Laguna Beach City Council
July 28, 2026

EXECUTIVE SUMMARY:

The project site is currently developed with a single-story single-family residence featuring a four-car garage and a second unit located above the garage. The property is relatively flat, with an average slope of approximately 2.32 percent. Vehicular access is taken from the alley at the rear of the property.

The proposed project includes both lower- and upper-level additions to the existing single-family residence, extension of an elevated deck of the existing second unit, a barbecue area with a patio cover, landscaping, hardscape, exterior modifications to both the primary residence and second unit, and right-of-way improvements (the “Project”).

The proposed residential additions are limited to a 31-square-foot expansion at the lower level and a 637- square-foot addition to create a new second story for the single-family residence. Additionally, approximately 311 square feet of the existing first floor will be demolished to increase open space.

No habitable expansion is proposed for the second unit. A 6-square-foot expansion of the existing deck is proposed at the rear of the property. The expansion would extend the existing deck further toward the rear.

The deck, including the proposed expansion, would continue to serve as the primary entry to the second unit located above the garage.

Design review is required for the upper-level addition, elevated deck, landscaping, new windows/doors, and exterior modifications for both single family residence and second unit/garage.

A revocable encroachment permit is required for the proposed gate, fencing/wall, and pilasters located within the public right-of-way. The height of the improvements are limited to 3’ tall, consistent with the standards outline in the LBMC 11.50 and have been reviewed by Public Works Department.

The project incorporates architectural elements that break up the proposed massing to reduce perceived massing. Notwithstanding this, the proposed upper-level addition raises view equity concerns from neighbors as the upper-level addition would reduce their existing ocean horizon view. Staff notes, however, that the applicable design review criteria speaks to the concept of view equity rather than view preservation and the proposed upper-level addition does not fully obstruct the existing ocean view and neighboring properties retain views of the ocean the southeast. Additionally, the project is neighborhood compatible as the surrounding properties features second story homes.

Based on the analysis, staff finds that the required findings for approval can be made and recommends that the Design Review Board approve the proposed project.
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PROPERTY AERIAL PHOTO

SITE PHOTOS

PROPERTY INFORMATION
Land Use Designation Village Medium Density (1-22 DU/AC) Zoning Designation R-2 Residential Medium Density
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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 Open Space 1,134 sf 1,006 sf 1,286 sf Yes
Height (Lowest floor to top of roof) 25 ft 17 ft 23.78 ft Yes Setbacks
Front
Side (North)
Side (South)
Rear
20 ft

4.9 ft

4.9 ft
10 ft

19.99 ft

5.17 ft

4.87 ft

12.22 ft

19.99 ft

5.17 ft

4.87 ft

10.45 ft
No1
Yes
No2
Yes
DISCUSSION/ANALYSIS:

Site History
The subject property is Lot 22 of the Laguna Cliffs Tract, which was recorded on December 8, 1911. The lot measures roughly 49 feet wide and 122 feet deep and has an approximate area of 6,121 square feet. The property is relatively flat with a slope of 2.32%. The project site is located in the R-2, Village Medium Density, Zoning District and is improved with a single-family residence and a second unit situated above two adjacent two-car garages. Vehicular access to the property is provided via the rear alley. Pedestrian access is provided via the public sidewalk along Locust Street.

The property was first improved with a single-family home. The original permit is not found in the city files.

On October 1988, the Design Review Board approved DR 88-254 for a four-car garage with a second unit located above, which is accessed via an external staircase located on the south side. Since then, there have been no other Design Review cases.

There is an approximate 20’ by 38’ space located between the SFR and garage/second unit serves as the courtyard open space.

Staff visited the project site on April 30, 2026, and found the property to be in substantial conformance with its permit history.

There are no code enforcement actions pending for the property.

Proposed Project
The proposed project includes both lower- and upper-level additions to the existing single-family residence.

At the lower level, a 31-square-foot addition is proposed at the front and rear of the residence to expand the 1 Proposed additions (lower and upper levels) and deck are outside of the required front yard setback. 2 Proposed additions (lower and upper levels) and decks are outside of the required side yard setbacks. 107
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kitchen and a bedroom. The project introduces a new 637 square foot upper level above the existing singlestory residence. As part of the project, approximately 311 square feet of the existing first floor at the rear of the structure will be demolished to reduce the building footprint and comply with open space requirements.

Based on these modifications, the total floor area of the single-family residence will be 1,903 square feet3 .

With the addition of the upper level, the height of the residence will increase from approximately 16 feet to approximately 23 feet, which is comparable to the existing second unit above the four-car garage at approximately 22 feet.

A 6-square-foot elevated deck expansion is proposed for the existing second unit located above the garage at the rear of the property. The deck will increase from 61 square feet to 67 square feet and will continue to serve as an entry deck to the unit. No habitable expansion is proposed.

Figure 1: Proposed South Elevation
The single-family residence and the garage/second unit will undergo exterior improvements, including new roofing, windows and doors, paint, and stucco finishes. The proposed roofing consists primarily of cedar shake, with a limited portion of metal copper roofing used as an accent at the front of the residence. The improvements are designed to create a cohesive appearance across both structures through the use of consistent materials, colors, and architectural detailing.

The open area between the single-family residence and garage/second unit will serve as the primary location for backyard improvements. Proposed improvements include decks less than three feet above grade, new hardscape, fencing, and a barbecue area with a trellis. The trellis, which is approximately 10.5 feet in height, is located outside of the required setback area. The project complies with the open space requirement by providing 1,286 square feet, where a minimum of 1,134 square feet is required.

Because the project includes an upper-level addition, landscaping plan review is required. The site does not have a previously approved landscape plan by the Design Review Board. The proposed landscaping plan has been reviewed and approved by the City’s Landscape Architect. Landscaping is proposed throughout the site and includes a combination of trees, shrubs, and groundcover. Five olive trees are proposed—four 3 1,546 square feet existing, minus 311 square feet demolished, plus 31 square feet added at the lower level, and 637 square feet added at the upper level.
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in the front yard and one in the rear yard—and will be maintained at a maximum height of 15 feet. The remainder of the landscaping consists of shrubs and low-growing trees.

Right-of-way improvements are also proposed and have been reviewed by the Public Works Department.

These improvements include pilasters, a gate, and a wood fence/cement wall located within the public rightof-way. The cement wall combined with wood fencing details on top will be limited to a maximum height of three feet, consistent with the development standards for a revocable encroachment permit. The gate and pilasters are also limited to three feet in height.

ENTITLEMENTS: Included within this staff report is an analysis of the project’s design review and revocable encroachment permit applications.

Design Review
The following elements require design review: upper-level addition, elevated deck, landscaping, windows/doors, and exterior modifications (see LBMC Section 25.05.040(B)(1)(j), (p), (3), (a)(xi)(3), (3)(a)(ii), and (2)(d)). Design review is governed by Laguna Beach Municipal Code Section 25.05.040.

Design Review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

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

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

The project’s vehicular access is provided via the alley at the rear of the property. The existing garage and alley configuration will remain unchanged as part of this project. While a new fence, gate, and pilasters are proposed within the right-of-way near Locust Street, there would be no impacts to pedestrian access along Locust Street, as the improvements would remain located behind the fire hydrant, which marks the edge of the usable sidewalk width.

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

The proposed improvements are within the allowable building envelope. The second-story addition has a maximum height of approximately 23 feet, which is below the 25-foot height limit. The project incorporates various architectural elements such as varied roof forms and changes in building planes to create visual separation and avoid large, uninterrupted façades. These design choices create visual interest of the building’s massing that help it be perceived in smaller increments. Windows and doors are distributed across all elevations, providing additional visual relief. The use of various materials, 109
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including smooth stucco, cedar shake roofing, and standing seam metal roofing, along with contrasting colors and trim, further breaks up the mass of the structure.

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 exterior remodel of both the single-family residence and the second unit above the garage is designed to be cohesive, utilizing consistent materials, colors, and architectural detailing across both structures. The proposed design reflects a modern farmhouse architectural style, and the use of appropriate materials and detailing ensures consistency with this architectural approach.

Traditional elements, including shake roofing, simple gabled roof forms, and smooth stucco finishes, are combined with contemporary features such as standing seam metal roofing, dark bronze window and door trim, and clean-lined detailing. The coordinated use of light stucco, darker trim, and natural wood accents creates a balanced and unified appearance. The remodel is harmonious with the existing architecture on-site, as well as between the two structures, resulting in a cohesive design that is consistent with the applicant’s chosen architectural style.

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 project site is well outside any mapped habitat. No modification to the grade is proposed.

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

The proposed project does not require grading, and no alternation of natural topography is proposed.

Public views are protected as the project would not be readily visible from public vantage points, including Locust Street, due to many of the surrounding existing developments already developed with second stories. For example, 470 Cypress and 474 Cypress, which are located south of the 110
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property and are in line in sight to the ocean view, already establishing the available view corridors.

Thus, the second story addition on the property will not introduce significant view impacts from public streets. The project would narrow private views, particularly from adjacent uphill properties, that have second-story vantage points. Staff notes that the applicable design review criteria is the concept of view equity rather than view preservation and that ocean views from neighboring properties would remain toward the southeast.

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

The proposed project is consistent with this policy as discussed in the Design Review Criteria for Design Articulation, Environmental Context, and Neighborhood Compatibility. The project would not be readily visible from public vantage points, including Locust Street, due to many of the surrounding existing developments already developed with second stories. For example, 470 Cypress and 474 Cypress, which are located south of the property and are in line in sight to the ocean view. Available ocean views from Locust Street and properties on Locust are already established within this context. The project would narrow private views, particularly from adjacent uphill properties, that have second-story vantage points. Staff notes that the applicable design review criteria is the concept of view equity rather than view preservation and that ocean views from neighboring properties would remain toward the southeast.

LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant onsite resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures.

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

The proposed project does not require grading, thereby maintaining the existing landform and minimizing alteration of existing topography. The subject property is located within a developed residential neighborhood, and public views from Locust Street are already influenced by existing multi-level development, mature vegetation, and intervening structures. The proposed upper-level addition, at approximately 23 feet in height, is consistent with the scale of nearby development, which features two story homes. As such, the addition would not introduce a substantial new obstruction to public views from street-level vantage points. Also, existing visual conditions— including mature trees, landscaping, and rooftops of intervening multi-story properties on Cypress Drive—already partially frame and limit ocean views from public rights-of-way.

Additionally, to further mitigate potential impacts on immediate neighbors, the applicant has selected a low-profile landscaping plan. The proposal includes five ornamental trees a with a 111
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maximum maintained height of 15 feet along with various shrubs and low—growing trees. In the context of residential design, 15-foot trees are considered small-scale "understory" plantings that typically remain below the typical second story viewing elevation of adjacent homes. This height restriction ensures that landscaping provides aesthetic value and privacy without encroaching into the primary sightlines of neighboring properties. Lastly, there are no designated bluff-top trails, scenic highways, or visitor-serving public vantage points in the immediate vicinity of the project site.

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 upper-level addition is similar in height with the existing second unit with garage structure and is below the allowable building envelope.

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

The project is located on an improved lot in an existing residential neighborhood. The scope of work includes additions to the existing structure and does not generate growth-inducing potential in the area, and no grading is proposed.

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

The project is designed to preserve and enhance the site’s natural and scenic qualities by minimizing landform alterations in that there is no modification of the existing grade required. Given where the additions are proposed and how they are designed, they are visually compatible with surrounding residential uses. The proposed additions are below the required building envelope, protecting the community’s natural resources and scenic character while maintaining public views.

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

The subject property is not listed on the City’s Historic Register.

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 112
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in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.

Although no previously approved landscape plan exists for the property, a landscape plan is required because the proposed addition exceeds 15 feet in height. Landscaping plan has been reviewed by the City’s architect per “Landscape and Scenic Highways Resource Document” to ensure appropriate design and proper maintenance.

Landscaping is proposed throughout the site and includes a mix of trees, shrubs, and ground covers.

Five olive trees are proposed—four in the front yard and one in the rear yard—and will be maintained at a maximum height of 15 feet. The remainder of the landscaping consists of shrubs and lowgrowing trees. The proposed olive trees are not anticipated to create significant potential view impacts as the coastline view is already established by the multi-story developments along Cypress Drive, which are taller than 15 feet in height. The project therefore maintains a reasonable balance between privacy and view preservation. Rest of the landscaping consists of shrubs and low-growing trees. “Little Ragu” Sweet Bay, maintained at approximately 6 feet in height, are proposed along both side property lines to provide privacy from adjacent properties.

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.

All proposed exterior materials, including metal roof, shake cedar roof, and stucco finish are nonreflective to minimize glare and visual impacts. The project includes eleven (11) new low-wattage fixtures near doorways and twenty-five (25) landscaping lights with low lumens. All exterior lighting is directed downward to provide adequate illumination while preventing light spillover onto neighboring properties All lighting will comply with the City’s Good Neighbor Outdoor Lighting Ordinance (LBMC Chapter 7.70).

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 is compatible with the surrounding neighborhood, which is characterized by a mix of one- and two-story single-family residences exhibiting both traditional and contemporary architectural styles. Specifically, the opposite side of the street contains more one-story homes, while the same side of the street as the project site includes a greater number of two-story residences. The exterior remodel incorporates materials and design elements that are consistent with this neighborhood character, including smooth finish stucco and shake roofing, which are commonly found on nearby properties.
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The project also introduces subtle contemporary elements, such as a metal roof accent, which enhances the architectural design while remaining compatible with the surrounding context. Overall, the combination of traditional and modern materials reflects the existing development pattern and contributes to a cohesive neighborhood appearance.

The addition of a new second story is also consistent with the neighborhood, as two-story residences are common in the vicinity. The placement of the second-story elements toward the front of the lot further reflects a pattern observed on nearby properties along the street.

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 north and south elevations of the property are adjacent to neighboring residential properties.

The west elevation faces the alley, and the east elevation fronts the street. At the first level of the single-family residence, the number of windows along the north elevation will decrease from six to three, thereby reducing potential overlook opportunities. Additionally, shrubs maintained at approximately 6 feet in height are proposed along the shared north property line to provide visual screening and further mitigate potential privacy impacts. Along the south elevation, four new window openings are proposed at the first level; however, an existing fence along the shared property line provides screening and helps minimize potential privacy concerns.

With the upper-level addition, one new window is proposed along the north elevation, which is limited in number and not anticipated to result in significant privacy impacts. Along the south elevation, four new windows are proposed; however, the adjacent property does not have a second story in the area facing the proposed addition. Additionally, the adjoining lot contains a narrow side yard that extends along the length of the shared property line. Views from the proposed second story into the neighboring property would be limited and oblique and therefore do not raise privacy concerns.

The proposed deck expansion associated with the second unit serves as a small entry landing and is not designed to function as a high-activity gathering space. The deck extension would overlook the narrow side yard of the adjacent lot. However, since this deck overlooks a narrow side yard that serves as a passageway, views would be limited and not directly into living areas. Lastly, windows are proposed along the north side of the garage. Because the garage is a non-habitable space with limited and intermittent use, these windows are not expected to result in significant privacy impacts. 114
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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 applicable to these criteria.

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

New construction is required to meet Title 24 energy and Building Code requirements, which include insulated windows and energy efficient lighting. The applicant will be required to provide proof of compliance. 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.

No existing or proposed swimming pool, spa, or water feature is included in the project scope.

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 proposed development has been evaluated for consistency with the City’s View Equity criteria, which seeks to balance the protection of existing views from neighboring properties with the reasonable opportunity for development of the subject site.

The project results in impacts to private views, particularly from adjacent properties with secondstory vantage points. Specifically, the project narrows private views, particularly from adjacent uphill properties, that have second-story vantage points. Staff notes that the applicable design review 115
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criteria is the concept of view equity rather than view preservation and that ocean views from neighboring properties would remain toward the southeast. The figure below shows the view corridor from 352 Locust’s elevated deck.

Figure 2: View corridors from 352 Locust Street’s deck looking south As shown in Figure 2 above, the proposed project, as represented through staking, does not obstruct the entire ocean horizon. The project primarily affects views to the west; however, this western view corridor is a number of vertical visual obstructions.

As seen in the figure, mature vegetation—including a large centrally located tree within the view corridor—along with surrounding landscaping and the rooftops of neighboring structures, already partially interrupt and frame the ocean view. Specifically, the multi-story properties at 460 Cypress Drive and 470 Cypress Drive, located south of the subject site, obstruct portions of the western ocean view. As a result, ocean views from Locust Street and adjacent properties are already experienced as segmented and narrowed view corridors rather than a continuous panoramic ocean vista. Within this existing context, the proposed project does overlap portions of the western view corridors and would further reduce certain view openings. However, these views are already constrained and fragmented by existing development and vegetation conditions.

Furthermore, the applicant has proposed an upper-level addition at approximately 23.78 feet in height, which is more than one foot below the maximum allowable height of 25 feet. By maintaining a building height below the permitted maximum and aligning the upper-level massing with the reduced first-story building footprint, the development is consistent with the established neighborhood scale of predominantly one- and two-story homes. This design approach helps ensure that impacts to neighboring sightlines remain within a reasonable and anticipated range associated with residential development.

Lastly, while the proposed project intersects portions of existing view corridors, the project does not extend across the full extent of the visible ocean horizon. Ocean views to the southeast (left of the project) remain. Accordingly, the proposed project does not encompass or fully obstruct the existing ocean views experienced from the referenced vantage points. Therefore, while a narrowing of private 116
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views, particularly from adjacent uphill properties that have second-story vantage points would occur, staff notes that the applicable design review criteria is the concept of view equity rather than view preservation and that ocean views from neighboring properties would remain to the southeast.

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

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

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

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

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

The property is not located in a specific plan area is not subject to additional design review criteria.

REVOCABLE ENCROACHMENT PERMIT
The applicant requests an approval of a revocable encroachment permit (Attachment 4) to construct and maintain a gate, pilasters, and fencing/wall in the public right-of-way. A revocable encroachment permit may be granted by the Design Review Board if the improvements will not interfere with the present and prospective public use of a street or right-of-way and will generally conform to the following requirements:

Finding No. 1: It should be located in a manner that is not hazardous to the traveling public, including motorists, bicyclists and pedestrians.

The project is located and designed so as not to create hazards for motorists, bicyclists, or pedestrians. All improvements within the public right-of-way are limited in scope and have been reviewed and approved by Public Works. The proposed cement wall with wood fencing on top, pilasters, and gate are capped at 3’ in height, minor in scale. No structures obstruct sight lines, impede vehicular turning movements, or interfere with pedestrian paths as the improvements are proposed behind the fire hydrant, which is aligned with the existing sidewalk. As conditioned, the project will comply with all applicable Public Works standards, ensuring safe and orderly use of the public right-of-way
Finding No. 2: It should be sufficiently set back from the edge of pavement or street centerline to provide adequate travel, parking, and walking lanes.
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The proposed improvements maintain appropriate setbacks from the edge of pavement and street centerline in accordance with Public Works requirements and existing roadway conditions. The fire hydrant along the frontage serves as a visual indicator of the effective sidewalk width, and the proposed improvements are located behind the hydrant and outside of the pedestrian path of travel.

As such, no impacts to pedestrian circulation are anticipated. In addition, no impacts to parking or vehicular access are expected, as the garage is accessed from the rear alley located behind the residence.

Finding No. 3: It should not conflict with preexisting public utility structures, especially hydrants, vault and service meters in any manner that necessitates relocation thereof at public expense or causes any other unacceptable interference, including impediments to the maintenance, relocation or repair of pipelines, conduits, or substructures of any public utility.

No improvements are proposed that would require the relocation of hydrants, vaults, service meters, or other public utility facilities at public expense. All work within the right-of-way will be reviewed and approved by Public Works and applicable utility providers to ensure continued access for maintenance, repair, and emergency services. As conditioned, the project will not impede utility operations or infrastructure integrity.

Finding No. 4: It will not preclude public access, use or enjoyment of any area that has historically established such access, use or enjoyment.

The proposed improvements occur in areas that are already paved and utilized for pedestrian access.

No public access points, pathways, or historically used areas are obstructed or eliminated as a result of the project.

Finding No. 5: It is not precedent setting in nature to the extent that it creates a noticeable projection into the streetscape as established by existing construction and improvements on neighboring properties.

The proposed improvements are not precedent setting, as they do not introduce new or atypical projections into the streetscape. The proposed fencing, gate, and pilasters within the right-of-way are consistent in scale, height, and placement with similar improvements observed on neighboring properties. At least two nearby properties include comparable low-height fencing elements within the right-of-way, demonstrating an established pattern of development along the street. Additionally, the proposed improvements are limited in height and maintain visual openness, ensuring that they do not create a noticeable projection or obstruction within the streetscape.

Finding No. 6: It does not create structures of unusual or unacceptable appearance, form, shape or height that detract from the general quality of the streetscape.

The design incorporates materials and finishes, including wood fencing and gates and complementary cement finishes, that are consistent with the architectural character of the residence and surrounding neighborhood. The proposed gate, pilasters, and fencing are typical streetscape elements commonly found in residential areas and are designed at a scale and height that is 118
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compatible with neighboring properties. The improvements maintain visual cohesion with the existing development pattern and do not introduce irregular forms or excessive height.

Coastal Development Permit
The project does not require approval of a CDP because the proposed action is considered exempt development pursuant to LBMC Section 25.07.008, Coastal Development Permits. The proposed improvements are additions, elevated deck, fences, barbecue area with a patio cover, landscaping, exterior modifications, hardscape, and right-of-way improvements. The project would not result in an intensification of use.

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, 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 There is no evidence of any unusual or special conditions that would result in a significant effect on the environment. Here, improvements are limited to additions, elevated deck, fences, barbecue area with a patio cover, landscaping, exterior modifications, hardscape, and right-of-way improvements.

Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time in that the improvements are proposed on a property containing an existing single-family residence with a second unit on top of a garage within an established residential neighborhood. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway as no features exist on or adjacent to the property. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

RECOMMENDATION:

Adopt Resolution 2026-0702 approving Design Review 2026-0702 and Revocable Encroachment Permit 2026-0703for the property located at 332 Locust 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 at least twenty-one (21) days prior to the hearing date in accordance with Title 25. In addition, a public hearing notice has been posted on the project site at least 10 days in advance of the hearing date. 119
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Design Review 2026-0702 and Revocable Encroachment Permit 2026-0703 5/14/2026

CORRESPONDENCE:

View equity concerns have been received from nearby property owners; please see Attachment 6 for this correspondence.

ATTACHMENT(S):

Attachment 1 – Resolution 2026-0702
Attachment 2 – Plans
Attachment 3 – Certified Staking Plan
Attachment 4 – Revocable Encroachment Permit Application Attachment 5 – Color and Material Board and Colored Elevations Attachment 6 – Correspondence
120
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L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. TITLE SHEET 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCA DAPC REVS 11/21/2025
C DAPC REVS 03/18/2026

GENERAL
G001 TITLE SHEET G002 GENERAL NOTES AND PROJECT NOTES
G003 DRAWING SYMBOLS, ABBREVIATIONS,

AND LEGENDS
G004 TOPOGRAPHIC SURVEY
G005 AREA PLANS
G006 OPEN SPACE PLAN
G007 STORY POLE PLAN
G101 EXISTING FLOOR PLANS (REFERENCE
ONLY)
G211 EXISTING EXTERIOR ELEVATIONS
(REFERENCE ONLY)

LANDSCAPE
L1 CONCEPTUAL HARDSCAPE PLAN L2 CONCEPTUAL DRAINAGE PLAN L3 CONCEPTUAL IRRIGATION PLAN
L4 CONCEPTUAL PLANTING PLAN
L5 CONCEPTUAL LIGHTING PLAN

DEMOLITION
D101 DEMOLITION FLOOR PLAN - GROUND LEVEL
D102 DEMOLITION FLOOR PLAN - SECOND
UNIT
D141 DEMOLITION ROOF PLAN

ARCHITECTURE
A001 SITE PLAN A011 DOOR AND WINDOW SCHEDULES
A101 FLOOR PLAN - GROUND LEVEL
A102 FLOOR PLAN - UPPER LEVEL
A121 DIMENSION PLAN - GROUND LEVEL
A122 DIMENSION PLAN - UPPER LEVEL
A131 REFLECTED CEILING PLAN - GROUND
LEVEL
A132 REFLECTED CEILING PLAN - UPPER
LEVEL
A141 ROOF PLAN
A211 EXTERIOR ELEVATIONS
A212 EXTERIOR ELEVATIONS
A221 BUILDING SECTIONS

SHEET INDEX
C
C
C
C
Cleared for DRB
04/09/2026 Signature __________ Date _____________ CP
121
122 of 803
CLIMATE ZONE: 6
[CECC TABLE R301.1 (IECC TABLE R301.1)]
NOTES

1. FOR ADDITIONAL INFORMATION SEE SPECIFICATIONS.

2. GENERAL CONTRACTOR SHALL COMPLETE AND POST A PERMANENT

CERTIFICATE LABEL ON A WALL WHERE A FURNACE IS LOCATED, A

UTILITY ROOM, OR OTHER APPROVED LOCATION INSIDE THE BUILDING IN ACCORDANCE WITH IEEC R401.3 INDICATING:

A. INSULATION R-VALUES INSTALLED IN OR ON CEILINGS, ROOFS,

WALLS, FOUNDATION COMPONENTS SUCH AS SLABS, BASEMENT

WALLS, CRAWL SPACE WALLS, AND FLOORS AND DUCTS OUTSIDE

CONDITIONED SPACES, AND
B. U-FACTORS OF FENESTRATION AND THE SOLAR HEAT GAIN

COEFFICIENT (SHGC) OF FENESTRATION, AND THE RESULTS FROM

ANY REQUIRED DUCT SYSTEM AND BUILDING ENVELOPE AIR LEAKAGE TESTING PERFORMED ON THE BUILDING.

INSULATION VALUE
CLOSED-CELL SPRAY-FOAM R-28
CAVITY BATT R-25
CAVITY BATT R-19
CAVITY BATT R-23
CAVITY BATT R-21

W/ KRAFT-PAPER-BACKING W/

SPRAY-FOAM AT PERIMETER

SEE WINDOW SCHEDULE

SEE DOOR SCHEDULE
[IECC R403.3.1]

NOT REQUIRED
R-8
R-6
R-6
R-4.2
COMPONENT __
ROOFS [IRC R806.5 & R806.5.5(5.1.3)]
2x8
WALLS
2x4
2x6
FLOORS

RAISED FLR

O/ CRAWL
SPACE

FENESTRATIONS

WINDOWS
DOORS

HVAC SUPPLY AND RETURN DUCTS

WITHIN BUILDING THERMAL ENVELOPE

IN ATTICS
DUCTS 3" IN DIAMETER AND LARGER
DUCTS SMALLER THAN 3" IN DIAMETER

OTHER PARTS OF THE BUILDING
DUCTS 3" IN DIAMETER
DUCTS SMALLER THAN 3" IN DIAMETER

1. WORK PERFORMED SHALL COMPLY WITH THESE GENERAL NOTES UNLESS OTHERWISE NOTED ON THE DRAWINGS AND SPECIFICATIONS.

COORDINATE THE INTENT OF THE GENERAL WORK WITH THE WORK OF ALL TRADES.

2. THESE PLANS ARE INTENDED FOR USE BY ONLY KNOWLEDGEABLE

LICENSED CONTRACTORS FAMILIAR WITH ALL APPLICABLE BUILDING CODES

AND OTHER GOVERNMENTAL REQUIREMENTS, AND ABLE AND WILLING TO PROVIDE WORKMANSHIP AND MATERIALS OF HIGH QUALITY. THEY SHALL

BE INTERPRETED TO INCORPORATE ALL APPLICABLE BUILDING CODES AND

OTHER GOVERNMENTAL REQUIREMENTS AS WELL AS ALL
MANUFACTURERS' REQUIREMENTS. ALL AMBIGUITIES AND DOUBTS SHALL

BE RESOLVED, UNLESS THE ARCHITECT SPECIFIES OTHERWISE IN WRITING, IN FAVOR OF THE CONSTRUCTION OR MATERIAL OF THE HIGHEST QUALITY.

3. IN USING THESE PLANS FOR BIDDING OR CONSTRUCTION PURPOSES, ALL

CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE

IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY

AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF

CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN

DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD.

4. THE CONTRACTOR SHALL TAKE FULL AND FINAL RESPONSIBILITY FOR

CONSTRUCTING A FINAL PRODUCT OF INDUSTRY-STANDARD QUALITY AND

SERVICEABILITY CONSISTENT WITH THE INFORMATION AND REQUIREMENTS

CONTAINED IN THE CONSTRUCTION DOCUMENTS OR REASONABLY

INFERABLE THEREFROM, AND/OR CONTAINED IN THE REQUIREMENTS OF ANY GOVERNMENTAL ENTITY WITH JURISDICTION OVER THE PROJECT; AND

IN THIS REGARD THE CONTRACTOR SHALL TAKE FULL RESPONSIBILITY FOR

ALL CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR

PROCEDURES INCLUDING WITHOUT LIMITATION DEMOLITION, EXCAVATION AND ERECTION PROCEDURES; FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT; AND FOR THE TIMELINESS OR QUALITY OF ALL THE WORK PERFORMED PURSUANT TO THIS AGREEMENT. IN THIS

REGARD, THE CONTRACTOR SHALL INDEMNIFY TO THE FULLEST EXTENT

ALLOWED BY LAW THE PROJECT'S DESIGN TEAM, AND THEIR RESPECTIVE

OFFICERS, DIRECTORS, PRINCIPALS AND EMPLOYEES, OF AND FROM ANY

AND ALL CLAIMS, LIABILITY AND/OR LOSSES WHICH ARE CAUSED OR

CONTRIBUTED TO BY THE FAILURE OF THE CONTRACTOR TO HONOR THESE

OBLIGATIONS, INCLUDING EVEN LIABILITY CLAIMS AND/OR LOSSES

INVOLVING ANY INDEMNITIES ACTUAL OR ALLEGED ACTIVE NEGLIGENCE OR

DESIGN DEFECTS, AND EXCLUDING ONLY ANY INDEMNITIES SOLE NEGLIGENCE OR WILLFUL MISCONDUCT.

5. ANY CONTRACTOR WHICH AGREES TO CONSTRUCT THE PROJECT

PURSUANT TO THESE PLANS FULLY ASSUMES THE RISK OF ALL ERRORS

AND OMISSIONS WHICH SHOULD HAVE BEEN DETECTED BY A CAREFUL

REVIEW BY A KNOWLEDGEABLE LICENSED CONTRACTOR, THAT WHICH FOR

ANY REASON WERE NOT RESOLVED DURING THE BIDDING NEGOTIATION PROCESS OR USING REQUESTS FOR INFORMATION. FURTHER, THE

BUILDER SHALL CAREFULLY REVIEW THESE PLANS AS THE WORK

PROGRESSES IN ORDER TO IDENTIFY ANY ERRORS AND OMISSIONS AND TO

ASCERTAIN ALL NECESSARY INFORMATION BEFORE PROCEEDING WITH

THE AFFECTED WORK, AND ASSUMES THE RISK OF ANY AND ALL LOSS,

INCLUDING DELAY, WHICH MAY BE CAUSED OR CONTRIBUTED TO BY THE

FAILURE TO ASCERTAIN CORRECT OR NECESSARY INFORMATION IN A TIMELY MANNER.

6. OMISSIONS AND CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE

WORKING DRAWINGS AND SPECIFICATIONS SHALL BE BROUGHT TO THE OWNER IMMEDIATELY BEFORE PROCEEDING. NO CHANGES ARE TO BE MADE UNLESS THE OWNER HAS APPROVED.

7. CONSTRUCTION OF WORK INDICATED ON THE DRAWINGS AS (N.I.C.) IS NOT IN CONTRACT.

8. PRIOR TO THE START OF CONSTRUCTION, VISIT THE SITE AND BE KNOWLEDGEABLE OF CONDITIONS THEREOF. INVESTIGATE AND VERIFY ALL CONDITIONS AND DIMENSIONS IN THE FIELD. ALL QUESTIONS AS TO

DIMENSIONS AND FIELD CONDITIONS SHALL BE RESOLVED BEFORE THE AFFECTED WORK PROCEEDS. NO DIMENSIONS SHALL BE OBTAINED BY SCALING THESE PLANS. IN INTERPRETING THESE PLANS, THE FOLLOWING GENERAL RULES APPLY:

A. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DRAWINGS.

B. SPECIFIC NOTES AND DETAILS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS.

C. WORK NOT PARTICULARLY SHOWN OR SPECIFIED SHALL BE THE SAME AS SIMILAR PARTS THAT ARE SHOWN OR SPECIFIED.

9. WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE

DETERMINED, NOTIFY THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK.

10. PLAN DIMENSIONS INDICATED ARE TO COLUMN CENTERLINE, TO FACE OF STUDS, OR TO FACE OF MASONRY UNLESS NOTED OTHERWISE.

11. FINISH FLOOR ELEVATIONS INDICATED ARE TO TOP OF STRUCTURAL SLAB OR STRUCTURAL WOOD FLOOR UNLESS NOTED OTHERWISE.

12. CEILING HEIGHT DIMENSIONS ARE FROM DESIGNED FINISHED FLOOR TO FINISHED CEILING SURFACE UNLESS NOTED OTHERWISE.

13. DISSIMILAR METALS SHALL BE EFFECTIVELY ISOLATED FROM EACH OTHER TO PREVENT MOLECULAR BREAKDOWN AND GALVANIC ACTION.

14. PROVIDE PROPER ANCHORAGE OF ESSENTIAL EQUIPMENT IN ACCORDANCE WITH APPLICABLE CODES.

15. PIPE DUCTS, BUSS DUCTS, AND CONDUITS THAT PENETRATE OR ANCHOR

INTO FLOOR SLABS AND/OR WALLS SHALL BE INSTALLED IN A MANNER

WHICH PRESERVES THE FIRE RESISTIVE AND STRUCTURAL INTEGRITY OF THE BUILDING.

16. COORDINATE THE PLACEMENT OF CEILING ITEMS WITH MECHANICAL, ELECTRICAL AND CEILING INSTALLER. WHERE DISCREPANCIES EXIST

BETWEEN DRAWINGS AND INSTALLATION, CONSULT THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK.

17. PROVIDE ACCESS PANELS FOR MECHANICAL, PLUMBING, AND ELECTRICAL EQUIPMENT AS REQUIRED BY APPLICABLE CODES. ACCESS PANELS SHALL

BE CONCEALED, AND LOCATIONS SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW PRIOR TO START OF WORK.

18. COORDINATE AND PROVIDE SLAB AND WALL OPENINGS REQUIRED BY MECHANICAL, PLUMBING, AND ELECTRICAL.

19. THESE DRAWINGS DO NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. SAFETY OF ALL PARTIES PRESENT ON THE JOB SITE IS THE CONTRACTOR'S RESPONSIBILITY.

20. KEEP THE PROJECT AREA AND SURROUNDING AREA FREE FROM DUST NUISANCE. THE WORK SHALL BE IN CONFORMANCE WITH THE AIR

POLLUTION CONTROL STANDARDS AND REGULATIONS OF THE STATE DEPARTMENT OF HEALTH.

21. CONSTRUCTION DEBRIS AND WASTE SHALL BE DEPOSITED AT AN APPROPRIATE SITE. MEET LOCAL CODES AND ORDINANCES FOR DEBRIS REMOVAL.

1. OUTDOOR FIREPLACES, FIRE PITS, TORCHES, OUTDOOR BARBEQUES AND GRILLS (NON-FUEL MODIFICATION DESIGNATION) [LBMC 15.01.030(307.2)]:

A. ALL EXTERIOR FLAME PRODUCING DEVICES, APPLIANCES, STRUCTURES OR

EQUIPMENT SHALL BE NATURAL GAS OR LIQUID PROPANE GAS BURNING ONLY.

B. ALL PERMANENT EXTERIOR FIREPLACES AND BARBEQUES SHALL MAINTAIN A 10-FOOT SEPARATION FROM ALL COMBUSTIBLE MATERIALS.

C. ALL PERMANENT FIRE PITS SHALL MAINTAIN 20 FEET OF SEPARATION FROM ALL COMBUSTIBLE MATERIALS.

D. SUCH DEVICES, APPLIANCES, STRUCTURES, OR EQUIPMENT SHALL NOT BE

USED FOR THE DISPOSAL OF RUBBISH, TRASH, OR COMBUSTIBLE MATERIALS.

E. SUCH DEVICES SHALL BE MAINTAINED IN SATISFACTORY CONDITION AND OPERATED FOR THEIR INTENDED USE ONLY.

F. OUTDOOR FIREPLACES SHALL BE EQUIPPED WITH AN APPROVED SPARK ARRESTOR.

G. TIKI TYPE TORCHES, EMBER PRODUCING DEVICES, AND OPEN FLAME DECORATIVE DEVICES ARE NOT PERMITTED.

H. PORTABLE FIRE PITS, PORTABLE FIREPLACES, CHIMNEYS OR FIRE BOWLS ARE NOT PERMITTED.

I. SEPARATION DISTANCES REQUIRED BY THIS SECTION SHALL NOT EXTEND OFF PROPERTY.

2. REMOVAL OF WORK PERFORMED WITHOUT PERMITS MAY BE REQUIRED FOR INSPECTIONS.

3. THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM IS PROHIBITED. NO SOLID WASTE, PETROLEUM BYPRODUCTS, SOIL PARTICULATE,

CONSTRUCTION WASTE MATERIALS, OR WASTEWATER GENERATED ON

CONSTRUCTION SITES OR BY CONSTRUCTION ACTIVITIES SHALL BE PLACED,

CONVEYED OR DISCHARGED INTO THE STREET, GUTTER OR STORM DRAIN SYSTEM.

1. CONSTRUCTION ACTIVITIES SHALL BE CONTAINED WITHIN FENCED OR BARRICADED AREAS. CONSTRUCTION ACTIVITIES THAT GENERATE DISRUPTIVE

NOISE, ODORS, AND DUST MUST NOT DISTURB NEIGHBORING PROPERTIES, STRUCTURES, OR PEOPLE.

2. AFTER LOCATING UTILITIES EXERCISE EXTREME CAUTION IN EXCAVATING AND

TRENCHING ON THE SITE TO AVOID DUCTS, PIPING, AND CONDUIT AND TO PREVENT HAZARD TO EXISTING UNDERGROUND UTILITIES OR STRUCTURES.

THE OWNER IS NOT RESPONSIBLE FOR THE LOCATION OF UNDERGROUND

UTILITIES OR STRUCTURES, WHETHER OR NOT SHOWN ON THESE CONTRACT DOCUMENTS.

3. PHOTO DOCUMENT THE EXISTING CONDITIONS OF THE SITE INCLUDING THE

CONTRACTOR'S YARD AREA AND LANDSCAPED AREAS WHERE TRENCHING

WILL BE OCCURRING, WHERE VEHICLE TRAFFIC IS ANTICIPATED, WHERE

SCAFFOLDING IS TO BE UTILIZED, OR OTHER SUCH AREAS WHICH MAY BE DISTURBED BY CONSTRUCTION ACTIVITIES. ALSO TEST IRRIGATION SYSTEMS FOR PROPER OPERATION. AT PROJECT COMPLETION, ALL AREAS MUST BE

RESTORED TO ORIGINAL CONDITION INCLUDING, BUT NOT LIMITED TO,

INSTALLING SOD AT DAMAGED TURF AREAS, REPLACING DAMAGED PLANTING,

REPAIRING DAMAGED UNDERGROUND UTILITIES, PATCHING DAMAGED ASPHALT PAVING, RESTRIPING PAVING, AND REPLACING DAMAGED CONCRETE.

4. HAVE EMERGENCY SHUT-OFF PROCEDURES IN PLACE PRIOR TO THE START OF CONSTRUCTION. THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS

SHALL FAMILIARIZE THEMSELVES WITH ALL SHUT-OFF VALVE LOCATIONS ON SITE AND HAVE PROPER TOOLS READILY AVAILABLE TO OPERATE VALVES.

5. CUTTING, BORING, SAW CUTTING, OR DRILLING THROUGH THE EXISTING OR

NEW STRUCTURAL ELEMENTS IS NOT TO BE STARTED UNTIL THE LOCATIONS

AND SIZE OF OPENINGS HAVE BEEN REVIEWED BY THE OWNER AND THE INSPECTORS.

6. WHERE ITEMS ARE CUT, DEMOLISHED, OR REMOVED, PATCH SURFACES AFFECTED TO MATCH THE ADJACENT SURFACE. MATCH MATERIAL TEXTURE AND PATTERN. REMOVE FASTENERS AND ANCHORS AND PATCH HOLES.

7. WHERE ITEMS ARE CUT, DEMOLISHED, OR REMOVED AND PAINTING IS

REQUIRED TO MATCH ADJACENT SURFACES, PAINT THE ENTIRE PLANE OF THE REPAIR.

8. THESE DRAWINGS DO NOT SHOW MATERIALS TO BE REMOVED AND REINSTALLED IN ORDER TO INSTALL NEW WORK. THE EXTENT OF REMOVAL

AND REINSTALLATION IS TO BE DETERMINED BY THE CONTRACTOR AND IS NOT CONSIDERED DEMOLITION. REINSTALL MATERIALS IN ACCORDANCE WITH ALL OF THE REQUIREMENTS OF THE RENOVATION NOTES.

1. HVAC SYSTEM COMPONENTS SHALL COMPLY WITH AIR CONDITIONING CONTRACTORS OF AMERICA (ACCA) STANDARDS.

2. DUCT ROUTING SHOWN IS DIAGRAMMATIC.

3. CONCEAL ALL DUCTWORK IN ATTIC SPACE. DO NOT MODIFY CEILING HEIGHTS WITHOUT PRIOR APPROVAL FROM THE ARCHITECT.

4. CLOTHES DRYER MOISTURE EXHAUST DUCTS:

1. NOT LESS THAN 4 INCH DIAMETER.

2. METAL WITH SMOOTH INTERIOR SURFACE.

3. OUTLET TO OUTSIDE AIR WITH PROPER CLEARANCES TO BUILDING OPENINGS IN ACCORDANCE WITH CODE REQUIREMENTS.

4. EQUIP WITH BACKDRAFT DAMPER AT OUTLET.

5. LENGTH LIMITED TO 14 FEET WITH TWO ELBOWS.

6. PROVIDE THE FOLLOWING SYSTEM COMPONENTS BY IN-O-VATE DRYER PRODUCTS:
a. RECESSED CONNECTION: DRYER BOX
b. TRANSITION DUCT: DRYER FLEX
c. ELBOWS: DRYER-ELL
d. ROOF TERMINATION: DRYER JACK
e. SAFETY LABEL: DRYER PLACARD SHOWING ACTUAL DUCT RUN LENGTH

5. EXHAUST FANS SHALL BE ENERGY STAR COMPLIANT, RUN CONTINUOUSLY AT 20 CFM, RAMPED UP BY HUMIDISTAT TO 100 CFM IN ROOMS WITH MOISTURE, AND HAVE A MAXIMUM SOUND RATING OF 1 SONES AT 20 CFM AND 3 SONES AT 100 CFM. COMPLY WITH CRC R303.3.1, CMC CHAPTER 4, AND CALGREEN CHAPTER 4, DIVISION 4.5.

6. LOCATE EXHAUST DUCT OUTLETS A MINIMUM OF 10 FEET FROM FORCED AIR INLETS AND 3 FEET FROM OPENINGS INTO THE BUILDING (CMC 502.2.1) AND SO THAT THE AIR IS DIRECTED AWAY FROM WALKWAYS.

7. ALL FAN SYSTEMS, REGARDLESS OF VOLUMETRIC CAPACITY, THAT

EXCHANGE AIR BETWEEN THE CONDITIONED SPACES AND THE OUTSIDE OF

THE BUILDING SHALL BE PROVIDED WITH BACKDRAFT/AUTOMATIC DAMPERS

TO PREVENT UNINTENDED AIR LEAKAGE THROUGH THE FAN SYSTEM WHEN THE FAN SYSTEM IS NOT OPERATING.

8. PROVIDE HVAC SYSTEM WITH AIR FILTER(S) HAVING A DESIGN EFFICIENCY EQUAL TO OR GREATER THAN MERV 13. SEC 150.0(m)12C.

9. PROVIDE R-6 INSULATION AT ANY NEW DUCT WITHIN UNCONDITIONED ATTIC SPACE.

1. PROVIDE WATER HAMMER ARRESTORS INSTALLED PER MANUFACTURER REQUIREMENTS AND CONFORMING WITH ASSE 1010 AT ALL QUICK-CLOSING VALVES PER CPC 609.10 [IRC P2903.5], SUCH AS, BUT NOT LIMITED TO:

A. DISHWASHERS.

B. CLOTHES WASHERS.

2. BATHTUB FAUCETS AND SHOWER CONTROL VALVES SHALL HAVE TEMPERATURE LIMITING DEVICES SET AT A MAXIMUM OF 120-DEGREES FARENHEIT CONFORMING WITH REQUIREMENTS OF [IRC P2708.4] AND [P2713.3].

3. PROVIDE SEDIMENT TRAPS AT DOWNSTREAM SIDE OF FUEL GAS SHUT-OFF VALVES IN ACCORDANCE WITH [IRC G2419.4 (IFGC 408.4)].

4. PROVIDE BACKWATER VALVES INSTALLED IN THE BUILDING DRAIN, BRANCH OF

THE BUILDING DRAIN, OR HORIZONTAL BRANCH SERVING EACH PLUMBING

FIXTURE WITH FLOOD LEVEL RIMS LOCATED BELOW THE ELEVATION LEVEL OF THE NEAREST UPSTREAM SEWER MANHOLE COVER IN ACCORDANCE WITH [IRC P3008.1]. FIXTURES ABOVE THE MANHOLE COVER SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE.

5. HOSE BIBBS SHALL BE PROVIDED WITH AN ATMOSPHERIC OR PRESSURE TYPE VACUUM BREAKER PER [IRC P2902.4.2].

CRC [IRC]

1. LOW VOLTAGE LIGHTING WIRE RUNS FROM A SINGLE TRANSFORMER TO

FIXTURES SUPPLIED BY THAT TRANSFORMER SHALL BE OF EQUAL LENGTH TO SUPPLY EQUAL VOLTAGE TO EACH FIXTURE. EXCESS WIRING SHALL BE NEATLY STOWED AND CONCEALED AT TRANSFORMER LOCATION.

2. CONTRACTOR SHALL PURCHASE ALL CONSTRUCTION AND FINISH MATERIALS

AND IT IS THE CONTRACTOR'S RESPONSIBILITY TO INSURE THAT THE

APPROPRIATE AND CORRECT ITEM IS PURCHASED INCLUDING NECESSARY QUANTITIES AND ANY NECESSARY RELATED PARTS.

3. 15 AND 20 AMP RECEPTACLE OUTLETS SHALL BE TAMPER RESISTANT TYPE IN ACCORDANCE WITH CEC 406.12 AND SHALL BE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) TYPE, UNLESS NOTED OTHERWISE.

4. 20-AMP SMALL-APPLIANCE COUNTERTOP CIRCUITS AT THE KITCHEN SHALL

SERVE THE REMAINING OUTLETS THROUGHOUT THE KITCHEN, PANTRY, DINING AREA, AND THE REFRIGERATOR OUTLET PER IEC 210.11(C)(1) AND 210.52(B).

5. 20-AMP SMALL-APPLIANCE CIRCUITS AT BATHROOMS SHALL SERVE THE REMAINING OUTLETS WITHIN THE ROOM PER IEC 210.11(C)(3), AT LAUNDRY ROOMS PER IEC (210.11(C)(2), AND GARAGES [IEC 210.11(C)(4)] [CEC 210.52(B)(1)].

6. OUTLET BOXES OR OUTLET BOX SYSTEMS USED AT THE SOLE SUPPORT OF A

CEILING SUSPENDED FAN SHALL BE LISTED, SHALL BE MARKED BY THEIR

MANUFACTURER AS SUITABLE FOR THIS PURPOSE, AND SHALL NOT SUPPORT CEILING SUSPENDED FANS THAT WEIGHT MORE THAN 70 POUNDS [CEC 314.27(C)].

1. GARAGE, LAUNDRY ROOMS, AND UTILITY ROOMS SHALL BE HIGH EFFICACY LUMINARIES AND CONTROLLED BY A VACANCY SENSOR.

2. OTHER THAN IN KITCHENS, BATHROOMS, GARAGES, LAUNDRY ROOMS, AND

UTILITY ROOMS ALL LIGHTING SHALL BE HIGH EFFICACY LUMINARIES OR CONTROLLED BY A DIMMER SWITCH OR CONTROLLED BY A VACANCY SENSOR.

3. RECESSED LIGHTING FIXTURES SHALL BE RATED AS AIR-TIGHT (AT) AND,

WHEN INSTALLED IN AN INSULATED CEILING SHALL HAVE AN APPROVED ZERO CLEARANCE INSULATION COVER (IC). (CEC SECTION 150)

4. ALL INSTALLED LUMINARIES SHALL BE HIGH EFFICIENCY FIXTURES. (CEC 150.0(K)1.A)

5. OUTDOOR LIGHTING MUST BE HIGH EFFICIENCY AND INCLUDE MANUAL ON/OFF SWITCH AND ONE OF THE FOLLOWING:

A. PHOTOCONTROL AND MOTION SENOR
B. PHOTOCONTROL AND AUTOMATIC TIME SWITCH CONTROL
C. ASTRONOMICAL TIME SWITCH CONTROL
D. ENERGY MANAGEMENT CONTROL SYSTEM

6. ALL EXTERIOR LIGHTING SHALL BE DARK SKY COMPLIANT AND WET-RATED FOR EXTERIOR USE.

1. WHEN MORE THAN ONE CARBON MONOXIDE OR SMOKE ALARM IS REQUIRED TO

BE INSTALLED, THE ALARM DEVICES OF THE SAME TYPE SHALL BE

INTERCONNECTED IN SUCH A MANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS IN THE UNIT.

2. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACKUP AND ALARMS INTERCONNECTED.

3. BATTERY OPERATED SMOKE ALARMS ARE PERMITTED LIEU OF

INTERCONNECTION/HARD-WIRING OF SMOKE ALARMS IN EXISTING AREAS

WHERE THE CONSTRUCTION DOES NOT INVOLVE THE REMOVAL OF INTERIOR FINISHES.

4. CARBON MONOXIDE ALARMS:

A. MEET THE REQUIREMENTS OF CRC SECTION R315.1.

B. INSTALL IN DWELLING UNITS AND SLEEPING UNITS THAT HAVE ATTACHED GARAGES.

C. OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREAS IN THE

IMMEDIATE VICINITY OF THE BEDROOMS(S), AND ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS.

5. SMOKE ALARMS:

A. MEET THE REQUIREMENTS OF CRC SECTION R314.

B. ON THE CEILING OR WALL OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF BEDROOMS.

C. IN EACH ROOM USED FOR SLEEPING PURPOSES.

D. IN EACH STORY WITHIN A DWELLING UNIT, INCLUDING BASEMENTS.

E. IN DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN INTERVENING

DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED ON

THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT LOWER LEVEL

PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW THE UPPER LEVEL.

1. DOOR SIZES ARE INDICATED AS NET OPENING (PANEL SIZE). COORDINATE SIZE OF ROUGH OPENINGS. VERIFY OPENING DIMENSIONS IN THE FIELD PRIOR TO ORDERING.

2. GLAZING IN DOORS SHALL BE TEMPERED AND LABELED PER CBC 2406 UNLESS NOTED OTHERWISE.

3. DOOR PANELS SHALL BE 1-3/4" THICK UNLESS NOTED OTHERWISE.

4. DOOR PAINT SHALL BE SEMI-GLOSS UNLESS NOTED OTHERWISE.

5. FINISHES APPLIED TO DOORS SHALL OCCUR AT ALL SIX SURFACE EDGES.

6. STAINED DOORS SHALL HAVE STAINED JAMBS AND TRIM UNLESS NOTED OTHERWISE.

7. PAINTED DOORS SHALL HAVE PAINTED JAMBS AND TRIM UNLESS NOTED OTHERWISE.

8. STAIN-GRADE AND PAINT-GRADE DOORS TO BE 5-PLY.

9. EXTERIOR DOORS:

A. MEET REQUIREMENTS OF CALIFORNIA ENERGY CODE SEC. 116 AND CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE SEC 10-111.

B. PROVIDE DOOR HEADS, SILLS, AND JAMBS WITH SEALS, ASTRAGALS, OR BAFFLES.

C. PROVIDE MINIMUM ONE-INCH LAP OF JAMBS.

D. PROVIDE CONTINUOUS SEAL OR BAFFLE AT EACH JAMB AT DOORS MOUNTED BETWEEN JAMBS.

E. PROVIDE WEATHER-TIGHT ASTRAGAL OR CLOSURE AT THE CENTER OF DOUBLE DOORS.

F. PROVIDE COMPLETE AND FULL WEATHER-STRIPPING.

10. JOINTS AND OTHER OPENINGS SHALL BE CAULKED, GASKETED, WEATHERSTRIPPED, OR OTHERWISE SEALED TO LIMIT INFILTRATION AND EXFILTRATION. (CEC SEC. 117)

11. DO NOT USE MANUALLY OPERATED FLUSH BOLTS OR SURFACE BOLTS.

12. DOOR HARDWARE TO BE INCLUDED IN AN ALLOWANCE ESTABLISHED BY THE GENERAL CONTRACTOR UNLESS NOTED OTHERWISE. HARDWARE SHALL BE "BALDWIN" LEVEL QUALITY.

13. FOR WATER-RESISTIVE BARRIER (W.R.B.) FLASHING AT OPENINGS SEE A4 A501

FIRE HAZARD SEVERITY ZONE

14. PER CBC 708A.4 GAPS BETWEEN GARAGE DOOR AND THE DOOR OPENING, INCLUDING THE BOTTOM, SIDES AND TOP OF DOOR, SHALL NOT EXCEED 1/8 INCH. COVER GAPS USING ONE OF THE FOLLOWING METHODS:

A. WEATHER STRIPPING PRODUCTS MADE OF MATERIALS THAT:
a. HAVE BEEN TESTED FOR TENSILE STRENGTH IN ACCORDANCE WITH ASTM D638 AFTER EXPOSURE TO ASTM G155 FOR A PERIOD OF 2,000

HOURS, WHERE THE MAXIMUM ALLOWABLE DIFFERENCE IN TENSILE

STRENGTH VALUES BETWEEN EXPOSED AND NONEXPOSED SAMPLES
DOES NOT EXCEED 10 PERCENT AND
b. EXHIBIT A V-2 OR BETTER FLAMMABILITY RATING WHEN TESTED TO UL 94, STANDARD FOR TESTS FOR FLAMMABILITY OF PLASTIC MATERIALS

FOR PARTS IN DEVICES
c. AND APPLIANCES.

B. DOOR OVERLAPS ONTO JAMBS AND HEADERS.

C. GARAGE DOOR JAMBS AND HEADERS COVERED WITH METAL FLASHING.

1. WINDOW SIZES ARE INDICATED AS GROSS FRAME DIMENSION. COORDINATE SIZE OF ROUGH OPENINGS. VERIFY OPENING DIMENSIONS IN THE FIELD PRIOR TO ORDERING.

2. PROVIDE WINDOW PRODUCTS WITH FULL U-VALUE LABELING BY THE MANUFACTURER'S CHOICE OF DEFAULT OR NFRC-U METHOD.

3. WINDOWS SHALL MEET REQUIREMENTS OF CALIFORNIA ENERGY CODE SEC. 116 AND CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE SEC. 10-111.

4. JOINTS AND OTHER OPENINGS SHALL BE CAULKED, GASKETED, WEATHERSTRIPPED, OR OTHERWISE SEALED TO LIMIT INFILTRATION AND EXFILTRATION. [CEC SEC. 117]

5. EXTERIOR WINDOWS AND SKYLIGHTS SHALL BE SET IN SEALANT, WEATHER-STRIPPED, AND LABELED AS COMPLYING WITH ASNI STANDARDS.

6. GLASS SHALL MEET THE REQUIREMENTS OF CBC SECTION 2404 FOR WIND LOADS, GLASS AREA, FRAME LAP, AND MINIMUM GLASS EDGE CLEARANCE.

MAXIMUM CLEAR AREA FOR GLASS PANEL TO BE 50 SF.

7. TEMPERED AND SAFETY GLAZING IS CALLED OUT IN DRAWINGS WITH

SYMBOLS FOR CONVENIENCE ONLY AND SHALL NOT RELIEVE THE GENERAL

CONTRACTOR'S RESPONSIBILITY TO PROVIDE THIS GLASS IN ALL LOCATIONS REQUIRED BY CODE. SAFETY GLAZING, TEMPERED OR OTHERWISE, SHALL BE LABELED PER CODE. PROVIDE SAFETY GLAZING IN ACCORDANCE WITH CBC SECTION 2406.4. FIXED OR OPERABLE PANELS

ADJACENT TO A DOOR WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE

DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE.

8. GLASS TYPE AND THICKNESS SHALL COMPLY WITH CBC SECTION 2404 [IBC SECTION 2404].

9. WINDOWS SHALL BE DUAL GLAZED LOW-E UNLESS NOTED OTHERWISE.

10. FOR WATER-RESISTIVE BARRIER (W.R.B.) FLASHING AT OPENINGS SEE A4 A501
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. GENERAL NOTES AND PROJECT NOTES 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCCITY NOTES

RENOVATION NOTES

GENERAL NOTES

PLUMBING NOTES

MECHANICAL NOTES

ELECTRICAL NOTES

LIGHTING NOTES

CARBON MONOXIDE /

SMOKE ALARM NOTES

INSULATION SCHEDULE

DOOR NOTES

WINDOW NOTES
122
123 of 803
WH
FH
GM
WM
TEL
ELEC
SM
CO
S/C
TV
M
J
A
P
NORTH
Mag

PROJECT NORTH ARROW
(MAGNETIC NORTH ARROW SHOWN

ONLY ON SITE PLANS)
1 BUILDING SECTION REFERENCE
A201
(DRAWING NUMBER)
(SHEET NUMBER)
1 WALL SECTION REFERENCE
A201
(DRAWING NUMBER)
(SHEET NUMBER)

DETAIL REFERENCE
1 A201
(DRAWING NUMBER)
(SHEET NUMBER)

EXTERIOR ELEVATION REFERENCE
1 A201
(DRAWING NUMBER)
(SHEET NUMBER)

INTERIOR ELEVATION REFERENCE
(DRAWING NUMBER)
(SHEET NUMBER)

A GRID LINE

DOOR NUMBER

WINDOW NUMBER

REVISION
NUMBER
10KN.1 KEYNOTE
101-1
101
1 LEVEL LINE,

CONTROL POINT, OR
DATUM
+0'-0"
1 A201 2
3 4
30" x 40" CS
HEAD: 8'-0"
(WIDTH x HEIGHT | TYPE)
DR: 36" x 80" (WIDTH x HEIGHT)
(HEAD HEIGHT)

ROOM NAME
101

ROOM NAME

ROOM NUMBER
1 CONSTRUCTION

KEYNOTE
FA. FIRE ALARM
FACP. FIRE ALARM

CONTROL PANEL
FO. FACE OF
FAU. FORCED AIR UNIT
FH. FIRE HYDRANT
FIN. FINISH
FLR. FLOOR
FRCP. FIBER REINFORCED

CEMENT PANEL
GA. GAUGE
GALV. GALVANIZED
GC. GENERAL

CONTRACTOR
GFI. GROUND FAULT

INTERRUPTER
GND. GROUND
GYP. GYPSUM BOARD
HORIZ. HORIZONTAL
HT. HEIGHT
HTG. HEATING
HVAC. HEATING,

VENTILATION,
& AIR-CONDITIONING
HW. HOT WATER
ID. INSIDE

DIAMETER
INFO. INFORMATION
INSUL. INSULATION
INT. INTERIOR
LB. POUND
LF. LINEAL FOOT
LVL. LAMINATED VENEER
LUMBER
MAX. MAXIMUM
MECH. MECHANICAL
MFR. MANUFACTURER
MH. MAN HOLE
MIN. MINIMUM
MIR. MIRROR
MISC. MISCELLANEOUS
MW. MICROWAVE
MTL. METAL
(N). NEW
NIC. NOT IN

CONTRACT
N/A. NOT APPLICABLE
NTS. NOT TO SCALE

O/ OVER
OC. ON CENTER
OD. OUTSIDE DIAMETER
OH. OVERHEAD
@ AT
& AND
ABV. ABOVE
AC. ASPHALTIC

CONCRETE
ADJ. ADJACENT
AFF. ABOVE FINISH
FLOOR
ALUM. ALUMINUM
ARCH. ARCHITECTURAL
BD. BOARD
BLDG. BUILDING
BLK'G. BLOCKING
BTWN. BETWEEN
CAB. CABINET
CLG. CEILING
CJ. CONTROL JOINT
CLR. CLEAR
CMU. CONCRETE

MASONRY UNIT
CNTR. COUNTER
CO. CLEAN OUT
COL. COLUMN
CONC. CONCRETE
CONT. CONTINUOUS
CT. CERAMIC TILE
DBL. DOUBLE
DET. DETAIL
DEPT. DEPARTMENT
DF. DOUGLAS FIR
DIA. DIAMETER
DIM. DIMENSION
DIV. DIVISION
DN. DOWN
DWG. DRAWING
(E). EXISTING
EA. EACH
EJ. EXPANSION JOINT
ELECT. ELECTRIC /

ELECTRICAL
ELEV. ELEVATION
EN. EDGE NAIL
EQ. EQUAL
EQUIP. EQUIPMENT
EXT. EXTERIOR
FO. FACE OF
FAU. FORCED AIR UNIT
FH. FIRE HYDRANT
FIN. FINISH
FLR. FLOOR
FRCP. FIBER

REINFORCED

CEMENT PANEL
PERF. PERFORATED
PLY. PLYWOOD
PNT. PAINT
PSF. POUNDS PER

SQUARE FOOT
PTDF. PRESSURE TREATED

DOUGLAS FUR
PVC. POLY VINYL

CHLORIDE
RD. ROOF DRAIN
REINF. REINFORCING
REF. REFRIGERATOR
REQ'D. REQUIRED
REQ'S. REQUIREMENTS
RET. RETAINING
REV. REVISION
RM. ROOM
RO. ROUGH OPENING
SAB. SOUND

ATTENUATION
BATT
SC. SOLID CORE
SCHED. SCHEDULE
SF. SQUARE FOOT/FEET
SHTG. SHEATHING
SHT. SHEET
SHLVG. SHELVING
SHWR. SHOWER
SIM. SIMILAR
SLR. SEALER
SPECS. SPECIFICATIONS
SQ. SQUARE
SS. SANITARY SEWER
SST. STAINLESS STEEL
STD. STANDARD
STL. STEEL
STOR. STORAGE
STRUC. STRUCTURAL
TEL. TELEPHONE
TEMP. TEMPERED

T&B TOP & BOTTOM

T&G TONGUE & GROOVE
TV. TELEVISION
TO. TOP OF
TYP. TYPICAL
VENT. VENTILATION
VERT. VERTICAL
VIF. VERIFY IN FIELD

W/ WITH

W/O WITHOUT
WD. WOOD
WH. WATER HEATER
WRB. WATER-RESISTIVE

BARRIER
(N) WOOD STUD WALL
(E) WOOD STUD WALL TO REMAIN
(E) WOOD STUD WALL TO BE REMOVED. SEE
DEMOLITION PLANS.
(N) 1 HR FIRE RATED WOOD STUD WALL
(N) CONCRETE WALL
(N) CONCRETE MASONRY UNIT WALL
(E) 1 HR FIRE RATED WOOD STUD WALL TO
REMAIN
(E) CONCRETE WALL TO REMAIN
(E) CONCRETE MASONRY UNIT WALL TO
REMAIN
1/4"
GB.24.GB WALL TAG, SEE WALL

ASSEMBLY SCHEDULE
(N) INSULATED WOOD STUD WALL

WALL LEGEND

GYPSUM BOARD CEILING OVER

WOOD FRAMING
CLG: A
1'-0"
1x6 WESTERN RED CEDAR TONGUE AND

GROOVE CEILING

CEILING TAG

CEILING TYPE

CEILING HEIGHT
TYPE A
TYPE B
CEILING LEGEND 1/4"

CEILING ACCESS PANEL

FLAGSTONE PAVERS
TILE
TURF

UNIT PAVERS, RUNNING BOND PATTERN

GRAVEL PAVING

NEW BUILDING

LANDSCAPE / PLANTING
CONCRETE PAVING. SEE CIVIL
DRAWINGS.

EXPANSION JOINT @ 20'-0" O.C.

CONTROL JOINT @ 5'-0" O.C.

ASPHALT PAVING

DECOMPOSED GRANITE PAVING

COMPOSITE OR WOOD DECKING

UNIT PAVERS, STACKED BOND PATTERN

UNIT PAVERS, HERRINGBONE PATTERN

UNIT PAVERS, CHEVRON PATTERN

UNIT PAVERS, RANDOM ASHLAR PATTERN

UNIT PAVERS, COURSED ASHLAR PATTERN

PAVING LEGEND

POOL/SPA (DEFERRED SUBMISSION)
1/8"

LIMESTONE PAVING

COBBLESTONE

CEMENT PLASTER SIDING

VERTICAL WOOD OR COMPOSITE SIDING

BRICK VENEER SIDING

SIDING & ROOFING LEGEND

STONE VENEER SIDING

BOARD FORM CONCRETE

VERTICAL CORRUGATED METAL SIDING

LAP SIDING

GLAZING, SEE WINDOW AND DOOR
SCHEDULES.
1/4"

STANDING SEAM METAL PANELS

ASPHALT SHINGLES

SLATE TILE

CLAY TILE

SINGLE-PLY ROOFING

SHAKE SHINGLE ROOFING

SINKS, SEE PLUMBING

GENERAL NOTES ON SHEET
G002.

TOILETS
TUB
TUB
TUB

SHOWER HEAD AND CONTROLS

MANIFOLD

DRAIN INLETS

FAUCET / SPOUT

GAS OR ELECTRIC WATER

HEATER, TANK

PLUMBING LEGEND

PLUMBING VENT

PIPE THROUGH

ROOF VTR
DS 3" ROUND

DOWNSPOUT

GAS OR ELECTRIC WATER HEATER,

TANKLESS
WHT
1/4"

WALL HUNG

FLOOR MOUNT

FUEL GAS SUPPLY
VALVE

HOT WATER SUPPLY
VALVE

COLD WATER SUPPLY
VALVE

EXTERIOR HOSE BIB
CW FG

HW HB EXTERIOR HOSE BIB
(FREEZE-PROTECTED PER IRC
P2902.4.3.)

TUBS, SEE PLUMBING

GENERAL NOTES ON SHEET
G002.

S H

HUMIDITY SENSOR

AND FAN SWITCH

SUPPLY AIR CEILING DIFFUSER

CEILING FLUSH MOUNTED EXHAUST

FAN DUCTED TO OUTSIDE AIR
FLEXIBLE EXHAUST DUCT IN FRAMING CAVITIES.

SIZE IN ACCORDANCE WITH EQUIPMENT
REQUIREMENTS.

INSULATED FLEXIBLE SUPPLY DUCT THROUGH
CEILING OR ATTIC SPACE. SIZE IN ACCORDANCE
WITH ACCA STANDARDS.

INSULATED FLEXIBLE RETURN DUCT THROUGH
CEILING OR ATTIC SPACE. SIZE IN ACCORDANCE
WITH ACCA STANDARDS.

RETURN AIR CEILING REGISTER
100/20 CFM RATING: 100 = RAMP-UP BY HUMIDISTAT
20 = CONTINUOUS (IF SHOWN)

INSULATED REFRIGERANT LINE TO CONDENSER

UNIT, HEAT PUMP, OR FAN COIL
1-1/4" PVC CONDENSATE LINE TO

NEAREST SINK

VERTICAL PIPE OR DUCT
VH BLACK VENT OUTLET HOOD WITH SCREEN.

VTR
VENT UP THROUGH ROOF. PROVIDE BLACK ROOF

VENT CAP WITH WEATHER HOOD AND SCREEN IN
ACCORDANCE WITH CMC 502.1.

MINI-SPLIT SYSTEM RECESSED CEILING

CASSETTE

MECHANICAL LEGEND

AIR TRANSFER GRILLE

FLEXIBLE SUPPLY DUCT TO

SUPPLY REGISTER

T THERMOSTAT

WALL SUPPLY REGISTER

WALL RETURN GRILLE

FLU FLUE PIPE
ROOF

TERMINATION

HRV HEAT RECOVERY

VENTILATION UNIT

AIR HANDLING UNIT
AHU
AHU
1/4"

HP AIR CONDITIONING

OUTDOOR CONDENSER

AIR CONDITIONING

OUTDOOR HEAT PUMP
AC

GAS FURNACE

FORCED AIR UNIT FAU

FIRE HYDRANT

GAS METER

ELECTRICAL SERVICE PANEL / METER

WATER METER BOX / MAIN SHUT-OFF
VALVE

TELECOM BOX

ELECTRICAL / DATA PULL BOX

UNDERGROUND UTILITIES

SEE CIVIL DRAWINGS FOR ADDITIONAL
INFORMATION. EXISTING UTLITIES SHOWN
HALFTONE.

SD STORM DRAIN
SS
W
FW
IW

SANITARY SEWER

DOMESTIC WATER SUPPLY

FIRE WATER

IRRIGATION WATER
POINT OF CONNECTION (POC). SEE CIVIL

DRAWINGS FOR ADDITIONAL
INFORMATION.

ELECT
ELECT
ELEC
T
SURFACE MOUNTED ELECTRICAL SUBPANEL

RECESSED ELECTRICAL SUB-PANEL
DRAIN INLET. SEE CIVIL PLANS FOR

POINT OF CONNECTION TO STORM
DRAIN.

DI

SITE LEGEND
DN/UP
GATE

SITE STAIRS
1/8"

EXISTING BUILDING

NEW BUILDING

WALL-MOUNTED DUPLEX RECEPTACLE

WALL-MOUNTED DUPLEX RECEPTACLE

WITH GROUND FAULT CIRCUIT

INTERRUPTER
WALL-MOUNTED 240 VOLT, 50-AMP SINGLEPLEX

RECEPTACLE

WALL-MOUNTED WEATHERPROOF DUPLEX

RECEPTACLE WITH GROUND FAULT CIRCUIT

INTERRUPTER
WALL-MOUNTED 1/2 SWITCHED RECEPTACLE,

INSTALL INVERTED (TOP RECEPTACLE

CONTROLLED BY SWITCH)

WALL-MOUNTED DUPLEX RECEPTACLE WITH

GROUND FAULT CIRCUIT INTERRUPTER ON
20-AMP SMALL-APPLIANCE BRANCH CIRCUIT
20A
WP
20A WALL-MOUNTED SINGLEPLEX OUTLET
ON 20-AMP DEDICATED CIRCUIT

COUNTERTOP-MOUNTED POP-UP DUPLEX

RECEPTACLE WITH GROUND FAULT CIRCUIT
INTERRUPTER. PU
20A/GFI WALL-MOUNTED SINGLEPLEX OUTLET ON 20-AMP

DEDICATED CIRCUIT WITH GROUND FAULT CIRCUIT

INTERRUPTER

LIGHT FIXTURES / FANS, SEE
SCHEDULE THIS SHEET. FOR
LIGHTING NOTES SEE G002.

ID#
P
P

SMOKE DETECTOR

CARBON MONOXIDE

DETECTOR

LIGHT/FAN SWITCH

FOR SMOKE ALARM

AND CARBON

MONOXIDE

DETECTOR NOTES
SEE G002.

COMBINATION

SMOKE/CARBON MONOXIDE

DETECTOR

EXTERIOR LIGHT FIXTURES, SEE
SCHEDULE THIS SHEET. FOR
LIGHTING NOTES SEE G002.

CABLE TELEVISION OUTLET
DATA OUTLET, PROVIDE CAT6 CABLE FROM EACH

OUTLET TO CABLE MODEM LOCATION

CONVENIENCE OUTLET SWITCH

JUNCTION BOX

AUDIO JUNCTION BOX OR FLUSH MOUNTED

SPEAKER, COORDINATED WITH OWNER

CEILING MOUNTED DUPLEX OUTLET

CABLE MODEM OUTLET
C
ELECTRICAL LEGEND1/4"

EQUIPMENT DEDICATED

DISCONNECT SWITCH
F

CONCRETE - SEALED AND POLISHED

WOOD FLOORING

TILE FLOORING

COMPOSITE DECKING

FLOORING LEGEND

OVEN / RANGE

MICROWAVE
EXHAUST HOOD, MINIMUM 100 CFM

LAUNDRY DRYER

WASHER LAUNDRY WASHER
DRYER
HOOD
MICRO

OVEN / RANGE

DW DISH WASHER

GD GARBAGE DISPOSAL

DIRECT-VENTED FIREPLACE

REFRIGERATOR / FREEZER

BBQ BARBECUE
REF. REF.

FIREPLACE

APPLIANCE LEGEND

COOKTOP
1/4"

TC TRASH COMPACTOR

COOKTOP

REMOVE WOOD STUD WALL

WOOD STUD WALL TO REMAIN
4'-10"
W1

WALL DEMOLITION DIMENSION

WALL ID, SEE WALL DEMOLITION

CALCULATIONS THIS SHEET

KEYNOTE - DEMOLISH ITEM

KEYNOTE - PROTECT ITEM

KEYNOTE - SALVAGE ITEM

KEYNOTE - RELOCATE ITEM

REMOVE CMU WALL

CMU WALL TO REMAIN

DEMOLITION LEGEND
L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. DRAWING SYMBOLS, ABBREVIATIONS, AND LEGENDS 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-

DRAWING SYMBOLS

ABBREVIATIONS
123
124 of 803
G003
124
125 of 803
WH
UP
UP
DN

AREA TABULATION

MAIN RESIDENCE
TOTAL LIVING AREA:

GARAGE / SECOND UNIT
TOTAL LIVING AREA:
1,903 SF
933 SF

GARAGE - EXISTING

LIVING - EXISTING

LIVING - NEW
292 SF 7
95 SF 1
897 SF 9

11.04' 18.46' 10.45'

29.83'

1.92' 26.46' 1.79' 5.17'

25.04'

35.83'35.83'

25.04'
228 SF 3
312 SF 2
11 SF8
20 SF 6
145 SF 5
163 SF 4

5.13' 5.78' 7.55'

AREA LEGEND

30.17'

28.25'
933 SF
13 ELEVATED

DECK/TERRACE -

EXISTING

ELEVATED

DECK/TERRACE - NEW

LIVING - NEW

SECOND UNIT LIVING -

EXISTING

35.83'

26.04'

35.83'
61 SF
14 6.20'

1.66' 9.92'
77 SF
12 35 SF
11 307 SF
10 218 SF 9

20.46' 3.08' 5.85'

15.01' 13.13'

16.63'

13.07'

11.36'

AREA LEGEND
6 SF
15 3'-7"
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. AREA PLANS 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/4" = 1'-0"
A8

AREA PLAN - LOWER LEVEL

LOWER LEVEL
GARAGE - EXISTING 9 897 SF
897 SF
LIVING - EXISTING 1 95 SF 2 312 SF 3 228 SF 4 163 SF 5 145 SF 7 292 SF 1235 SF
LIVING - NEW 6 20 SF 8 11 SF
31 SF
2163 SF

UPPER LEVEL

ELEVATED

DECK/TERRACE -

EXISTING
14 61 SF
61 SF

ELEVATED

DECK/TERRACE - NEW
15 6 SF
6 SF
LIVING - NEW 9 218 SF 10 307 SF
11 35 SF
12 77 SF
637 SF

SECOND UNIT LIVING -

EXISTING
13 933 SF
933 SF
1637 SF
SCALE: 1/4" = 1'-0"
A4

AREA PLAN - UPPER LEVEL
0' 2' 4' 8'
1/4
MAG
N
O
R
T
H
0' 2' 4' 8'
1/4
MAG
N
O
R
T
H
125
126 of 803
WH
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UP
DN

OPEN SPACE LEGEND

OPEN SPACE

GROSS BUILDING AREA
(ROOF OVERHANGS)

OPEN SPACE AT GROUND

LEVEL OPEN TO SKY

GROSS BUILDING AREA
(GROSS LIVING AREA)

LAGUNA BEACH

OPEN SPACE

CALCULATIONS
PER [LBMC 25.50.010]
LOT AREA:

BUILDABLE AREA:

GROSS LIVING AREA:

GROSS BUILDING COVERAGE:

REQ'D TOTAL OPEN SPACE:
(MIN. 40% OF TOTAL GROSS LIVING AREA WITHIN
LOT) [LBMC 25.50.010(A)]
REQ'D GROUND LEVEL OPEN SPACE:
(MIN 60% OF TOTAL REQ'D OPEN SPACE OPEN TO
SKY) [LBMC 25.50.010(B)]
REQ'D OPEN SPACE FOR EACH LIVING UNIT:
(MIN 25% OF TOTAL REQ'D OPEN SPACE SHALL BE

IMMEDIATELY ACCESSIBLE TO EACH LIVING UNIT
ON THE LOT) [LBMC 25.50.010(E)]
OPEN SPACE GROUND LEVEL:

OPEN SPACE UPPER LEVEL:

OPEN SPACE TOTAL:

MEETS TOTAL OPEN SPACE REQUIREMENTS?
= 1,286 SF > 1,134.4 SF = OK

MEETS OPEN SPACE GROUND LEVEL
REQUIREMENTS?
= 1,286 SF > 680 SF = OK

MEETS OPEN SPACE FOR EACH LIVING UNIT
REQUIREMENTS?
= 284 = 284 SF = OK
6,125 SF
3,706 SF
2,836 SF
2,198 SF
1,134.4 SF
680 SF
284 SF
1,286 SF
0 SF
1,286 SF

OUTLINE OF ROOF

OVERHANGS

OUTLINE OF UPPER LEVEL
DECK
C

PROPERTY LINE
122.34'

PROPERTY LINE
122.32'

PROPERTY LINE

49.98'

PROPERTY LINE

49.98'
GROSS

LIVING AREA
1,266 SF
GROSS

BUILDING AREA
(NON-LIVING)

49.98'

QUALIFIED OPEN SPACE
(B) AT GROUND LEVEL AND OPEN TO SKY, (C)

WITHIN BUILDABLE AREA SETBACKS, AND (F)
MIN 6' (10' AT PEDESTRIAN PASS-THROUGH)
DIMENSION PER LBMC 25.50.010

33.60'
284 SF

OPEN SPACE REQ' FOR

UNIT ABOVE GARAGE

QUALIFIED

OPEN SPACE
1,286 SF

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

REAR SETBACK

10.00' REQ'D

FRONT SETBACK

20.00' REQ'D
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. OPEN SPACE PLAN 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/8" = 1'-0"
A8

OPEN SPACE PLAN MAG NORTH
0' 4' 8' 16'
1/8
C DAPC REVS 03/18/2026
C
C
C
C
C
126
127 of 803
DN
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).

REQUIRED CERTIFICATION STATEMENT:

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

1. EXISTING FLOOR ENTRY AT MAIN LEVEL:

2. STORY POLES SHALL BE STRUNG AND CONNECTED WITH
RIBBON OR STRING TO DEPICT THE BUILDING OUTLINE.

3. BASE GRADE ELEVATIONS AND ELEVATIONS ABOVE GRADE

SHOWN ON THE STORY POLE CONSTRUCTION NOTES
TABLE ARE APPROXIMATE. VERIFY IN FIELD USING THE
PROPOSED MAXIMUM ELEVATION.

STORY POLE TAG

CONNECT STAKES WITH

STRING AND RIBBON AS
SHOWN

STRING LINE AND RIBBON

STORY POLE CONSTRUCTION NOTES TABLE
DATE: __________________________
SITE ADDRESS: 323 LOCUST STREET
DATUM BENCHMARK: CP #286 109.90'
NAME OF SURVEYOR: __________________________
*If standard base grade elevation nails are not feasible because of the existence of rocks, paving or existing structural improvements, then the surveyor or engineer may use an alternative method of establishing horizontal and vertical control for story poles that can be observed in the field. The surveyor or engineer shall describe the control method used directly on the full-size staking plan. Such alternative methods may include painted markings. It is also recognized that sometimes it may not be feasible to set poles due to unforeseen circumstances. In that case, please identify the story poles that were not established and an explanation as to the reason.
#
100.00'
EAVE

STORY POLE LEGEND

STORY POLE HEIGHT

AND LOCATION

CERTIFICATION

STORY POLE PLAN NOTES
STORY POLE TAG W/ *

INDICATES A POLE THAT LIES

ABOVE THE EXISTING BUILDING
#
100.00'
EAVE *
1 120.86'
EAVE

49.98'
ALLEY

LOCUST STREET
2 120.86'
EAVE 3
127.73'
RIDGE 4
121.47'
EAVE
8 129.89'
EAVE 9
129.89'
EDGE
10 132.34'
RIDGE
5 132.54'
EAVE 6
131.86'
EDGE 7
124.87'
EAVE
11 132.34'
RIDGE
12 131.86'
EDGE
13 129.28'
EAVE
14 129.28'
EAVE
15 124.87'
EAVE
16 132.54'
RIDGE
17 120.90'
EAVE
19 120.90'
EAVE
18 129.21'
EAVE
20 131.22'
RIDGE
21 129.21'
EAVE
22 131.22'
RIDGE
28 121.88'
EDGE
*
*
**
*
*
*
*
**
**
*
*
*
23 129.21'
EAVE
24 129.21'
EAVE
25 127.73'
RIDGE
27 121.47'
EAVE
26 129.21'
RIDGE *
*
*
1'-9 1/2" 25'-5 1/4" 1'-10 3/4"
4'-8 1/2" 29'-1 1/2" 5'-2" 3'-7 1/2"
5'-1" 26'-5 1/2" 11'-1"
8'-3 3/4" 22'-4 1/2" 11'-11 1/2"
24'-6 3/4" 16'-8"
3'-8 1/2" 1'-0"
4" 10'-2 3/4" 14'-4 1/4"
3"
3'-8 1/2" 8'-0 1/4" 8'-0 1/4" 6'-3 3/4" 7'-9 1/4"
20'-10 3/4" 9'-8 1/4" 10'-8"
3" 13'-1 3/4" 8'-3"
10'-8 3/4" 9'-1 1/2" 4"
8'-4"
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. STORY POLE PLAN 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCPOLE
NUMBER
BASE
GRADE

ELEVATION

ELEVATION
ABOVE
GRADE

PROPOSED

MAXIMUM

ELEVATION
1 120.86'
2 120.86'
3 127.73'
4 121.47'
5 132.54'
6 131.86'
7 124.87'
8 129.89'
9 129.89'
10 132.34'
11 132.34'
12 131.86'
13 129.28'
14 129.28'
15 124.87'
16 132.54'
17 120.90'
18 129.21'
19 120.90'
20 131.22'
21 129.21'
22 131.22'
23 129.21'
24 129.21'
25 127.73'
26 129.21'
27 121.47'
28 121.88'
SCALE: 1/8" = 1'-0"
A8

STORY POLE PLAN
0' 2' 4' 8'
1/4
MAG
N
O
R
T
H
0' 4' 8' 16'
1/8
127
128 of 803
WH
WH
UP
DN
GARAGE
GARAGE

PRIMARY BEDROOM

WALK-IN
CLOSET

PRIMARY
BATH

GUEST BEDROOM
CLOSET
CLOSET

LIVING ROOM

DINING ROOM

HALLWAY
BATH

KITCHEN
LINEN
ENTRY

SUNROOM/LAUNDRY
CLOS.
(E) DR '136'
80Hx36W SS
(E) DR '138'
80Hx36W SS
(E) WDW '132'
48Hx36W SL
HH 80
(E) DR '100-41'
90Hx192W
(E) DR '100-40'
90Hx192W
(E) DR '100-16'
80Hx96W SL
(E) WDW '112'
48Hx42W SL
HH 80
(E) WDW 'X'
48Hx66W SL
HH 80
(E) WDW '105'
46Hx46W FX
HH 80
(E) WDW '104'
46Hx46W FX
HH 80
(E) DR 'X'
80Hx96W SL
(E) WDW '107'
46Hx52W FX
HH 80
(E) WDW '106'
46Hx52W FX
HH 80
(E) DR 'X'
80Hx96W SL
(E) WDW '116'
48Hx36W SL
HH 80
(E) WDW '115'
48Hx36W SL
HH 80
(E) DR 'X'
80Hx32W SS
(E) WDW '111'
48Hx42W SL
HH 80
(E) DR 'X'
80Hx36W SS
(E) WDW '114'
32Hx34W SL
HH 80 3/4
(E) WDW '113'
32Hx34W SL
HH 80
(E) WDW '118'
24Hx48W SL
HH 80
(E) WDW '120'
18Hx24W SL
HH 80
(E) WDW '119'
18Hx24W SL
HH 80
(E) WDW 'W38'
48Hx36W SL
HH 80
G211
A5
G211
A2
G211 F8
A2 G211
DR '100-20'
80Hx32W
DR '100-25'
80Hx32W
DR '100-21'
80Hx28W
DR '100-22'
80Hx26W
DR '100-19'
80Hx36W
A212 F3
(E) WDW '130'
80Hx16W FX
HH 80
(E) WDW '131'
80Hx16W FX
HH 80
DR02 1
3 DR03 DR03
2 DR03
4 LIVING
DINING

KITCHEN
BATH

GUEST BEDROOM
CLOSET
CLOSET

PRIMARY BEDROOM

TOILET/S
HOWER
(E) WDW '122'
34Hx96W SL
HH 80
(E) WDW '126'
18Hx24W SL
HH 80
(E) WDW '129'
46Hx46W SL
HH 80
(E) WDW '128'
46Hx46W SL
HH 80
(E) WDW '127'
48Hx96W SL
HH 80
(E) WDW '125'
34Hx70W SL
HH 80
(E) WDW '124'
34Hx22W SL
HH 80
(E) WDW '123'
34Hx22W SL
HH 80
BATH
A212 F3
A3 A212
(E) WDW '131'
80Hx16W FX
HH 80
DR '100-37'
80Hx70W
(E) WDW '130'
80Hx16W FX
HH 80
(E) DR '129'
80Hx30W SS
(EE)
(E) DR '132'
80Hx32W SS
(EE)
(E) DR '133'
80Hx32W SS
(EE) (E) DR '134'
80Hx32W SS
(EE)
(E) DR '135'
80Hx72W SL
(E) DR '131'
80Hx72W SL
(E) DR '130'
80Hx72W SL
DR02 2
3 DR03
DR03
4 L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. EXISTING FLOOR PLANS (REFERENCE ONLY) 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/4" = 1'-0"
A8

EXISTING FLOOR PLAN - GROUND LEVEL
SCALE: 1/4" = 1'-0"
A4

EXISTING FLOOR PLAN - SECOND UNIT MAG NORT
H
0' 2' 4' 8'
1/4
MAG
N
O
R
T
H
0' 2' 4' 8'
1/4
128
129 of 803

MAIN HOUSE GROUND LEVEL
+112.82'

ROOF LEVEL
+128.82'

GARAGE LEVEL
+109.92'

MAIN HOUSE ROOF PLATE
+121.36'

PROPERTY LINE
(E) DR 'X'
80Hx36W SS
(E) WDW '111'
48Hx42W SL
HH 80
(E) WDW '112'
48Hx42W SL
HH 80
(E) WDW '113'
32Hx34W SL
HH 80
(E) WDW '114'
32Hx34W SL
HH 80 3/4
(E) WDW '105'
46Hx46W FX
HH 80
(E) WDW '104'
46Hx46W FX
HH 80
(E) WDW '125'
34Hx70W SL
HH 80
(E) WDW '124'
34Hx22W SL
HH 80
(E) WDW '123'
34Hx22W SL
HH 80
+131.34' (E) CHIMNEY
+125.96' (E) RIDGE
+131.86' (E) RIDGE

PROPERTY LINE

FRONT CURB
+110.25'
ROOF PLATE - UNIT 2
+127.05'

YARD SETBACK

20.00' REQ'D FRONT

YARD SETBACK

10.00' REQ'D REAR
MAX. BUILDING HEIGHT 25'-0

ABOVE UPPER CURB ELEVATION (FRONT)
[LBMC 25.12.008 (D)(1)]

MAIN HOUSE GROUND LEVEL
+112.82'

ROOF LEVEL
+128.82'
UPPER LEVEL - UNIT 2
+119.05'

GARAGE LEVEL
+109.92'

MAIN HOUSE ROOF PLATE
+121.36'
MAX. BUILDING HEIGHT

PROPERTY LINE
(E) WDW '118'
24Hx48W SL
HH 80 (E) WDW '132'
48Hx36W SL
HH 80
(E) WDW '130'
80Hx16W FX
HH 80
(E) WDW '131'
80Hx16W FX
HH 80
(E) WDW '127'
48Hx96W SL
HH 80
(E) DR '138'
80Hx36W SS
+131.86' (E) RIDGE
+125.96' (E) RIDGE
+131.34' (E) CHIMNEY

FRONT CURB
+110.25'
ROOF PLATE - UNIT 2
+127.05'

YARD SETBACK

10.00' REQ'D FRONT

YARD SETBACK

20.00' REQ'D FRONT

MAIN HOUSE GROUND LEVEL
+112.82'
UPPER LEVEL - UNIT 2
+119.05'

MAIN HOUSE ROOF PLATE
+121.36'

PROPERTY LINEPROPERTY LINE
(E) DR 'X'
80Hx96W SL
(E) WDW '107'
46Hx52W FX
HH 80
(E) WDW '106'
46Hx52W FX
HH 80
(E) WDW '115'
48Hx36W SL
HH 80
(E) WDW '116'
48Hx36W SL
HH 80
(E) WDW '120'
18Hx24W SL
HH 80
+125.96' (E) RIDGE

FRONT CURB
+110.25'
MAX. BUILDING HEIGHT 25'-0

ABOVE UPPER CURB ELEVATION (FRONT)
[LBMC 25.12.008 (D)(1)]

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

MAIN HOUSE GROUND LEVEL
+112.82'
UPPER LEVEL - UNIT 2
+119.05'

MAIN HOUSE ROOF PLATE
+121.36'

PROPERTY LINE

PROPERTY LINE
(E) DR '100-16'
80Hx96W SL
(E) WDW 'X'
48Hx66W SL
HH 80

FRONT CURB
+110.25'
MAX. BUILDING HEIGHT 25'-0
MAX BU
[LBMC 25.12.008 (D)(1)]

ILDING HEIGHT

ABOVE NATURAL GRADE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE
+125.96' (E) RIDGE
+125.15' (E) RIDGE
+121.46' (E) EAVE +121.46' (E) EAVE
C
(E) WDW 'W40'
54Hx96W SL
HH 80
L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. EXISTING EXTERIOR ELEVATIONS (REFERENCE ONLY) 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-
SCALE: 3/16" = 1'-0"
A2

EXISTING NORTH ELEVATION
SCALE: 3/16" = 1'-0"
A5

EXISTING SOUTH ELEVATION
SCALE: 3/16" = 1'-0"
F8 EXISTING WEST ELEVATION
SCALE: 3/16" = 1'-0"
A8

EXISTING EAST ELEVATION
C DAPC REVS 03/18/2026
129
130 of 803
GM (E) BUILDING MAIN RESIDENCE (E) BUILDING UNIT 2 / GARAGE

LOCUST STREET
ALLEY PL CORNER 111.31' PL CORNER +111.93' PL CORNER +108.66 PL CORNER +108.9' EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE REQ'D ON STREET PARKING TRUE NORTH UP UP WM WM P.A. D.G. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. POT POT POT POT GRAVEL GRAVEL GRAVEL LAWN +113.57' FENCE +109.76' NEW STONE PAVER FRONT WALKWAY SET ON CONCRETE BASE 391011125684 NEW MASONRY STEM WALL W/ FENCE ATOP REFER TO ELEVATION DETAIL NEW STEPS STONE TREADS AND RISERS NEW PLANTER WALL SMOOTH STUCCO VENEER FACES NEW COMPOSITE WOOD STEPS COMPOSITE WOOD TO BE SELECTED PROPOSED LOCATION OF PLANTED ARCH POTTERY PROVIDE DRIP IRRIGATION AND DRAINAGE THROUGH BASE 21713 KEY NOTES ALUMINUM EDGING STAKED IN PLACE NEW NATURAL GRAY CONCRETE WALKWAY TOPCAST FINISH W/ SAW CUT CONTROL JOINTS NEW PLINTH FOR PLANTED POTTERY STUCCO VENEER FACES NEW MASONRY SEAT BACK WALL SMOOTH STUCCO VENEER FACES NEW 18" HIGH MASONRY SEAT BENCH SMOOTH STUCCO VENEER FACES NEW OPEN LATTICE PATIO COVER REFER TO ELEVATION DETAIL NEW WOOD GATE REFER TO ELEVATION DETAIL 14 NEW 38" HIGH BBQ COUNTER STONE SLAB COUNTERTOP W/ SMOOTH STUCCO VENEER FACES 15 NEW NATURAL GRAY CONCRETE RAMP TOPCAST FINISH 16 NEW WOOD FENCE HORIZONTAL PLANKS 17 NATURAL GRAY CONCRETE STEP PADS TOPCAST FINISH 18 COMPOSITE WOOD DECK COMPOSITE WOOD SELCTION TBD 19 NEW NATURAL GRAY CONCRETE DRIVEWAY MIN 6" THICK W/ SAW CUT CONTROL JOINTS AND TOPCAST FINISH 20 1 22 NEW MASONRY PILASTERS W/ LANTERN LIGHTS ATOP PILASTER: STONE VENEER FACES 3 5 4 6 6 NEW COURTYARD WALL SMOOTH STUCCO VENEER FACES 7 8 8 9 9 11 10 11 12 13 14 15 16 17 18 19 20 21 21 21 6 SHEET DESCRIPTION SHEET NUMBER SHEET INFO NOTES · ALL PLANS ARE CONCEPTUAL AND ARE INTENDED FOR DESIGN INTENT ONLY. PLANS ARE NOT CONSIDERED CONSTRUCTION DOCUMENTS · ALL SCORE LINES ON DRAWING ARE APPROXIMATE. ACTUAL FINISHED

CONCRETE SCORES LINES MAY DIFFER SLIGHTLY IN LOCATION FROM DRAWING. · ALL HEIGHTS AND LOCATIONS OF RAISED STRUCTURES MAY BE SUBJECT TO HOME ASSOCIATION AND COUNTY/CITY APPROVALS.

POTENTIAL CHANGES COULD OCCUR IF MANDATED BY EITHER. · LANDSCAPE DESIGN ARE NOT RESPONSIBLE FOR ERRORS OR OMISSIONS · IT IS THE RESPONSIBILITY OF THE CONTRACTOR/ INSTALLER TO MAKE

SURE ALL STRUCTURES COMPLY WITH CITY CODES AND FIRE CODES

AND ALL MANUFACTURERS SPECIFICATIONS
332 LOCUST ST
LAGUNA BEACH, CA, 92
332 LOCUST LANDSCAPE REMODEL DATE: 09/05/25 SCALE: 1/8" = 1'-0" L - 1 CONCEPTUAL HARDSCAPE PLAN 130
GM (E) BUILDING MAIN RESIDENCE (E) BUILDING UNIT 2 / GARAGE

LOCUST STREET
ALLEY PL CORNER 111.31' PL CORNER +111.93' PL CORNER +108.66 PL CORNER +108.9' EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE REQ'D ON STREET PARKING TRUE NORTH UP UP WM WM GENERAL NOTES DRAINAGE LAYOUT IS SCHEMATIC FOR BASIC DESIGN INTENT. INSTALLER TO CONSULT WITH LICENSED CIVIL ENGINEER FOR FINAL DESIGN. EXACT POINTS OF CONNECTION BY CONTRACTOR. DRAINAGE OUTLETS TO BE DETERMINED BY CONTRACTOR OR CIVIL ENGINEER. DRAINAGE PLAN TO BE MODIFIED AS NEEDED TO MEET ALL CITY CODES AND REQUIREMENTS. DRAINS TO BE PERMITTED BY CITY CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONA AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, AND HOLD DESIGN PROFESSIONALS HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON PROJECT. ALL EXIST TOPOGRAPHY AND PROPOSED GRADES SHOULD BE FIELD VERIFIED. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THE SITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON DISCOVERY HOLD FINISHED GRADE A MINIMUM 1" TO A MAXIMUM 3" BELOW FINISHED SURFACE UNLESS NOTED OTHERWISE HOLD FINISHED GRADE A MINIMUM 3" TO A MAXIMUM 6" BELOW TOP OF SOIL RETAINING WALL. HOLD FINISHED GRADE A MINIMUM 6" BELOW FINISH FLOOR ELEVATIONS. SLOPE ALL PAVED AREAS TO DRAIN @ MINIMUM 2% SLOPE FINISHED SURFACES @ MINIMUM 2% SLOPE DRAIN LINES @ MINIMUM 1% HOLD FINISHED GRADE A MINIMUM 1" TO A MAXIMUM 3" BELOW FINISHED SURFACE UNLESS NOTED OTHERWISE MAXIMUM SLOPE ON MOWED TURF SHALL BE 3:1 GRADING AND/OR LANDSCAPE CONTRACTOR SHALL GRADE ALL AREAS TO POSITIVE DRAIN AND SHALL EXERCISE CARE IN CONSTRUCTION OF MOUNDS AND SWALES SO POUNDING WILL NOT OCCUR HOLD FINISH SURFACES 2" (OR BY LOCAL CODE) BELOW FINISHED FLOOR ELEVATIONS. FOUNTAIN DRAINS, OVERFLOW, AND MAIN DRAIN TO TIE INTO DRAINAGE SYSTEM. ALL POTS TO HAVE DRAINS WITH FILTER SOCK AND GRAVEL PACK AND TIE INTO DRAINAGE SYSTEM. ANY AND ALL NEW PROPOSED STRUCTURES TO HAVE MATCHING RAIN GUTTER. FRENCH DRAINS TO BE 4" PERFORATED DRAIN PIPE WITH .5% SLOPE MIN. WITH PERFORATIONS AT BOTTOM IN 1' SQUARE 3 4" PEA GRAVEL AND WRAPPED IN FILTER SOCK. CONTRACTOR TO DETERMINE LOCATION OF EXISTING DRAINAGE AND NECESSARY CONNECTIONS TO NEW DRAINAGE. DRAINING SLOPE - REFER TO NOTES ROOF DOWN SPOUTS ARE EXISTING LOT HAS NO SLOPES EXCEPT WHERE CALLED OUT NEW FINISH GRADE IS SAME AS EXISTING ALL SUB- DRAINS AS RECOMMENDED BY GE-TECH ARE NOT DENOTED SYMBOL DESCRIPTION DRAINAGE LEGEND 6" POLISHED BRASS GRATE (ROUND) N.D.S. 4" DIAZ. SD 35 DRAINING EXIST DRAIN LINE - TO BE CONNECTED TO NEW DRAIN FRENCH DRAIN DIRECTION OF FLOW POOL/SPA/FOUNTAIN OVERFLOW POTTERY DRAINAGE - TIED INTO LANDSCAPE DRAINS (N) DOWN SPOUT - CONFIRM LOCATION W/ PATIO COVER CHANNEL DRAIN 4" ATRIUM DRAIN (GREEN) N.D.S. 4" FLAT GRATE DRAIN (ROUND) N.D.S. SLOT DRAIN POP UP DRAIN MIN. 1% DIRECTION OF FLOW IN PIPE 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN.

MIN.
2%
2%
MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. 2%
MIN. 2%MIN. 2%MIN. 2%MIN. 2%MIN. SHEET DESCRIPTION SHEET NUMBER SHEET INFO NOTES · ALL PLANS ARE CONCEPTUAL AND ARE INTENDED FOR DESIGN INTENT ONLY. PLANS ARE NOT CONSIDERED CONSTRUCTION DOCUMENTS · ALL SCORE LINES ON DRAWING ARE APPROXIMATE. ACTUAL FINISHED

CONCRETE SCORES LINES MAY DIFFER SLIGHTLY IN LOCATION FROM DRAWING. · ALL HEIGHTS AND LOCATIONS OF RAISED STRUCTURES MAY BE SUBJECT TO HOME ASSOCIATION AND COUNTY/CITY APPROVALS.

POTENTIAL CHANGES COULD OCCUR IF MANDATED BY EITHER. · LANDSCAPE DESIGN ARE NOT RESPONSIBLE FOR ERRORS OR OMISSIONS · IT IS THE RESPONSIBILITY OF THE CONTRACTOR/ INSTALLER TO MAKE

SURE ALL STRUCTURES COMPLY WITH CITY CODES AND FIRE CODES AND ALL MANUFACTURERS SPECIFICATIONS DATE: 09/05/25 SCALE: 1/8" = 1'-0" L - 2 &2N&E378AL DRAINAGE 3LAN  L2&867 67 LAG8NA %EA&+ &A

332 LOCUST LANDSCAPE REMODEL
131
· ALL PLANTED AREA TO HAVE PERMANENT AUTOMATED IRRIGATION · IRRIGATION LINE TO BE SUBTERRANEAN PER STANDARD IRRIGATION PRACTICE · ALL PLANTED POTTERY TO HAVE DRAIN AND DRIP IRRIGATION PROVIDED · NETAFIM TECHLINE INSTALLED PER MANUFACTURERS SPECIFICATIONS · PROVIDE ALL NECESSARY BACKFLOW DEVICE AND BALL VALVE GARDEN VALVE IRRIGATION NOTES GM (E) BUILDING MAIN RESIDENCE (E) BUILDING UNIT 2 / GARAGE

LOCUST STREET
ALLEY PL CORNER 111.31' PL CORNER +111.93' PL CORNER +108.66 PL CORNER +108.9' EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE REQ'D ON STREET PARKING TRUE NORTH UP UP WM WM IRRIATION LEGEND SYMBOL DESCRIPTION -IRRIGATION ZONES - PLANTED AREAS - NETAFIM TECHLINE W/ 12" EMITTER SPACING (0.4 GPH EMITTER FLOW) RUN IN GRID PATTERN AT 18" ROW SPACING. ALL TREES TO HAVE EZ TREE RING LAYOUT. TECHLINE TO BE INSTALLED WITH MINIMUM 120 MESH DISC FILTERS AND PRESSURE REDUCING VALVE ADJUSTABLE FROM 15-45 PSI. INSTALL WITH EXHAUST AND SUPPLY HEADERS AS SHOWN IN TECHLINE DESIGN GUIDE -COLORS INDICATION DIFFERENT ZONES CONTROL WITH RAINBIRD ANTI-SIPHON AUTOMATED VALVES WITH FILTER/ REGULATOR Z 1" RAINBIRD REMOTE CONTROLLED GARDEN VALVE - ANTISIPHON AUTOMATED VALVE W/ QUICK CHECK FILTER AND PRESSURE REGULATOR Z-3 HYDRO - ZONE Z-2 Z-1 Z-6 Z-5 ZONE 2 ZONE 1 ZONE 4 TIMER RAINBIRD 6 STATION IRRIGATION TIME W/ WIRED RAIN SENSOR TIMER ZONE 3 Z-4 ZONE 5 ZONE 6 ZONE 7 Z-7 SHEET DESCRIPTION SHEET NUMBER SHEET INFO NOTES · ALL PLANS ARE CONCEPTUAL AND ARE INTENDED FOR DESIGN INTENT ONLY. PLANS ARE NOT CONSIDERED CONSTRUCTION DOCUMENTS · ALL SCORE LINES ON DRAWING ARE APPROXIMATE. ACTUAL FINISHED

CONCRETE SCORES LINES MAY DIFFER SLIGHTLY IN LOCATION FROM DRAWING. · ALL HEIGHTS AND LOCATIONS OF RAISED STRUCTURES MAY BE SUBJECT TO HOME ASSOCIATION AND COUNTY/CITY APPROVALS.

POTENTIAL CHANGES COULD OCCUR IF MANDATED BY EITHER. · LANDSCAPE DESIGN ARE NOT RESPONSIBLE FOR ERRORS OR OMISSIONS · IT IS THE RESPONSIBILITY OF THE CONTRACTOR/ INSTALLER TO MAKE

SURE ALL STRUCTURES COMPLY WITH CITY CODES AND FIRE CODES AND ALL MANUFACTURERS SPECIFICATIONS DATE: 09/05/25 SCALE: 1/8" = 1'-0" L - 3 CONCEPTUAL IRRIGATION PLAN 332 LOCUST ST LAGUNA BEACH, CA, 92
332 LOCUST LANDSCAPE REMODEL
132
GM (E) BUILDING MAIN RESIDENCE (E) BUILDING UNIT 2 / GARAGE

LOCUST STREET
ALLEY PL CORNER 111.31' PL CORNER +111.93' PL CORNER +108.66 PL CORNER +108.9' EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE REQ'D ON STREET PARKING TRUE NORTH UP UP WM WM PLANTING LEGEND TREES/ ACCENTS SYMBOL SPACING REMARKS SHRUBS SYMBOL SIZE SPACING REMARKS SIZE GROUNDCOVERS SYMBOL SIZE SPACING REMARKS Oe 15 GAL PER PLAN Bj PER PLAN Rf 5 GAL PER PLAN OLEA EUROPAEA 'SWAN HILL' 36" BOX N/A SWAN HILL FRUITLESS OLIVE TREE LOW BRANCHING MATURE 20'X20' MAINTAIN AT 15' W X 15' H ROSA FLORIBUNDA 'ICEBERG' ICEBERG WHITE ROSE 5 GAL PER PLAN BUXUS JAP 'GREEN BEAUTY' GLOBE BUXUS GLOBE TOPIARY 1 GAL PER PLAN 15 GAL N/A OLEA EUROPAEA 'LITTLE OLLIE' LITTLE OLLIE OLIVE TREE LAVANDULA INTERMEDIA 'NIKO' PHENOMENAL LAVENDER LAURUS NOBILIS 'LITTLE RAGU' LITTLE RAGU SWEET BAY SESLERIA 'GREENLEE' 1 GAL PER PLAN GREENLEE MOOR GRASS 5 GAL PER PLAN 0.5-1.5" N/A MIN 2-3" DEPTH 5 GAL PER PLAN L LOMANDRA CONFERTIFOLIA 'LIME TUFF' LIME TUFF MAT RUSH WESTRINGIA FRUTICOSA 'SMALL BALL' SMALL BALL COAST ROSEMARY Wf 5 GAL PER PLAN * 15 GAL N/A CITRUS 'AUSTRALIAN LIME' AUSTRALIAN LIME TREE 24" BOX N/A STANDARD CANOPY MATURE 10'W X 20' H MAINTAIN AT 10' W X 14' H FOREST FLOOR MULCH IN ALL PLANTED AREAS CALIFORNIA GOLD D.G. FINES N/A LANDSCAPE FABRIC BENEATH WESTRINGIA FRUTICOSA 'MORNING LIGHT' 5 GAL PER PLAN MORNING LIGHT COAST ROSEMARY Li 5 GAL PER PLAN Lj LIGUSTRUM JAP 'TEXANUM' TEXAS PRIVET RHAPHIOLEPIS UMBELLATA MINOR DWARF YEDDA Ru 5 GAL PER PLAN WUCOLS WUCOLS SPACING LOW LOW LOW MODERATE MODERATE LOW MODERATE LOW N/A LOW LOW LOW LOW N/A LOW MODERATE LOW SHRUB MATURE 3' W X 6' H MAINTAIN AT 3-4' W X 6' H SHRUB MATURE 4'W X 6'H MAINTAIN AT 3' W X 4' H MATURE 2.5' W X 2' H MATURE/ MAINTAIN AT 3' W X 3' H BUSH MATURE 4' W X 7' H MAINTAIN 2' W X 5' H MATURE 3'W X 2'H MAINTAIN AT 2' DIAMETER PATIO TREE MATURE 4'W' X 4'H MAINTAIN AT 2.5' DIAMETER MATURE 2.5'W X 2.5'H MATURE 2-3'W X 2-3'H MAINTAIN AT 2.5'W X 2.5'H MATURE 3'H X 3'W MAINTAIN AT 2' W X 2.5'H MATURE 2' W X 2' H MATURE 2' W X 2' H MATURE 2.5' W X 2.5' H SOD N/A BETWEEN STEP PADS PHYLA NODIFLORA KURAPIA N/A LAURUS NOBILIS SWEET BAY Rf Rf Rf Rf Rf Rf Rf Rf Rf Rf Rf Rf Rf Rf Rf Rf L L L LLLLLLLL Wf * Wf *Bj Wf *Bj Wf *Bj Wf *Bj Wf **Bj Bj Wf *Bj Ru Ru Ru Ru Ru Ru BUXUS JAP 'GREEN BEAUTY' 1 GAL PER PLAN GREEN BEAUTY BOXWOOD MODERATE MATURE 2' W X 2' H Bj Wf Li Li LiLi Li Li Li Wf Oe Oe Oe **** Ru Ru Ru Ru Ru Ru PITTOSPORUM TENUIFOLIUM 'GOLF BALL' GOLF BALL KOHUHU 5 GAL PER PLAN Pt MODERATE MATURE 4'H X 4'W MAINTAIN AT 2.5' W X 2.5'H Pt Pt Pt Pt Pt Pt * ** * ** Lj Rf Rf Rf Lj Lj Lj Lj Lj Lj Lj SALVIA 'MYSTIC SPIRES' MYSTIC SPIRES SAGE ****** Li Li Li Li Li Li Oe Bj Wf Lj Lj Lj Lj Lj Lj Lj Lj Lj Bj Bj 7 GAL N/A BUXUS 'GREEN MOUNTAIN' GREEN MOUNTAIN BOXWOOD MODERIATE MONROVIA - CONE MATURE 4'W X 6'H MAINTAIN AT 2' W X 3' H 15 GAL N/A ESPALIER DURANTA ERECTA SKYFLOWER N/A * * * * * MARATHON 11 L LAWN SOD N/A N/A CHAMOIX PEA GRAVEL 3/8" N/A N/A LANDSCAPE FABRIC BENEATH Ru Ru Ru AGAVE 'BLUE GLOW' BLUE GLOW AGAVE 5 GAL PER PLAN Ab MODERATE MATURE 3'H X 3'W Bj Bj Bj Bj Bj Bj Bj SHEET DESCRIPTION SHEET NUMBER SHEET INFO NOTES · ALL PLANS ARE CONCEPTUAL AND ARE INTENDED FOR DESIGN INTENT ONLY. PLANS ARE NOT CONSIDERED CONSTRUCTION DOCUMENTS · ALL SCORE LINES ON DRAWING ARE APPROXIMATE. ACTUAL FINISHED

CONCRETE SCORES LINES MAY DIFFER SLIGHTLY IN LOCATION FROM DRAWING. · ALL HEIGHTS AND LOCATIONS OF RAISED STRUCTURES MAY BE SUBJECT TO HOME ASSOCIATION AND COUNTY/CITY APPROVALS.

POTENTIAL CHANGES COULD OCCUR IF MANDATED BY EITHER. · LANDSCAPE DESIGN ARE NOT RESPONSIBLE FOR ERRORS OR OMISSIONS · IT IS THE RESPONSIBILITY OF THE CONTRACTOR/ INSTALLER TO MAKE

SURE ALL STRUCTURES COMPLY WITH CITY CODES AND FIRE CODES AND ALL MANUFACTURERS SPECIFICATIONS DATE: 09/05/25 SCALE: 1/8" = 1'-0" L - 4 CONCEPTUAL PLANTING PLAN 332 LOCUST ST LAGUNA BEACH, CA, 92
332 LOCUST LANDSCAPE REMODEL
133
GM (E) BUILDING MAIN RESIDENCE (E) BUILDING UNIT 2 / GARAGE

LOCUST STREET
ALLEY PL CORNER 111.31' PL CORNER +111.93' PL CORNER +108.66 PL CORNER +108.9' EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE REQ'D ON STREET PARKING TRUE NORTH UP UP WM WM LOW VOLTAGE LIGHTING LEGEND SYMBOL MODEL NUMBER (OR EQUIV.) DESCRIPTION CORONA CL-717B-AB CORONA CL-343B-AB LED LOW VOLTAGE PATH LIGHT LED LOW VOLTAGE SURFACE LIGHTS T TRANSFORMER STAINLESS STEEL CORONA LIGHT: PATH LIGHT- CL717B-AB ANTIQUE BRONZE FINISH CORONA LIGHT: WASH LIGHT CL343B-AB ANTIQUE BRONZE FINISH LIGHTING NOTES ALL LANDSCAPE LIGHTS TO BE LESS THAN 150 LUMENS AND 2700 LED KELVIN BULBS CORONA CL-395B-AB LED LOW VOLTAGE STEP LIGHT CORONA LIGHT: WASH LIGHT CL395B-AB ANTIQUE BRONZE FINISH WATTS 2300 2 STAINLESS STEEL LUMENS 200 N/A 200 2 200 QTY 101114 SHEET DESCRIPTION SHEET NUMBER SHEET INFO NOTES · ALL PLANS ARE CONCEPTUAL AND ARE INTENDED FOR DESIGN INTENT ONLY. PLANS ARE NOT CONSIDERED CONSTRUCTION DOCUMENTS · ALL SCORE LINES ON DRAWING ARE APPROXIMATE. ACTUAL FINISHED

CONCRETE SCORES LINES MAY DIFFER SLIGHTLY IN LOCATION FROM DRAWING. · ALL HEIGHTS AND LOCATIONS OF RAISED STRUCTURES MAY BE SUBJECT TO HOME ASSOCIATION AND COUNTY/CITY APPROVALS.

POTENTIAL CHANGES COULD OCCUR IF MANDATED BY EITHER. · LANDSCAPE DESIGN ARE NOT RESPONSIBLE FOR ERRORS OR OMISSIONS · IT IS THE RESPONSIBILITY OF THE CONTRACTOR/ INSTALLER TO MAKE

SURE ALL STRUCTURES COMPLY WITH CITY CODES AND FIRE CODES AND ALL MANUFACTURERS SPECIFICATIONS DATE: 09/05/25 SCALE: 1/8" = 1'-0" L - 5 CONCEPTUAL LIGHTING PLAN 332 LOCUST ST LAGUNA BEACH, CA, 92
332 LOCUST LANDSCAPE REMODEL
134
WH
WH
UP
10'-8"
D1
3'-7"
W1
5'-6"
D2
9'-6"
D3
5'-6"
W4
W5
1'-8" 3'-3"
D4
11'-1"
D8
2'-1"
D9
5'-2"
W9
2'-0"
D10
6'-10"
W10
2'-0"
D11
11'-6"
D14
11'-11"
D15
10'-5"
D16
18'-4"
D18
2'-7"
D12
12'-4"
D13
11'-11"
D17
5'-7"
W11
25'-3"
W15
36'-1"
W14
25'-3"
W13
W12
36'-1"
20'-4"
W2
W3
6"
2'-0"
D5 W7
7'-2" 2'-0"
D6
1'-0"
D7
6'-0"
W8
W6
1'-9"
GARAGE
GARAGE

PRIMARY BEDROOM

WALK-IN
CLOSET

PRIMARY
BATH

GUEST BEDROOM
CLOSET
CLOSET

LIVING ROOM

DINING ROOM

HALLWAY
BATH

KITCHEN
LINEN
ENTRY

SUNROOM/LAUNDRY
CLOS.
22PF.2
22PF.1
22PF.3
6CW.1
22PF.2
11DM.15
2DM.14
22EQ.1
8DR.1
8DR.1
2DM.2
8WN.1 8WN.1
11DM.7
8WN.1
11DM.2 11DM.5
8DR.1
8DR.1
6CW.1
8DR.1
8WN.1
8WN.1
8DR.1
8DR.1
8DR.1
8DR.1
8DR.1
8DR.1
6WS.3
8DR.1
22PF.3
22PF.1
6CW.1
22PF.2
8DR.1
8WN.1
8WN.1
8WN.1 8WN.1
8WN.1
8WN.1
8DR.1
8WN.1
6WS.3
8DR.10
8DR.10
8WN.1
22EQ.1
11DM.15
2DM.14
8WN.1
8DR.1
8WN.1

DEMOLITION

GENERAL NOTES

1. IN THE COURSE OF WORK, INFORM THE OWNER OF

DISCOVERED MOLD, DRY ROT , OR OTHER

HAZARDSOUS MATERIAL REQUIRING
REPAIR/REMEDIATION. PROCEED WITH REPAIR
WORK ONLY UNDER THE DIRECTION OF THE OWNER.

2. THE DEMOLITION PLANS DO NOT SHOW

OVERCUTTING THAT MAY BE REQUIRED TO
COMPLETE THE WORK. COORDINATE ADDITIONAL

DEMOLITION TO ALLOW FOR THE INSTALLATION OF
NEW WORK.

3. SEE STRUCTURAL DRAWINGS FOR NOTES RELATED

TO CUTTING OR BORING CONCRETE PADS AND
FOOTINGS.

4. ITEMS NOT INDICATED AS TO BE REMOVED ARE TO
REMAIN. PROTECT IN PLACE, TYPICAL.

WALL DEMOLITION

CALCULATIONS

REMOVE WOOD STUD WALL

WOOD STUD WALL TO REMAIN
4'-10"
W1

WALL DEMOLITION DIMENSION

WALL ID, SEE WALL DEMOLITION

CALCULATIONS THIS SHEET

KEYNOTE - DEMOLISH ITEM

KEYNOTE - PROTECT ITEM

KEYNOTE - SALVAGE ITEM

KEYNOTE - RELOCATE ITEM

DEMOLITION LEGEND

REMOVE CMU WALL

CMU WALL TO REMAIN
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. DEMOLITION FLOOR PLAN - GROUND LEVEL 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/4" = 1'-0"
A8

EXISTING/DEMOLITION FLOOR PLAN - GROUND LEVEL

WALL ID STATUS WALL LENGTH
DEMO
D1 DEMO 10'-8"
D2 DEMO 5'-6"
D3 DEMO 9'-6"
D4 DEMO 3'-3"
D5 DEMO 2'-0"
D6 DEMO 2'-0"
D7 DEMO 1'-0"
D8 DEMO 11'-1"
D9 DEMO 2'-1"
D10 DEMO 2'-0"
D11 DEMO 2'-0"
D12 DEMO 2'-7"
D13 DEMO 12'-4"
D14 DEMO 11'-6"
D15 DEMO 11'-11"
D16 DEMO 10'-5"
D17 DEMO 11'-11"
D18 DEMO 18'-4"
130'-1"
REMAIN
W1 REMAIN 3'-7"
W2 REMAIN 20'-4"
W3 REMAIN 6"
W4 REMAIN 5'-6"
W5 REMAIN 1'-8"
W6 REMAIN 1'-9"
W7 REMAIN 7'-2"
W8 REMAIN 6'-0"
W9 REMAIN 5'-2"
W10 REMAIN 6'-10"
W11 REMAIN 5'-7"
W12 REMAIN 36'-1"
W13 REMAIN 25'-3"
W14 REMAIN 36'-1"
W15 REMAIN 25'-3"
W16 REMAIN 36'-1"
W17 REMAIN 26'-3"
W18 REMAIN 36'-1"
W19 REMAIN 26'-3"
311'-3"
TOTAL WALLS: 37 441'-4"
DEMO % 29.5%
MAG
N
O
R
T
H
0' 2' 4' 8'
1/4
135
136 of 803
DN
26'-3"
W19
36'-1"
W18
26'-3"
W17
W16
36'-1"

DEMOLITION

GENERAL NOTES

1. IN THE COURSE OF WORK, INFORM THE OWNER OF

DISCOVERED MOLD, DRY ROT , OR OTHER

HAZARDSOUS MATERIAL REQUIRING
REPAIR/REMEDIATION. PROCEED WITH REPAIR
WORK ONLY UNDER THE DIRECTION OF THE OWNER.

2. THE DEMOLITION PLANS DO NOT SHOW

OVERCUTTING THAT MAY BE REQUIRED TO
COMPLETE THE WORK. COORDINATE ADDITIONAL

DEMOLITION TO ALLOW FOR THE INSTALLATION OF
NEW WORK.

3. SEE STRUCTURAL DRAWINGS FOR NOTES RELATED

TO CUTTING OR BORING CONCRETE PADS AND
FOOTINGS.

4. ITEMS NOT INDICATED AS TO BE REMOVED ARE TO
REMAIN. PROTECT IN PLACE, TYPICAL.

WALL DEMOLITION

CALCULATIONS

REMOVE WOOD STUD WALL

WOOD STUD WALL TO REMAIN
4'-10"
W1

WALL DEMOLITION DIMENSION

WALL ID, SEE WALL DEMOLITION

CALCULATIONS THIS SHEET

KEYNOTE - DEMOLISH ITEM

KEYNOTE - PROTECT ITEM

KEYNOTE - SALVAGE ITEM

KEYNOTE - RELOCATE ITEM

DEMOLITION LEGEND

REMOVE CMU WALL

CMU WALL TO REMAIN
LIVING
DINING

KITCHEN
BATH

GUEST BEDROOM
CLOSET
CLOSET

PRIMARY BEDROOM

TOILET/S
HOWER
8WN.1
8WN.1
8DR.1
8WN.1
8WN.1
8WN.1 8WN.1 8WN.1
6WS.3
8WN.1 8WN.1
8WN.1
SCALE: 1/4" = 1'-0"
A8

DEMOLITION FLOOR PLAN - SECOND UNIT
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. DEMOLITION FLOOR PLAN - SECOND UNIT 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCWALL ID STATUS WALL LENGTH
DEMO
D1 DEMO 10'-8"
D2 DEMO 5'-6"
D3 DEMO 9'-6"
D4 DEMO 3'-3"
D5 DEMO 2'-0"
D6 DEMO 2'-0"
D7 DEMO 1'-0"
D8 DEMO 11'-1"
D9 DEMO 2'-1"
D10 DEMO 2'-0"
D11 DEMO 2'-0"
D12 DEMO 2'-7"
D13 DEMO 12'-4"
D14 DEMO 11'-6"
D15 DEMO 11'-11"
D16 DEMO 10'-5"
D17 DEMO 11'-11"
D18 DEMO 18'-4"
130'-1"
REMAIN
W1 REMAIN 3'-7"
W2 REMAIN 20'-4"
W3 REMAIN 6"
W4 REMAIN 5'-6"
W5 REMAIN 1'-8"
W6 REMAIN 1'-9"
W7 REMAIN 7'-2"
W8 REMAIN 6'-0"
W9 REMAIN 5'-2"
W10 REMAIN 6'-10"
W11 REMAIN 5'-7"
W12 REMAIN 36'-1"
W13 REMAIN 25'-3"
W14 REMAIN 36'-1"
W15 REMAIN 25'-3"
W16 REMAIN 36'-1"
W17 REMAIN 26'-3"
W18 REMAIN 36'-1"
W19 REMAIN 26'-3"
311'-3"
TOTAL WALLS: 37 441'-4"

KEYNOTES
6WS.3 WOOD GUARDRAIL
8DR.1 DOOR
8WN.1 WINDOW
DEMO % 29.5%
MAG
N
O
R
T
H
0' 2' 4' 8'
1/4
136
137 of 803
RIDGE
RIDGE

VALLEY VALLEY
RIDGE

OUTLINE OF EXISTING

BUILDING BELOW
4" / 12" 4" / 12"
4" / 12"
EAVE
R1: 357.22 SF
D1: 1,299 SF
4" / 12" 4" / 12"
4" / 12"
4" / 12"
1/2" / 12"
1/2" / 12"
D2: 34 SF
D3: 34 SF
R2: 1,041 SF
8WN.2

DEMOLITION

GENERAL NOTES

1. IN THE COURSE OF WORK, INFORM THE OWNER OF

DISCOVERED MOLD, DRY ROT , OR OTHER

HAZARDSOUS MATERIAL REQUIRING
REPAIR/REMEDIATION. PROCEED WITH REPAIR
WORK ONLY UNDER THE DIRECTION OF THE OWNER.

2. THE DEMOLITION PLANS DO NOT SHOW

OVERCUTTING THAT MAY BE REQUIRED TO
COMPLETE THE WORK. COORDINATE ADDITIONAL

DEMOLITION TO ALLOW FOR THE INSTALLATION OF
NEW WORK.

3. SEE STRUCTURAL DRAWINGS FOR NOTES RELATED

TO CUTTING OR BORING CONCRETE PADS AND
FOOTINGS.

4. ITEMS NOT INDICATED AS TO BE REMOVED ARE TO
REMAIN. PROTECT IN PLACE, TYPICAL.

DEMOLITION
LEGEND

REMOVE ROOF
X"/12" ROOF PITCH DOWN

ROOF DEMOLITION

TABULATION
MAIN RESIDENCE PERCENT DEMO 78.4%
UNIT 2 PERCENT DEMO 6.1%
TOTAL PERCENT DEMO 49.4%

MAIN RESIDENCE
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. DEMOLITION ROOF PLAN 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/4" = 1'-0"
A8

DEMOLITION ROOF PLAN

ROOF ID STATUS AREA
DEMO
D1 DEMO 1299 SF D2 DEMO 33 SF D3 DEMO 33 SF
1365 SF
REMAIN
REMAIN 357 SF
R2 REMAIN 1041 SF
1399 SF
TOTAL DEMO + REMAIN 276 SF
MAG
N
O
R
T
H
0' 2' 4' 8'
1/4

KEYNOTES
8WN.2 SKYLIGHT
R2
1 %
.4%
137
138 of 803
WH
UP
UP
P
P
P
P
P P
P
P
DN

SITE LEGEND

GENERAL NOTES

1. ITEMS SHOWN ARE NEW UNLESS NOTED OTHERWISE.

2. CONTRACTOR IS RESPONSIBLE FOR INSTALLATION AND

MANAGEMENT OF EROSION CONTROL MEASURES

INCLUDING FIBER ROLLS AND ANY OTHER MEASURES

DEEMED NECESSARY TO PREVENT SEDIMENTS FROM
LEAVING THE SITE. REFERENCE STORMWATER QUALITY

MANUALS AND HANDBOOKS CONSTRUCTION SITE BEST

MANAGEMENT PRACTICES (BMP) MANUAL, STATE OF
CALIFORNIA.

3. MINIMIZE EXPOSURE TIME OF DISTURBED SOIL AREAS BY

PHASED CONSTRUCTION ACTIVITIES AND STABILIZING
SOILS PROMPTLY.

4. CONCRETE WASHOUT AREAS SHALL BE LOCATED ABOVE
BMPS AND FIBER ROLLS.

5. DILIGENTLY MAINTAIN THE TEMPORARY CONSTRUCTION
ACCESS TO PREVENT SOIL TRACKING INTO ROADWAY.

FUGITIVE DUST/SOIL IF TRACKED INTO ROADWAY SHALL
BE SWEPT AND REMOVED IMMEDIATELY.

6. SEE LANDSCAPE AND CIVIL DRAWINGS FOR MORE
INFORMATION.

GRAVEL PAVING. SEE CIVIL DRAWINGS.

EXISTING BUILDING

LANDSCAPE / PLANTING, SEE

LANDSCAPE DRAWINGS
CONCRETE PAVING. SEE CIVIL
DRAWINGS.

EXPANSION JOINT @ 20'-0" O.C.

CONTROL JOINT @ 5'-0" O.C.

ASPHALT PAVING. SEE CIVIL DRAWINGS.

DECOMPOSED GRANITE PAVING. SEE
CIVIL DRAWINGS.

NEW LIVING AREA

SETBACKS
AVG. LOT DEPTH: 122.33'
AVG. LOT WIDTH: 49.98'
REQ'D SIDE SETBACKS: 10% OF 49.98' EA. SIDE
= 4.9' EA. SIDE REQ'D

DRAIN INLET

50.00 N/S 10° 10' 00" W/E

LENGTH BEARINGS

PROPERTY LINE

PARKING STALL CLEARANCE
(8'-8" x 18'-0" [LBMC 25.52.008])

LOT SLOPE
HIGH SIDE AVG: (111.93’ + 111.31’) / 2 = 111.62’
LOW SIDE AVG: (108.9’ + 108.66’) / 2 = 108.78’
SLOPE: 111.62’ - 108.78’ = 2.84’ / 122.5’ = 2.32%
LOT SLOPE: 2.32%
C

49.98' N24° 06' 17" E
(E) BUILDING MAIN

RESIDENCE

YARD SETBACK

10.00' REQ'D REAR
+113.67' PILASTER
(E) 49.98' ±
+112.49' FS
+110.99' FS
+114.92' (E) TW
3R @ 4"

RW TO CL
(E) 7.50' ±
ALLEY

LOCUST STREET
(E) ± 18.20'
DN
(E) CURB
+112.49' TW
+112.49' TW

22.00'
(E) ± 122.34'

4.90' REQ'D SIDE

YARD SETBACK
(E) ± 122.32'
TO BLDG.
(E) 5.11' PL

YARD SETBACK

20.00' REQ'D FRONT

4.90' REQ'D SIDE

YARD SETBACK
+114.32' TW

8.49' 3.29'
(E) BUILDING UNIT 2
/ GARAGE

8.00'

16.16'
TYP.

5.11' 35.83' 9.03'

24.38' CLR.

17.40' 17.40'
PL TO BLDG.
(E) 12.22' 25.04' 29.73' 29.83' 5.50'
PL TO BLDG.
(E) 19.99'

3.86'
122.32 N65° 52' 02" W

49.98' N24° 05' 00" E
122.34 N65° 52' 02" W
+111.49' FS
+110.65' FS
+112.82'
AVG. LOT WIDTH

49.98'
AVG. LOT DEPTH
122.33'

EXISTING ADJACENT RESIDENCE

EXISTING ADJACENT RESIDENCE
+110.50' FS
WM
WM

RW TO CL
(E) ± 30' - 0"
+111.00' TW
+109.30'
+109.76'
+109.33'
ELECT
GM
+112.49'
+114.92' TW
+109.40'
+112.86' (N) TW
+111.67'
+111.70'
PL TO BLDG.
(E) 4.87'
PL TO BLDG.
(E) 9.03'
PL TO BLDG.
(E) 5.17'
+112.70'
+124.82'
+110.50' +111.82' TW
+109.92'
+109.92'
+109.92'

REQ'D ON
STREET

PARKING

EXISTING ADJACENT RESIDENCE
+113.67' PILASTER
+114.32' (E) TW
+110.13'
+110.82'
+110.44' FS

FIRE SEPARATION
DISTANCE LINE [CBC 705.3]

10.00'
PL CORNER +111.31' PL CORNER +111.93'
PL CORNER +109.17'
+110.25' CURB
TRASH
PL CORNER +108.66'
3'-7"

OUTLINE OF

UPPER LEVEL

TO DECK ABOVE

10.45' TO DECK

5.34'

OUTLINE OF

PROPOSED DECK

EXTENSION ABOVE

4.90'

20.00'
DECK

TO DECK
7'-9"

TO DECK
5'-10"
+112.86' (N) TW
(N) ELEVATED DECK
+115.52' (N) FENCE
+112.49'
C
+109.55' (E) NG
+110.15' (E) NG
+109.72' (E) NG
C
C

EXTERIOR LIGHT FIXTURE
LEGEND
WS
ST

WALL SCONCE

STEP LIGHT
NOTE:

FOR ADDITIONAL INFORMATION SEE LIGHTING NOTES ON G002.

BS BOTTOM OF STEP

FF FINISH FLOOR

FG FINISH GRADE

FS FINISH SURFACE

FL FLOW LINE

NG NATURAL GRADE
R. RISERS
T. TREADS

TC TOP OF CURB

TS TOP OF STEP

TW TOP OF WALL

TF TOP OF FENCE

ABBREVIATIONS

FRONT CURB
2'-5"
+110.25'
26'-10" 2'-0" 6'-1" 2'-0" 13'-10"
2'-7"
7" 2'-0"
50'-9"

WOOD SLAT FENCE
CEMENT

PLASTER WALL

WOOD ENTRY GATE
+113.67' T.O. PILASTER +113.43' TW

WOOD SLAT FENCE
CEMENT

PLASTER WALL
+113.58' T.O. GATE
3'-0"
3'-0"
MAX.

L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. SITE PLAN 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-
SCALE: 1/8" = 1'-0"
A8

SITE PLAN
MAG
NORTH
0' 4' 8' 16'
1/8
A DAPC REVS 11/21/2025
C DAPC REVS 03/18/2026
SCALE: 1/4" = 1'-0"
C2

FRONT ENTRY GATE / FENCE
C
138
139 of 803
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. DOOR AND WINDOW SCHEDULES 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCDOOR SCHEDULE
MARK

TYPE WIDTH HEIGHT

FRAME PANEL

U-FACTOR

DIVIDED

MATERIAL FINISH MATERIAL FINISH GLAZING LITES EGRESS ROOM GARAGE LEVEL 117 SINGLE SWING 3' - 0" 6' - 8" GARAGE 2
118 GARAGE 16' - 0" 7' - 6" GARAGE 2
119 GARAGE 16' - 0" 7' - 6" GARAGE
120 SINGLE SWING 3' - 0" 6' - 8" GARAGE

MAIN HOUSE GROUND LEVEL
101 SINGLE SWING 3' - 2" 6' - 8" ENTRY FOYER
102 SINGLE SWING 2' - 6" 6' - 8" LIVING ROOM
103 SINGLE SWING 2' - 6" 6' - 8" POWDER
104 SINGLE SWING 2' - 6" 6' - 8" BATH
105 FRENCH PATIO 5' - 0" 6' - 8" BEDROOM
106 SINGLE SWING 2' - 6" 6' - 8" BEDROOM
107 CASED OPENING 3' - 0" 7' - 0" LAUNDRY HALL
108 CASED OPENING 3' - 0" 7' - 0" LAUNDRY HALL
109 POCKET 2' - 6" 6' - 8" KITCHEN
110 SLIDING 6' - 6" 6' - 8" CLOSET
111 SLIDING 6' - 6" 6' - 8" BEDROOM
112 SINGLE SWING 2' - 6" 6' - 8" BEDROOM
113 SINGLE SWING 2' - 6" 6' - 8" BATH
114 FRENCH PATIO 5' - 0" 6' - 8" BEDROOM
115 MULTISLIDE 12' - 0" 6' - 8" DINING ROOM
116 FRENCH PATIO 6' - 0" 6' - 8" LIVING ROOM
UPPER LEVEL - UNIT 2
128 SINGLE SWING 3' - 2" 6' - 8" LIVING ROOM

MAIN HOUSE UPPER LEVEL
121 SINGLE SWING 2' - 6" 6' - 8" HALLWAY
122 POCKET 2' - 6" 6' - 8" WALK-IN CLOSET
123 SINGLE SWING 2' - 6" 6' - 8" PRIMARY BATH
124 SINGLE SWING 2' - 6" 6' - 8" BEDROOM
125 SLIDING 5' - 10" 6' - 8" CLOSET
126 SINGLE SWING 2' - 6" 6' - 8" BATH
127 CASED OPENING 2' - 6" 6' - 8" PRIMARY BEDROOM

WINDOW SCHEDULE

EXISTING MARK TYPE

SIZE HEAD

WIDTH HEIGHT HEIGHT MATERIAL FINISH GLAZING U-FACTOR SHGC EGRESS W01 SINGLE HUNG 24" 60" 6'-8" W02 CASEMENT 24" 60" 6'-8" CLAD FF/PT LOW-E/CLR 0.30 0.21 W03 SINGLE HUNG 24" 52" 6'-8" (EE)
W04 SINGLE HUNG 24" 52" 6'-8" (EE)
W05 SINGLE HUNG 24" 52" 6'-8" (EE)
W06 SINGLE HUNG 24" 52" 6'-8" (EE)
W07 AWNING 24" 24" 6'-8"
W08 FRENCH CASEMENT 48" 42" 6'-8" (EE)
W09 SINGLE HUNG 30" 44" 6'-8"
W10 SINGLE HUNG 30" 44" 6'-8"
W11 SINGLE HUNG 30" 44" 6'-8"
W12 FIXED 18" 81" 6'-9"
W13 FIXED 18" 81" 6'-9"
W14 SLIDE 36" 48" 6'-8"
W15 SLIDE 36" 48" 6'-8"
W16 SLIDE 36" 48" 6'-8"
W17 SINGLE HUNG 30" 48" 6'-8"
W18 SINGLE HUNG 30" 48" 6'-8"
W19 SINGLE HUNG 30" 48" 6'-8"
W20 AWNING 44" 18" 6'-8"
W21 SINGLE HUNG 24" 38" 6'-6"
W22 FRENCH CASEMENT 60" 42" 6'-6"
W23 SINGLE HUNG 24" 38" 6'-8"
W24 AWNING 24" 24" 6'-8"
W25 SINGLE HUNG 36" 52" 7'-4"
W26 CASEMENT 24" 48" 4'-2 1/2"
W27 FIXED 48" 48" 4'-2 1/2"
W28 CASEMENT 24" 48" 4'-2 1/2"
W29 SINGLE HUNG 24" 60" 6'-8"
W30 SINGLE HUNG 24" 60" 6'-8"
W31 FRENCH CASEMENT 46" 46" 6'-8"
W32 FRENCH CASEMENT 46" 46" 6'-8"
W33 AWNING 24" 18" 6'-8"
W34 FRENCH CASEMENT 54" 44" 6'-8"
W35 SINGLE HUNG 24" 44" 6'-8"
W36 SINGLE HUNG 24" 44" 6'-8"
W37 FRENCH CASEMENT 54" 44" 6'-8"
W39 SLIDE 36" 48" 6'-8"
139
140 of 803
WH
UP
UP
WH

FLOOR PLAN

GENERAL NOTES

1. SEE DEMOLITION PLANS FOR MORE INFORMATION.

2. ITEMS SHOWN ARE NEW UNLESS NOTED OTHERWISE.

3. VISIT THE SITE AND BECOME FAMILIAR WITH THE

EXISTING CONDITION OF THE HOME PRIOR TO
BIDDING THE PROJECT. REPAIR OR REPLACE THE
FOLLOWING ITEMS THROUGHOUT THE RESIDENCE:

A. EXTERIOR TRIMS, ROOF FLASHINGS, GUTTERS,
AND DOWNSPOUTS.

B. EXTERIOR DOOR CASINGS AND THRESHOLDS.

C. EXTERIOR WINDOW CASINGS AND SILLS.

A8 A211
A211
A2
A211 F8
A211
A5
A4
A221
A4
A221
A8
A221
A8
A221
A5
A221
A5
A221
424 SF
GARAGE 2
424 SF
GARAGE
WDW 'W16'
48Hx36W SL
HH 80
WDW 'W15'
48Hx36W SL
HH 80
4"
FIRE SEPARATION DISTANCE LINE [CBC 705.3]
A212 F3
A3 A212
174 SF

DINING ROOM
105
24 SF
POWDER
103
124 SF

BEDROOM
110
108 SF

BEDROOM
113
15 SF
CLOSET
115
15 SF
CLOSET
112
42 SF
BATH
111
43 SF
BATH
114
14 SF

VESTIBULE
109
45 SF

LAUNDRY HALL
108
234 SF

LIVING ROOM
102
179 SF

KITCHEN
106
66 SF

ENTRY FOYER
101
30 SF
PANTRY
107
6 SF
COATS
103
31 SF
STAIRS
104
ELECT
10'-0 REQ'D REAR

YARD SETBACK
20'-0 REQ'D FRONT

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK
WDW 'W08'
42Hx48W FC
HH 80 (EE)
WDW 'W09'
44Hx30W SH
HH 80
WDW 'W10'
44Hx30W SH
HH 80
WDW 'W11'
44Hx30W SH
HH 80
DR '115'
80Hx144W MS
DR '116'
80Hx72W FP
WDW 'W13'
81Hx18W FX
HH 81
WDW 'W12'
81Hx18W FX
HH 81
DR '101'
80Hx38W SS
WDW 'W02'
60Hx24W CS
HH 80
DR '105'
80Hx60W FP
WDW 'W03'
52Hx24W SH
HH 80 (EE)
?
WDW 'W04'
52Hx24W SH
HH 80 (EE)
WDW 'W05'
52Hx24W SH
HH 80 (EE)
WDW 'W06'
52Hx24W SH
HH 80 (EE)
DR '114'
80Hx60W FP
WDW 'W07'
24Hx24W AW
HH 80
WDW 'W01'
60Hx24W SH
HH 80
ELECT
DR '102'
80Hx30W SS
DR '109'
80Hx30W PK
DR '108'
84Hx36W CO
DR '107'
84Hx36W CO
DR '106'
DR '112' 80Hx30W SS
80Hx30W SS
DR '113'
80Hx30W SS
DR '104'
80Hx30W SS
DR '103'
80Hx30W SS
DR '111'
80Hx78W SL
DR '110'
80Hx78W SL
DR '118'
90Hx192W GD
DR '119'
90Hx192W GD
WDW 'W14'
48Hx36W SL
HH 80
+112.84'
+112.84'
+112.84' +112.49'
+112.70'
+112.49' +112.84'
+112.49'
+112.84'
+112.49'
+109.92'
+109.92'
1241 SF REMODEL AREA
+115.46'
DS: 3"
DS: 3" DS: 3"
DS: 3"
DS: 3"
DS: 3"

1.00'
+109.92'
+109.92'
+109.92'
+110.50'
DR '117'
80Hx36W SS
WDW 'W39'
48Hx36W SL
HH 80
DR '120'
80Hx36W SS

10.00'

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

REAR SETBACK

10.00' REQ'D

FRONT SETBACK

20.00' REQ'D
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. FLOOR PLAN - GROUND LEVEL 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/4" = 1'-0"
A8

FLOOR PLAN - GROUND LEVEL

INTERIOR WALL ASSEMBLY SCHEDULE
MARK

WALL ASSEMBLY DESCRIPTION
SIDE 1 CORE SIDE 2 REMARKS
FIRE

RATING LISTING INSULATION
5/8" Gypsum Board 2x6 Wood Studs 5/8" Gypsum Board - - 5-1/2" SAB - M1- 8x8x16 CMU- - --

BURNISHED FACE CONCRETE MASONRY

UNIT WALL
W1 GYPSUM BOARD 2x4 WOOD STUDS GYPSUM BOARD - - SAB -
W2 GYPSUM BOARD 2x4 WOOD STUDS- - - - FURRING
MAG
N
O
R
T
H
0' 2' 4' 8'
1/4
C DAPC REVS 03/18/2026
SCALE: 1/16" = 1'-0" G2 KEY PLAN - GROUND LEVEL C
140
141 of 803
DN
DN

FLOOR PLAN

GENERAL NOTES

1. SEE DEMOLITION PLANS FOR MORE INFORMATION.

2. ITEMS SHOWN ARE NEW UNLESS NOTED OTHERWISE.

3. VISIT THE SITE AND BECOME FAMILIAR WITH THE

EXISTING CONDITION OF THE HOME PRIOR TO
BIDDING THE PROJECT. REPAIR OR REPLACE THE
FOLLOWING ITEMS THROUGHOUT THE RESIDENCE:

A. EXTERIOR TRIMS, ROOF FLASHINGS, GUTTERS,
AND DOWNSPOUTS.

B. EXTERIOR DOOR CASINGS AND THRESHOLDS.

C. EXTERIOR WINDOW CASINGS AND SILLS.

A211
A2
A4
A221
A5
A221
(E) DR '132'
80Hx32W SS
(EE)
(E) DR '133'
80Hx32W SS
(EE)
(E) DR '134'
80Hx32W SS
(EE)
(E) DR '129'
80Hx30W SS
(EE)
(E) DR '135'
80Hx72W SL
(E) DR '131'
80Hx72W SL
(E) DR '130'
80Hx72W SL
A212 F3
A3 A212
279 SF

LIVING ROOM
201
120 SF

KITCHEN
202
36 SF
BATH
204
132 SF

BEDROOM
205
161 SF

BEDROOM
207
27 SF
CLOSET
208
18 SF

HALLWAY
203
28 SF

WC/SHWR
210
38 SF
BATH
209
14 SF
CLOSET
206
WDW 'W33'
18Hx24W AW
HH 80
WDW 'W34'
44Hx54W FC
HH 80
WDW 'W32'
46Hx46W FC
HH 80
WDW 'W31'
46Hx46W FC
HH 80
WDW 'W29'
60Hx24W SH
HH 80
WDW 'W30'
60Hx24W SH
HH 80
DR '128'
80Hx38W SS
WDW 'W27'
48Hx48W FX
HH 50 1/4
WDW 'W26'
48Hx24W CS
HH 50 1/4
WDW 'W28'
48Hx24W CS
HH 50 1/4
WDW 'W37'
44Hx54W FC
HH 80
WDW 'W36'
44Hx24W SH
HH 80
WDW 'W35'
44Hx24W SH
HH 80
10'-0 REQ'D REAR
YARD SETBACK GUTTER:5"
DS: 3"
DS: 3"
DS: 3"
+118.93'
+119.05'
DR02
1 DR02
2 A8 A211
A211
A2
A211 F8
A211
A4
A221
A8
A221
A8
A221
A5
A221
189 SF

PRIMARY BEDROOM
117
32 SF

HALLWAY
107
40 SF

WALK-IN CLOSET
115
60 SF

PRIMARY BATH
114
22 SF

HALLWAY
106
115 SF

BEDROOM
121
13 SF
CLOSET
123
61 SF
BATH
110
WDW 'W21'
38Hx24W SH
HH 78
WDW 'W25'
52Hx36W SH
HH 88
DR '121'
80Hx30W SS
DR '122'
80Hx30W PK
DR '124'
80Hx30W SS
DR '123'
80Hx30W SS
DR '126'
80Hx30W SS
WDW 'W17'
48Hx30W SH
HH 80
WDW 'W18'
48Hx30W SH
HH 80
WDW 'W19'
48Hx30W SH
HH 80
WDW 'W20'
18Hx44W AW
HH 80
WDW 'W24'
24Hx24W AW
HH 80
WDW 'W22'
42Hx60W FC
HH 78
WDW 'W23'
38Hx24W SH
HH 80
(E) DR '125'
80Hx70W SL
DR '127'
80Hx30W CO
20'-0 REQ'D FRONT

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK
+121.26'
DS: 3" DS: 3"
DS: 3" DS: 3"
DS: 3" DS: 3"
GUTTER:5" GUTTER:5"
GUTTER:5"
GUTTER:5"
GUTTER:5"
2 4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

REAR SETBACK

10.00' REQ'D

FRONT SETBACK

20.00' REQ'D
L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. FLOOR PLAN - UPPER LEVEL 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-

INTERIOR WALL ASSEMBLY SCHEDULE
MARK

WALL ASSEMBLY DESCRIPTION
SIDE 1 CORE SIDE 2 REMARKS
FIRE

RATING LISTING INSULATION
5/8" Gypsum Board 2x6 Wood Studs 5/8" Gypsum Board - - 5-1/2" SAB - M1 - 8x8x16 CMU - - - -

BURNISHED FACE CONCRETE MASONRY

UNIT WALL
W1 GYPSUM BOARD 2x4 WOOD STUDS GYPSUM BOARD - - SAB -
W2 GYPSUM BOARD 2x4 WOOD STUDS - - - - FURRING
SCALE: 1/4" = 1'-0"
A8

MAIN HOUSE UPPER LEVEL
MAG
NORTH
0' 2' 4' 8'
1/4
C DAPC REVS 03/18/2026
SCALE: 1/16" = 1'-0" G2 KEY PLAN - UPPER LEVEL
C
141
142 of 803
WH
UP
UP

GENERAL NOTES

1. DIMENSIONS AT WALLS ARE TO FACE OF CONCRETE
AND FACE OF STUD, UNLESS NOTED OTHERWISE.

2. COORDINATE EXTENTS OF CONCRETE FOUNDATIONS

SUCH THAT THE EXTERIOR FACE OF PLYWOOD

SHEATHING AT EXTERIOR WALLS IS FLUSH WITH
OUTER FACE OF CONCRETE FOUNDATIONS. SEE
STRUCTURAL DRAWINGS FOR PLYWOOD THICKNESS.

3. FOR ADDITIONAL INFORMATION, SEE FLOOR PLAN
AND REFLECTED CEILING PLAN.

4. FOR ROOF DIMENSIONS REFER TO ROOF PLAN.
35'-4"
20'-2" 4'-0" 5'-8" 5'-6"
5'-4" 3'-0" 3'-0 3/4"
39'-11 1/2"
10'-5 1/2" 12'-10 1/2" 5'-7" 11'-0 1/2"
33' - 4 1/2"
10'-8 1/2" 2'-6" 2'-6" 12'-6" 5'-2"
39'-11 1/2"
23'-9 1/2" 5'-1 1/2" 11'-0 1/2"
3'-0" 8'-0" 3'-3"
35'-10"
18'-0 3/4" 17'-9 1/4"
25'-0 1/2"
35'-10"

EQ EQ EQ EQ
25'-0 1/2"
5'-7" 13'-10 1/2" 5'-7"
234 SF

LIVING ROOM
102
66 SF

ENTRY FOYER
101
24 SF
POWDER
103
42 SF
BATH
111
31 SF
STAIRS
104
6 SF
COATS
103
30 SF
PANTRY
107
179 SF

KITCHEN
106
174 SF

DINING ROOM
105
45 SF

LAUNDRY HALL
108
124 SF

BEDROOM
110
108 SF

BEDROOM
113
15 SF
CLOSET
112
15 SF
CLOSET
115
14 SF

VESTIBULE
109
43 SF
BATH
114
424 SF
GARAGE 2
118
424 SF
GARAGE
117
1'-6 1/4" 3'-9 1/2" 3'-9 1/2" 4'-4 1/4" 3'-1 1/4" 1'-10 1/4" 5'-5 1/2" 1'-10 1/2" 7'-7" 7'-1 3/4" 2'-9 1/2"
5'-5 1/2" 3'-2 1/4" 7'-11 1/2" 4'-4 1/2"
9'-2 1/4" 9'-7 1/4" 8'-11 1/2"
5'-5 3/4" 3'-5 1/4" 9'-5"3'-10" 2'-5"
6'-3"
5'-7"
WDW 'W08'
42Hx48W FC
HH 80 (EE)
WDW 'W07'
24Hx24W AW
HH 80
DR '114'
80Hx60W FP
WDW 'W06'
52Hx24W SH
HH 80 (EE)
WDW 'W05'
52Hx24W SH
HH 80 (EE)
WDW 'W04'
52Hx24W SH
HH 80 (EE)
WDW 'W03'
52Hx24W SH
HH 80 (EE)
DR '105'
80Hx60W FP
WDW 'W02'
60Hx24W CS
HH 80
DR '104'
80Hx30W SS DR '106'
80Hx30W SS
DR '112'
80Hx30W SS
DR '113'
80Hx30W SS
DR '108'
84Hx36W CO
DR '107'
84Hx36W CO
DR '109'
80Hx30W PK
DR '102'
80Hx30W SS
DR '101'
80Hx38W SS
WDW 'W01'
60Hx24W SH
HH 80
DR '103'
80Hx30W SS
DR '116'
80Hx72W FP
WDW 'W13'
81Hx18W FX
HH 81
WDW 'W12'
81Hx18W FX
HH 81
WDW 'W11'
44Hx30W SH
HH 80
WDW 'W10'
44Hx30W SH
HH 80
WDW 'W09'
44Hx30W SH
HH 80
DR '115'
80Hx144W MS
DR '110'
80Hx78W SL
DR '111'
80Hx78W SL
3'-5 1/2"
WDW 'W14'
48Hx36W SL
HH 80
DR '118'
90Hx192W GD
DR '119'
90Hx192W GD
WDW 'W16'
48Hx36W SL
HH 80
WDW 'W15'
48Hx36W SL
HH 80
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. DIMENSION PLAN - GROUND LEVEL 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/4" = 1'-0"
A8

DIMENSION PLAN - LOWER LEVEL MAG NORT
H
0' 2' 4' 8'
1/4
142
143 of 803
DN
28'-1 1/2"
2'-1" 5'-10 1/4" 7'-3 1/2" 10'-9 3/4" 2'-1"
29'-4 3/4"
20'-5 1/2"
28'-1 1/2"
13'-0 3/4" 11'-1 1/4" 3'-11 1/2"
11'-4 1/4" 1'-8 1/2"
3'-1 1/4" 2'-7 1/4" 3'-0 3/4" 3'-0 3/4"
3'-1 1/2" 5'-3 3/4"
4'-7 1/4"
5'-6 3/4" 10'-6" 2'-4" 7'-8" 3'-4"
4'-8" 2'-9 3/4" 3'-6 1/4"
7'-3" 4'-1 1/4" 3'-10 1/2"
3'-10" 14'-5" 2'-2 1/2"
3'-6 1/4" 7'-0 1/4"
12'-10 3/4"
1'-6 1/4" 2'-0" 5'-0"
3'-4 1/2"
3'-0"
6'-6 1/4"
WDW 'W25'
52Hx36W SH
HH 88
DR '121'
80Hx30W SS
DR '122'
80Hx30W PK
DR '124'
80Hx30W SS
DR '123'
80Hx30W SS
WDW 'W21'
38Hx24W SH
HH 78
DR '126'
80Hx30W SS
WDW 'W17'
48Hx30W SH
HH 80
WDW 'W18'
48Hx30W SH
HH 80
WDW 'W19'
48Hx30W SH
HH 80
WDW 'W20'
18Hx44W AW
HH 80
WDW 'W24'
24Hx24W AW
HH 80
WDW 'W22'
42Hx60W FC
HH 78
WDW 'W23'
38Hx24W SH
HH 80
(E) DR '125'
80Hx70W SL
DR '127'
80Hx30W CO
35'-10"
26'-0 1/2"
12'-4 1/2" 2'-4 1/2" 11'-3 1/2"
1'-11 1/2" 2'-3" EQ EQ
16'-4 1/2" 5'-4 1/2" 14'-1"
12'-0 1/2" 2'-4" 5'-4 1/2" 16'-1"
26'-0 1/2"
1'-10 3/4" 3'-1 1/2" 3'-1 1/2" 3'-0" 3'-0" 3'-7 1/4"
7'-3" 2'-10" 3'-3" 3'-3"
3'-7 1/2" 7'-8"
(E) DR '132'
80Hx32W SS
(EE)
(E) DR '133'
80Hx32W SS
(EE)
(E) DR '134'
80Hx32W SS
(EE)
(E) DR '129'
80Hx30W SS
(EE)
(E) DR '131'
80Hx72W SL
(E) DR '130'
80Hx72W SL
(E) DR '135'
80Hx72W SL
WDW 'W31'
46Hx46W FC
HH 80
WDW 'W32'
46Hx46W FC
HH 80
WDW 'W34'
44Hx54W FC
HH 80
WDW 'W35'
44Hx24W SH
HH 80
WDW 'W36'
44Hx24W SH
HH 80
WDW 'W33'
18Hx24W AW
HH 80
WDW 'W37'
44Hx54W FC
HH 80
WDW 'W26'
48Hx24W CS
HH 50 1/4
WDW 'W28'
48Hx24W CS
HH 50 1/4
DR '128'
80Hx38W SS
WDW 'W29'
60Hx24W SH
HH 80
WDW 'W30'
60Hx24W SH
HH 80
WDW 'W27'
48Hx48W FX
HH 50 1/4
2'-2" 4'-5 3/4"
10'-1 3/4"

GENERAL NOTES

1. DIMENSIONS AT WALLS ARE TO FACE OF CONCRETE
AND FACE OF STUD, UNLESS NOTED OTHERWISE.

2. COORDINATE EXTENTS OF CONCRETE FOUNDATIONS

SUCH THAT THE EXTERIOR FACE OF PLYWOOD

SHEATHING AT EXTERIOR WALLS IS FLUSH WITH
OUTER FACE OF CONCRETE FOUNDATIONS. SEE
STRUCTURAL DRAWINGS FOR PLYWOOD THICKNESS.

3. FOR ADDITIONAL INFORMATION, SEE FLOOR PLAN
AND REFLECTED CEILING PLAN.

4. FOR ROOF DIMENSIONS REFER TO ROOF PLAN.

L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. DIMENSION PLAN - UPPER LEVEL 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCSCALE: 1/4" = 1'-0"
A8

DIMENSION PLAN - UPPER LEVEL MAG NORT
H
0' 2' 4' 8'
1/4
143
144 of 803
SM
CO
S/C
PPPP
P P P
P

CEILING LEGEND

GENERAL NOTES

1. HEIGHTS INDICATED ARE TO FINISH FLOOR DIRECTLY
BELOW CEILING UNLESS NOTED OTHERWISE.

2. PROVIDE ACCESS PANELS AT GYPSUM BOARD CEILINGS

WHERE REQUIRED FOR PLUMBING AND MECHANICAL
OR AS REQUIRED BY CODE.

3. CENTER LIGHT FIXTURES IN SPACES UNLESS NOTED
OTHERWISE.

4. THE RETURN AIR PLENUM SERVING THE MECHANICAL

EQUIPMENT MUST BE FULLY DUCTED FROM THE
EQUIPMENT TO THE CONDITIONED SPACE. DROP

CEILINGS, WALL CAVITIES, AND EQUIPMENT
PLATFORMS MAY NOT BE USED AS PLENUMS.

GYPSUM BOARD CEILING OVER
WOOD FRAMING.

LIGHT FIXTURES, SEE
SCHEDULE THIS SHEET. FOR
LIGHTING NOTES SEE G002.

ID#
CEILING FLUSH MOUNTED EXHAUST FAN.

SEE MECHANICAL DRAWINGS.

SMOKE DETECTOR

CARBON MONOXIDE

DETECTOR

VERTICAL

TRANSITION

LIGHT/FAN SWITCH
CLG A 1'-0"
1x6 WESTERN RED CEDAR TONGUE AND

GROOVE CEILING BETWEEN EXPOSED
RAFTERS.

CEILING TAG

CEILING HEIGHT

CEILING TYPE
TYPE A
TYPE B

FOR SMOKE ALARM

AND CARBON

MONOXIDE

DETECTOR NOTES
SEE G002.

COMBINATION

SMOKE/CARBON MONOXIDE

DETECTOR
P
P
A4
A221
A4
A221
A5
A221
A5
A221
GARAGE
117
GARAGE 2
118

BEDROOM
113

BEDROOM
110
CLOSET
112
CLOSET
115

VESTIBULE
109

LAUNDRY HALL
108
BATH
111
BATH
114
POWDER
103

ENTRY FOYER
STAIRS 101
104
COATS
103
PANTRY
107

KITCHEN
106

DINING ROOM
105

LIVING ROOM
102
WS WS
WS
(N) WOOD STUD WALL
(E) WOOD STUD WALL TO REMAIN
(E) WOOD STUD WALL TO BE REMOVED. SEE
DEMOLITION PLANS.
(N) 1 HR FIRE RATED WOOD STUD WALL
(N) CONCRETE WALL
(N) CONCRETE MASONRY UNIT WALL
(E) 1 HR FIRE RATED WOOD STUD WALL TO
REMAIN
(E) CONCRETE WALL TO REMAIN
(E) CONCRETE MASONRY UNIT WALL TO
REMAIN
GB.24.GB WALL TAG, SEE WALL

ASSEMBLY SCHEDULE
(N) INSULATED WOOD STUD WALL

WALL LEGEND
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. REFLECTED CEILING PLAN - GROUND LEVEL 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCLIGHTING FIXTURE SCHEDULE

MARK DESCRIPTION MANUFACTURER LAMP REMARKS
<varies> <varies> <varies>
DW

RA-H RECESSED ADJUSTABLE,

HIGH POWERED
LED - 3000K -
WS
SCALE: 1/4" = 1'-0"
A8

REFLECTED CEILING PLAN - GROUND LEVEL MAG NORT
H
0' 2' 4' 8'
1/4
144
145 of 803
SM
CO
S/C

CEILING LEGEND

GENERAL NOTES

1. HEIGHTS INDICATED ARE TO FINISH FLOOR DIRECTLY
BELOW CEILING UNLESS NOTED OTHERWISE.

2. PROVIDE ACCESS PANELS AT GYPSUM BOARD CEILINGS

WHERE REQUIRED FOR PLUMBING AND MECHANICAL
OR AS REQUIRED BY CODE.

3. CENTER LIGHT FIXTURES IN SPACES UNLESS NOTED
OTHERWISE.

4. THE RETURN AIR PLENUM SERVING THE MECHANICAL

EQUIPMENT MUST BE FULLY DUCTED FROM THE
EQUIPMENT TO THE CONDITIONED SPACE. DROP

CEILINGS, WALL CAVITIES, AND EQUIPMENT
PLATFORMS MAY NOT BE USED AS PLENUMS.

GYPSUM BOARD CEILING OVER
WOOD FRAMING.

LIGHT FIXTURES, SEE
SCHEDULE THIS SHEET. FOR
LIGHTING NOTES SEE G002.

ID#
CEILING FLUSH MOUNTED EXHAUST FAN.

SEE MECHANICAL DRAWINGS.

SMOKE DETECTOR

CARBON MONOXIDE

DETECTOR

VERTICAL

TRANSITION

LIGHT/FAN SWITCH
CLG A 1'-0"
1x6 WESTERN RED CEDAR TONGUE AND

GROOVE CEILING BETWEEN EXPOSED
RAFTERS.

CEILING TAG

CEILING HEIGHT

CEILING TYPE
TYPE A
TYPE B

FOR SMOKE ALARM

AND CARBON

MONOXIDE

DETECTOR NOTES
SEE G002.

COMBINATION

SMOKE/CARBON MONOXIDE

DETECTOR
P
P
A4
A221
A4
A221
A8
A221
A8
A221
A5
A221
A5
A221

BEDROOM
207

BEDROOM
205
CLOSET
208

WC/SHWR
210
BATH
209

HALLWAY
203
BATH
204

LIVING ROOM
201

KITCHEN
202
4 SF
Room
142
BATH
110

BEDROOM
121
CLOSET
123

HALLWAY
107

PRIMARY BEDROOM
117

WALK-IN CLOSET
115

HALLWAY
106

PRIMARY BATH
114
SCALE: 1/4" = 1'-0"
A8

REFLECTED CEILING PLAN - UPPER LEVEL
L
C-35257

ICENSED
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 KJ
2345678

HGFEDCB
BUILDING NO. REFLECTED CEILING PLAN - UPPER LEVEL 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPCLIGHTING FIXTURE SCHEDULE

MARK DESCRIPTION MANUFACTURER LAMP REMARKS
<varies> <varies> <varies>
DW

RA-H RECESSED ADJUSTABLE,

HIGH POWERED
LED - 3000K -
WS
MAG
N
O
R
T
H
0' 2' 4' 8'
1/4
145
146 of 803

ROOF PLAN GENERAL
NOTES

ROOF LEGEND

1. SEE STRUCTURAL, MECHANICAL, AND ELECTRICAL
DRAWINGS FOR MORE INFORMATION.
1"/12" ROOF PITCH DOWN

DOWNSPOUT

OVERFLOW

ROOF TRIBUTARY AREA, SEE ROOF

DRAINAGE CALCULATIONS
DS
OF
A1: 500 SF

ROOF AREA TO REMAIN
C
A8 A211
A211
A2
A211 F8
A211
A5
A4
A221
A4
A221
A8
A221
A8
A221
A5
A221
A5
A221
+129.73' SKYLIGHT
+129.73' SKYLIGHT
+128.44' SKYLIGHT
+128.44' SKYLIGHT
4" / 12"
+131.34' (E) CHIMNEY

PROPERTY LINE

PROPERTY LINE
FIRE SEPARATION DISTANCE LINE [CBC 705.3]
(E) 1'-1 3/8"
(E) 6"
(E) 1'-1 1/2"
(E) 6"
4" / 12" 4" / 12"
A212 F3
A3 A212
+131.86' (E) RIDGE
+132.34' RIDGE
+131.22' RIDGE
+132.54' RIDGE
+125.96' (E) RIDGE
2 1/2" / 12"
3" / 12" 3" / 12"
3" / 12" 3" / 12"

OUTLINE OF

BUILDING BELOW
+127.73' RIDGE
2 3/4" / 12" VALLEY
2 3/4" / 12" VALLEY
3 1/2" / 12" VALLEY
2 1/2" / 12"
1" / 12"
GUTTER:5"
GUTTER:5"
GUTTER:5"
GUTTER:5" GUTTER:5" GUTTER:5"
GUTTER:5"
GUTTER:5"
GUTTER:5"
GUTTER:5" GUTTER:5"
GUTTER:5"
GUTTER:5"
GUTTER:5"
DS: 3"
DS: 3" DS: 3"
DS: 3"
DS: 3"
DS: 3"
+129.19' RIDGE
4" / 12" 4" / 12"
DS: 3"
7" / 12"
7" / 12"
7" / 12"
7" / 12"
+121.47' EAVE
+124.87' EAVE
+129.28' EAVE +129.28' EAVE
+124.87' EAVE
+129.21' EAVE
+129.21' EAVE
+121.53' EAVE
+121.57' EAVE
+121.47' EAVE
+127.15' (E) EAVE
+127.15' (E) EAVE
+127.15' (E) EAVE
+118.32' EAVE
DS: 3"
+118.32' EAVE
+127.15' EAVE
+127.15' EAVE
DS: 3" DS: 3"

OUTLINE OF

BUILDING BELOW
+120.86' EAVE
+120.86' EAVE
+120.87' EAVE
+120.87' EAVE

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK
+122.43' GUARD
4" / 12" 4" / 12"

0.55'

1.96'

0.30'

PERMITTED PROJECTION

4.00'

PROJECTION

2.00'
PERM.

0.35'

1.71'

1.06'
+129.89' EAVE
C
C
10'-0 REQ'D REAR

YARD SETBACK
20'-0 REQ'D FRONT

YARD SETBACK

ROOF AREA TO REMAIN

ROOF AREA TO REMAIN
C
C

COPPER STANDING SEAM
METAL ROOFING, TYP.

CEDAR SHAKE ROOFING, TYP.

C
C

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

REAR SETBACK

10.00' REQ'D

FRONT SETBACK

20.00' REQ'D
L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. ROOF PLAN 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-
SCALE: 1/4" = 1'-0"
A8

ROOF PLAN
MAG
NORTH
0' 2' 4' 8'
1/4
C DAPC REVS 03/18/2026
SCALE: 1/16" = 1'-0" G2 ROOF KEY PLAN
C
146
147 of 803

ELEVATION LEGEND

ELEVATION

GENERAL NOTES

1. EXTERIOR STEEL AND SHEET METAL TO BE HOT-DIP
GALVANIZED, TYPICAL.
(N) CEMENT PLASTER SIDING

MAIN HOUSE GROUND LEVEL
+112.82'
UPPER LEVEL - UNIT 2
+119.05'

GARAGE LEVEL
+109.92'

MAIN HOUSE ROOF PLATE
+121.36'

PROPERTY LINE

REQ'D REAR SETBACK

10.00'
(E) RIDGE +131.86'
WDW 'W16'
48Hx36W SL
HH 80
WDW 'W15'
48Hx36W SL
HH 80
(E) CHIMNEY +131.34'
15'-0"

FRONT CURB
+110.25'
25'-0"
+109.92' FIN. FLR.
+112.82' FF
25'-0"
MAX. BUILDING HEIGHT 25'-0

ABOVE UPPER CURB ELEVATION (FRONT)
[LBMC 25.12.008 (D)(1)]
+119.05' FIN. FLR.

FIRE SEPARATION DISTANCE LINE [CBC 705.3]

MAIN HOUSE UPPER LEVEL
+121.82'

MAIN HOUSE UPPER LEVEL ROOF PL
+128.82'
ROOF PLATE - UNIT 2
+127.05'
+127.15' (E) EAVE

EXISTING

NON-CONFORMITY
+118.32' EAVE
+120.86' EAVE
+132.54' RIDGE
+127.73' RIDGE
+131.22' RIDGE
+129.21' EAVE
+125.96' RIDGE
+121.53' EAVE
+120.87' EAVE
+129.21' EAVE
+129.89' EAVE
+132.34' RIDGE
+127.82' CHIMNEY
+121.57' EAVE
WDW 'W37'
44Hx54W FC
HH 80
WDW 'W36'
44Hx24W SH
HH 80
WDW 'W35'
44Hx24W SH
HH 80
ELECT
ELECT
DS: 3" DS: 3"
DS: 3"
DS: 3"
WDW 'W09'
44Hx30W SH
HH 80
WDW 'W10'
44Hx30W SH
HH 80
WDW 'W11'
44Hx30W SH
HH 80
WDW 'W23'
38Hx24W SH
HH 80
WS

YARD SETBACK
20'-0" REQ'D FRONT
+129.73' SKYLIGHT
+128.44' SKYLIGHT
DS: 3"
+127.15' (E) EAVE
3"
12"
3"
12"
3"
12" 3"
12"
4"
12"
4"
12"
2 1/2"
12"
1"
12"
4"
12"
4"
12"
4"
12"

45.00°

45.00°

PROPERTY LINE
15'-0"
2'-0"
C 4'-0"
C

MAIN HOUSE GROUND LEVEL
+112.82'

ROOF LEVEL
+128.82'
UPPER LEVEL - UNIT 2
+119.05'

GARAGE LEVEL
+109.92'

MAIN HOUSE ROOF PLATE
+121.36'

PROPERTY LINE

YARD SETBACK

20.00' REQ'D FRONT
(E) RIDGE +131.86'
+131.34' (E) CHIMNEY
4"
12"
4"
12"
MAX. BUILDING HEIGHT

ABOVE NATURAL GRADE

FRONT CURB
+110.25'
+119.05' FIN. FLR.

FIRE SEPARATION DISTANCE LINE [CBC 705.3]

MAIN HOUSE UPPER LEVEL
+121.82'

MAIN HOUSE UPPER LEVEL ROOF PL
+128.82'
ROOF PLATE - UNIT 2
+127.05'
WDW 'W28'
48Hx24W CS
HH 50 1/4
WDW 'W27'
48Hx48W FX
HH 50 1/4
WDW 'W26'
48Hx24W CS
HH 50 1/4
WDW 'W14'
48Hx36W SL
HH 80
WDW 'W29'
60Hx24W SH
HH 80
DR '128'
80Hx38W SS
WDW 'W30'
60Hx24W SH
HH 80
+127.15' EAVE +127.15' (E) EAVE
DS: 3"
+127.15' (E) EAVE
+118.32' EAVE
DS: 3"
DS: 3"
4"
12" 4"
12"

EXISTING

NON-CONFORMITY
WDW 'W03'
52Hx24W SH
HH 80 (EE)
WDW 'W04'
52Hx24W SH
HH 80 (EE)
WDW 'W05'
52Hx24W SH
HH 80 (EE)
WDW 'W06'
52Hx24W SH
HH 80 (EE)
WDW 'W20'
18Hx44W AW
HH 80
WDW 'W19'
48Hx30W SH
HH 80
WDW 'W18'
48Hx30W SH
HH 80
WDW 'W17'
48Hx30W SH
HH 80
DS: 3"
DS: 3"
DS: 3"
DS: 3" DS: 3"
GUTTER:5"
GUTTER:5"
GUTTER:5"
GUTTER:5"
+132.54' RIDGE
+127.73' RIDGE
+121.47' EAVE +124.87' EAVE
+129.28' EAVE
+124.87' EAVE
+124.87' EAVE
+112.82' FIN. FLR.
+120.86' EAVE
+124.87' EAVE
25'-0"
WS WS
WS
2 1/2"
12"
1"
12"

YARD SETBACK
10'-0" REQ'D REAR 42"
4"
12"
DS: 3"

45.00°

45.00°
+112.49' TW
+110.76' FIN. FLR.
+129.73' SKYLIGHT
+128.44' SKYLIGHT
+112.86' TW
15'-0"
15'-0"
+129.28' EAVE
4'-0"
2'-0"
C
C

MAIN HOUSE GROUND LEVEL
+112.82'

ROOF LEVEL
+128.82'

MAIN HOUSE ROOF PLATE
+121.36'

PROPERTY LINEPROPERTY LINE

YARD SETABCK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE
+117.82' FENCE
+114.32' TW

FRONT CURB
+110.25'

MAIN HOUSE UPPER LEVEL
+121.82'

MAIN HOUSE UPPER LEVEL ROOF PL
+128.82'
+132.34' RIDGE
+131.22' RIDGE
+129.21' EAVE
+129.28' EAVE
+124.87' EAVE
WDW 'W22'
42Hx60W FC
HH 78
WDW 'W21'
38Hx24W SH
HH 78
DR '114'
80Hx60W FP
WDW 'W07'
24Hx24W AW
HH 80 WDW 'W08'
42Hx48W FC
HH 80 (EE)
DR '115'
80Hx144W MS
+127.82' CHIMNEY
+132.54' RIDGE
2 1/2"
12"
7"
12"
7"
12"
+125.96' RIDGE
ELECT
+121.53' EAVE
+120.87' EAVE
MAX. BUILDING HEIGHT 25'-0

ABOVE UPPER CURB ELEVATION (FRONT)
[LBMC 25.12.008 (D)(1)]
WS
+120.87' EAVE
DS: 3"
GUTTER:5"
DS: 3"
DS: 3"
GUTTER:5"
+113.50' TW
+112.86' TW
+116.32' TF
+113.19' TW
25'-0"
+129.21' EAVE
1'-0"
C

MAIN HOUSE GROUND LEVEL
+112.82'

ROOF LEVEL
+128.82'

MAIN HOUSE ROOF PLATE
+121.36'
+125.96' RIDGE

PROPERTY LINE

PROPERTY LINE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE
+114.32' TW

FRONT CURB
+110.25'

MAIN HOUSE UPPER LEVEL
+121.82'

MAIN HOUSE UPPER LEVEL ROOF PL
+128.82'
MAX. BUILDING HEIGHT 25'-0
MAX BU
[LBMC 25.12.008 (D)(1)]

ILDING HEIGHT

ABOVE NATURAL GRADE
DR '101'
80Hx38W SS
WDW 'W01'
60Hx24W SH
HH 80
DR '116'
80Hx72W FP
WDW 'W13'
81Hx18W FX
HH 81
WDW 'W12'
81Hx18W FX
HH 81
GUTTER:5"
DS: 3"
DS: 3"
DS: 3"
GUTTER:5"
GUTTER:5"
DS: 3" WDW 'W25'
52Hx36W SH
HH 88 WDW 'W24'
24Hx24W AW
HH 80
DR '105'
80Hx60W FP
WDW 'W02'
60Hx24W CS
HH 80
WS
+132.34' RIDGE
+131.22' RIDGE
+127.82' CHIMNEY
WS
7"
12"
7"
12"
7"
12"
+121.47' EAVE
+120.86' EAVE +121.47' EAVE
+129.28' EAVE
+124.87' EAVE
+132.54' RIDGE
2 1/2"
12"
7"
12"
+120.86' EAVE
25'-0"
25'-0"
+127.73' RIDGE
+129.89' EAVE
+129.21' EAVE
1'-0"
C
L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. EXTERIOR ELEVATIONS 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-
SCALE: 3/16" = 1'-0"
A2

NORTH ELEVATION
SCALE: 3/16" = 1'-0"
A5

SOUTH ELEVATION
SCALE: 3/16" = 1'-0"
A8

EAST ELEVATION
SCALE: 3/16" = 1'-0"
F8 WEST ELEVATION
0'
3/16
2' 4' 8'
0'
3/16
2' 4' 8'
0'
3/16
0' 2' 4' 8'
3/16
2' 4' 8'
C DAPC REVS 03/18/2026
147
148 of 803

ROOF LEVEL
+128.82'
UPPER LEVEL - UNIT 2
+119.05'

GARAGE LEVEL
+109.92'

FRONT CURB
+110.25'
ROOF PLATE - UNIT 2
+127.05'
+131.86' (E) RIDGE +131.34' (E) CHIMNEY
+122.43' GUARD
+118.32' EAVE
+127.15' EAVE +127.15' (E) EAVE
+118.32' EAVE
+129.19' RIDGE
WDW 'W34'
44Hx54W FC
HH 80
WDW 'W33'
18Hx24W AW
HH 80 WDW 'W32'
46Hx46W FC
HH 80
WDW 'W31'
46Hx46W FC
HH 80
DR '118'
90Hx192W GD
DR '119'
90Hx192W GD
GUTTER:5"
DS: 3"
GUTTER:5"
DS: 3"
GUTTER:5"
DS: 3" DS: 3"
DS: 3"
+114.92' TW

PROPERTY LINE

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE
MAX. BUILDING HEIGHT 25'-0
[LBMC 25.12.008 (D)(1)]

MAX BUILDING HEIGHT

ABOVE NATURAL GRADE
GM

PROPERTY LINE
25'-0"
25'-0"
+113.82' TW
42"

NATURAL GRADE

ROOF LEVEL
+128.82'
UPPER LEVEL - UNIT 2
+119.05'

GARAGE LEVEL
+109.92'

FRONT CURB
+110.25'
ROOF PLATE - UNIT 2
+127.05'

PROPERTY LINE
MAX. BUILDING HEIGHT 25'-0
[LBMC 25.12.008 (D)(1)]

PROPERTY LINE
+131.86' (E) RIDGE
+129.19' RIDGE
+122.43' GUARD
+114.92' TW

WDW 'X'
48Hx24W
GUTTER:5"
DS: 3"
ELECT
GUTTER:5"

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE
+127.15' (E) EAVE
+129.73' SKYLIGHT +129.73' SKYLIGHT
+128.44' SKYLIGHT +128.44' SKYLIGHT
+127.15' (E) EAVE
DS: 3"

MAX BUILDING HEIGHT

ABOVE NATURAL GRADE
25'-0"
25'-0"
+114.32' (E) TW
42"
+127.15' EAVE

NATURAL GRADE
L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. EXTERIOR ELEVATIONS 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-
SCALE: 3/16" = 1'-0"
F3 BUILDING UNIT 2 / GARAGE - WEST ELEVATION
SCALE: 3/16" = 1'-0"
A3
BUILDING UNIT 2 / GARAGE - EAST ELEVATION
0'
3/16
2' 4' 8' 0'
3/16
2' 4' 8'
148
149 of 803

BUILDING SECTION
NOTES

1. BUILDINGS SECTIONS ARE DIAGRAMMATIC AND DO NOT
SHOW ALL STRUCTURAL FRAMING FOR CLARITY.

2. SEE STRUCTURAL DRAWINGS FOR FOUNDATIONS AND
FRAMING INFORMATION.

3. SEE MECHANICAL, ELECTRICAL, AND PLUMBING
DRAWINGS FOR MORE INFORMATION.

4. SPOT ELEVATIONS ARE TO FINISH SURFACES UNLESS
NOTED OTHERWISE.

MAIN HOUSE GROUND LEVEL
+112.82'

ROOF LEVEL
+128.82'
UPPER LEVEL - UNIT 2
+119.05'

GARAGE LEVEL
+109.92'

YARD SETBACK

20.00' REQ'D FRONT

YARD SETBACK

10.00' REQ'D REAR
GARAGE
117

BEDROOM
207

BEDROOM
205
CLOSET
208
CLOSET
206
(E) CRAWL SPACE
4"
12"
4"
12"
15'-0"
MAX. BUILDING HEIGHT

ABOVE NATURAL GRADE
15'-0"

MAIN HOUSE UPPER LEVEL
+121.82'

MAIN HOUSE UPPER LEVEL ROOF PL
+128.82'
4' - 6 3/4"
ROOF PLATE - UNIT 2
+127.05'
+131.22' RIDGE
DS: 3" DS: 3"

KITCHEN
106
BATH
110

LIVING ROOM
102

ENTRY FOYER
101
+129.21' EAVE
+129.21' EAVE
+120.87' EAVE
+120.86' EAVE
+127.15' EAVE
+127.15' EAVE

45.00°

45.00°
MAX. BUILDING HEIGHT 25'-0
[LBMC 25.12.008 (D)(1)]
3"
12"
3"
12"
2 1/2"
12"
4"
12"
1"
12"
4"
12"
+131.86' (E) RIDGE
+118.32' EAVE
GUTTER:5" GUTTER:5"
GUTTER:5" GUTTER:5"
GUTTER:5" GUTTER:5"
GUTTER:5"

EXISTING

NON-CONFORMITY
DR '119'
90Hx192W GD
WDW 'W24'
24Hx24W AW
HH 80
DR '115'
80Hx144W MS DR '101'
80Hx38W SS

PROPERTY LINEPROPERTY LINE

MAIN HOUSE GROUND LEVEL
+112.82'

MAIN HOUSE ROOF PLATE
+121.36'

PROPERTY LINE
8'-6 1/2"

FRONT CURB
+110.25'
(E) CRAWL SPACE

MAIN HOUSE UPPER LEVEL
+121.82'

MAIN HOUSE UPPER LEVEL ROOF PL
+128.82'
BATH
110

BEDROOM
121

HALLWAY
106

PRIMARY BATH
114

WALK-IN CLOSET
115

BEDROOM
113
BATH
114

KITCHEN
106

DINING ROOM
105
MAX. BUILDING HEIGHT 25'
[LBMC 25.12.008 (D)(1)]

YARD SETBACK

4.90' REQ'D SIDE

YARD SETBACK

4.90' REQ'D SIDE
2 1/2"
12"
+132.54' RIDGE

PROPERTY LINE
25'-0"
+114.32' TF
+129.28' EAVE
7"
12"
7"
12"
WDW 'W11'
44Hx30W SH
HH 80
WDW 'W05'
52Hx24W SH
HH 80 (EE)
7'-0"

MAIN HOUSE GROUND LEVEL
+112.82'

ROOF LEVEL
+128.82'
UPPER LEVEL - UNIT 2
+119.05'

GARAGE LEVEL
+109.92'

MAIN HOUSE ROOF PLATE
+121.36'

BEDROOM
110

FRONT CURB
+110.25'
+131.86' (E) RIDGE
GARAGE 2
118

LIVING ROOM
201

KITCHEN
202

YARD SETBACK
20'-0" REQ'D FRONT
(E) CRAWL SPACE

MAIN HOUSE UPPER LEVEL
+121.82'

MAIN HOUSE UPPER LEVEL ROOF PL
+128.82'
ROOF PLATE - UNIT 2
+127.05'

EXISTING

NON-CONFORMITY
+127.15' (E) EAVE

PRIMARY BEDROOM
117

PRIMARY BATH
114

BEDROOM
113
CLOSET
115
CLOSET
112
+112.86' TW
+115.73' TF
+118.32' EAVE
15'-0"
MAX. BUILDING HEIGHT

ABOVE NATURAL GRADE
MAX. BUILDING HEIGHT 25'-0
[LBMC 25.12.008 (D)(1)]
25'-0"
+127.15' (E) EAVE
8'-6 1/2" 7'-0"

YARD SETBACK

10.00' REQ'D REAR
GUTTER:5"
GUTTER:5"
DR '118'
90Hx192W GD
GUTTER:5"
15'-0"
WDW 'W31'
46Hx46W FC
HH 80

PROPERTY LINEPROPERTY LINE

45.00°

45.00°
L
C-35257

ICENSED ARCHITECT

STATE OF CALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2025
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM

ISSUE DATE
PROJECT NO.

Architecture | Design
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com

ISSUE TITLE
ZONING NO.

CONSULTANT

REVISIONS
A
1 K J
2 3
4 5
6 7
8 H G F E D C B
BUILDING NO. BUILDING SECTIONS 332 LOCUST REMODEL AND ADDITION

AQUATERRA CAPITAL, LLC
332 LOCUST STLAGUNA BEACH, CA 92651
24-19
09/08/2025
DAPC
-
SCALE: 3/16" = 1'-0"
A4
BUILDING SECTION 1
SCALE: 3/16" = 1'-0"
A8
BUILDING SECTION 3
SCALE: 3/16" = 1'-0"
A5
BUILDING SECTION 2
0'
3/16
2' 4' 8'
0'
3/16
2' 4' 8'
0'
3/16
2' 4' 8'
149
150 of 803
Attachment 7
150
151 of 803
After meeting with the owners of the LLC and the architect planning to build this investment property it became clear to us and the rest of our very long-term neighbors, that this proposed “re-model” is indeed an investment build to
maximize the owners’ profits, (as they have with 2 other properties, that they told us about), here in Laguna Beach.

The two ladies that represent the LLC will not live in this house.

It seems they have little to no concern, and certainly have no vested interest in the view preservation that we and our neighbors
have curated here in our North Laguna "Tree Streets" neighborhood that we all love so much.

Please contact us at the numbers on the attached form at your earliest convenience.

Thank you.

Sincerely,
Dianne and George Baskevitch
Locust Street
Laguna Beach
151
152 of 803
152
153 of 803
153
154 of 803
154
155 of 803
155
156 of 803
156
157 of 803
157
158 of 803
158
159 of 803

GREGG STANLEY HOMER
LOCUST STREET, LAGUNA BEACH, CA 92651 • •
May 12, 2026

VIA EMAIL
Design Review Board and Planning Staff
City of Laguna Beach
505 Forest Avenue
Laguna Beach, CA 92651
Re: Supplemental Comments to Objection to 332 Locust Street (APN 496-031-16) Design Review 2026-0702 and Revocable Encroachment Permit 2026-0703 Dear Members of the Design Review Board and Planning Staff:

I would like to submit supplemental comments regarding the recent site visit made to our home by Thomas Gibbs concerning the proposed project at 332 Locust Street. I appreciate Mr. Gibbs taking the time to visit our property and wish to ensure that our on-site discussion is reflected in the written record.

During the visit, I raised concerns regarding whether reasonable efforts had been made to mitigate view obstruction impacts to neighboring properties. In response, Mr. Gibbs informed me that the architect had attempted to balance impacts among neighboring properties and that reducing obstruction to one property would necessarily increase obstruction to another.

However, neither I nor, to my knowledge, other affected neighbors were ever contacted by the architect before the project application was submitted in order to discuss possible view mitigation alternatives. The first notice I received regarding the project was the City’s formal notice. As a result, I am concerned that assertions regarding mitigation efforts toward neighboring views may not accurately reflect any actual outreach or collaborative design process with affected property owners.

I also raised concerns that the proposed roofline appears higher and steeper than reasonably necessary and suggested that a lower roof pitch or alternative roof orientation might reduce view impacts. During the discussion, Mr. Gibbs suggested that neighboring roof pitches are considered in evaluating roof design.

However, many nearby homes visible from the site have substantially lower-pitched roofs, including homes dating back many decades. I am unaware of any provision in the applicable ordinance that permits increased view obstruction based upon surrounding roof pitches or the relative age of neighboring homes.

Additionally, I was informed that the second floor of the subject property had been stepped back from the first-floor roofline as a mitigation measure. However, that design choice does not appear to materially reduce view obstruction.

I respectfully request that the Committee independently evaluate: (1) whether the project massing and roof design are reasonably necessary; (2) whether meaningful view mitigation alternatives were adequately explored; and (3) whether the project complies with the City’s applicable view preservation and design review standards based upon the actual ordinance language and evidence in the record.

I also wish to note for the record that certain comments made during the site visit gave me concern that conclusions regarding the project’s compliance may already have been substantially formed prior to 159
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Chair Bauta:

Thank you, Paula. The next item is item number 5.2. Would the applicant please come up? Design review 2026-0702. Revocable encouragement permit 2026-0703, located at 332 Locust Street, ex parte.

Board Member Coveny:

Yes, chair. I met with Matthew Gummow, the architect. I also met with George and Diane Baskovich and with Greg Homer and that's it.

Board Member Weil:

I believe those were the same for me.

Board Member Gibbs:

Chair, same for me, except I also met Andrew Mariner, who's a tenant at 334 Locus.

Board Member Coveny:

Oh, I did too. Andrew Mariner, yes.

Board Member Weil:

Add that one to mine as well.

Chair Pro Tem Neev:

I did not meet with Andrew, but I met with George, Greg, and Matt.

Chair Bauta:

I did the same as Louis, Debbie, and Tom. Continuing to staff report. Thanks backwards.

Claire Park (Staff):

Good evening. Item 5.2 is a request for design review and revocable encroachment permit at 332 Locust. This is the project site. Locust Street is the street frontage and there is an alley at the rear of the lot. The lot itself is relatively flat with 2% slope. The site is developed with a one-story single family home near the frontage of the house and detached garage with a single unit on top.

This is the proposed site plan. So the project scope consists of 31 square feet lower level addition in green and 637 upper level edition in blue to the existing single family house. The upper level edition would create a new second level for the single story home. Moving on to the second unit on the back, there is no habitable expansion proposed for this unit, but there is a deck expansion which is about six square feet.

Hardscape is proposed throughout the site. The main component of the hardscape work is the new barbecue area with trellis in the middle of the site between the two units. There is also hardscape work near the front of the lot, which is mostly on grade and low walls. REP is requested for the wall and the gate in the right of way. Landscaping is also proposed, which will be covered in the later slides. This is the proposed south elevation. The blue is the upper level edition. The green shows the lower level edition and the orange is the deck expansion, which serves still as the entry deck to the second unit.

Two windows been removed since the agenda was posted after some potential privacy impacts.

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This is the colored elevation. Both structures on the lot, existing single family home and the garage with the second unit on top will go through exterior renovations with new roofing, stucco color doors and new window trims. This is the rendering. So highlighted in orange is the revocable encroachment permit work. They are limit walls, fences, gates and plasters all limited to three feet, which is consistent with the REP provisions of the chapter in our code and has been reviewed by our public work staff. This is the proposed landscaping plan.

The most notable landscaping here are the five olive trees, which are capped at 15 feet. Rest are all low growing shrubs and plants. And as discussed in the staff report, the landscaping appears to be view equity compliant and also the plan's been reviewed by our city's landscape architect. There has been view equity concerns documented regarding the proposed upper level addition. As discussed in the staff report, the applicable design review criteria is the concept of view equity, not view preservation.

Please note that view corridors for properties along Locust Street are already primarily established by multi-story structures and landscaping on Cypress Drive. Height of these structures range from 18 feet to 20 feet. The proposed addition is at around 23 feet, which is also below the maximum height allow for the zone, which is 25 feet. Here's the view of the staking of the upper level edition from a neighboring deck. As discussed in the staff report, the upper level edition does obscure views to the west. However, these western quarters already have existing vertical visual obstructions such as buildings on Cypress Drive entries and also ocean views to the east of the upper level edition appears to remain and are unobstructed.

Thus, staff's conclusion is that the project complies with design review guidelines and is compatible with the neighborhood and will improve aesthetics and will not adversely impact view equity and also complies with all Laguna Beach code standards. Staff's recommendations to adopt resolution 2026-0702 approving design view 2026-0702 and removal encroachment permit 2026-0703 and the finding project exempt from CEQA 15301. Thank you.

Chair Bauta:

Thank you, Claire. Does the board have any questions of staff? Seeing none, the public comment is now declared open. If anyone wishes to speak on this item, please come up.

Chair Pro Tem Neev:

The applicant.

Chair Bauta:

Oh, I'm sorry. I'm sorry. The applicant team has five minutes for their presentation.

Matthew Gummow (Applicant):

Appreciate that. [inaudible 00:07:09] here?
Paula (Staff):

Yep.

Matthew Gummow (Applicant):

Okay. I think Claire's bringing it up. I'll keep it short. I think Claire did a great job of explaining the project's concept. The primary goal of this project is to improve a home on the street that needs it and to do it in a way that is compatible with the character of the street. And so we've taken some measures 163
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to accomplish that. Well, first of all, I'm Matt, principal at Alder James, good to see you chair and board members.

So next slide. So we're familiar now with what the existing home looks like. It is a largely incoherent home that's gone through some upgrades over the years, but none that have been particularly welldesigned. The floor plan is also fairly fragmented. So currently, there exists a primary bedroom, but it's more like a glorified hallway and the kitchen is a small galley kitchen. So the goal here is to create a lower level floor plan for modern living.

And then also, it extends into the interior courtyard a fair amount with a deck that's not very well considered and so the interior outdoor space isn't really used at all. So we're looking to activate the open space. Next slide. Right now we're adding 31 square feet, as Claire said. We're also removing around 300 square feet, 311 from the lower level in order to open up the interior space. We're adding 637 square feet to the upper level, two bedrooms, one's the primary suite and one a secondary for a family to be able to have a young child on the second floor.

And our total square footage for the home is a modest 1,900 square feet after the addition. This is the floor plan. We can return to it if you have any questions. You can see there's two bedrooms on the ground level, two bedrooms on the upper level. You can just go slowly through this, but we've designed it with the roof plates in mind to try to keep the mass down. We're two feet under the maximum height.

We have a dormer employed at the upper level primary in order to accomplish the appearance of a almost single story home from the street. We're at three feet on the main roof line plate height and seven feet, which is pretty much minimum on the dormer. So essentially, what that means is that the windows for the primary, we're at seven feet to ceiling. We also have a two and a half in 12 slope on that and that results in about as low as you can go before you have to turn it into flat roof.

And final point on the addition of the second story is we're set back at 25 feet from the property line five feet beyond what's necessary and we're also concentrated to the south of the site to try to keep our mass away from those homes up slope and provide for their view. As Claire touched on, to the southeast so they can see well past the roof line of the first floor. And that's it. Thank you guys. We appreciate the time.

Chair Bauta:

Thank you. Now if there are any members of the public that wish to speak or comment on this project, you have two minutes, please come on up if they're state your name and you may begin.

Mr. Homer (Appellant):

Hi, I'm Greg Homer. I live at 361 Locust, 363 Locust and 365 Locust. The views from all three units are materially obstructed by this remodel. Most of you have been to the property and have seen the obstructions. I would estimate the obstructions at 70 to 75%. They reduce each of the views to a small sliver along the top where you can see a little bit of ocean.

My largest concern is that this process be fair. I appreciate the equity function of this statute, but I'm concerned by some things. I'm concerned that the staff had a recommendation before any of the evidence was submitted. That troubles me, particularly if this is supposed to be an equity balancing process. I also had the impression when at least one person came out that they'd already made up their mind about this process and that was disturbing to me. I'd rather lose a view and have a fair process.

Chair Bauta:
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The procedure during the... Sorry to cut you off all the time, but during the staff always typically gives a recommendation for all reports, so it's not pertaining to this specific siteMr. Homer (Appellant):

I understand.

Chair Bauta:
... prior to this hearing, we hear it. Our judgment is based on this hearing here tonight.

Mr. Homer (Appellant):

I appreciate that.

Chair Bauta:

We continue the time.

Mr. Homer (Appellant):

One of the things that I learned here today was that 300 square feet was removed from the lower level and 600 square feet was added to the second story. Did I understand that correctly? Matthew Gummow (Applicant):

Yes.

Chair Bauta:

And so hang on, just direct all your questions to the board and then they will ask the applicant and flesh those out after.

Mr. Homer (Appellant):

Okay. That certainly doesn't sound to me like an effort was made to mitigate view obstruction. It sounds like things were squeezed to the top. This is a property that was recently acquired by a company for spec. I understand that that may not be an issue, but the location of the property at the bottom of the street is such that it's likely that any addition to the top is going to obstruct views all the way up the street as it has.

It does not seem to me that efforts were made. The roof pitch, the numbers that were represented do not look like the pictures to me. Those look like reasonably steep roof pitches and the rise and run that was cited here does not align with the pictures that I've seen, nor from the staking that I'm seeing. So I don't really know what's going on there, but the setback of what is tantamount to about feet from the front of the roof line looks more like a design detail than any effort to preserve view.

The main issue that I have is it just doesn't seem to me that in terms of balancing, one, the amount of view that I'm losing and that my neighbors are losing combined with the notice that the buyers were under based on the location of the property and the fact that they're taking 300 square feet from the first floor and moving for 600 square feet upstairs, that a lot more mitigation could be made in order to accommodate the views of the adjacent residence.

Chair Bauta:
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Thank you very much.

Mr. Homer (Appellant):

Sure. Thank you.

Chair Bauta:

Anyone else? Please come up. Yes.

Mr. Baskovich (Neighbor):

My name's George Baskovich. My wife and I are two lots above and I concur with what I just heard presented, especially with regards to the fact that I think the purpose of this committee is to balance interests, not to blanketly approve something as presented.

Thus far, what has concerned me the most is there's been no effort to change these plans or to offer any options to bring back the square footage that's being taken from the lower level and put up in the upper level as all the board members have seen, this directly afflicts or affects our master bedroom space and the view that we've had. The view that we've had slowly diminished over the years as more and more structures have come up.

When we initially built our home, we presented plans and then we had to compromise by sinking our house and doing a two pitch roof to preserve some of the views that would project down towards the ocean. And over the years when the next structure that Claire's here representing was built, that too we negotiated and we lost all of our views to the rear of our property with the intent of preserving our master bedroom.

And unfortunately, this project, as you have seen, as all the board members have seen, and I haven't seen any photographs that represent that, but I wish you would play or show some of those because it's really dramatic. If you're in our master bedroom, that upper unit is right in the center and it blocks our view entirely of the ocean from inside the structure. So that's where we spend most of our time and the simple solution there is I'm not saying don't build a second story, but I'm saying why not narrow the margin that maybe make one bedroom up there, narrow it and preserve some of that view.

The effect that that structure as planned would have on Carol's unit is absolutely astounding. It would bring her into the dark and completely destroy her view. And all I'm asking the board to do is to not allow this to go as it is and to have some modifications that show that you are actually balancing the needs of the community and not just blanketly approving. Otherwise, why have a design review commission? That's all I have to say.

Chair Bauta:

Thank you very much. Any other members of the public wish to speak? Come on up.

Speaker 11:

So I live directly next door 334 and my concern is that for my master bedroom, there is going to be a diminished light that comes through and also I'm looking right out at the storyfolds and the flags so I will lose all the view that I had. So that is very, very upsetting to me because it not only upsets me, the fact that I will spend a lot of time in that bedroom in the master bathroom also had great views and that won't be the case any longer and it affects the light coming through the house on both the upper and the lower level. So I hope they can change that and modify the building. Thank you. 166
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Chair Bauta:

Thank you. Which neighbor are you? I'm sorry.

Board Member Gibbs:

Store 334 Monterey. It's up. So it's between them and Mr. [inaudible 00:17:50]. It's a two story, two unit.

Mr. Weil:

She's on the uphill side.

Board Member Gibbs:

She's right next door so there's a duplex. She's on the one next door and I think that the other duplex owner objected as well, although we didn't see his unit. It was done through Mr. Baskovich.

Chair Bauta:

Okay. Thank you. Thanks for that clarification, Tom. Applicant, any other members of the public wish to speak? Seeing none, I return to the applicant. You have three minutes for a rebuttal.

Matthew Gummow (Applicant):

Appreciate the opportunity and thank you for your comments. I take some notes there and I'll respond to each one in kind. Related to the removal of square footage on the ground level and putting more square footage on the second level, there are two good reasons for that. One is, as I mentioned before, the exterior space between buildings at this moment is largely unusable so giving it some more size makes it more usable. But more importantly, the city's rules for open space in the R2 mandate that certain amounts of square footage on the site be dedicated to open space clear to sky based on the square footage for the home.

So as I said before, we're at 1,900 square feet on the home and we right now with what we have are just complying with open space requirements. So if we were to take up any more of the site and try to obtain that much square footage, which is still modest, we wouldn't be able to do so without providing some sort of deck situation, which I think we would run into the same kind of concerns.

There was a comment about the roof slope and the renderings. I did mention our high roof slope on the dormers two and a half and 12, which is the lowest you can go for a standard roofing material before you go to something like a built up or TPO. It is true that the roof line in front is a seven and 12, which is maybe what was commented on that was included in the presentation, but the plate height is at three feet off the second floor for that one and we're using the seven and 12 to create the appearance of that character, but keeping it really low on purpose. And you can see that in the front elevations.

The first comment mentioned that any second floor addition would block his view. So I think that implies that the only thing acceptable is a first floor is a single floor home on our site and I think that's an unfair burden on this property. And the last comment on diminished light, we intentionally kept the second story mass to the southeast for that very reason. For that property.\, We kept the roof line extending up towards that direction rather than going up on that side and we believe that that will accomplish a fair amount of access to light and also the primary views which they currently enjoy down southeast.

Chair Bauta:
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Thank you. We will close the public comment. I've got questions for the applicant. Was that last item address pertaining to the light of the window at 334 Locust? Matthew Gummow (Applicant):

Correct.

Chair Bauta:

Sorry, I may have missed it. Do you mind just... There was concerns by the neighbor at 334.

Matthew Gummow (Applicant):

Claire, would you mind bringing up the front elevation? Claire Park (Staff):
[inaudible 00:21:40] too.

Matthew Gummow (Applicant):

Just to show you what I mean by that. Typically, when there's concern about access to light, it's because there's a second story vertical wall close to the property line. If you want to... Yeah, that front elevation would be good. It can be here. It's going to be A201, I believe. And I think it's important to look at the elevation to explain what I'mBoard Member Weil:

Where'sthe elevation start on?
Chair Bauta:

A211.

Mr. Homer (Appellant):

A211.

Board Member Weil:

A211. Okay.

Mr. Homer (Appellant):

That would be the sections at A201. Apologies. Which is page... Here we go. That one right there. So the property that's concerned is on the right-hand side of this image. You can see, this is an orthographic representation. The roof lines that you see central to the building in the back, those are pushed further back. They're not up to the front setback.

The primary bulk of the structure on the second level is to the left and you can see that we've concentrated a single bedroom to that side and we have the seven and 12 sloping up and to the left. So if you track the sun's angle throughout the day at multiple times during the year, really this building isn't creating any kind of shade for the neighbor to the east. I'm sorry, to the north. It would be north in this case. It would have to be an unrealistically low angle. 168
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Chair Bauta:

Thank you. Thank you, Matt. Any other questions? Go ahead, Tom.

Board Member Gibbs:

Okay. First of all, I want to make a disclosure, probably should have done it earlier. I've rented the unit 334 from Carol Rasin in October to November when my house was under demolition. So I know the house, but it doesn't cloud my judgment at all. I'm judging this independently, but it gives me the opportunity to know her house and her windows. Go back to, you're on the correct slide, but if you could go to the elevation showing the side that's facing Carol Rasin's 334 Locust.

Matthew Gummow (Applicant):

It's on the top there.

Board Member Gibbs:

Yeah, it's the upper left. The upper window, have you measured its view? I tried to figure it out when I was at Carol's house as to what window, because there's two windows up there on the side. One goes into the master, one goes into the bathroom. The secondary bedroom in the back, it's not in play.

Matthew Gummow (Applicant):

Sorry. There's no windows in this view to the primary. That is only the bathroom window.

Board Member Gibbs:

The one I'm seeing upstairs is the bathroom window?
Matthew Gummow (Applicant):

Correct.

Board Member Gibbs:

Okay. Can that be glazed?
Matthew Gummow (Applicant):

Yeah.

Board Member Gibbs:

It glazedMatthew Gummow (Applicant):

In other words, a translucent material.

Board Member Gibbs:

Translucent and not openable, but it can come up where it's open but it's not viewed out because I think it's viewing both into her bedroom and to her bathroom.

Matthew Gummow (Applicant):
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When I hear that, I always say nobody wants to look into anyone's bathroom.

Board Member Weil:

Claire, can you circle that window?
Board Member Gibbs:

Yeah. So it needs to be where it's not openable. It can be open within... And that's not putting aside any other issues I'm going to have. I'm just concerned about that window.

Board Member Weil:

It can be a tilt.

Matthew Gummow (Applicant):

We'll do an awning window in a translucent finish.

Board Member Gibbs:

Yeah, where it goes out like four inches.

Matthew Gummow (Applicant):

Correct.

Board Member Gibbs:

Okay. I just wondered if you had measured that and given its location, it's almost viewable in those two.

Okay, that's all I have.

Board Member Coveny:

No questions.

Chair Bauta:

Any other questions? Okay. We can roll into... The public comment is closed. The board will enter into discussions and deliberations. Who wants to begin?
Board Member Gibbs:

I'd rather go last given my familiarity.

Board Member Weil:

Okay. I'll jump in on this one. No, I really appreciate the neighbors for being available to really walk us through the homes and get a really good perspective of what their concerns are. And so I don't take it lightly trying to get out to see the neighbors and hear those concerns. Also, I typically don't make any statements of predetermination until I get to fully see the sites, discuss it with the architects, discuss it with the neighbors.

So I think my colleagues share that too, that the determinations aren't made until we get here. So I just wanted to put that forward. But for this site, it's a little unique. It isn't our two lot. A lot of the lots, especially towards the Cypress side, are fully developed lots. And then some of the single family homes 170
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or the duplex varieties that go up the street are quite filling the envelope as the developments are newer versus some of the older developments.

I think the house for this project in its current form is definitely a dated project and much need of some upgrades and articulation to get this one in this space. But I really appreciate a lot of the elements that the architect does. By shifting the building to the left on the upper story edition, it really leaves views and angled views for the homeowners up the hill. Now it does take away some components, but I think the way it's situated, it does leave these angled views across the lot in its design.

I think it's more of a sharing of the view than a total elimination. And it's a hard one to balance because this property owner does have an envelope that even though it hasn't been utilized for 60 years, it's still entitled to the lot to build a reasonable program in there. And I've seen a lot of programs over the years where you come in and it's this overbuilt huge monstrosity and then we really try to script it down.

But in modern times, I've seen a lot more projects that just try to come in with some careful design and really try to achieve what they need to achieve on the lot and the program. We're trying to really minimalize the design and the impacts with the right design. I think that's what we have in front of us tonight is it's a really well-thought-out. It really does try to minimize the impacts from view equity as best it can while still trying to achieve the two-story element that is well-accommodated across the street. Locust has lots of two story buildings.

I think several of the neighbors that were walking us through their homes, they all have two-story buildings. So to say that this one can't be a two-story building really deprives the owner of that right of enjoyment that is well-observed across the lots that have been developed going up and down the street.

So for me, I'm behind this program. For me, it meets the design review components architecturally. It's very compatible with the tree streets and quite an enhancement to it. The colors really keep it soft and minimalistic. It's a 1,900 square foot total program for this front unit and I think that's well compatible if not on the smaller side for some of the homes up and down Locust Street. So for me, this meets the design review criteria.

I did have one question about the REP and the gate. I recognize that it's low and it meets the public works. I think my question would be is to have the gates pulled back to the property line so those pilasters are in line with the property line because those are more permanent elements, but if the fence wanted to come forward to run where it is, it could just jog back, but it's not as big of a component as I did see other projects where their fencings are low and in the right of way space. I could be either way, but that was just a comment I wanted to make and see where other board members were at.

Board Member Coveny:

I'll go next. Thank you, Louis. I concur with your comments. This is definitely neighborhood compatible and you have every right to build a two story in the way you've positioned it, as Louis mentioned, is really making the best for the view impact that it has on 352 and 361. It's a minimal views that those are impacting, that the existing views for especially 352 is really out the front of the house.

Each house is positioned facing a different angle than the ocean. So from 352, you really get a nice view from primary areas. There's a small peak of you view from the primary bedroom if you're standing far back and if you're over six feet tall. So what you would lose by having to move that or to downgrade the size of your upper story doesn't provide you the proper equity that you deserve to build your home.

Your articulation is great. Your mass and scale is great. Your consistent materials to help tell that story architecturally is really good. It really upgrades this home and fits really well into the neighborhood.

What was I going to say about... Oh, your REP. I have no problem with the REP. Again, gates going in probably more than coming out. I think Louis touched on that. Location is not impeding any public 171
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access. I think it really, again, finishes off the full architectural look of the house, so I think I can approve the REP. Yeah, I think that's it. I can get behind the project tonight.

Chair Bauta:

Thank you, MJ.

Chair Pro Tem Neev:

Okay. I'll go next. Yes, I think when I went and viewed a lot of the neighbors properties, I'm up on decks and when you stand on a deck, certainly your eyes are going to go to those story poles and you see what you're losing. But I also, when you open up, when you really look beyond that, and we think about view equity, I believe that view equity is achieved.

And I think that considering this home in the neighborhood, there are so many two story homes and this property now, I think you've been very modest as far as and very carefully positioning your upper story in order to minimize the impact. I think in having discussions with some of your neighbors, now I'm short so that could weigh into it, but when I was standing in some of these areas, you'd have to dig down five or six feet and have a flat roof.

Something that would be so egregious, in my opinion, in order to preserve this section that you'll be blocking, I think is quite unreasonable. So I think that I truly believe that view equity has been taken into consideration and that you have achieved that. Excuse me. We did talk about the pitch, so I'm glad that you did have that in your presentation because I thought, okay, is that even going to make a difference? And it really wouldn't make a difference unless you really lower the whole structure. Like I said, I think that's just not reasonable.

The other piece that I... My colleagues mentioned everything, I also agree with the REP. I don't have any issue with that. I did look at your impervious surfaces and I know you have a driveway. I'm not going to make it a request or a requirement or a condition, but I think I'd like you to take a look at that.

You're all close to 75% and I think if there's some terrific products out there as far as having some pervious pavers and things like that, when you look at your driveway, that's really what's driving that number. And so being an environmentalist, I always have to ask that question, but other than that, I can certainly support your project.

Chair Bauta:

Thank you. Do you want to go?
Board Member Gibbs:

I'll go. Why don't you go first now?
Chair Bauta:

Okay. Thanks, Tom. I agree with my fellow board members here tonight. I think this project meets the pattern of development. I think it's thoughtfully designed home. It is neighborhood compatible. I don't see an issue with master scale. I think all of the view impacts are partially current for the most part between a lot of the trees and other structures beyond. So I think this project does meet the design review criteria and I can also approve this project tonight.

Board Member Gibbs:
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Okay. Thank you. I joined with my colleagues. I know the tree trees very well. I live in the tree streets and two story is a reality in the tree streets particularly in the R2 zoning and any applicant including the neighbors. In fact, I think all three of the complaining neighbors have two story. So it's a question of what the project is and how it's done. I concur with my colleagues that efforts were taken to come up with a program that's less than what this applicant could do and far less indeed less than what is existing in the street.

Numerous houses on Locust have much more program on the second story including the 352 Locust project. So you really need to put that in perspective in evaluating this project. Also, it's view equity, it's not view preservation. So when we go up there, and you might have known all the neighbors that were there that I certainly did, and I know my colleagues did, looked at all the views, those being impact and those being not.

And I, again, concur with my colleagues, we see it a lot that when a view is impacted, you have a tendency to focus on the story poles rather than the full view parameter. And if you look at the full view parameter, you will see, I think you'll concur that view equity has been achieved. Whether it's with Mr.

Homer’s house, I saw as much ocean that's not impacted, that as is in fact less is being impacted.

It's just that that's a focus and I believe all the residents who are complaining are sincere, but what we look at is whether we balance the right to have that second story, how it's designed against view impacts and we find we're in this case, view equity has been achieved. Now, Carol Rasin's home has a great view of the balcony and part of one of the windows in the master bedroom. The bathroom windows, even that has some view left, but it's not a primary ceremonial room that gets significant protection from design review pursuant to the guidelines we have to follow.

And then the other home, which is the Baskovichs, again, out of every room they showed me, I saw quite a bit of ocean view that's not being impacted. I think anywhere you put the second story would have impacted views from one extent or another. So we don't look at this, this. We look also at where you could put that second story that might make sense that would have a significant view impact preservation for neighbors. I just didn't see it. With respect to privacy, I appreciate the window. I would make that a condition.

The privacy issues really probably impact the Rasin's property the most and really where the view and the living is out toward the street, it does impact the master bedroom in terms of losing some light and air. Out of the bathroom, the master bath, it's really that area is kind of in between the two stories and so you'll still get a lot of light and air into the master bath and then the second bedroom upstairs in the back is not impacted.

Down below on the first story, you're already impacted by the first story of the existing home and it's not that much more significant to put a second story home, particularly one that doesn't go all the way across the primary first floor of that property. So I find both view equity and privacy concerns satisfied and with respect to the REP. I'm fine with the pilasters, they can be removed if there's ever a sidewalk put in North Dakota, which will never happen. We don't even have one on Aster. So with that, I can approve the program.

Chair Bauta:

Thank you, Tom. Do we have a motion? I'll give it a go. I'd like to make a motion to adopt Resolution 2026-0702 approving design review 2026-0702 and a revocable encroachment permit 2026-0703 for the property located at 332 Locust Street and finding set action categorically exempt from CEQA pursuant to guidelines section 15301 with the following condition, on sheet A211 on section A2 the upper level window adjacent to 334 Locust is to be opaque and awning. 173
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Board Member Gibbs:

Excuse me, that's on the north elevation?
Chair Bauta:

On the north elevation.

Matthew Gummow (Applicant):

Translucent?
Chair Bauta:

Translucent. Do I have a question?
Board Member Coveny:

I'll second.

Chair Bauta:

Oh. Louis? Good?
Board Member Weil:

No, that can't be open. It can justBoard Member Gibbs:

It can awning open.

Board Member Coveny:

Awning open.

Board Member Gibbs:

So it can tilt open.

Board Member Weil:

Okay. But it's a full fixed window that'll either crank open orMatthew Gummow (Applicant):

Yeah. You can say [inaudible 00:41:31].

Chair Bauta:

Okay. That's fine. Four inches. Withheld that. Four inch opening. Do I have a second? Board Member Coveny:

Second.

Chair Bauta:
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Motion? Sorry, Paula.

Paula (Staff):

Sorry. Board member Coveny.

Board Member Coveny:

Yes.

Paula (Staff):

Board member Gibbs?
Board Member Gibbs:

Yes.

Paula (Staff):

Board Member Weil?
Board Member Weil:

Yes.

Paula (Staff):

Chair [inaudible 00:41:47] Neev?
Chair Pro Tem Neev:

Yes.

Paula (Staff):

Chair Bauta?
Chair Bauta:

Yes.

Paula (Staff):

Motion has passed five to zero.

Chair Bauta:

Congratulations. Next up, we have item number 5.3, design review 2026 as175 176 of 803
+114.15' PILASTER
+112.49' FS
+110.99' FS 3R @ 4"

LOCUST STREET
(E) ± 18.20'
DN
(E) CURB
+112.49' TW
+112.49' TW
+114.32' TW
TYP.

49.98' N24° 05' 00" E
+111.49' FS
+112.82'
WM
WM

RW TO CL
(E) ± 30' - 0"
+111.00' TW
+109.30'
+113.57' FENCE
+112.49'
+111.67'
+111.70'
+114.15' PILASTER
PL CORNER +111.93'
PL CORNER +109.17'
+110.25' CURB

PROPERTY LINEEDGE OF PAVEMENTPAVEMENT CENTERLINE

RIGHT-OF-WAY IMPROVEMENTS UNDER

REVOCABLE ENCROACHMENT PERMIT

5.66'
5'-0" 2'-2"
2'-2" 2'-2" 5'-11"
5'-0" 2'-2"
26'-9" 13'-9"
6'-4"
+112.95' TW
+113.49' TW

RIGHT-OF-WAY IMPROVEMENTS UNDER

REVOCABLE ENCROACHMENT PERMIT
+112.95' TW
L
C-35257
ICENSE
D
A

RCHITECT
STATE
OF
C

ALIFORNIA

MATTHEW
JAMES
GUMMOW
REN. 11/30/2023
THIS DOCUMENT IS OWNED BY AND IS THE EXCLUSIVE PROPERTY OF ALDER JAMES. IT IS FURNISHED ONLY FOR THE LIMITED PURPOSE IN CONNECTION WITH THE SITE FOR WHICH IT WAS PREPARED. NO PORTION OF THE DOCUMENT MAY BE REPRODUCED OR DISCLOSED TO OTHERS FOR ANY OTHER PURPOSE OR SITE WITHOUT PRIOR WRITTEN CONSENT OF ALDER JAMES. WWW.ALDERJAMES.COM Issue Date
Project No.
31026 Aliso Circle
Laguna Beach, California
92651
T: 949-529-9070
www.alderjames.com
Issue
Permit No.

Revisions

A L D E R J A M E S
A2

REVOCABLE
ENCROACHMENT PLAN 332 LOCUST REMODEL AND ADDITION AQUATERRA CAPITAL, LLC 332 LOCUST ST LAGUNA BEACH, CA 92651 24-19
09/08/2025
DAPCSCALE: 1/8" = 1'-0" 1

REVOCABLE ENCROACHMENT PLANMAG NORT
H
0' 4' 8' 16'
1/8
Attachment 9
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Created 12/28/20

CITY COUNCIL ORDER OF TESTIMONY FOR APPEALS

AND REQUESTS FOR REVIEW OF PROJECTS
Purpose: The City Council is committed to assuring that members of the public have the opportunity to speak to any meeting agenda item before final action on projects.

This Order of Testimony establishes the right of persons who specifically wish to speak on projects appealed to or otherwise reviewed by the City Council.

Procedures: There are three types of hearings conducted by the City Council: 1) the appellant is person opposed to the project, 2) the appellant is the applicant, and 3) the project was called up for review by a member of the City Council or the City Manager. The procedures below provide the order in which testimony is considered and the allotted time for public comment. The procedure for each hearing shall be provided as the first attachment to the agenda bill.

I. Appellant is Person Opposed to Approved Project:

1. Staff report summary provided.

2. The appellant has 5 minutes for opening remarks.

3. Any persons in support of the appeal may speak for 3 minutes each.

4. The applicant has 5 minutes to speak in opposition to the appeal.

5. Any other persons in opposition to the appeal may speak for 3 minutes each.

6. The appellant has 2 minutes to speak in rebuttal.

II. Appellant is Applicant for Denied or Conditionally Approved Project:

1. Staff report summary provided.

2. The applicant has 5 minutes for opening remarks.

3. Any other persons in support of the appeal may speak for 3 minutes each.

4. Any persons in opposition to the appeal may speak for 3 minutes each.

5. The applicant has 2 minutes to speak in rebuttal.

Attachment Attachment 10 16
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Created 12/28/20
III. City Council or City Manager Review of Decision:

1. Staff report summary provided.

2. The City Manager may comment on the reason for review. City Council members will usually comment after hearing comments from the applicant and members of the public.

3. The applicant has 5 minutes to present the project.

4. Any persons in support of or in opposition to the project may speak for 3 minutes each.

5. The applicant has 2 minutes to speak in rebuttal.
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1 McKay, Ann Marie CC
Subject: Appeal of DRB 2026-0702 332 Locust St
From: Bill Robertson
Sent: Monday, July 13, 2026 1:42 PM
To: City Council <[email protected]>
Cc: matt; Vicki Robertson
Subject: Appeal of DRB 2026-0702 332 Locust St
Dear Council Members, Please see below our email to the DRB regarding 332 Locust St. We want to reiterate our support for this project. We believe Matt Gummow and Alder James designed a very attractive project that fits the neighborhood well. Please support the DRB’s approval of this project. Thank Bill and Vicki Robertson From: Bill Robertson
Sent: Wednesday, May 13, 2026 1:52 PM
To: '[email protected]' <[email protected]>; '[email protected]' <[email protected]>; '[email protected]' <[email protected]>; 'Weil, Louis' <[email protected]>; '[email protected]' <[email protected]>; '[email protected]' <[email protected]> Cc: matt; Vicki Robertson
Subject: Design Review Hearing 5.14.26 - 332 Locust St
Dear Planning Dept and Design Review Board Members,
My name is Bill Robertson. My wife Vicki Robertson and I live at 328 Locust St. We have lived at 328 Locust for 26 years. The property at 332 Locust has been in dire need of improvement for years. We knew eventually the property would be sold and the new owner would most likely do a much needed remodel. We were very pleased to see the proposed remodel presented by Matt Gummow at Alder James. The project is very tastefully done and fits the neighborhood and site nicely. The project was not overly ambitious and looked to keep the second floor as low and as possible and still maintain a functional and attractive design. As we are the downhill next-door neighbors, we are not aƯected by any view considerations and can’t speak to our neighbor’s view equity concerns. If it is the City’s policy going forward to not allow any view to be lost by a second floor additions then no second floor should be allowed. On the other hand, if a second floor is allowed and does consider view equity then this project would be welcomed as our next-door neighbor. Thank you, Bill and Vicki Robertson 180 of 803