAMILY ROOMWD VOL CLG WOOD FF DINING ROOMWD VOL CLG WOOD FF CLG
CHNG
321
567
DECK WALL +42"AFS
DECK WALL +42"AFS
DECK WALL +42"AFS DN 8 9 10 11 12

BATH / PWDR

EXISTING WALL TO REMAIN -

NEW WOOD FRAMED STUD WALL - NON RATED
WOOD FRAMED STUD WALL - 1 HR RATED TYP

CONSTRUCTION
WOOD FRAMED STUD WALL - 2 HR RATED TYP

CONSTRUCTION

CMU - CONCRETE MASONRY BLOCK CONSTUCTION
- SEE STRUCTURAL

CONCRETE WALL - CIP - CAST IN PLACE - SEE

STRUCTURAL

DEMO WALL (DASHED)

DEMO FLOOR / ROOF AREA

NEW ADDITION AREA - PRIMARY RESIDENCE

MECHANICAL AREA

ADU HABITABLE AREA

NEW BALCONY / DECK
LEGEND
A-5.1 A
A-5.1 A
A-5.1 B
A-5.1 B
A-5.2 C
A-5.2 C
A-5.2 D
A-5.2 D
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
228
228 of 355

DEMO PLAN

LOWER LEVEL
1/4" = 1'-0"
3'0"x6'8" WD ENTRY DUTCH DR

FOUR LITE TOP
SILL 1"AFF
1"
1"
2"
1"
1"
1" REF D W
GAS
WD FRMG ABV 9'2
CLOSET WD CLG 6'10"
2'0"x6'8" WD DR
2'0"x6'8" 2'0"x6'8" WD DR WD DR

ENTRY FOYER

WD VOL CLG WOOD FF

BEDROOM

WD VOL CLG WOOD FF

BATH WD VOL CLG WOOD FF
PLATE 8'0" WD CLG 8'3" PLATE 10'7" WD CLG 10'10" 3x4 WD RFTRS @29"o.c. 4x8 WD BM 7'3"AFF

SHWR WD SLPG
CLG

TILE FS CURB
6" CURB4" CAB
+36" SINK
2'0"x6'8" WD DR
S.L. 24"X54"
PLATE 7'1" WD CLG 7'5"
3'6"x1'6" WD AWNG WDW
THREE LITE HEAD 6'8"AFF
(2)3'6"x1'6" WD AWNG WDW
THREE LITE HEAD 6'4"AFF
PR 2'0"x6'6" WD FRCH DRS

FOUR LITE EACH
SILL 0"AFF WOOD
STEP
CLOSET GB CLG 7'1" SOFFIT GB CLG 7'1" CLG CHNG
PLATE 7'1" WD CLG 7'5"
3x4 WD RFTRS @29"o.c.

PLATE 10'5" WD CLG 10'8"
SOFFIT GB CLG 6'8"

KITCHEN

WD VOL CLG WOOD FF
(2)2'2"x5'2" ALUM CLAD FXD WDWS FOUR LITE
EACH
HEAD 6'8"AFF
(2)2'2"x5'2" ALUM CLAD CSMT WDWS FOUR

LITE EACH
HEAD 6'8"AFF
3'0"x6'8" WD ENTRY DUTCH DR

FOUR LITE TOP
SILL 1"AFF
PLATE 8'0" WD CLG 8'3"
(2)2'2"x5'2" ALUM CLAD CSMT WDS FOUR LITE
EACH
HEAD 6'8"AFF
(2)2'2"x5'2" ALUM CLAD CSMT WDWS FOUR

LITE EACH
HEAD 6'8"AFF
METAL FP (WD/GAS) 28"x24"x18" WD MANTLE +55"AFF STONE HEARTH +16"AFF FP OPENING +16"AFF
FP
HEARTH
+16"AFF
MANTLE
+55 AFF
4'6"x1'0" ALUM CLAD FXD WDWS ONE LITE

TRANSOM
HEAD 8'1"AFF
4'6"x3'4" ALUM CLAD FXD WDW ONE LITE

TRANSOM
HEAD 10'5"AFF
(4)2'6"x9'2" WD FXD WDWS ONE LITE EACH
HEAD 11'0"AFF
4x12 WD BM 9'0"AFF
4x12 WD BM 7'0"AFF
PLATE 12'1" WD CLG 12'4"
4x8 WD R.R. @30"o.c.

CS'D OPNG
3'4"x6'8" CS'D OPNG2'11"x6'8"
(3)3'6"x7'3" WD FXD WDWS ONE LITE EACH
HEAD 7'6"AFF
3'9"x7'3" WD FXD WDW
ONE LITE HEAD 7'6"AFF
PR 2'6"x6'6" WD FRCH DRS

TEN LITE EACH
SILL 1"AFF SUN ROOM
GB CLG 8'4" WOOD FF
2'6"x6'8" WD DR BEDROOM
GB CLG 8'5" WOOD FF
CLOSET GB CLG 8'5"
2'6"x6'8" WD DR
PR 2'6"x6'8" WD DR
2'2"x5'4"

AL CLD CSMT WDW
FOUR LITE HEAD 6'9"AFF

TUB DECK
+22"

TUB / SHWR
3'6"x1'6"

WD AWNG WDW
THREE LITE HEAD 24"BFC
PR 2'0"x6'6" WD FRCH DRS

FOUR LITE EACH
SILL 0"AFF
6x WD BM
7'4"AFF
6x WD BM
8'3"AFF

LANDING
29"AFF UP
STAIR: 15R@±7.35"EA
14T@±10"EA
4 SOFFIT GB CLG 7'8" WD BM 7'2"AFF

LANDING ABV
6'8"AFF
CNTR
+45" CAB
+36"
O/H
CAB

SINK DW
O/H

CAB WD BM
7'2"AFF
4x10 WD BM
9'1"AFF
4x8 WD BM
6'7"AFF
CAB
+36" COOKTOP w/ HOOD O/H

CAB O/HCAB DBL OVENS CAB
+36" M/W

CAB HEAD
7'2"AFF
2'6"x6'8" WD PKT DR LAUNDRY

WD VOL CLG

TILE FF
3'0"x6'6" WD DUTCH DR

FOUR LITE TOP
SILL 1"AFF
O/H
CAB R.A.VENT
1'8"x1'8" @7"AFF
3'6"x4'6" WD DBL CSMT WDWS

FOUR LITE EACH
HEAD 6'7"AFF
HEARTH
+0"AFF
BRICK FP (WD/GAS) 40"x26"x24" WOOD MANTLE +43"AFF
TILE HEARTH +0"AFF
FP OPENING +0"AFF
HEARTH
+43"AFF
FP
PLATE 7'9" WD CLG 8'3"

WD RIDGE
10'3"
PLATE 7'9" WD CLG 8'3"
PLATE 7'1" WD CLG 7'8" 3'8"x5'6" WD DBL CSMT WDWS

FOUR LITE EACH
HEAD 6'9"AFF
4x8 WD RFTRS @29"o.c.S.L. 24"X54"
PATIO WALL w/ GATE
+42"AFS
6x WD
POST
STAIR: 3R@±5.5"EA
2T@±12"EA
DN
3 PORCH COVER
2x6@7'5"AFS
PORCH
PLEXI COVERED 7'11" WOOD FF

PORCH WOOD FF
1 2
2 1
13DN
WD HNDRL +42"AFS
WD HNDRL +42"AFS

LANDING
OPEN TOO SKY WOOD FS +15" 1 2 2 1

DECK OPEN TO SKY WOOD FS

DECK OPEN TO SKY WTRPRF FS

DECK OPEN TO SKY WOOD FS

DECK OPEN TO SKY WTRPRF FS DECK OPEN TO SKY WTRPRF FS
PLATE 13'0" SHTG 13'5"

LINE OF WALL ABOVE
PLATE 9'1" WD CLG 10'3"
3x4 WD R.R. @30"o.c.

PLATE 11'3" WD CLG 11'7"
3x4 WD R.R. @30"o.c.
4x12 WD BM 9'0"AFF
7'6"x4'4"

WD CS/FX/CS WDWS ONE LITE EACH
3'4"x4'4" PICTURE
1'9"x4'4" CSMT EACH SIDE HEAD 6'8"AFF
3 2 1

LINE OF DECK
ABOVE
DN WD HNDRL +42"AFS

ELECT PANEL
15"x34"@ 38"AFS

WD VOL CLG WOOD FF

LANDING

BRICK FS
PLATE 7'0" WD CLG 7'6"
4xWD BM
7'8"AFS
3'4"x4'4"

WD FXD WDW
ONE LITE HEAD 6'8"AFF

BATHROOM
GB CLG 8'5" TILE FF
2 1

STAIR WD VOL CLG WOOD FF

LIVING ROOM

WD VOL CLG WOOD FF FAMILY ROOMWD VOL CLG WOOD FF DINING ROOMWD VOL CLG WOOD FF CLG
CHNG
3 2 1
5 6
7 DECK WALL +42"AFS
DECK WALL +42"AFS
DECK WALL +42"AFS DN

MAIN FLOOR

06.01.2023
8 9 10 11 12

DEMO WINDOW
A-2.2.2

EXISTING DECK TO REMAIN

PROTECT IN PLACE

EXISTING DECK TO REMAIN

PROTECT IN PLACE

BATH / PWDR

DEMO FIREPLACE
DEMO

STAIRCASE

DEMO WINDOW WALL

DEMO WINDOWS

DEMO WINDOW

DEMO WALL

DEMO WALL

PROTECT IN PLACE

PROTECT IN PLACE
DEMO
DEMO

DEMO WINDOW

DEMO WINDOW DEMO DOOR
DEMO

PROTECT IN PLACE

PROTECT IN PLACE

PROTECT IN PLACE PROTECT IN PLACE

PROTECT IN PLACE

PROTECT IN PLACE

PROTECT IN PLACE

REMOVE (E) WOOD GUARDRAIL
NEW

ADDITION

DEMO DECK

DEMO STAIRS

DEMO DECK

DEMO STAIRS

DEMO DOOR

DEMO DOOR

DEMO WINDOW

DEMO DEMO
NEW

ADDITION
(E)
(E)
(E) (E) (E)
(E)
(E)
(E)
(E)
(E)
(E)
(E) (E)

DEMO DEMO DEMO
(E) (E)

DEMO DECK

DEMO DECK

DEMO WINDOW

DEMO DOOR DEMO

REMODEL AREA

EXISTING PERIMIETER WALL TO REMAIN -
NEW WINDOWS IN EXISTING OPENINGS_TYPICAL

EXISTING WALL TO REMAIN -

EXISTING ON GRADE DECK TO BE REMOVED -

EXISTING ON GRADE DECK AND GUARD TO BE REMOVED -

DEMO WALL / WINDOWS

DEMO EXTERIOR WINDOW WALL / POSTS -

DEMO EXTERIOR WOOD STAIRCASE

DEMO PORITION OF (E) DECK FOR NEW

ADDITION AT MAIN HOUSE

DEMO EXTERIOR WINDOW WALL / POSTS -

DEMO EXTERIOR WINDOW -

DEMO EXISTING FIREPLACE OUT OF VIEW CORRIDOR

DEMO EXTERIOR WINDOW -

EXISTING EXTERIOR WALL TO REMAIN

DEMO EXISTING DUTCH DOOR - NEW WINDOW

DEMO EXISTING WINDOW - NEW FIREPLACE CHIMNEY COLUMN -
(E) SOLID WOOD GUARD TO REMAIN - PROTECT IN PLACE
(E) SOLID WOOD GUARD TO REMAIN - PROTECT IN PLACE

NEW WOOD FRAMED INTERIOR WALL - (POCHE)

PROPOSED ADU LOCATION - NEW WALL

DEMO WALL (DASHED)TYP

DEMO PORITION OF (E) DECK FOR NEW

ADDITION AT MAIN HOUSE

NEW ADU

GARAGE LEVEL
TOTAL EXISTING AREA 606
TOTAL DEMO AREA 0
TOTAL REMAINING AREA 606

LOWER LEVEL FLOOR
TOTAL EXISTING AREA 1705
TOTAL DEMO AREA 0
TOTAL REMAINING AREA 1705

UPPER LEVEL FLOOR
TOTAL EXISTING AREA 339
TOTAL DEMO AREA 25
TOTAL REMAINING AREA 314

ROOF (LOWER)
TOTAL EXISTING AREA 1304
TOTAL DEMO AREA 0
TOTAL REMAINING AREA 1304

ROOF (UPPER)
TOTAL EXISTING AREA 649
TOTAL DEMO AREA 299
TOTAL REMAINING AREA 350
TOTAL
TOTAL EXISTING AREA 4603
TOTAL DEMO AREA 324
TOTAL REMAINING AREA 4279
DEMO 7%

EXISTING WALL TO REMAIN -

NEW WOOD FRAMED STUD WALL - NON RATED
WOOD FRAMED STUD WALL - 1 HR RATED TYP

CONSTRUCTION
WOOD FRAMED STUD WALL - 2 HR RATED TYP

CONSTRUCTION

CMU - CONCRETE MASONRY BLOCK CONSTUCTION
- SEE STRUCTURAL

CONCRETE WALL - CIP - CAST IN PLACE - SEE

STRUCTURAL

DEMO WALL (DASHED)

DEMO FLOOR / ROOF AREA

NEW ADDITION AREA - PRIMARY RESIDENCE

MECHANICAL AREA

ADU HABITABLE AREA

NEW BALCONY / DECK
LEGEND
A-5.1
A
A-5.1
A
A-5.1
B
A-5.1
B
A-5.2
C
A-5.2
C
A-5.2
D
A-5.2
D
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2
3 - 4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
229
229 of 355

FLOOR PLAN - UPPER LEVEL
Scale: 1/4" = 1'-0"
2 LARGE FIXED WINDOW

NEW STAIRCASE
45'-2"

CSMT WIN CSMT WIN WINDOW

MECHANICAL
AREA

WINDOW WALL
CSMT
WIN
CSMT
WIN

SKYLIGHT
ABOVE
FRENCH
DOORS
FRENCH
DOORS

WINDOWS FOR VIEWS NORTH WINDOWS FOR VIEWS NORTH

LARGE SLIDER
29'-4" 10'-0"

REMOVE (E) STAIRCASE

NEW FLOOR INFILL

TRELLIS
BELOW
WATER
CLOSET
SHOWER
SOAK
TUB
DUAL
VANITY
18'-6"
1'-10"
11'-9" 1'-6" 3'-6"

SUITE ENTRY
2'-0" 11'-11" 2'-0"
DN
1'-2"
8'-4" 14'-2"
12'-0"
3'-0"
14'-11"
11'-7"
12'-1" 10'-3" 12'-0" 10'-10"
6'-6"
9'-11"

NEW STAIRCASE
BED # 1
132.94' FF
WD-1

SOUND PROOF ONE HOUR RATED FIRE WALL
BATH # 1
132.94' FF
WD-1

TUB / SHOWER

LARGE SKYLIGHT ABOVE
BED # 2
132.94' FF
WD-1

NEW PRIMARY SUITE
134.54' FF
WD-1

NEW PRIMARY BATH
134.54' FF
STN-1

NEW PRIMARY WIC
134.54' FF
STN-1 SKYLIGHT

LANDING

NEW BALCONY
134.54' FF
WD-1
22'-6"
34'-6"

NEW BALCONY
134.54' FF
STN-1

SOLID GUARD
(E) ROOF
6'-0" 2'-6"
7'-6"
4'-0"
20'-0"
4'-0"
7'-6"
4'-0"
7'-6"
SB SB
PL
PL
20'-0"
F.Y.S.B.

PL
PL PL
SB SB

SB SB ADU HOUSE
PL
ABV
7'-1"
7'-0"

CLOSET MECHANICAL
AREA

OPEN TO BELOW
2'-6" 24'-5" 2'-5"
(E) ROOF
13'-9"

CATALINA STREET
2'-1" 8'-6"
0"
4'-7" 2'-0" 1'-0" 2'-0" 7'-6" 2'-2" 2'-0" 5'-4" 2'-0" 10" 5'-0"

NEW CHIMNEY
(E)

CHIMNEY
(E) FIREPLACE

TO BE REMOVED
-

SKYLIGHT ABV
-
-
-
-
-
- - - - -
- - - -
-

EDGE OF ROO OVERHANG ABOVE
A-2.3

FLOOR PLAN

UPPER LEVEL
1/4" = 1'-0"
3'-8"

TRELLIS - BELOW
CSMT
WIN
-

CATWALK
CSMT
WIN
- CSMT
WIN
-
- OPEN TO BELOW
9'-10"
8'-5"
9'-1"
2'-2"
-
WOOD / STEEL CABLE RAIL GUARD - MIN 42" TALL
2'-7" 9'-5"
15'-11"
A-5.1 A
A-5.1 A
A-5.1 B
A-5.1 B
A-5.2 C
A-5.2 C
A-5.2 D
A-5.2 D
1'-6" 6'-0" 10"

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
230
230 of 355
14'-9"
16'-0"

ADDITION
128
ADU
MECH.
61 157
MECH.
45 ADDITION
150
186
141
12 STAIRCASE

STAIRCASE
8'-1"
9'-0" 3'-0" 7'-5" 6'-9" 8'-4"
17'-9"
6'-11" 10'-5" 18'-0"
3'-6"
3'-6"
4'-0"
3'-9"
9'-6" 9'-11"
6'-5" 9'-6"
132
3'-0"
9 18'-11"
15'-1"
BALCONY_ADD
122
10'-0"
28'-0"
(E)
(E)
BALCONY_ADD
83 1

OPEN TO BELOW
34 97

OPEN TO BELOW
12'-0"
34'-6"
7'-6"
4'-0"
20'-0"
4'-0"
7'-6"
4'-0"
7'-6"
SB SB
PL
PL
20'-0"
F.Y.S.B.

PL
PL PL
SB SB

SB SB ADU HOUSE
PL

FLOOR PLAN - UPPER LEVEL

EXISTING LOWER LEVEL HABITABLE AREA
216
382
765
54 119
1618
TOTAL 1705

ADDITION - LOWER LEVEL
68 57
TOTAL 125

MECHANICAL ADDITION
776
83 61
45 TOTAL 272

EXISTING LOWER LEVEL DECK
117
483
33 633

EXISTING UPPER LEVEL HABITABLE AREA
186
141
12 TOTAL 339

ADDITION - UPPER LEVEL
157
150
TOTAL 307

UPPER LEVEL BALCONY ADDITION
122
83 205
ADU
255
344
128
13219
34 97
TOTAL 1000

ADU OUTDOOR SPACE
152

ADU - MECHANICAL
0 A-2.3.1

FLOOR AREA CALC

UPPER LEVEL
1/4" = 1'-0"

TRELLIS
BELOW
9'-0"
11'-6" 10'-10" 4'-6"
9'-0"

EXISTING WALL TO REMAIN -

NEW WOOD FRAMED STUD WALL - NON RATED
WOOD FRAMED STUD WALL - 1 HR RATED TYP

CONSTRUCTION
WOOD FRAMED STUD WALL - 2 HR RATED TYP

CONSTRUCTION

CMU - CONCRETE MASONRY BLOCK CONSTUCTION
- SEE STRUCTURAL

CONCRETE WALL - CIP - CAST IN PLACE - SEE

STRUCTURAL

DEMO WALL (DASHED)

DEMO FLOOR / ROOF AREA

NEW ADDITION AREA - PRIMARY RESIDENCE

MECHANICAL AREA

ADU HABITABLE AREA

NEW BALCONY / DECK
LEGEND
A-5.1 A
A-5.1 A
A-5.1 B
A-5.1 B
A-5.2 C
A-5.2 C
A-5.2 D
A-5.2 D
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
231
231 of 355
A-2.3.2

DEMO PLAN

UPPER LEVEL
1/4" = 1'-0"
BATH 1"

WD VOL CLG

TILE FF
STAIR: 15R@±7.35"EA
14T@±10"EA

LANDING BLW
6'8"AFF

DECK OPEN TO SKY WOOD FF
PLATE 10'2" SHTG 10'7" DN
(3)3'6"xANGLED WD FXD WDWS ONE LITE EACH
SILL 9'0"AFF
3'8"x7'0" WD FXD WDW

ONE LITE EACH
HEAD 9'8"ABV LNDG
PLATE 6'5" SHTG 6'10"
3'0"x6'8" WD DR
PR 2'6"x6'8" WD FRCH DRS

TEN LITE EACH
SILL 1"AFF
3'4"x4'4"

WD FXD WDW
ONE LITE HEAD 6'8"AFF
PLATE 9'6" SHTG 9'11" PLATE 11'7" SHTG 12'1" GB CLG SLP'G

LANDING ABV
6'8"AFF

FLOOR TO
FLOOR 9'2"
2'4"x6'8" WD DR
1'4"x1'4"

VINYL AWNING WDW
ONE LITE HEAD 6'0"AFF PLATE 6'8" SHTG 7'2"

BEDROOM WD VOL CLG

CRPT FF

CLOSET WD VOL CLG
CRPT FF PLATE 9'11" SHTG 10'4" PLATE 6'4" SHTG 6'9"
PLATE 9'11" SHTG 10'4"
TILE WALL +49"
CURB
6" CURB
4" SHWR WD SLPG CLG

TILE FS

SINK CAB
+36" SEAT
+19"
7'0"x1'4"
VINYL SL/FX/SL WDWS ONE LITE EA HEAD 8"BELOW PLATE
4x8 WD R.R. @30"o.c.
4x8 WD R.R. @44"o.c. 4x8 WD R.R. 4x8 WD R.R.

PLATE 10'7" SHTG 10'10"
5'0"x2'6"

WD SL/FX/SL WDWS ONE LITE EA HEAD AT PLATE

LINE OF ROOF ABOVE
3'0"x1'4"

VINYL FXD WDW
ONE LITE HEAD 8" BELOW PLATE

MINI-SPLIT MINI-SPLIT HEAD UNIT CONDENSER
7'6"x4'4"

WD CS/FX/CS WDWS ONE LITE EACH
3'4"x4'4" PICTURE
1'9"x4'4" CSMT EACH SIDE HEAD 6'8"AFF
3'4"x4'4"

WD FXD WDW
ONE LITE HEAD 6'8"AFF

LINE OF ROOF ABOVE

LINE OF ROOF EAVE

LINE OF BLDG BELOW

LINE OF BLDG BELOW

LINE OF ROOF EAVE

CHIMNEY

CHIMNEY

SKYLIGHT

SKYLIGHT
WD HNDRL +42"AFS

SITING RM WD VOL CLG

CRPT FF

STAIR WD VOL CLG

DEMO WINDOW WALL ADDITION

ADDITION

DEMO WALL

DEMO WALL

DEMO WALL
DEMO

DEMO WINDOW

PROTECT IN PLACE
(E) WALL

DEMO WALL

DEMO BATHROOM

DEMO CLOSET

DEMO WINDOW

DEMO WALL

DEMO WALL

DEMO WINDOW

DEMO WALL DEMO WALL

DEMO CHIMNEY

DEMO (E) DECK

DEMO FLOOR

DEMO WALL
25 DEMO WINDOW
3'-6"
7'-3"
(E) WALL

GARAGE LEVEL
TOTAL EXISTING AREA 606
TOTAL DEMO AREA0
TOTAL REMAINING AREA 606

LOWER LEVEL FLOOR
TOTAL EXISTING AREA 1705
TOTAL DEMO AREA0
TOTAL REMAINING AREA 1705

UPPER LEVEL FLOOR
TOTAL EXISTING AREA 339
TOTAL DEMO AREA 25
TOTAL REMAINING AREA 314

ROOF (LOWER)
TOTAL EXISTING AREA 1304
TOTAL DEMO AREA0
TOTAL REMAINING AREA 1304

ROOF (UPPER)
TOTAL EXISTING AREA 649
TOTAL DEMO AREA 299
TOTAL REMAINING AREA 350
TOTAL
TOTAL EXISTING AREA 4603
TOTAL DEMO AREA 324
TOTAL REMAINING AREA 4279
DEMO 7%

EXISTING WALL TO REMAIN -

NEW WOOD FRAMED STUD WALL - NON RATED
WOOD FRAMED STUD WALL - 1 HR RATED TYP

CONSTRUCTION
WOOD FRAMED STUD WALL - 2 HR RATED TYP

CONSTRUCTION

CMU - CONCRETE MASONRY BLOCK CONSTUCTION
- SEE STRUCTURAL

CONCRETE WALL - CIP - CAST IN PLACE - SEE

STRUCTURAL

DEMO WALL (DASHED)

DEMO FLOOR / ROOF AREA

NEW ADDITION AREA - PRIMARY RESIDENCE

MECHANICAL AREA

ADU HABITABLE AREA

NEW BALCONY / DECK
LEGEND
A-5.1 A
A-5.1 A
A-5.1 B
A-5.1 B
A-5.2 C
A-5.2 C
A-5.2 D
A-5.2 D
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
232
232 of 355

TRELLIS BELOW

NEW ADU

SHED ROOF

SLYLIGHT
(E)

SHED ROOF
SLP
SLP
SLP
SLP
SLP

NEW PRIMARY SUITE

SHED ROOF
(E) SHED ROOF
NEW

PRIMARY DECK
BELOW

NEW REAR PATIO
BELOW

DECK BELOW
7'-6"
4'-0"
20'-0"
4'-0"
7'-6"
4'-0"
7'-6"
SB SB
PL
PL
20'-0"
F.Y.S.B.

PL
PL PL
SB SB

SB SB ADU HOUSE
PL
SLP
SLP
SLP
SLP
SLP
SLP
18'-3" 1'-11"
17'-1"
14'-9"
2'-5"
14'-0"
3'-1"
17'-0"
17'-1"

NEW FLAT ROOF
11'-5"
35'-0"
10'-9" 50'-11" 1'-10" 144.71' T/ROOF - 145.00 T. ROOF TOP OF EAVE 143.60' T.ROOF- 143.60' T.ROOF- 145.70' (E) T.ROOF EXISTING 141.66' T/ROOF EXISTING 145.70' (E) T.ROOF EXISTING 143.54' T/ROOF - 145.00 T. ROOF TOP OF EAVE 137.78' T/ROOF- 138.33' T/WALL- 134.43' FS/DECK- 134.43' FS/DECK- 134.76' T/ROOF- (E) ROOF

NEW CHIMNEY
(E)

CHIMNEY

SKYLIGHT
A-2.4

ROOF PLAN
1/4" = 1'-0"
±4:12
±4:12
±3:12
±4:12

CHIMNEY

SKYLITE

SKYLITE
±3:12
±3:12
±4:12
±3.5:12
±3.5:12
±3:12 ±3:12
±3:12
±3:12
±3:12
±3:12
±3:12
RIDGE
RIDGE
142.02' T/ROOF TOP OF EAVE
143.21' T/ROOF
-
143.50 T. ROOF TOP OF EAVE
142.02' T/ROOF
-
143.79' T/ROOF T/CURB 143.79' T/ROOF T/CURB
A-5.1 A
A-5.1 A
A-5.1 B
A-5.1 B
A-5.2 C
A-5.2 C
A-5.2 D
A-5.2 D

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
233
233 of 355

TRELLIS BELOW

NEW ADU

SHED ROOF

SLYLIGHT
(E)

SHED ROOF
SLP
SLP
SLP
SLP
SLP
(E) SHED ROOF
NEW

PRIMARY DECK
BELOW

DECK BELOW
7'-6"
4'-0"
20'-0"
4'-0"
7'-6"
4'-0"
7'-6"
SB SB
PL
PL
20'-0"
F.Y.S.B.

PL
PL PL
SB SB

SB SB ADU HOUSE
PL
SLP
SLP
SLP
SLP
SLP
3'-1"

DEMO ROOF
11'-5"
(E) ROOF
(E)

CHIMNEY
A-2.4.2

DEMO PLAN
ROOF
1/4" = 1'-0"
±4:12
±4:12
±3:12
±4:12

CHIMNEY

SKYLITE

SKYLITE
±3:12
±3:12
±4:12
±3.5:12
±3.5:12
±3:12 ±3:12
±3:12
±3:12
±3:12
±3:12
±3:12
RIDGE
RIDGE

PROTECT IN PLACE

DEMO ROOF

DEMO ROOF

PROTECT IN PLACE

PROTECT IN PLACE

PROTECT IN PLACE

PROTECT IN PLACE

PROTECT IN PLACE
13'-11" 10'-4"
13'-7" 9'-5"
22'-6"

ADDITION
189
114
12'-2" 10'-4"
16'-11"
166
11'-6"
15'-8"
180

GARAGE LEVEL
TOTAL EXISTING AREA 606
TOTAL DEMO AREA0
TOTAL REMAINING AREA 606

LOWER LEVEL FLOOR
TOTAL EXISTING AREA 1705
TOTAL DEMO AREA0
TOTAL REMAINING AREA 1705

UPPER LEVEL FLOOR
TOTAL EXISTING AREA 339
TOTAL DEMO AREA 25
TOTAL REMAINING AREA 314

ROOF (LOWER)
TOTAL EXISTING AREA 1304
TOTAL DEMO AREA0
TOTAL REMAINING AREA 1304

ROOF (UPPER)
TOTAL EXISTING AREA 649
TOTAL DEMO AREA 299
TOTAL REMAINING AREA 350
TOTAL
TOTAL EXISTING AREA 4603
TOTAL DEMO AREA 324
TOTAL REMAINING AREA 4279
DEMO 7%

EXISTING WALL TO REMAIN -

NEW WOOD FRAMED STUD WALL - NON RATED
WOOD FRAMED STUD WALL - 1 HR RATED TYP

CONSTRUCTION
WOOD FRAMED STUD WALL - 2 HR RATED TYP

CONSTRUCTION

CMU - CONCRETE MASONRY BLOCK CONSTUCTION
- SEE STRUCTURAL

CONCRETE WALL - CIP - CAST IN PLACE - SEE

STRUCTURAL

DEMO WALL (DASHED)

DEMO FLOOR / ROOF AREA

NEW ADDITION AREA - PRIMARY RESIDENCE

MECHANICAL AREA

ADU HABITABLE AREA

NEW BALCONY / DECK
LEGEND
A-5.1 A
A-5.1 A
A-5.1 B
A-5.1 B
A-5.2 C
A-5.2 C
A-5.2 D
A-5.2 D
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
234
234 of 355

SIDE ELEVATION - SOUTHWEST
Scale: 1/4" = 1'-0"
1 SB
PL
SB

SIDE ELEVATION - SOUTHEAST
Scale: 1/4" = 1'-0"
2 SB
PL
SB
PL
SB
SB
(E) GARAGE
116.50' FS

UPPER LEVEL (MAIN HOUSE)
134.54' FF

LOWER LEVEL (MAIN HOUSE)
125.38' FF

LOWER LEVEL (ADU)
122.44' FF

UPPER LEVEL (ADU)
132.94' FF
PLT
PLT
8'-10"
1'-6" 9'-0"
1 12
1 12

EXISTING SHED ROOF TO BE

REMOVED

EXISTING SHED ROOF TO BE REMOVED -
(DASHED) NEW PRIMARY BEDROOM

ADDITION -
NEW (2) STORY ADU - 100 0 SQ FT
(E) GARAGE
116.50' FS
PLT
PLT
8'-0" 1'-6" 9'-0" 5'-10"
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.44’ FF

UPPER LEVEL (ADU)
132.94' FF
PLT
PLT
8'-0" 1'-6" 9'-0"
21'-1"
8'-11"
9'-1"
5'-10"
5'-10"
4'-0"
16'-0"
SB
PL
SB
PL
20'-0"
R.Y.S.B
R.Y.S.B. (ADU)
PEARL STREET 7'-11" 1'-0" 2'-7"
4'-3" 3'-0"
5'-6" 6" 3'-0" 4'-9" 2'-6"
4'-0"
7'-6"
4'-0"
7'-6"
S.Y.S.B.

S.Y.S.B.

MAX BUILDING HEIGHT
145.00'
25'-0"
NEW 2ND FLOOR ADDITION - NEW SHED
ROOF -
4'-10"
F.Y.S.B.
(E)
GATE -

MAX BUILDING HEIGHT
145.00'

LOWER PATIO
116.50' FS
(E) DRINVEWAY

REPLACE GUARDRAIL - NEW WOOD

POSTS / TOP CAP / STEEL CABLE RAIL -

RELOCATE FIREPLACE / CHIMNEY AND APPROVED

SPARK ARRESTOR
(E) (E) SHED ROOF TO BE REFRAMED WITH NEW BATT

INSULATION PACKAGE - SEE STRUCTURAL -
8'-1"
6"
PLT

REMOVE EXISTING FIREPLACE / CHIMNEY -

ADDITION VIEW CORRIDOR PROVIDED

NEW WINDOW

PROPOSED LOCATION OF AIR

CONDITIONING UNITS -
11'-6"
21'-1"
NEW ADU - 1000 SQ FT - (2) STORY -

NEW EXPOSED WOOD BEAM AND

RAFTER SHED ROOF -
8'-6" 6"
GLS-1
MTL-1 GLS-1 HARDI-1 GLS-1

SLD SLD SLD
HARDI-1 WD-1
HARDI-1
WD-3
WD-3 WD-1

SLD SLD SLD

SLD SLD SLD
CONC-1
4'-1" 3'-0" 10"
42"
5'-11"

MAX BLD HEIGHT
145.00'
HARDI-1
- -
-
-
-
-
-
-
-

MAX BLD HEIGHT
145.00'
- - - - - - -
-
- - - - MULTI-PANEL SLIDER

SLD SLD
HARDI-1

EXISTING ROOF BEYOND TO REMAIN -

EXISTING NON-CONFORMING -

ON-GRADE DECK

EXISTING DECK
8'-0"
PLT
(E) LOWER PATIO
STAIRS
DECK
A-4.1

BUILDING

ELEVATIONS
1/4" = 1'-0"
28'-6"
22'-8"
21'-11"
28'-6"
20'-9" 23'-2"
NG NG
23'-6"
NG
-

MULTI-PANEL SLIDER WITH

DIVIDED LITE -
MAX BUILDING HEIGHT - 25'-0" MAX ABOVE NATURAL GRADE
MAX BUILDING HEIGHT - 25'-0" MAX ABOVE NATURAL GRADE
NG

OPEN WOOD TRELLIS
NG
MAX BUILDING HEIGHT - 25'-0" ABV NG
MAX BUILDING HEIGHT - 25'-0" ABV NG
25'-0"
1'-8"
15'-0"
A.B.S.

NEW FINISH MATERIAL CLADDING THROUGHOUT -

SEE MATERIAL SPEC

NEW FINISH MATERIAL CLADDING THROUGHOUT -

SEE MATERIAL SPEC
-
ROOF REVISIONS: EAVE PULLED BACK 3'-0" -
PLATE HEIGHT REDUCTION : 1'-6" - EXTERIOR
WALL PULLED BACK 1'-6"

LOWER LEVEL (ADU)
122.44’ FF

UPPER LEVEL (ADU)
132.94' FF
9"
9"

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2
3 - 4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
235
235 of 355

SIDE ELEVATION - SOUTHWEST (DEMO)
Scale: 1/4" = 1'-0"
1 SIDE ELEVATION - SOUTHEAST (DEMO)
Scale: 1/4" = 1'-0"
2 A-4.1.1

BUILDING

ELEVATIONS

DEMO EXHIBIT
1/4" = 1'-0"
1'-5"
4'-11" 4'-2" 4'-0"
4'-0"
8'-0"
1'-4"
4'-6"
18'-2"
12'-4" 9'-5"
13'-0"
4'-0"
33 7
6 160
25 171

SOUTHWEST ELEVATION
TOTAL EXISTING AREA 904
TOTAL DEMO AREA 418
TOTAL REMAINING AREA 486

SOUTHEAST ELEVATION
TOTAL EXISTING AREA 1135
TOTAL DEMO AREA 310
TOTAL REMAINING AREA 825

NORTHEAST ELEVATION
TOTAL EXISTING AREA 694
TOTAL DEMO AREA 118
TOTAL REMAINING AREA 576

NORTHWEST ELEVATION
TOTAL EXISTING AREA 743
TOTAL DEMO AREA 244
TOTAL REMAINING AREA 499
TOTAL
TOTAL EXISTING AREA 3476
TOTAL DEMO AREA 1090
TOTAL REMAINING AREA 2386
DEMO 31%
16 9'-2"
10'-11" 4'-1" 7'-7" 3'-11" 2'-11"
1'-5"
6'-7"
4'-5" 4'-5"
16'-5"
100
67 33
33 25
4 3'-0"
8'-4"
2'-0"
11'-5"
25 23

EXISTING WALL TO REMAIN -

NEW WOOD FRAMED STUD WALL - NON RATED
WOOD FRAMED STUD WALL - 1 HR RATED TYP

CONSTRUCTION
WOOD FRAMED STUD WALL - 2 HR RATED TYP

CONSTRUCTION

CMU - CONCRETE MASONRY BLOCK CONSTUCTION
- SEE STRUCTURAL

CONCRETE WALL - CIP - CAST IN PLACE - SEE

STRUCTURAL

DEMO WALL (DASHED)

DEMO FLOOR / ROOF AREA

NEW ADDITION AREA - PRIMARY RESIDENCE

MECHANICAL AREA

ADU HABITABLE AREA

NEW BALCONY / DECK
LEGEND
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
236
236 of 355
SB
PL
SB
ADU PL
SB
PL SB
SB

FRONT ELEVATION - NORTHWEST - (PEARL STREET)
Scale: 1/4" = 1'-0"
4 UPPER LEVEL (MAIN HOUSE)
125.38' FF

LOWER LEVEL (MAIN HOUSE)
125.38' FF

LOWER LEVEL (ADU)
122.44' FF

UPPER LEVEL (ADU)
132.94' FF
PLT
PLT
8'-0"
8'-1"
1 12
1 12
11"
10'-6"
(E) SHED ROOF TO REMAIN -

EXISTING SHED ROOF AT BEDROOM TO BE

REMOVED - NEW SHED ROOF ABOVE AT ADDITION
NEW SHED ROOF AT 2ND STORY ADDITION TO PRIMARY SUITE

NEW FRENCH DOOR AT GUEST

BEDROOM / REMOVE (E) WINDOW
(E) (E) (E)
(E) NEW

NEW SHED ROOF AT ADU - EXPOSED WOOD

RAFTERS / BEAMS -
CANTILEVER WOOD TRELLIS - IVY - bougainvillea

EXISTING
4'-10"

NEW REAR BALCONY OVER EXISTING SHED ROOF
TO BE REMOVED - CABLE RAIL GUARDRAIL - 42"
TALL

EXISTING SECOND STORY VOLUME TO REMAIN

EXISTING

PROPOSED ADU
4'-0" FGFGGG
R.Y.S.B.
22'-4"
SB
PL
20'-0"
F.Y.S.B.

EXISTING NON-CONFORMING STRUCTURE IN

FRONT YARD SETBACK -
10'-3" 9'-9"

EXISTING
4'-0" 3'-6" 4'-0"
1'-6"
(E) GARAGE
116.50' FS

LOWER LEVEL (MAIN HOUSE)
125.38' FF
(E) GARAGE
116.50' FS

MAX BLD HGT
145.00'
8'-11"

PLT PLT
S.Y.S.B S.Y.S.B
1'-1" 7'-10"
1'-1"
NEW ADU - 1000 SQ FT - (2) STORY -
PLANTER SEAT WALL - MAX 30" ABV NATURAL GRADE -
7'-6"
S.Y.S.B
(E) GARAGE DOOR -

NEW CHIMNEY

EXISTING SHED ROOF - NEW INSULATION PACKAGE
REFRAME WOOD BEAMS BELOWEXISTING WINDOW TO BE REMOVE - NEW

FIREPLACE / CHIMNEY - VENEER PER SPEC -
(E) LOW WALL PRIVACY GUARD TO REMAIN -

NEW VENEER PER SPEC - NEW WOOD CAP -
(E) (E)
(E)
12'-7"
7'-6"
WD-1
ASPH-2 HARDI-1 HARDI-1 WD-1 ASPH-2
HARDI-1
ASPH-2
CONC-1

EXISTING WOOD FENCE TO REMAIN - PROTECT

IN PLACE -

EXISTING NON-CONFORMING STRUCTURE TO

REMAIN - NEW WINDOWS IN EXISTING

OPENING - NEW FINISH PER SPEC -
(E)
GATE

EXISTING CHIMNEY TO REMAIN -

EXISTING SHED ROOF TO REMAIN - PROTECT

IN PLACE -
- NEW REAR BALCONY AT PRIMARY SUITE
HARDI-1
WD-3
WD-3
-
-
-
-
-
-
-
- - - -
-
- -
ASPH-2
ASPH-2
(E)
3'-6"
- - - -
- - - -
-
WD-1
BRK-1 ASPH-1 WD-1 ASPH-1

MAX BLD HGT
145.00'
(E) CHMNEY TO BE REMOVED

LOWER LEVEL (MAIN HOUSE)
125.38' FF

MAX BLD HGT
145.00'

MAX BLD HGT
145.00'
9'-0"

NEW GARAGE DOOR IN EXISTING OPENING
CONC-1
7'-10"

EXISTING FIREPLACE TO BE REMOVED
(DASHED)
A-4.2

BUILDING

ELEVATIONS
1/4" = 1'-0"
19'-6"

SIDE ELEVATION - NORTH EAST - (CATALINA STREET)
Scale: 1/4" = 1'-0"
3 MAX BUILDING HEIGHT - 25'-0"
NG
25'-0"

REMOVAL OF EXISTING NON-CONFORMING ROOF

STRUCTURE CURRENTLY ABOVE THE MAXIMUM
BUILDING HEIGHT +25"
15'-0"
ABS
2'-1"
ROOF REVISIONS: EAVE PULLED BACK 3'-0" -
PLATE HEIGHT REDUCTION : 1'-6" - EXTERIOR
WALL PULLED BACK 1'-6"
ROOF REVISIONS: EAVE PULLED BACK 3'-0" -
PLATE HEIGHT REDUCTION : 1'-6" - EXTERIOR
WALL PULLED BACK 1'-6"
(E)
(E)
(E)

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2
3 - 4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
237
237 of 355

SIDE ELEVATION - NORTH EAST - (CATALINA STREET)
Scale: 1/4" = 1'-0"
3 A-4.2.1

BUILDING

ELEVATIONS

DEMO EXHIBIT
1/4" = 1'-0"

FRONT ELEVATION - NORTHWEST - (PEARL STREET)
Scale: 1/4" = 1'-0"
4 SOUTHWEST ELEVATION
TOTAL EXISTING AREA 904
TOTAL DEMO AREA 418
TOTAL REMAINING AREA 486

SOUTHEAST ELEVATION
TOTAL EXISTING AREA 1135
TOTAL DEMO AREA 310
TOTAL REMAINING AREA 825

NORTHEAST ELEVATION
TOTAL EXISTING AREA 694
TOTAL DEMO AREA 118
TOTAL REMAINING AREA 576

NORTHWEST ELEVATION
TOTAL EXISTING AREA 743
TOTAL DEMO AREA 244
TOTAL REMAINING AREA 499
TOTAL
TOTAL EXISTING AREA 3476
TOTAL DEMO AREA 1090
TOTAL REMAINING AREA 2386
DEMO 31%
6'-9" 1'-5"
7'-2"
7'-7"
6'-6"
4'-2" 2'-4"
1'-4"
1'-5"
2'-2"
3 2
72 9
32 6'-3"
5'-11"
4'-7"
18'-8"
4'-6"
1'-4"
5'-3"
4'-6"
8'-2"
4'-5"
2'-5"
15'-3"
3'-7"
1'-3" 2'-4"
8'-3"
37 85
18'-8"
10 10
6 23
36 37

EXISTING WALL TO REMAIN -

NEW WOOD FRAMED STUD WALL - NON RATED
WOOD FRAMED STUD WALL - 1 HR RATED TYP

CONSTRUCTION
WOOD FRAMED STUD WALL - 2 HR RATED TYP

CONSTRUCTION

CMU - CONCRETE MASONRY BLOCK CONSTUCTION
- SEE STRUCTURAL

CONCRETE WALL - CIP - CAST IN PLACE - SEE

STRUCTURAL

DEMO WALL (DASHED)

DEMO FLOOR / ROOF AREA

NEW ADDITION AREA - PRIMARY RESIDENCE

MECHANICAL AREA

ADU HABITABLE AREA

NEW BALCONY / DECK
LEGEND
DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
238
238 of 355

PRIMARY BATHROOM

LIVING DINING

KITCHEN ON GRADE DECK

SECTION A
Scale: 1/4" = 1'-0"
A
ADU
(MAX 1000 SQ FT)
BED # 1

SECTION B
Scale: 3/16" = 1'-0"
B

PRIMARY

BEDROOM

EAT IN KITCHEN
ENTRY
COURT

SECONDARY

BEDROOM
SB
ADU PL
SB
PL SB
SB
4'-0" 3'-6" 4'-0"
S.Y.S.B S.Y.S.B
7'-6"
7'-6" S.Y.S.B
SB
ADU PL
SB
PL SB
SB
4'-0" 3'-6" 4'-0"
S.Y.S.B S.Y.S.B
7'-6"
7'-6" S.Y.S.B

ON GRADE DECK

GREAT ROOM
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
133.94' FF
PLT
PLT
8'-10" 1'-0" 9'-6" 5'-10"
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
132.94 ' FF
PLT
PLT
8'-10" 2'-0" 8'-6"
22'-7"
22'-4"
5'-10"

MAX BLD HEIGHT
145.00'

MAX BLD HEIGHT
145.00'
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
132.94' FF
PLT
PLT
8'-0" 2'-0" 8'-6" 5'-10"
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
132.94 ' FF
PLT
PLT
8'-0" 2'-0" 8'-6"
22'-7"
22'-4"
5'-10"
5'-10"

MAX BLD HEIGHT
145.00'

MAX BLD HEIGHT
145.00'
A-5.1

BUILDING

SECTIONS
1/4" = 1'-0"
25'-0"
25'-0"
22'-9"
25'-0"
MAX BUILDING HEIGHT - 25'-0"
NG
ENTRY

TRELLIS TRELLIS
23'-1"
NG
3'-0"
MAX BUILDING HEIGHT - 25'-0" ABV NG
25'-0"
ELEVATION AT CL OF STREET (120.00' E.P.)

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
239
239 of 355

SECTION C
Scale: 1/4" = 1'-0"
C
SB
PL
SB
4'-0"
16'-0"
SB
PL
A.B.S.B.

PL
20'-0"
R.Y.S.B
R.Y.S.B. (ADU)
(E) GARAGE

SECTION D
Scale: 1/4" = 1'-0"
D
SB
PL
SB
4'-0"
16'-0"
SB
PL
A.B.S.B
PL
20'-0"
R.Y.S.B
R.Y.S.B. (ADU)

PRIMARY SUITE
ADU

LIVING AREA

STAIRCASE

GREAT ROOM

BULIDNG SECTIONS
(E) DECK (E) DECK
(E) DRIVEWAY
(E) PATIO
(E) GARAGE
116.50' FS

UPPER LEVEL (MAIN HOUSE)
134.54' FF

LOWER LEVEL (MAIN HOUSE)
125.38' FF

LOWER LEVEL (ADU)
122.50' FF

UPPER LEVEL (ADU)
133.50' FF
PLT
PLT
8'-4" 1'-0" 10'-0"
1 12
1 12
8'-11" 9'-1"
7'-11" 1'-0"

MAX BUILDING HEIGHT
145.00'
25'-0"

MAX BUILDING HEIGHT
145.00'

LOWER PATIO
116.50' FS
11'-0"
22'-7"
9'-0" 1'-0" 3'-6"
3'-5"
5'-11"
(E) GARAGE
116.50' FS

UPPER LEVEL (MAIN HOUSE)
134.54' FF

LOWER LEVEL (MAIN HOUSE)
125.38' FF

LOWER LEVEL (ADU)
122.50' FF

UPPER LEVEL (ADU)
133.50' FF PLT
PLT
1 12
1 12
8'-11" 9'-1"
7'-11" 1'-0"

MAX BUILDING HEIGHT
145.00'
25'-0"

MAX BUILDING HEIGHT
145.00'

LOWER PATIO
116.50' FS
22'-7"
9'-0" 2'-0"
5'-11"
A-5.2

BUILDING

SECTIONS
1/4" = 1'-0"
15'-0"
CL OF STREET - 120.00' E.P.
25'-0"
25'-0"
23'-6"
22'-10"
NG
NG
15'-0"
6'-0" MAX
N.G.
8'-0"

MATERIAL SPECIFICATIONS
ALUMINUM DOORS / WINDOWS PER SCHEDULE" - KYNAR 500 PAINTED FINISH - COLOR: CHARCOLE GREY - MANUFACTURER: TO BE DETERMINED / TYPICAL INSULATED WINDOW WALL SYSTEMSINSULATED GLASS - DUAL " - LOW E - TEMPERED - CLEAR - SOLAR BAN 60 BY P.P.G. UNLESS NOTED OTHERWISE - SEE SCH-1 GLS-1
FULL HEIGHT GLASS ENCLOSURE - FRAMELESS - 1/2" THK - CLEAR - TEMPERED - RECESS GLAZING CHANNEL / SHOWER GLASS HARDWARE BY "C.R. LAURENCE CO., INC." WHEN APPLICABLE - SEE SCH-1 INTERIOR DRYWALL THROUGHOUT - 5/8" THK REGULAR WEIGHT - TAPE / SEAL - "SMOOTH ASTM TYP 5 FINISH" - SKIM COAT ENTIRE WALL - PAINT COLOR PER INTERIOR - BACK ROLL W/ FOAM ROLLER - SHADOW REVEAL AT BASE - "J" REVEAL MOLD BY "FRY REGLET" - MODEL -DRMZ-625-75 - 3/4" FINISH

REVEAL - PAINT TO MATCH DRYWALL - PROVIDE SHARP SQUARE CORNER DRYWALL BEAD - GYP-1
EXPOSED CIP CONCRETE - RUSTIC BOARD FORM FINISH - 6" WIDE PLANKS - SANDBLAST FORM BOARDS - FINISH - HORIZONTAL - ALIGN ALL FORMWORK - ALLOW OOZE JOINT - SEE ARCH DETAIL (3,4 D-1) CONC-1

CIP CONCRETE PAVERS / FLATWORK / - LIGHT ETCHED FINISH - SAW CUT FLATWORK TO ALIGN WITH CONTEXT - SEE "ARCH" CONC-2

ALUMINUM SHEET METAL - BOX GUTTERS/ DOWNSPOUTS / ROOF CAPS / VENEER WALL WRAP - ALUMINUM - 12 GAUGE- KYNAR 500 - COLOR: CHARCOLE GREY - "SAMPLE" - MTL-2 TILE-1
ENGINEERED HARDWOOD FLOORING BY "BOEN" - CHALETINO - OAK TRADITIONAL SMOOTH - MODEL:

BOEEICY4MFD - SIZE: 3/4" X 11-3/4" X 108" - "SAMPLE TO ARCH" WD-1
CEDAR SHINGLE SIDING - LONG NATURAL KILN DRIED - EASTERN WHITE CEDAR - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - PROVIDE ONE HOUR RATED WALL ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
WD-2
WD-3
WD-4
STUC-1
GYP-X FIRE RATED GYPSIUM BOARD - 5/8" THK - ONE HOUR RATED - SMOOTH FINISH - PAINT COLOR PER "ARCH" TILE-2 TILE BACKSPLASH - TYP FULL HEIGHT -
MTL-1
ASPH-1
GRAVEL ROOF -" CRUSHED GRAVEL - 4 PLY GAFGLAS, BUILT UP ROOF BY "GAF", CLASS B FIRE RATED, UL LISTED, ICC ESR -1274. COMPRISED OF (1) GAFGLAS # 75 BASE SHEET AND (3) GAFGLAS PLY 4 SHEETS WITH HOT ASPHALT BETWEEN EACH LAYER WITH AND 4/5 GRAVEL BALLAST 0/ CONT. BITUTHENE W.P.

MEMBRANE BY "GRACE" - ESR - 3063 - COLOR:GREY
GLS-4
LARGE FORMAT PORCELAIN TILE FLOORING -1/2" THK - 24" X 48" - RUNNING BOND - CHARCOLE GREY - ZERO GROUT LINE - HONED FINISH - SEAL - O/ MUDSET - MATERIAL ALLOWANCE: $10 SQ/FT - SEE ARCH

FOR SAMPLE
CABINETRY / MILLWORK- WHITE OAK VENEER LEAFS - RIFT - BOOK MATCH - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - RECESS FINGER FULL DETAIL - 1" TALL - C-PROFILE BY "HAFELE" - ALUM - BLACK RAL 905 - # 126.36.300 - SEE INTERIOR ELEVATIONSWD-5 PLAS-1 INTERIOR VENETIAN PLASTER ACCENTS / FIREPLACE RECESS: FRENCH GREY - "SAMPLE TO ARCH" WD-6
EXTERIOR / INTERIOR WOOD EAVES / EXPOSED CEILINGS - DOUG FIR- "CLEAR"-"VG"- 1X6 -TONGUE & GROOVE - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) - BACK PRIME- SUBMIT SAMPLE TO "ARCH" - SEE ARCHITECTURAL DETAIL - PROVIDE ONE HOUR RATED ROOF ASSEMBLY W/ (1) LAYER OF 5/8" DENSGLASS AS NEEDED -
INTEGRALLY COLORED SMOOTH TROWEL STUCCO - "SAMPLE TO ARCH" - OVER EXTERIOR LATH O/ (2)

LAYERS OF GRADE D BUILDING PAPER O/ PLYWOOD SHEATHING PER STRUCTURAL - WHITE STAIN GRADE INTERIOR SLAB DOORS / CUSTOM MILL JAMBS -8/4 STOCK-- RIFT WHITE OAK - FINISH : OIL PLUS 2C BY "RUBIO MONOCOAT" - COLOR: SMOKE - SEE INTERIOR JAMB DETAILS EXTERIOR HARDWOOD DECKING - BORNEO TEAK - 4/4 STOCK - CONCEALED FASTENER - HARDI-1 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -

EXPOSED STRUCTURAL WOOD BEAMS - DOUG-FIR - SELECT STRUCTURAL - HAND PICK FOR APPEARANCE - SRS - FINISH: ARBORCOAT STAIN - SEMI TRANSPARENT BY "BENJAMIN MOORE" - FLAT (N638) WD-7
ASPH-2 COMPOSITION SHINGLE ROOFING BY "GAF" - TIMBERLINE HDZ - COLOR: CHARCOAL - "SAMPLE" HARDI-2 VERTICAL BOARD AND BATTEN SIDING BY JAMES HARDIE - SMOOTH - PAINT GRADE FINISH - COLOR:

CHARCOLE GREY - "SAMPLE" -
U.N.O., EXTERIOR WALLS TO BE 2 X 6 WOOD STUDS - POCKET DOOR WALLS TO BE 2 X 6 WOOD STUDS ALL INTERIOR WALLS TO BE 2 X 4 WOOD STUDS - UNLESS NOTED OTHERWISE - SEE DIMENSIONS ALL EXTERIOR WALLS TO HAVE R-19 BATT INSULATION, R-11 AT INTERIOR WALLS, SEE TITLE 24

1. 2.

AT THE GARAGES, MECHANICAL, STORAGE, ATTICS AND UNDER STAIRS SHALL USE 5/8" TYPE 'X' GYPSUM BOARD - GARAGE ACCES DOORS SHALL BE 1 3/8" SOLID CORE (FOR NON-SPRINKLERED DWELLINGS) AND SELF-CLOSING AND SELFLATCHING IN SPRINKLERED AND NON-SPRINKLERED DWELLINGS PER R302.5.1

SUBMIT SHOP DRAWINGS FOR ARCHITECT APPROVAL AT HVAC LAYOUTS, FIRE SPRINKLERS AND CABINETRY - FIRE SPRINKLER HEADS SHALL BE COLOR MATCHED, CONCEALED, FLUSH MOUNT 2 3/4" DIAMETER BY MIRAGE OR EQUAL.

WHOLE BUILIDNG VENTILATION - SEE COVER SHEET FOR CALCULATIONS - PROVIDE ONE SOME OR LESS -

SEPARATE FAN LOCATED IN HALLWAY - LABELED SWITCH FOR MAINTENANCE ONLY - PERMANENTLY MARK: DISCONNENT FOR WHOLE HOUSE FAN - DO NOT TURN OFF EXCEPT FOR MAINTENANCE EMERGENCY EGRESS WINDOW TO BE NO LESS THAN 5.7 FT^2 (NET CLEAR OPENING) MIN 24" IN HEIGHT - 20" IN WIDTH - MAX SILL HEIGHT OF 44" ABOVE FINISH FLOOR - SEE DOOR AND WINDOW SCHEDULE STAIRS, STEPS AND LANDINGS SHALL BE A MAXIMUM RISE OF 7.75 INCHES AND MINIMUM RUN (TREAD) OF 10 INCHES. PER R311.7.4 - PROVIDE A NOSING BETWEEN 0.75" AND 1.25" ON STAIRWAYS WITH SOLID RISERS WHERE TREAD DEPTH IS LESS THAN 11" PER R311.7.4.3 - . MINIMUM WIDTH OF 36 INCHES PER R311.7.1 - MINIMUM HEADROOM OF 6 FT. 8 INCHES PER R311.7.2 HANDRAILS SHALL PROVIDE A MINIMUM OF ONE CONTINUOUS HANDRAIL ON STAIRWAYS WITH 4 OR MORE RISERS AND AT ALL OPEN SIDES PER R311.7.7 - HANDRAIL HEIGHT SHALL BE 34 TO 38 INCHES ABOVE THE NOSING OF TREADS PER R311.7.7.1 - HANDRAIL WITH CIRCULAR CROSS-SECTIONS SHALL HAVE A DIAMETER OF 1.25 TO 2 INCHES PER R311.7.7.3 - HANDRAIL SHALL BE CONTINUOUS WITHOUT

INTERRUPTION BY NEWEL POST OR OTHER OBSTRUCTION, EXCEPT AT THE LANDING, VOLUTE, OR TURNOUT ON LOWEST TREAD PER R311.7.7.2, - CLEAR SPACE BETWEEN HANDRAIL AND WALL SHALL BE

1.5 INCHES MINIMUM PER R311.7.7.2
GUARDRAILS SHALL BE INSTALLED WHEN AN OPEN SIDE IS MORE THAN 30 INCHES MEASURED VERTICALLY TO THE FLOOR OR GRADE BELOW AT ANY POINT WITHIN 36 INCHES HORIZONTALLY TO THE EDGE OF THE OPEN SIDE PER R312.1 - GUARD HEIGHT SHALL BE A MINIMUM OF 42 INCHES PER R312.2 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4 INCH DIAMETER SPHERE. PER R312.3 - THE TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6 INCH DIAMETER SPHERE PER R312.3 - OPENINGS BETWEEN INTERMEDIATE BALUSTERS ON THE OPEN SIDE OF STAIRS SHALL PRECLUDE THE PASSAGE OF A 4-3/8 INCHES DIAMETER SPHERE. R312.3
PROVIDE TYPICAL WATER CLOSET CLEARANCE -MIN 30" CLEAR WIDTH ALONG PLUMBING WALL - MIN. 24" CLEARANCE IN FRONT PER FIXTURE PER CPC 407.6

WALL COVERING OF SHOWERS OR TUBS SHALL BE OF CEMENT PLASTER, TILE OR APPROVED EQUAL TO A HEIGHT OF NO LESS THAN 72" ABOVE DRAIN INLET. BACKING FOR TILE SHALL BE CEMENT BOARD OR CEMENT PLASTER. ( CRC R307.2, CBC 1210.3)
OPERABLE WINDOWS LOCATED GREATER THAN 72" ABOVE GRADE SHALL BE PLACED A MINIMUM OF 24" ABOVE FINISH FLOOR - ALL OPERABLE WINDOWS BELOW 24" SHALL BE MECHANICALLY LIMITED SO THAT A 4" SPHERE SHALL NOT PASS UNOBSTRUCTED - R612.2
PROPOSED LOACTION OF A/C UNIT(S): (2) CARRIER - PERFORMANCE SERIES WITH PURON # 38HDR-060 60 KBTUH 13 SEER - PROVIDE PROPER SERVICE AREA PER CEC & CMC - SEPARATE PERMIT / PLAN CHECK - PROVIDE COMPLIANCE WITH NBMC SECTION 10.26.045 FOR SOUND LEVEL - NOT TO EXCEED 50 DBA ( 55 DBA WITH TIMER, 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT

ROOFER TO PRIME ALL FLASHINGS AND ROOF DRAINS TO ENSURE A PROPER BOND WITH ROOFING - ALL VALLEYS TO BE FLASHED WITH 16 OZ COPPER, 22" WIDE, MINIMUM HEAD LAP 6", SEAL WITH MASTIC - UNLESS NOTED OTHERWISE, SLOPE ALL FLAT ROOFS TO A MINIMUM OF 1/4" PER FOOT - PROVIDE ROOF DRAINS AND OVERFLOW. OVERFLOW TO BE PIPED SEPARATELY PER R903.4.1 TANKLESS WATER HEATER BY "NORITE" - NR98 (B-0751M) SERIES - PROVIDE " GAS - VENT TO ROOF - 4 IN

DIA CATEGORY III PIPE
EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION -0 ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50% PER NBMC

15.32.015.

ELECTRICAL PANEL - 200 AMP( VERIFY) - PROVIDE TYPICAL GROUNDING ROD - MIN 1/2" DIA X 8'-0" - COPPER CLAD - SIZE OF CONDUCTORS SHALL COMPLY WITH CEC TABLE 250.66 BOND SEPARATE CONDUCTORS FROM GROUND ROD TO ELECTRICAL PANEL AND TO METAL BUILDING FRAME (CEC 250.52). - BOND THE ELECTRICAL GROUND TO METAL UNDERGROUND WATER PIPE IN DIRECT CONTACT WITH THE EARTH FOR 10 FT. OR MORE, IF AVAILABLE (CEC 250.52). PROVIDE 3'-0" CLEARANCE FROM FACE OF PANEL GAS FURNACE BY "BRYANT" - MODEL # 311JAV048090 - 71 KBTU - .80 AFAU OR APPROVED EQUAL - SEE MANUFACTURER SPEC - PROVIDE 3/4" GAS INLET - VENT TO EXTERIOR AT ROOF ABOVE W/ MIN 4" DIA.

DUCT - MAX 30'-0" RUN W/ 2 ELBOWS AS NEEDED- SUPPLY COMBUSTION AIR TO UNITS VIA VENT AT SIDEYARD W/ MIN 380 SQ IN OF INDOOR AIR - SOUND TRANSMISSION CONTROL - SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD 275. SOUND LEVEL NOT TO EXCEED 50 DBA (55 DBA WITH TIMER; 65 DBA WITH TIMER AND NEIGHBOR'S CONCENT) PER SECTION 10.26.045 OF THE NBMC. LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. LOCATE

EQUIPMENT IN EQUIPMENT WEEL OR ROOF IF NECESSARY
CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. R1003.9

FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED

AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING - DECORATIVE

SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT

WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT

CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R1005.2
EAVES / PROJECTIONS IN SPRINKLERED STRUCTURES LOCATED > 2 FT. AND < 3 FT. TO THE PROPERTY LINE SHALL BE OF AT LEAST 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION OR HEAVY TIMBER. PER R302.1(1) AND TABLE R302.1(2) - PROVIDE GYPSIUM BOARD TYPE X DOMESTIC CLOTHES DRYER EXHAUST VENT SHALL BE MINIMUM 4"DIAMETER AND TOTAL 14 FEET COMBINATION HORIZONTAL ,VERTICAL INCLUDED 2-90°ELBOWS [CMC 504.3.2.2]

3. 4.

5. PLAN NOTES

6. 7.

8. 9.

10. 11.

12. 13.
14 .
15 16.

17. 18.

19. 20.

21. 22.

ALL EXTERIOR LATH AND PLASTER SHALL HAVE TWO LAYERS OF GRADE D PAPER OVER WOOD BASE SHEATING ( CRC R703.6.3, CBC 2510.6)

23. 24. SAFETY GLASS SHALL BE PROVIDED NOTES PROVIDED ON SHEET SCH-1 - KEYNOTE # 29

ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. (CBC 3109.4.4.2) 25.

RIGID INSULATION AT ROOF PACKAGE - BY "OWENSCORNING" - MIN R-19 - SEE T-24 SPECS - Meets ASTM C578 - Fire rated wall and roof assemblies including ASTM E119, E108, NFPA 285, UL 1256 and FM Class I 26.

PROVIDE CONTINUOUS WATERPROOF MEMBRANE BY "CARLISLE" - CCW 5013 - PEDESTRIAN TRAFFIC DECK SYSTEM OR " APPROVED EQUAL" - ASTM C957-93 - UL 790 - CLASS A FIRE RATED 27.

WATER HEATER BURNER TO BE LOCATED MIN 18" ABOVE GARAGE FLOOR AND 15" FROM CENTER TO ANY SIDE WALL OR OBSTRUCTION PER CPC 407.50 - INSTALL A 3" DIA BY 3'-0" TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS LOCATED IN GARAGE PER CPC 508.14 28 FASTENERS AND CONNECTORS (NAILS, ANCHOR BOLTS, ETC…) IN CONTACT WITH PRESERVATIVETREATED WOOD SHALL BE OF HOT-DIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. (CRC R317.3, CBC 2304.9.5.1)

29. ANCHOR BOLTS SHALL INCLUDE STEEL PLATE WASHERS, A MINIMUM OF 0.229" X 3" X 3" IN SIZE, BETWEEN SILL PLATE AND NUT. (CRC R602.11.1, CBC 2308.12.8, ACCEPTABLE ALTERNATE SDPWS 4.3.6.4.3).

30. DESIGN REVIEW SET_V2.0
CHRIS A. LETOURNEAU
Principal Architect / General Contractor
Lic. # C-30692 / Lic # 928306
250 Newport Center Drive, Suite 305
Newport Beach, CA. 92660
Tel: 949.673.3834

THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO LETOURNEAU

ARCHITECTURE AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT

BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR

DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF LETOURNEAU ARCHITECTURE ISSUE:

12.02.2525
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

12.06.2024

ZONING PLAN CHECK CORRECTIONS -

12.06.2024
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1 Besinaiz, Daniel CD
From: Studio
Sent: Friday, October 24, 2025 3:54 PM
To: Besinaiz, Daniel CD
Subject: Design Review of 399 Pearl St Laguna Beach
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Hello, Daniel.

How are you?
I left a voicemail earlier.

I’m emailing to see if I could please see the existing plans for 399 Pearl St and then the proposed extension.

My mother in law lives right next door and I would like to confirm my understanding that this proposed extension is going to be very disruptive disturbance to her privacy and her peace of mind. I am told that the extension will look directly into her house and private back patio.

She is 83 years old and has lived in this tiny 900 sq ft house for over 35 years. Her neighbor's house at 399 Pearl St is already enormous, by comparison. It seems very inappropriate that the neighbors should be allowed any extensions that will be this invasive to the lives of those right next to it.

This has been extremely distressing to her, so I do hope that permission not be allowed for her neighbor’s build.

Justine Fluent
Attachment 11
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From: Studio
Sent: Thursday, January 15, 2026 12:31 PM
To: Besinaiz, Daniel CD <[email protected]> Cc: Gannon, Jessica <[email protected]>; Gibbs, Thomas <[email protected]>; Coveny, Mary Jo <[email protected]>; Bauta, Imer <[email protected]>; Weil, Louis <[email protected]> Subject: Re: Design Review of 399 Pearl St Laguna Beach [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hello, Daniel.

How are you?
I just left you a voice mail, but wanted to follow up with an email as well.

We are very dissatisfied and disappointed in our neighbor’s reaction to the Design Review Board’s requests at the Nov 13, 2025 meeting.

To remind you, this already extremely large property (largest by far in the Wood’s Cove neighborhood), is proposing a number of changes including an oversized, two-story ADU.

This proposed ADU would loom directly over my 85-year old mother-in-law's (Lynda Fluent) private patio and look directly into the living room and bedroom at Pearl St.

At the Nov 13th meeting, after both our group and most of the board expressed a number of concerns, the board decided that the 399 Pearl St group should confer with us and come up with a solution. The problems were: destruction of Lynda’s privacy, greatly reducing Lynda’s enjoyment of her own house, and enlarging an already over-sized building envelope.

We did not afterwards hear from them, and assumed they had abandoned the idea of the new construction.
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To our surprise, we received an email from them a couple of days ago saying that they had on their own, without speaking with us at all, made some changes to the plans. They had not only waited to contact us until the Design Review meeting was just over a week away (upcoming Jan 22), but had not discussed with us regarding what we needed (as the Design Review has asked), nor did they made any significant changes to the plans (as the Design Review had also asked). They have made small reductions of 18 inches form the property line, when the changes needed to be in the manner of 18 feet. Additionally, the “screen plantings” they repeatedly referenced in the Nov 13 meeting are not only far lower than they represent in their illustrations, but are wholly inadequate to address the encroachment of this ADU. And the “existing deck” that was mentioned, is close the back of Lynda’s kitchen and sitting room, where the windows are oriented on the opposite wall towards the ocean, so this is not comparable here.

They have a very inappropriately large ADU planned that should not be allowed. As a compromise, we propose they eliminate the second story or have the second story reduced by half, such that only half the ADU has a second floor, and the other half closest to the property line between the houses, does not have a second floor at all.

Proposing to pull the ADU back from the property fence by a foot and a half is wholly inadequate. It does not address our concerns nor those of the Design Review itself.

Their lack of adherence to what the Design Review Board asked of them in speaking to us about changes, and their lack of any significant changes at all with a house that is already far larger that what Laguna Beach desires in this neighborhood, is unfortunately disrespectful to us and to the Design Review Board. We are grateful that Board Chair Gibbs came to 367 Pearl St to look at the proposed stakes last fall. We encourage other board members to come and look at the overwhelming mass they are planning at 399 Pearl St.

Their oversized proposal greatly threatens the property value of Lynda Fluent’s house. And if this house, and then other houses, were to try to enlarge in this way, the entire charm of Laguna Beach’s Wood’s Cove that this board is trying to preserve will be lost.

We remain completely opposed to their ADU plans for reasons of privacy, property enjoyment, and the maintaining of house sizes appropriate for Wood’s Cove in Laguna Beach. We feel very strongly that unless they can eliminate the second story (or have a second story on ONLY the half of the ADU that is close to Catalina St), their project should 243
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be rejected by the Design Review Board. It is an inappropriate addition for this area and violating for the neighbors. I have included am image of the two properties for reference.

Though we have been given limited notice by the 399 Pearl St group on this matter, we will be at the January 22 meeting to continue to voice our opposition to this proposed ADU.

Justine Fluent
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This transcript was exported on May 06, 2026 - view latest version here.

Meeting Date 01.22 (Completed 05/06/26)
Transcript by Rev.com