Laguna Beach City Council
July 28, 2026

Thomas Gibbs:

One that we have up is 399 Pearl Street, item 5.10. Design Review 25-1819, Coastal Development Permit 25-1820. Ex parte, please.

Imer Bauta:

Chair, I visited site. Met with Steve Cortani and project architect, Chris.

Louis Weil:

Same.

Jessica Gannon:

This is for Pearl?
Louis Weil:

Yes.

Jessica Gannon:

I met on site with Chris the architect and Steve Cortani.

MJ Coveny:

And I did the same, but I also met with the neighbor, Ms. Fluent, I believe.

Thomas Gibbs:

And I visited the site with the architect team and I met and visited the site with Linda Fluent at 367 Pearl. All right. Daniel, please.

Daniel Besinaiz:

All right. So item 5.10 tonight is for design review and a coastal development permit at 399 Pearl Street.

This is a continuance from the previous hearing in November. Next slide, please.

Thomas Gibbs:

What's that?
Louis Weil:

It's raining.

Thomas Gibbs:

Again?
MJ Coveny:
[inaudible 00:01:37].

Thomas Gibbs:

Attachment 12
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My watch says sunnySpeaker 15:

Sorry. Give me a quick second.

Thomas Gibbs:
... at 6:47. Literally sunny. I don't know why it's sunny, but...

Louis Weil:

It's not sunny.

Thomas Gibbs:

It's definitely not sunny.

Louis Weil:

You're sunny.

Thomas Gibbs:

Yeah. There you go.

Daniel Besinaiz:

All right. The project is located in an existing neighborhood, zoned as R1 residential low density. The site is bordered on all sides by residential properties and is on the corner of Pearl Street and Catalina Street.

There is an existing single family residence on site. Next slide, please. The project is for... Oh, did we move back? Okay. Next slide, please. Previously, this project was scheduled for October DRB, but was continued to November to meet staking requirements. At the November hearing, the project was continued to today's hearing with requests to lower heights to the greatest extent possible, reduce eaves, and push the upper story back by reducing square footage. The proposed project is for interior remodels, upper and lower additions, landscaping and construction of an attached ADU. DR is required to exceed the building site coverage, upper level additions, elevated decks, and landscaping. The ADU is not subject to DR, but required approval of a CDP.

This is the revised site plan. The applicant lowered the roof by one foot six inches through reduced plate heights, pulled the eave back by three feet, and moved the entirety of the ADU one foot six inches towards Catalina Street and away from the neighborhood down slope. The proposal to exceed building site coverage remains. The applicant provided the following chart, which shows the allowable BSC and the breakdown of the proposed BSC. The proposed ADU makes up 10% of the proposed BSC. Staff has received two comments expressing concern and/or opposition. Concerns include privacy and neighborhood compatibility, which are the same as they were for the last hearing as well. To conclude, staff finds that the project is in compliance with the design review guidelines, complies with all code standards, and is compatible with the development present in the neighborhood.

And with that, staff recommends approving design review and coastal development permit. Finds the project exempt per CEQA guidelines.

Thomas Gibbs:
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Thank you very much. Any questions of staff? Seeing none, I open the public hearing. You have five minutes, Chris.

Chris Letourneau :

Okay. Good evening, board members. Chris Letourneau from Letourneau Architecture, speaking on behalf of the Mueller family for 399 Pearl Street. Again, I appreciate meeting you guys all at the site.

Always love the collaboration of working through some of these challenges. Just to jump right in and obviously based onThomas Gibbs:

Hold on a second, your time.

Chris Letourneau :

Go ahead.

Thomas Gibbs:

I haven't called you up there yet. So you'll have your opportunity. You can resume the time. Go ahead, Chris.

Chris Letourneau :

Obviously, took board members' commentary very seriously. As staff just recommended, we lowered the project by 18 inches. We moved it back an additional 18 inches. And some of the board members had commented on the large eave on that second story ADU, was pushed back an additional three feet.

So we made some nice concessions to make this project more palatable. Again, the building site coverage we're slightly over, but within, we believe, the pattern of development for the surrounding area. So hopefully there is a finding for that, that you guys can make this evening. We worked closely, again, reiterating the neighbor behind 399 Pearl Street had an existing view preservation corridor that we were hoping to keep, which is how we landed on this particular location for the two-story ADU that sits in this location. One of the items that I took from our meeting was to add and extend the privacy trellis on that single story out, which can be seen on the latest drawings that I sent, which can help with the line of sight with the neighbor down below on that privacy concerns that we'll be discussing today.

Look forward to hearing commentary.

Thomas Gibbs:

Thank you very much. Okay. The members of the public can now speak. There'll be three minutes each, so please come up one at a time, and if you can, keep it flowing. And state your name at the beginning.

Linda Fluent:

Good evening. My name is Linda Fluent, and I'm delighted to have my son, Mark Fluent and Justine Fluent. They've been a big help to me in putting together my response to the request. In any event, I also want to thank Mr. Gibbs and Ms. Coveny for coming out to my house and taking a look at it. I have a very small house. I call it a peanut house. You can stand in the middle and look and see the whole place.

And in addition, I have a delightful patio that I use a lot. I spend a lot of time out, I entertain. And the project that they're proposing is right above my patio. And it's two story. Pardon me. It doesn't just take a part of it. It takes up the whole hillside. There's a lot of foliage and trees, which I really enjoy. So I think 247
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the last time I was at this meeting, Mr. Gibbs suggested to the applicants that they contact us and we try to collaborate and come to some reasonable understanding and working project, but we haven't felt that we've been included. I feel that way anyway.

And I'm still not at all happy with the project. It's very overwhelming. I have a two-story house on one side. I look out about 10 feet into a bedroom, a patio, and kitchen and bath, et cetera. And now they're proposing to put up a two-story building on the other side. So I'm respectfully requesting that you folks deny this request. And with that, I'd like Mark, my son, to come up and make a few comments. Thank you.

Thomas Gibbs:

Thank you very much. Next speaker.

Mark Fluent:

Hello, board. My name is Mark Fluent. I'd like to read from the transcript from the November 13th hearing that we had here. 35 minutes into the hearing on this project, Chris Letourneau architect says, "And then just to engage the building site coverage issue, Steve did a study of the surrounding area and came up with a 46% as the average building site coverage in the area. So we're pretty close. So I can share that document with you, maybe that would help to understand truly what the building site coverage and pattern of development is in that area." At 35 minutes and 52 seconds, Chair Gibbs says, "We haven't had a chance to study that. I think you were going to send it to me and I didn't get it." Daniel Besinaiz, forgive me if I'm saying it wrong. "So the applicant is requesting approval to exceed building site coverage requirements. The applicant provided justification for this in one of his attachments, and it aligns with the established development patterns in Woods Cove neighborhood." 18 minutes and 30 seconds into the hearing, Chair Gibbs, "But what sets this project apart from others is the large request for increasing building site coverage, which is within our purview. In my experience on the board, I have not seen a request for that significant of an increase. Moreover, this is one, and I walked the neighborhood, one of the biggest houses already in the neighborhood. So you're asking for a significant increase in building site coverage. That rule is there for a purpose. And the purpose is particularly significant in Woods Cove area."
I could go on. We looked at the document that was uploaded to the public records and provided by the architect and the consultant. It's just completely misleading. I provided you guys with 63 real comparable properties, six full city blocks, including everything. Every house in the area, the real coverage ratio is 28.4. This project is way oversized.

Thomas Gibbs:

Thank you very much. Next speaker.

Justine Fluent:

Hi, I'm Justine Fluent. I do wish we had the visual of this because the cherry-picking is remarkable of the properties that were used to get this high number that they said. Like I said, I'm the daughter-in-law of Linda Fluent. And the 399 Pearl group has shown themselves to be disrespectful and duplicitous in their insistence in violating the overall purpose of this design review board, protecting neighbors' privacy and limiting building size in Woods Cove chiefly among them. At the end of the first appearance in November 13th, like Mark said, this board directed this group, to confer with us to discover a compromise that addresses the vastly oversized, privacy offending, surrounding property value 248
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decreasing two-story ADU they proposed. In the following months, they made no such effort. They instead notified us just a couple of weeks ago that they had made minuscule and meaningless adjustments in inches when changes in many feet was needed.

Of the paperwork they submitted to you, they assembled comps, like I just mentioned, by cherry-picking properties in a wide general area to support the violation of house size to lot size. Also, in their justification for minor modification to lot coverage document that they sent to you, they do not reference whatsoever the 369 Pearl Street property in regards to the enormous privacy violation their two-story ADU would commit. They insist again, they again cherry-pick properties and insist that the views and the privacy of those particular properties were not violated. This is like my saying that parking in my neighbor's driveway next door doesn't affect the houses a block away, so I should be allowed to do it. I've been of the mind to seek a compromise with this group in that they eliminate the second story. It's only a one story, something like that, but now I'm of the mind that their entire ADU proposal should be denied.

Protecting neighbors' privacy and maintaining the building sizes in Woods Cove is part of why the design review board exists at all. And I do hope that you'll continue to protect it because it's not just for us now, but for generations to come. And I have to say, I'm very, very disappointed that the duplicitousness of these documents they sent you guys, upon which when you have a lot of properties to look at, you're supposed to make your decisions. And if you look at the document that Mark showed you, even just the visual of what properties they picked and the two square block that Mark did his figures based on.

Thank you.

Thomas Gibbs:

Thank you very much. Any other public speakers? Come on up.

Mark Hoffman:

Hi, my name is Mark Hoffman and along with my partner, Bruce Blomquist, we're the owners of 363 Pearl Street, which is directly south of 367. And Linda's been our neighbor since 1989. Our house is situated primarily on the east side of our lot, which is in direct proximity to the subject site. And after the Fluent family, we believe our home would be the second most significantly impacted by the work in question. Our master bedroom is located on the second floor and it has its sight line for the most part is shielded from 399 by existing foliage, but the proposed plans would change that. And the current proposed additions also would severely impact our privacy on our outdoor spaces as well. So we are opposed to the application as it now stands and we would ask for substantial modifications to address our concerns. Thank you.

Thomas Gibbs:

Thank you very much. Anyone else? Please come up now. All right. With that said, I return it to the applicant. You have three minute rebuttal.

Chris Letourneau :

Yeah. We responded to what we thought was a happy medium support on this project. Again, reiterating the last iteration of what we did to the ADU, making it more palatable, adding some privacy concerns. I think one of the biggest challenges with the relationship between these two sites really comes down to the natural topography. We're looking at essentially a hillside style stepping where the natural grade is between 10 and 12 feet between two properties. So inevitably, there's going to be what 249
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this has been described as a design that's towering over this lower property. This is going to be inherent when we have this conversation. Anything that's currently on that site, even the preexisting conditions of the second floor deck that exists, already looked down onto this patio. These aren't new conditions that are already being made. So I respect the Fluents very much. They've been actually wonderful to work with and collaborate. We did send them our proposed design and they essentially wanted a single story concept. It's something that we just couldn't meet halfway on.

The building site coverage is accurate. There's a lot of things being said. So anyways, I'd love to answer questions for the board and move forward, please. Thank you.

Thomas Gibbs:

Okay. With that, any questions of the applicant, the public or staff? Seeing none, I close the public hearing and I'll begin. First of all, I do recall that I and the board directed the applicant to meet with Linda Fluent and her family. The reason we asked for that meeting is because your project impacts her house so greatly. And I got to tell you, I'm very disappointed that didn't happen. Sending a plan with what I view as nominal changes is not meeting and trying to come up with a compromise that works for both parties. So I wanted to express that disappointment. Now onto the merits. The building site coverage is not a nominal increase. It's a significant increase here. You are at 47.78%, which is significantly greater than 39.50%, which is the maximum. And it's a big increase compared to what we normally see. Earlier today, there was one for about 3%. Sometimes we see two.

Now, the rule is a couple things. One is that it is an objective requirement that applies to ADUs. The second thing is that we can only modify it when it is necessary to preserve views, preserve privacy, reduce heights, or to maintain neighborhood development patterns. The purpose of this requirement, and it has a purpose, and the purpose is to protect neighbors in neighborhoods from mass and scale and privacy issues. We don't have mansions in this city. And one of the reasons why we don't... Maybe I shouldn't say that. We do have mansions, but we don't have mansionization and we try to fight against it. And tone of the tools, and an important tool, is building site coverage. This board takes that very seriously. The last hearing I expressed that I did not see a justification for the modification. I think there's more evidence that has come to light that further reinforces my view of that.

Mark Fluent's January 21 email, and that's the email he just sent, provides a significant amount of information over building site coverage in the Woods Cove neighborhood. And by the way, one other point is, building site coverage is particularly important in neighbors like Woods Cove, where it has a lot of history. There's acquaintance. There's a lot of small cottages. In fact, there's a lot of small lots throughout there. And to disrespect building site coverage really puts in peril, not only property like Linda Fluent, but the small cottages, and indeed, in my view, the overall character of Woods Cove. And it's our duty, I believe, as a board to protect that character. Now, the information that Mr. Fluent provided, which I did not hear any objection to on the grounds that was inaccurate, really explains where the building site coverage is. The average is clearly 28.6% in the Woods Cove area, which is the flat area of Woods Cove, not up Diamond Crestview.

And I haven't done a detailed study, but it's very clear that where it goes above the 49% that's being requested, indeed above the 39.50, is where you have a small lot and a relatively small house. For example, at 375 Flora, which has a 63.9%, you have a 2,750 square foot lot and a house that's 1,700 square feet. That's a far cry from what's being proposed here where I believe it's a 6,000 square foot lot with a house, including the ADU, that is, I think, clearly substantial compared to the rest of the neighborhood. Another one that is high, would be 363 Pearl, and that's 61%. And that's with a gross lot size of 2,613, less than half of the size of the applicant for a house that's relatively small, very consistent with Woods Cove of 1,600 square feet. The other ones, including with the larger lot sizes, have much 250
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smaller building site coverage. A good example is 350 Center, which has a 14,810 square foot lot with a 2,200 square foot house. Another one is 459 Pearl, which is 13,939 square feet. I'm very familiar with that house because a friend of mine lived there for a long time, with a 3,085 square foot.

So looking at the actual building site coverage, I find that this stands out as particularly incompatible with the Woods Cove neighborhood. Now, with respect to the changes that were made since the last hearing, I do appreciate them. I'm not without appreciating the fact that you did lower and pull it back. I think also I appreciate the fact that you pulled back the leading edge of the upper level ADU, and you added a ground level terrace. I do believe those are not insignificant, but I don't think they go far enough or deal with the issue. The real issue here is that you're putting a 1,000 foot ADU, increasing significantly the building site coverage, which has a direct impact on the neighbor at 399. I think you even admitted that. In your email, Chris, you say, "In such configurations, a degree of visibility between properties is inherently unavoidable." It is when you do a 1,000 square foot two story ADU.

Here you even went stronger, you say, "Inevitably it's going to tower over the 399 project." And I appreciate your candor because it's very obvious when you're in Linda Fluent's backyard that that's exactly what it does. So the bottom line is, I don't see a justification for increasing the building site coverage over an 8% increase over the max. Far from preserving privacy, it negatively impacts Fluent's property. Far from reducing heights, it increases heights in the neighborhood. And it does not maintain neighborhood development patterns in Wood Cove, but rather increases development. And this is the question as I was figuring this out, whether the proposal that you made was sufficient, and this is why I came to a conclusion it was not. What's the next project that comes along that's at 52% over building site coverage? You set a standard at 47, and then the next one at 55, and maybe the next one at 59. And the percentages go up to where you say the percentages are. And I don't happen to buy that because I think you're dealing with apples and oranges.

But eventually the large lots and the large homes are going to tower over all the small homes and totally change the character of Woods Cove. I cannot condone that. I think my obligation as a board member is to apply the building site coverage standards to deny this project as to the second story. Then I find the other design criteria met. So that's the issue that I have. The second issue I have deals with the coastal development permit. You might have heard me at the beginning and talking with Patrick that we can apply subjective evaluation in determining whether criteria are met. The criteria that's applicable to this project is criteria six, which reads "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."
So on this time, I walked the neighborhood. I know that neighborhood real well. I have a nephew who lives on Center. I have a very close friend who lived on the Pearl address. I had a friend who lived on Catalina between Center and Pearl. So I know that area, but I walked it again. And the house as it presently exists is large for Woods Cove, not out of character per se, but large. But adding a 1,000 square foot ADU like you're proposing, I think takes it out of the standard of being visually compatible, to being excessive for the Woods Cove area. So for that reason, I cannot find that criteria six applies. So for those reasons, I can't support your project tonight. And turn it over to... Jesse, you want to go next? Imer Bauta:

I'll go.

Jessica Gannon:

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Imer Bauta:

Yeah. That was a lot, Chair Gibbs.

Thomas Gibbs:

I thought about this project a lot. It's a tough one for me.

Imer Bauta:

Yeah. I thinkThomas Gibbs:

And I wanted to make sure that my reasoning was very clear.

Imer Bauta:

I think you're very clear. I think the board was fairly clear last time with regard to there having to be that dialogue between neighbors, and I don't think that was done. There's a program here that works for this site. I understand the comments pertaining to lot coverage. That's not really my concern. I think the towering effect has the greatest effect here that tonight that we're hearing from the neighbors. This program is large. I agree with Chair Gibbs. I think there's program within the ADU that should be looked at. I know we're not looking at the ADUs, but I'll make an off the bar comment pertaining to the open corridor adjacent to the catwalk. I think that can be removed from the program and brought back. I also think there's a mechanical area that can be reduced substantially, while also maintaining the two bedrooms that you're looking for on the upper level.

I think it can be brought back. I think the last time we spoke about bringing it down some, that's definitely possible on the site from what we can tell, but we'll leave that up to you. I'm open to hearing a third hearing. I think they did some. I appreciate them going through the effort. But this time around, definitely get with the fluents because we don't want to have to deny this project.

Jessica Gannon:

Yeah. And I'd like to follow that up.

Thomas Gibbs:

Real quick, it may affect what you have to say. The building site coverage does relate to the mass of the ADU proposed because in applying whether we waive it, let's say it was a ground level, I might have a different view on whether it meets the preserve privacy, the three standards that I mentioned.

Imer Bauta:

If they brought it down though some.

Thomas Gibbs:

Yeah. It's about visibility.

Imer Bauta:

Yeah.
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Thomas Gibbs:

In other words, you look at preserving privacy, reducing heights, and maintaining development. Those are the factors that we consider. So I just want to make sure that they were connected.

Jessica Gannon:

So you would be open to the excess if they made it a single story ADU? Thomas Gibbs:

Right. I think if they... When we look at building site coverage, it's not just, we just think it's too big. It has to be necessary to preserve views, preserve privacy, and reduce heights or maintain neighborhood development patterns. I look at that standard because building site coverage is for the benefit of the community. It's not really for the benefit of the applicant. So it's those things from the perspective of the community. So if they've reduced it, even staying at 47%, in other words, it would be a different analysis. I would apply those factors differently if the project was different.

Jessica Gannon:

You propose a good argument. So I'm a combination of the two. I think the changes that you made were sufficient. When I first visited the site, I got instantly, before even going down to the neighbor's property and seeing it from there, just parking outside, I got on my car and was like, "Oh my God." I had almost a panic attack. It just seemed too large, too big for the... Instinctually just too big. And then once I started to dive into it, I saw little nips and tucks that you could do, and you've done all of those. As far as from Catalina Street, it fits the neighborhood. It's neighborhood compatible from Catalina Street. The biggest impact is your neighboring the downhill side. And that's a challenge. Let me see my notes. I need glasses to see distance, but to see close, no. So I'm the opposite of everybody else. No, I justThomas Gibbs:

Reading glasses.

Jessica Gannon:

No, I don't need them to read. I need them to see far.

Thomas Gibbs:

Oh. Go ahead.

Jessica Gannon:
[inaudible 00:31:10]. See, the appearance of mass and scale, I feel like you remedied with making that trellis instead of a solid trellis where it looked like it was a deck that you could walk out on. The fact that you were able to change the materials and change the way it's laid out to be able to have plants eventually grow on there. And then pushing the upper level back. I felt that it mitigated the appearance of mass and scale. I didn't get the heebie-jeebies this time around. But I understand the impact that it has from your property as well. And it's towering. And a single story is going to tower. And the fact that you have landscaping there, it mitigates a lot of that towering effect. And when you have a second story like that, that trellis will protect the privacy, the angle of it. And then once those trees that were cut down, once those trees go back up, it also protects privacy. 253
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So as far as privacy goes, it's not going to be any bigger of a privacy than what already exists. In fact, I think it'll be an improvement of privacy once those trees become more mature and the ones that were cut grow back up. And then we can have a condition of approval that trees remain within a certain range. Building site coverage, it's calculated based on the ground cover. So whether you have a single story ADU or two story, it doesn't matter. But I understand your argument and it's very persuasive. It makes me have to sit and ponder that one. But for me, overall, I think the scale of the project, it's not a negative impact off of Catalina, which most people walk and which most of the community would be impacted. For that, I can approve this project as proposed with conditions of approval.

Thomas Gibbs:

All right.

Jessica Gannon:

Landscaping.

Thomas Gibbs:

MJ, you want to go next?
MJ Coveny:

Waiting down there. Okay. Yeah. When I met with you guys, I felt like it was okay. I wasn't thrilled with the weight of it still on that side. I think first time I had asked you to go back on the upper level. I don't have a problem providing the extra coverage. It was the two story that became the problem. I think in the last meeting I had asked you to reduce that upper level. 18 inches to me is... That's just not a reduction in my opinion. So I don't think you reduced it enough. Then we talked about me mentioning to you maybe to gradate it in some way. And by offering that trellis, I think it gives the appearance that it's grading. But as I look at this and after I went down to the Fluents and really saw the impact of the weight of that wall as opposed to depth wall, depth wall, it felt still very imposing from a privacy perspective and from a view perspective.

And too, Chair gives this point, I think the overall neighbor compatibility, I appreciate their effort on really seeing what the footprints are in the nearby vicinity. So I feel like you're really close. I just think you have to give more on this upper level. If you want a two story, you're going to have to make accommodations on that. I don't know what your opportunities are for the lower level to maybe make up some of your square footage there. I think you're at your setback. I'm not sure. I didn't study that.

But again, I see things much easier from a weight perspective when they're gradated into my sight line.

And again, no patios on the upper is great. I don't think you'll ever be able to make that trellis a safe patio, so I don't have any fears that one day that's going to switch over. But as it is presently, I still feel like your upper level somehow has to gradate back and provide either greenery or some organic compound that gives it a softer weight to the neighboring property.

As far as the other neighbor on the other side, I'm sorry I never went over to their property to see the privacy. I don't know if I would have been able to with the trees that are existing now. I don't know how to mitigate that. I don't know if anybody has a point of view on that. No one, I don't think, addressed that portion of it, but I think that that's something that you should go talk to him about and see if there's some way to find a balance there. So based on not view per se impact, but the comfortable view while you're sitting in a very large area of her home down there, which is a very active area, I do think it has 254
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some impact, as well as privacy, for certain, is still a contention based on the weight of that building and the development patterns only supporting what Chair Gibbs said.

So yeah, if you could just, as I mentioned when I saw you, it's like, give me a little more there to give it some scale that's not so weighty and feels so... Like an apartment building is basically what it feels like now.

Thomas Gibbs:

All right, Louis.

Louis Weil:

Yeah, this one's a tough one. I appreciate the perspectives from my colleagues as, I think, we're trying to find the right fit for this dynamic. I do think that the ADU on this side of the structure is the least impactful side if there is going to be an ADU addition. My fear is that if we don't work to accommodate something here that meets the needs or the balance, the components of ADU laws could make this overall project much worse and much more impactful if relocated to other parts of the site. I think as Board Member Bauta mention, we could probably need to take another look at, can this side be graded down? So it is a separate unit to try to get some more of the height out. Looking at some of the plans, just trying to think opportunistically, you've got that open area on the upper floor to the bottom. Could a shed roof component be incorporated where you still get that loft type feel and you create some of that open space, but it lowers the roof line significantly in a portion. It would also help with articulation for that side plane, whereas the sidewall really is long, straight and solid, which is part of what we're trying to avoid.

But there could be some more articulation breakups that could be incorporated in the design that balances some of it, and also helps minimize the overall massing. A small note would be, as we're looking at some of the railings at the site, to partially partition the lower portion of that to create more of that privacy. Because the lot does sit higher to the lots on both neighboring sides, down the street and across Catalina. So there could be some components that, since they're looking up, that there is a little bit of buffer, similar to what you're doing with the trellis component where that helps provide some privacy buffers for looking up towards that site. I don't necessarily need the ADU to come down significantly in square footage. I think there's elements that could be worked to improve the articulation and maybe find a better balance.

MJ Coveny:

SoThomas Gibbs:

Let me see if I can sum up and then... Let me do a sum upMJ Coveny:

Because I'm not sure I understood his opening.

Louis Weil:

If you look at the floor plan for the ADU component, there's a little bit of a loft along the bridge stairway or the hallway between the two bedrooms. There's the bedroom, the hallway, and then the bathroom 255
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and the other bedroom. But that roof line's flat, could it be faulted much more steeper and still create that hallway, but give the open feel, but create more articulation.

MJ Coveny:

But you don't have aLouis Weil:

It was just a suggestion. You could also look at compressing that space to give more minimalistic upper level. There's some options.

Thomas Gibbs:

Yeah. These are artistic options. Let me see if I can sum up where I think everyone, but Jess, is in all due respect. And maybe you might even be with where I'm going to sum up. Yeah. This is an example where board members have different views. I'm probably the most restrictive on the second story, and Jess's probably most liberal on it. But I'm sensing from the others something along those lines. The present structure being proposed, even though you came back, the second story's too big, needs to be reduced.

So there's an issue of towering. The second thing that I'm hearing is that it's incumbent upon the applicant to soften it, not for so much for Linda Fluent to figure out how to soften from her little lot, but for you guys to propose a softening. So pull back the second story, how much I don't think we're going to have an agreement on on the board tonight, but definitely I'm sensing pull back to second story, provide whatever you can to reduce the overhanging effect on the Fluents. And also soften it.

One of the things I asked you guys when I was there is, is there a way to bring out the trellis and deal with the trees? One of the reasons why the board wanted you to meet with the Fluents is to come up with an overall program where it's not 1,000 square feet or bust. It is, maybe we can reduce it here, put yourself in the eyes of the Fluents and come up with something that is different from I get 1,000 feet on your side or the Fluent side, no second story. There's a middle ground here. And I felt that way last time.

I think you're hearing it from the board tonight this time. And I think it's up to you. I mean, you're going to come up with a third hearing. I definitely think there's good faith and grounds for it. That I think your project faces denials, which means you need to do some movement here in those areas.

And by the same token to Linda Fluent and to Mark and Justine, there's going to be some construction there. Life changes even in Woods Cove. And again, I can't force you to. I wasn't able to last time. But I think this is a really good opportunity in light of the discussion we've had tonight and your sense of where we are, is to meet and put down the no second story that I saw, Mark, in your emails. And 1,000 square feet or bust from your side, because you didn't reduce one square footage. There's a win-win here. And this is a case where I've talked about instituting some kind of mediation program. You would be the paradigm case for it, I think. But that being put aside, there is no such mediation program. So I want to hear what the other board members have to say about where I think things are, and then we can talk about a continuance.

Louis Weil:

Maybe we ask the applicant if he's got some questions, but I think there's interest of the board to have this for a third hearing, given the direction.

Chris Letourneau :
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Yeah. Thank you. Great comments. So building site coverage is not all directly scale and mass based. One component, and I did in my tabulation, we did a diagram. This property has a two and a half car garage.

It's being counted as building site coverage, which means we have onsite parking, which half the properties don't have.

Thomas Gibbs:

Yeah. I think we're done arguing the issues. I don't want to be arguing the issues. We're talking about, you've heard us in our views on this thing.

Chris Letourneau :

And I'm responding. Yeah.

Thomas Gibbs:

Yeah. We're not responding to the merits. We're talking now about what kind of things, any questions about where we're coming from in terms of changing your project for a third hearing. I'm not going to be re-litigating. We gave everybody the opportunity to talk about building site coverage. And you guys explained your position. I think the opposition did too. So now we're talking about, and what we've opened for you to answer and not more, is any questions you have about the changes that this board's looking for, for a third hearing.

Chris Letourneau :

Yeah. Well, the challenge with the program with the ADU is where... And it's a very compact ADU. It's trying to be a two-story ADU. We started this process years ago where 1,000 square foot ADU needed to be a two bedroom program. And it didn't go through design review. Rules kept changing. And now we got sort of brought into this via the building site coverage. So I understand we don't want to go backwards and discuss all that, but I've been given the task of trying to create a two bedroom, very small, if you look at the spaces, ADU. I can try to compress that, but the more I pull program off the upper level, I'm now adding building site coverage at the lower level, increasing that square. So the challenge, you can see the quandary of, as far as pushing it down, we're already at or almost below grade. Pushing it lower would cause shoring walls and create a much more tumultuous situation on that site, even for neighbors as far as the impact.

Imer Bauta:

Sounds like you got your work cut out for you.

MJ Coveny:

Yeah.

Thomas Gibbs:

Yeah. You got your work cut out. Do you have any other questions for us about what our direction is? Chris Letourneau :

No.

Thomas Gibbs:
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Okay.

MJ Coveny:

I just wanted to say, I think we have to remember every lot has its restrictions. You're asking for expanded site coverage in order to accommodate this ADU. So a lot can't be everything and every solution isn't going to benefit the neighbor. There's got to be a give and take, as Chair said, but it's not us saying, "You can't do this." It's us saying that we're willing to work within the confines of criteria and give you this expanded footprint, which is pretty substantial, as long as it doesn't eat up the criteria points that Chair Gibbs brought up and we all have. And so, I know you said you were going to put it somewhere else, but a view thing. Well, everything has to play. It's like my line, I'll use it again, is I'd like to be a high fashion model, but that ain't going to happen. There's certain restrictions. And so, same thing here. So this is the way it is. So how do we find a way to get you something that gives you your square footage you want but allows it toImer Bauta:

Two feet back [inaudible 00:46:07].

Thomas Gibbs:

I think we've gone about it.

Chris Letourneau :

Two feet back?
Imer Bauta:

From the upper level.

Chris Letourneau :

Okay.

Thomas Gibbs:

I think we've gone about it.

Imer Bauta:

Chair, I'd like to make a motion to continue.

Thomas Gibbs:

Yeah. But I just want to find if you want to continue in site, sir? Chris Letourneau :

Yeah. I was going to say a proposal to pus it back two feet on the upper level or...

Thomas Gibbs:

Oh, no. I think we've gone [inaudible 00:46:22]. Yeah. Again, it's going to be up to you. We're not going to design your place. So let's... Imer, you have a motion. 258
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Imer Bauta:

Chair, I'd like to make a motion to continue item number 5.10 at 399 Pearl Street to the next available.

Thomas Gibbs:

When do you want the next hearing?
Chris Letourneau :

As soon as possible, whatever the next available.

Thomas Gibbs:

When's the next available? I do want to have them reasonable time to all parties to be thinking about that. Because right now I'm sensing a lot of entrenchment. Maybe that stays, maybe there is some flexibility. We can only hope.

Bill Rodrigues:

So we have... I would say the next available practical is probably March 12th.

Thomas Gibbs:

Okay. Why don't you do March 12th?
Imer Bauta:

To March 12th.

Thomas Gibbs:

I second. Call the roll.

Speaker 15:

Board member Bauta?
Imer Bauta:

Yes.

Speaker 15:

Board member Coveny?
MJ Coveny:

Yes.

Speaker 15:

Board member Weil?
Louis Weil:

Yes.
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Speaker 15:

Chair Potem Gannon?
Jessica Gannon:

Yes.

Speaker 15:

Chair Gibbs?
Thomas Gibbs:

Yes.

Speaker 15:

Motion is passed [inaudible 00:47:17].

Thomas Gibbs:

I think we're going to take a 10-minute break and then do the last two matters.

Daniel Besinaiz:
[inaudible 00:47:22]
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DESIGN REVIEW BOARD STAFF REPORT
November 13, 2025
Agenda Item No. 5.4
Case No: Design Review 25-1819 and Coastal Development Permit 25-1820 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 25-1819 approving Design Review 25-1819 and Coastal Development Permit 25-1820 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 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 13
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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 ADU.

The project would increase the building site coverage from 35.8% to 52.50%, 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 results from the proposed ADU.

The proposed ADU is not subject to design review but requires approval of a 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.

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.

Therefore, staff recommends that the Design Review Board approve the project. Staff has analyzed the request and finds that facts necessary to support project approval can be made for the requested entitlements. 262
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PROPERTY AERIAL PHOTO
BIRD’S EYE PHOTO
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SITE PHOTO

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% 52.50% 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
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
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ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below:

Setbacks (ADU)
Front
Side (North)
Side (South)
Rear
10’
4’
4’
4’
N/A
N/A
N/A
N/A
60’

11.5’

18.25’
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).

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.

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.

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 265
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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 Accessory Dwelling Unit (ADU), as well as along the rear property line at the southeast corner 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.
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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 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. 267
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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 scope of the project.

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 268
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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, 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 269
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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. Further, the applicant will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.

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

The 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 Numbers 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.
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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:

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. 271
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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) 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.
272
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Design Review-25-1819 and Coastal Development Permit-25-1820 November 13, 2025

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.

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 52.5 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 finds that there is appropriate justification to support granting the request for additional building site coverage.

Additionally, 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 Facilities because 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 273
273 of 355
Design Review-25-1819 and Coastal Development Permit-25-1820 November 13, 2025

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 25-1819 approving Design Review 25-1819 and Coastal Development Permit 25-1820 for the property located at 399 Pearl Street and find said action categorically exempt pursuant to CEQA Guidelines Section 15301.

NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice has been mailed on September 17, 2025, which is at least twenty-one (21) days prior to the hearing date 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.

CORRESPONDENCE:

Staff received one public comment from the neighbor next door who expressed concern that the proposed height of the structure will allow the residents to have a direct line of sight into their house and backyard.

This comment is provided in Attachment 6.

ATTACHMENT(S):

Attachment 1 – Resolution No. 25-1819
Attachment 2 – Plans
Attachment 3 – Certified Staking Plan
Attachment 4 – Colored Elevations and Renderings
Attachment 5 – Building Site Coverage Justification
Attachment 6 – Correspondence
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MUELLER HOUSE
399 PEARL STREET, LAGUNA BEACH, CA
CS

COVER SHEET
ZONING
SET V-3.0
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:

03.26.2025
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
275
275 of 355

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% 35.83% 52.50% 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]
ZONING
SET V-3.0
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:

03.26.2025
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
276
276 of 355
BENCHMARK NOTE:

OCSBM K-783-R61
ELEV=52.316
NAVD88 DATUM, 1988 ADJ.

EASEMENT NOTE:

ALL EASEMENTS SHOWN ON THIS TOPOGRAPHIC AND BOUNDARY

SURVEY ARE PER A PRELIMINARY TITLE REPORT PREPARED BY CHICAGO TITLE, ORDER NO. 5860240455-CB DATED JULY 17, 2024 UNLESS NOTED OTHERWISE. 8 ITEM 8 OF THE PRELIMINARY TITLE REPORT, AN EASEMENT FOR

STREET AND HIGHWAY PURPOSES IN CATALINA STREET ALONG THE FULL RANGE OF LOT 2, BLOCK 25, ARCH BEACH PLAT 1, RECORDED IN BOOK 10004, PAGE 408, O.R. JOB NO. SHEET 1 3 9 A v e n i d a N a v a r r o S a n C l e m e n t e , C A 9 2 6 7 2 9 4 9 . 4 9 2 . 8 5 8 6 w w w . t o a l e n g i n e e r i n g . c o m C I V I L E N G I N E E R I N G L A N D S U R V E Y I N G S T O R M W A T E R Q UA L I T Y OF
PREPARED FOR: APVD. DATE R E V I S I O N S BY DATE
APPD.:

DATE:

DWG. NO.

H. SCALE:

SURVEY DATE: V. SCALE:

CHD.:

DRN.:

JASON MUELLER STAT E OF CA L I FORN I AL ICENSED LAND SURVEYO VIKTOR P.

RMEUM
No. 8682
VIKTOR P. MEUM
P.L.S. 8682
DATE:
1/8"=1'
5-28-24 -
6-7-24

MSF- VM
23095 1 1
TP-01PARCEL 1, PMB 42/44, APN 644-267-16 399 PEARL STREET, LAGUNA BEACH, CALIFORNIA TOPOGRAPHIC AND BOUNDARY SURVEY SCALE: 1/8"=1'
277
277 of 355
278
279
280
A-0.1

ARCHITECTURAL

RENDERINGS
1/4" = 1'-0"

FRONT PERSPECTIVE

AT PEARL STREET

RAISED PERSPECTIVE LOOKING

SOUTH AT CORNER OF PEARL

AND CATALINA

RAISED PERSPECTIVE WEST

TOWARDS OCEAN AT CATALINA
STREET

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
ZONING SET V-3.0
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:

03.26.2025
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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A-0.2

SITE CONTEXT
NTS
ZONING
SET V-3.0
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:

03.26.2025
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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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'-2" 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"
143.52' T/ROOF
-
144.71' T/ROOF
-
143.52' T/ROOF -
145.00 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
-
143.54' T/ROOF
- 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
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. ZONING
SET V-3.0
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:

03.26.2025
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
283
283 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 - (DASHED)
A-1.2

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

NEW CHIMNEY
143.52' T/ROOF
-
144.71' T/ROOF
-
143.52' T/ROOF
-
145.00 T. ROOF TOP OF EAVE
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
-
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 NO STAKING REQUIRED
145.00' T/ROOF
-

STAKING TABLE
DATE:

SITE ADDRESS:

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 2ND FLOOR ROOF

CHIMNEY
2ND FLOOR DECK / BALCONY
23'-0" 7'-4" 8'-7" 1'-3" 13'-11" 2'-2"
3'-3" 2'-7" 9'-1" 21'-1" 2'-2" 8'-4" 7'-1"
23'-10"
2'-2" 13'-11" 2'-1" 15'-1" 1'-11" 21'-1"

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
ZONING
SET V-3.0
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:

03.26.2025
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
284
284 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
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. ZONING SET V-3.0
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:

03.26.2025
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
285
285 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
12'-0"
11'-6"
4'-0" 3'-7"

PLANTING

GUARD - CABLE RAIL
11'-8"
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
122.50' FS
WD-2
LIVING
122.50' FF
WD-1
DINING
122.50' FF
WD-1

KITCHEN
122.50' FF
WD-1

REAR COURT
122.50' FS
BRK-1

NEW LANDSCAPE WALL

LANDSCAPE AREA
122.00' NG

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

BUILT-IN CLOSET
(N) G. BATH
125.38' FS
WD
(E) PATIO
125.38' 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"

STAIRS DOWN
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'-3" 28'-11"

NEW ADU ADDITION

SB SB ADU HOUSE
2'-6"
10'-0"
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
6"
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" 11'-2"

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
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 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
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
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
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. ZONING
SET V-3.0
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:

03.26.2025
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
286
286 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"
10'-8"
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

MAIN FLOOR

06.01.2023
89 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
ZONING SET V-3.0
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:

03.26.2025
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
287
287 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
ZONING
SET V-3.0
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:

03.26.2025
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
288
288 of 355

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

NEW STAIRCASE
45'-2"
15'-11"

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
2'-8"
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
133.50' FS
WD-1

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

TUB / SHOWER

LARGE SKYLIGHT ABOVE
BED # 2
129.85' 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'-5"

CLOSET MECHANICAL
AREA

OPEN TO BELOW
2'-6" 24'-5" 2'-5"
(E) ROOF
12'-3"

CATALINA STREET
8'-4"
2'-1" 8'-6" 1'-5" 4'-7" 2'-0" 1'-0" 2'-0" 9'-0" 8" 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"
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. ZONING SET V-3.0
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:

03.26.2025
DELTA REVISION: MUELLER HOUSE 399 PEARL STEET, LAGUNA BEACH, CA SCALE :
1 2 3
-
4 -

ZONING PLAN CHECK CORRECTIONS -

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289
289 of 355
14'-9"
15'-11"

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'-10"
6'-11" 10'-5" 18'-0"
3'-6"
3'-6" 4'-0"
3'-9"
9'-6" 11'-5"
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
ZONING SET V-3.0
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:

03.26.2025
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
290
290 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
ZONING SET V-3.0
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:

03.26.2025
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
291
291 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"
6'-3" 53'-10" 3'-4" 143.52' T/ROOF- 144.71' T/ROOF - 143.52' T/ROOF - 145.00 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 - 143.54' T/ROOF - 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- (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
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. ZONING SET V-3.0
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:

03.26.2025
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
292
292 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
ZONING SET V-3.0
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:

03.26.2025
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
293
293 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)
122.50' FF

UPPER LEVEL (ADU)
133.50' FF
PLT
PLT
8'-4"
1'-0" 10'-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

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
133.50' FF
PLT
PLT
8'-4" 1'-0" 10'-0" 5'-10"
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
133.50 ' FF
PLT
PLT
8'-4" 1'-0" 10'-0"
22'-7"
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" 3'-3"
5'-0" 3'-0"
6'-0" 1'-0" 3'-0" 5'-0" 3'-0"
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'-0"
22'-7"
NEW ADU - 1000 SQ FT - (2) STORY -
NEW EXPOSED WOOD BEAM AND RAFTER SHED ROOF - 9'-0" 1'-0" 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"
3'-5"
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"
28'-6"
23'-5"
21'-1" 24'-8"
NG NG
25'-0"
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

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. ZONING
SET V-3.0
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:

03.26.2025
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
294
294 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
ZONING SET V-3.0
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:

03.26.2025
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
295
295 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)
122.50' FF

UPPER LEVEL (ADU)
133.50' FF
PLT
PLT
8'-4"
8'-1"
1 12
1 12
11"
11'-0"
(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

PROPOSED ADU EXISTING
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'-2"
(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'-9"
1'-6" 1'-6"

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"
(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. ZONING
SET V-3.0
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:

03.26.2025
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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296 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
ZONING SET V-3.0
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:

03.26.2025
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
297
297 of 355

PRIMARY BATHROOM
DINING
LIVING

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)
133.50' FF
PLT
PLT
8'-4" 1'-0" 10'-0" 5'-10"
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
133.50 ' FF
PLT
PLT
8'-4" 1'-0" 10'-0"
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)
133.50' FF
PLT
PLT
8'-4" 1'-0" 10'-0" 5'-10"
(E) GARAGE
116.50' FS

LOWER LEVEL (ADU)
122.50’ FF

UPPER LEVEL (ADU)
133.50 ' FF
PLT
PLT
8'-4" 1'-0" 10'-0"
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"
24'-2"
25'-0"
MAX BUILDING HEIGHT - 25'-0"
NG
ENTRY
BED # 2

TRELLIS

TRELLIS
24'-7"
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. ZONING SET V-3.0
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:

03.26.2025
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
298
298 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
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"
A-5.2

BUILDING

SECTIONS
1/4" = 1'-0"
15'-0"
CL OF STREET - 120.00' E.P.
25'-0"
25'-0"
25'-0"
24'-4"
NG
NG
15'-0"
6'-0" MAX
N.G.

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. ZONING SET V-3.0
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:

03.26.2025
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 <[email protected]>
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
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This transcript was exported on May 06, 2026 - view latest version here.

Meeting Date 11.13 (Completed 05/06/26)
Transcript by Rev.com