Malibu City Council
March 24, 2025

competent jurisdiction to be invalid, void or unenforceable, the remaining provisions will nevertheless continue in full force without being impaired or invalidated in any way.

6.17 Attorneys' Fees. The parties hereto acknowledge and agree that each will bear his/her or its own costs, expenses and attorneys' fees arising out of and/or connected with the negotiation, drafting and execution of the Agreement, and all matters arising out of or connected therewith except that, in the event any action is brought by any party hereto to enforce this Agreement, the prevailing party in such action shall be entitled to reasonable attorneys' fees and costs in addition to all other relief to which that party or those parties may be entitled.

6.18 Entire Agreement. This Agreement constitutes the whole agreement between the City and the Consultant, and neither party has made any representations to the other except as expressly contained herein. Neither party, in executing or performing this Agreement, is relying upon any statement or information not contained in this Agreement. Any changes or modifications to this Agreement must be made in writing appropriately executed by both the City and the Consultant.

6.19 Notices. Any notice required to be given hereunder shall be deemed to have been given by depositing said notice in the United States mail, postage prepaid, and addressed as follows:

CITY: Joseph D. Toney CONSULTANT: Anton (Tony) Dahlerbruch Acting City Manager Executive Recruiter
City of Malibu Peckham & McKenney
23825 Stuart Ranch Road 300 Harding Blvd., Suite 203D
Malibu, CA 90265-4861 Roseville, CA 95678
TEL (310) 456-2489 x 224 TEL 866-912-1919
FAX (310) 456-2760

6.20 Warranty of Authorized Signatories and Acceptance of Facsimile or Electronic Signatures. Each of the signatories hereto warrants and represents that he or she is competent and authorized to enter into this Agreement on behalf of the party for whom he or she purports to sign. The Parties agree that this Contract, agreements ancillary to this Contract, and related documents to be entered into in connection with this Contract will be considered signed when the signature of a party is delivered physically or by facsimile transmission or scanned and delivered via electronic mail. Such facsimile or electronic mail copies will be treated in all respects as having the same effect as an original signature.

7.0 GENERAL TERMS AND CONDITIONS. (City and Consultant initials required at EITHER 7.1 or 7.2)

7.1 Disclosure Required. By their respective initials next to this paragraph, City and Consultant hereby acknowledge that Consultant is a “consultant” for the purposes of the California Political Reform Act because Consultant’s duties would require him or her to make one or more of the governmental decisions set forth in Fair Political Practices Commission Regulation 18700.3(a) or otherwise serves in a staff capacity for which disclosure would Agreement for Professional Services
Management Advisors LLC

otherwise be required were Consultant employed by the City. Consultant hereby acknowledges his or her assuming-office, annual, and leaving-office financial reporting obligations under the California Political Reform Act and the City’s Conflict of Interest Code and agrees to comply with those obligations at his or her expense. Prior to consultant commencing services hereunder, the City’s Manager shall prepare and deliver to consultant a memorandum detailing the extent of Consultant’s disclosure obligations in accordance with the City’s Conflict of Interest Code.

City Initials ______
Consultant Initials ______

7.2 Disclosure not Required. By their initials next to this paragraph, City and Consultant hereby acknowledge that Consultant is not a “consultant” for the purpose of the California Political Reform Act because Consultant’s duties and responsibilities are not within the scope of the definition of consultant in Fair Political Practice Commission Regulation 18700.3(a) and is otherwise not serving in staff capacity in accordance with the City’s Conflict of Interest Code.

City Initials ______
Consultant Initials ______
This Agreement is executed on _____________________, at Malibu, California, and effective as of March 20, 2025.

CITY OF MALIBU:
___________________________________
JOSEPH TONEY, Acting City Manager
ATTEST:
___________________________________
KELSEY PETTIJOHN, City Clerk
(seal)
CONSULTANT:
____________________________________
By: ANTON DAHLERBRUCH,
Managing Member (Owner)
APPROVED AS TO FORM:
___________________________________
TREVOR RUSIN, Interim City Attorney
Peckham & McKenney
February 1, 2025
Mayor Doug Stewart, Mayor Pro Tem Riggins, and Councilmembers Conrad, Silverstein and Uhring City of Malibu
23825 Stuart Ranch Road
Malibu, CA 90265
Confidential Via PDF/Email To: City Attorney Trevor Rusin, [email protected] Dear Mayor Stewart and Members of the City Council,
Thank you for considering Peckham & McKenney for the City of Malibu recruitment for City Manager.

Peckham & McKenney would be honored to work with the City in this important search. We look forward to the opportunity to specifically find exceptionally skilled and experienced candidates that will work effectively with you, serve City residents and the community, and work successfully with the staff team.

Peckham & McKenney is a well-established and experienced, honest and communicative, hardworking, and service oriented firm. We are known for achieving successful and long-term placements. As a firm that only conducts recruitments for cities, counties and special districts – and primarily in California, some of our distinguishing attributes include:
• We actively and personally search for, find, and pursue candidates throughout California and the nation.

We don’t act as a supermarket and wait for (or expect) prospective applicants to simply find a position on our website, in an ad, or from social media. Through an extensive personal and corporate network, and with a keen understanding of what our client is looking for, we market your opportunity and use the telephone and LinkedIn along with text, email and social media to find candidates. • We limit the number of concurrent searches in order to directly focus on serving our client. • We prioritize a respectful, thorough, responsive, communicative, and complete process to represent our client in the best light, keep everyone informed, and make the recruitment process a positive experience.

Furthermore, we communicate with applicants and treat them with respect. • Your Recruiter is personally, solely, and directly responsible for all aspects of the search; your Recruiter is also your one point of contact. In other words, your Recruiter who knows about the City and the responsibilities of the vacant position handles all components of the recruitment (for example, preparing the Candidate Profile, conducting outreach, reviewing applicants, presenting applicants, facilitating interviews, and conducting reference checks).

The Peckham & McKenney team is comprised of retired municipal managers and directors who are passionate about the public sector. As a Recruiter with Peckham & McKenney and as owner of the firm, I Peckham & McKenney
am proud to work with our team because we value and prioritize assisting public agencies in furtherance of good government; placing quality above quantity; and building long lasting relationships with those in the public service.

For this important position and search, I will serve as your Recruiter. As a retired City Manager, former City Manager of the coastal city of Palos Verdes Estates, life-long resident of the Westside and South Bay, and previously on the CalCities Executive Board representing City Managers throughout the State, I am very familiar with Malibu and the region, know the skills and knowledge needed for an applicant to be successful as a City Manager, and well-connected to find candidates.

Attached is an example of a Candidate Profile that illustrates the information we collect, detail and utilize as a foundation for attracting applicants. Also attached is our proposal for conducting the search that includes information about our firm, process, timeline, resources, references, experience and fee. We charge a fixed, all-inclusive fee. We are proposing $30,000 that I’d be pleased to discuss. We would also be pleased to participate in an interview to meet you, present our proposal, and discuss our process and unique attributes as a search firm.

Whether or not we are selected, I am also pleased to forward names and resources for the City to connect with individuals who potentially could serve as an Interim City Manager. We do not conduct searches for interim positions, but we are pleased to be a resource of information in this regard.

We are excited for the opportunity to implement the process leading to the successful placement of a candidate that “fits” the City’s interests and we are ready to start immediately. Please feel free to call me at 310.567.1554 if there are any questions.

Sincerely,
Anton “Tony” Dahlerbruch
Executive Recruiter
[email protected]
Enclosure:

City of Malibu – City Manager Search Proposal
Candidate Profile Example (City of Santa Barbara)
Peckham & McKenney
City of Malibu

RECRUITMENT PROPOSAL
for
City Manager
February 1, 2025
Peckham & McKenney

TABLE OF CONTENTS
WHY CHOOSE US? 1
EXPERIENCE 2
YOUR RECRUITMENT TEAM 4
THE SEARCH PROCESS AND SCHEDULE 6
COST OF SERVICES 7
Cost of Services
Process of Payment
Insurance
GUARANTEE AND DIVERSITY 8
Guarantee
Diversity Statement
1/ Peckham & McKenney
2/ Peckham & McKenney

EXPERIENCE
With our recruitment team that solely consists of retired City Managers, Assistant City Managers, Police Chiefs and Department Heads, and our expert support team, Peckham & McKenney brings more experience and knowledge of local government and executive search than any other California recruiter. A few of our most recent recruitments related specifically to City Manager have been:
• City Manager, City of Big Bear Lake, CA
• Town Manager, Town of Los Gatos, CA
• City Manager, City of Milpitas, CA
• City Manager, City of San Luis Obispo, CA
• City Administrator, City of Santa Barbara, CA
• City Manager, City of Santa Maria, CA
In addition, illustrating our broad experience, we have conducted searches for numerous coastal and Westside cities over the last 3 years including Beverly Hills, Encinitas, Manhattan Beach, Rancho Palos Verdes, Rolling Hills, Santa Monica and West Hollywood as well as:

City of Agoura Hills
Chief Building Officer, Community Development
Director and Finance Director
County of Santa Barbara
Assistant County Executive Officer, Chief Information
Officer, Deputy Director of Long Range Planning,
General Services Director, Human Resources Director,
and Public Works Director
City of Calabasas
Community Services Director and Public Works
Director
City of Santa Maria
Police Chief (current) and Finance Director (current)
City of Camarillo
Administrative Services/Chief Innovation Officer
Director, Assistant Finance Director, City Clerk,
Community Development Director and Human
Resources Director
City of Santa Paula
Public Works Director
City of Fillmore
Finance Director and Public Works Director
City of Thousand Oaks
Deputy City Manager, Human Resources Director, and
Public Works Director (current)
City of San Luis Obispo
Assistant City Manager, Community Development
Director, Finance Director, and Fire Chief
City of Ventura
Information Technology Director
City of Santa Barbara
Community Development Director, Finance Director,
Information Technology Director, Planning Manager,
and Police Chief
City of Westlake Village
City Clerk, Deputy City Manager, and Planning Director
3/ Peckham & McKenney
Please don’t hesitate to contact these agencies as well as our large list of current and former clients on our website (here); they will attest to our quality of service, on-going communication throughout the process, personal and direct outreach and sourcing of candidates, quality applicant pool, written materials and interview facilitation.

As an ambassador of our clients, Peckham & McKenney is also known for maintaining ongoing communications with our applicants throughout the search process, treating every applicant with respect, and appropriately informing candidates to support their best effort. The numerous compliments we have received from applicants fairly illustrate this reputation.

Testimonials from clients and candidates are at https://www.peckhamandmckenney.com/testimonials.

Please feel free to contact any of the following current and recent clients to inquire about their experience with Peckham & McKenney. In addition, we would be pleased to furnish the client contact and phone numbers for any past clients listed in this proposal.

City of Big Bear Lake, CA – City Manager
Councilmembers Rick Herrick and Randall Putz, and / or Erik Sund, City Manager (909) 866-5831; [email protected], [email protected] and / or [email protected] City of Santa Maria, CA – City Manager
Mayor Alice Patino and / or David Rowlands, City Manager (805) 925-0951 x 2188; [email protected] or (805) 925.0951 x2200; [email protected] City of San Luis Obispo, CA – City Manager
Mayor Erica Stewart, Members of the City Council and / or Whitney McDonald, City Manager (805) 540-1154; [email protected] or (805) 781-7114; [email protected] City of Santa Barbara, CA –City Administrator
Mayor Randy Rowse, Members of the City Council and / or Kelly McAdoo, City Administrator (805) 564-5322; [email protected] or (805) 564-5305; [email protected] Comfortable and Professional Experience
“I’d like to thank you again for your support
and guidance throughout the recruitment and
selection process. It was a comfortable and
professional experience, and I attribute a great
deal of that to you. It’s my hope that our
professional paths may cross again in the
future.” Candidate
Straightforward, Friendly, and Humane
Recruitment Process
“I wanted to let you know what a terrific job I
thought you and Peckham & McKenney did on the
recruitment. It was absolutely the most
straightforward, friendly, and humane recruitment
process I’ve ever participated in. And I would feel
the same way even if the outcome was not
successful for me.” Candidate
You Made Me Feel So Comfortable
“This is my first time working with a recruiting
company, and I’m so happy for having the
opportunity to work with your company, wow! I
truly enjoyed the process! Your interview skills
are amazing! You made me feel so comfortable
and I felt like I was just talking shop with a
longtime friend. Thanks for the personal touch
that you include in your job, I believe that this is
what makes your firm so desirable and
successful.” Candidate
Proactive and Responsive
Diana worked with the City to fill the Chief of Police
position early in 2023. Diana is clearly well respected in the LEO community and has a vast network
which led to a competitive pool of candidates for the
City to select from. Diana was proactive from our
very first meeting and always very responsive. The
City team valued Diana’s integrity, opinion and sense
of humor. She was a pleasure to work with and I
wouldn’t hesitate to hire her for any executive
recruitment critical to your organization. Client
4/ Peckham & McKenney

YOUR RECRUITMENT TEAM
Our Approach
With every Peckham & McKenney recruitment, your
Recruiter has the entire Peckham & McKenney team of
Recruiters and administrative personnel for backup, support, collaboration, and sourcing. However, when you retain
Peckham & McKenney, your Recruiter serves as your single point of contact throughout the entire search process and is fully responsible for its success. Moreover, in order to fully focus on your search and finding applicants that fit with the ideal candidate you are seeking, your Recruiter also maintains no more than 6 active searches.

The Executive Recruiter for you in this search is Tony Dahlerbruch.

Tony Dahlerbruch, Executive Recruiter
Managing Member (owner) of Peckham & McKenney Executive Search Tony worked in local government over 30 years before joining the Peckham & McKenney team. His experience spans most every city department in the Cities of Beverly Hills, California; Scottsdale and Phoenix, Arizona; and Rockville, Maryland, with ultimately serving a combined 12 years as City Manager in Rolling Hills and Palos Verdes Estates, California. Tony has represented the City Managers Department in CalCities as a two term Director on the Executive Board, President of City Managers Department, and member of numerous Policy Committees. He has also served as a Regional Vice President on the Executive Board of the International City/County Management Association. Tony holds a Bachelor of Arts in Political Science from the University of California at Santa Barbara and a Master of Public Administration from The American University in Washington, D.C.

Tony is supported by the following team.

Joyce Johnson, Operations Manager
Joyce Johnson joined Peckham & McKenney in 2005 and serves as the firm’s Operations Manager. She has over 30 years' experience in the field of administrative and executive support for all aspects of the executive recruitment process. She oversees internal administration of the firm as well as directing contract administrative support in the areas of advertising and design, web posting, and duplication and mailing services. Prior to joining Peckham & McKenney, Ms. Johnson oversaw internal administration in the Western Region headquarters of two national management consulting and executive recruitment firms. Ms. Johnson is complimented regularly on her strong customer orientation working with both clients and candidates alike. Ms. Johnson holds an Associate of Arts degree from American River College.

Peckham & McKenney Team
5/ Peckham & McKenney
Tayler Bergstrom, Research Assistant
Tayler Bergstrom joined Peckham & McKenney in 2022 and currently serves as a Research Associate. Tayler is currently pursuing a PhD at UCLA where she worked previously as a lab manager overseeing various research projects. Prior to that, Tayler graduated from UC San Diego with a Bachelor of Science degree in Psychology.

Linda Pucilowski, Graphic Designer
With nearly 30 years of experience, Linda Pucilowski provides her expert design and marketing skills to Peckham & McKenney. She is the firm’s “go-to” professional for all advertising and brochure design and creation. Ms. Pucilowski holds a Bachelor’s degree from California State University, Sacramento.

Rachel Moran, Website & Social Media Assistant
Rachel Moran has been in the graphic design field since 2007 and prides herself on creating eye-catching visual art. She supports the Peckham & McKenney team by handling all website visual and technical design as well as social media. Ms. Moran graduated from the Art Institute of Houston obtaining her Bachelor’s Degree in Fine Arts with a concentration in Graphic Design.
6/Peckham & McKenney
7/ Peckham & McKenney
The proposed fee to conduct the search process for your next City Manager is $30,000. This is an all-inclusive fee for the services to achieve success in your search as described below. Additional services can be provided and negotiated accordingly.
8/ Peckham & McKenney
• We will connect with the City in 6 months and 1 year
after the appointment to check-in,
• We will conduct a second search within 6 months of our search process if a candidate is not placed, and
• If the placement vacates the position within 1 year from the date of accepting the offer, we agree to conduct a
second search within 6 months of the vacancy as
follows:

Because of how we conduct recruitments, it is unusual
that we are unsuccessful in providing a placement, an
individual is not placed, or the placement vacates the
position within a year. In the unlikely event that a second search is necessary, the second search will be conducted within 6 months for the discounted fixed fee of $26,500 (external candidates only, and except in the event of
budgetary cutbacks, promotion, position elimination, or illness/death, etc.).

City Administrator City of Santa Barbara, California
The Community
Idyllically located on the central
California coast, Santa Barbara (Spanish
for "Saint Barbara") comprises a total of
21 square miles with a culturally diverse
population of approximately 88,000
and enjoys a nearly perfect climate yearround. According to recent statistics, the Santa Barbara South Coast region
(including Santa Barbara, Goleta,
Montecito and Summerland) welcomes

7.2 million visitors annually, which
equates to 28,000 daily visitors. Visitors
and residents alike have an abundance
of world-class shopping, dining, resort
accommodations, outdoor activities and
miles of beautiful pristine beaches and
coastline to choose from. In addition,
the region offers a variety of amenities
that are highly attractive to those
with an active lifestyle. Residents and
visitors can enjoy jogging, bike riding,
rollerblading, and/or a leisurely stroll
along the numerous pathways, wharf and
harbor. Kayaking, boating, sport fishing,
or whale watching in the area's scenic
harbor are other options in which outdoor
enthusiasts can indulge.

Adding to the City’s superb quality of
life, the City of Santa Barbara is home to
world renown attractions and destinations
such as the Mission Santa Barbara, the
Santa Barbara Zoo, Stearns Wharf,
Botanic Gardens, Shoreline Park, Earl
Warren Showgrounds, and State Street.

Catering to the City’s contemporary side
is also the City’s unique “Funk Zone”
that features boutique tasting rooms,
cafes, and galleries. Santa Barbara and
the immediate adjacent area additionally
serve as home to several colleges and
universities including the acclaimed
research institution University of
California, Santa Barbara; Westmont
College; Antioch University; and Santa
Barbara City College.

With its spectacular mountains,
sparkling-blue ocean, incredible
landscapes, mission style architecture,
and year-round sunny weather, Santa
Barbara is one of the most beautiful
places to live and work and is often
referred to as "the American Riviera.”
For more information about the City of
Santa Barbara, please visit https://www.
santabarbaraca.gov.

The Organization
The City of Santa Barbara is a full-service
Charter city managed under the CouncilManager form of government. The seven member City Council is elected by district
except for the position of Mayor, who is
elected at-large. Three (3) City Council
positions will be on the 2024 ballot.

The City Council is responsible for the
appointment of the City Administrator,
City Attorney, City Clerk and City
Treasurer. The City Administrator
is responsible for the administration
of all City operations. Under the
City Administrator, City services are
provided by 15 Departments: Airport,
City Administrator, City Attorney,
City Clerk, Community Development,
Finance, Fire, Human Resources,
Information Technology, Library, Parks
and Recreation, Police, Public Works,
Sustainability and Resilience, and
Waterfront. The City operates with a
combined all-Fund 2024 and 2025 fiscal
year budget of $635 million and $645
million, respectively. Specifically, the
budget is comprised of General Fund
operating and capital budget expenditures
of approximately $221 million and $88
million for FY 2024, and $212 million
and $83 million for FY 2025, respectively.

The staff team totals approximately 1,085
full-time equivalent employees.

Over the last several years, the City of
Santa Barbara has experienced employee
retirements that resulted in the addition
of new personnel at all levels of the
organization. As such, a significant
number of professionals have joined
the City’s executive team within the
last three years. This has positioned
the City to embark on organizational
development and culture change; service
delivery enhancements, innovation and
process improvements; and projects
focused on economic development,
revitalization of State Street, workforce
and employee housing, and homelessness.

One significant project progressing
through the City is the repurposing
and attraction, and
work/life balance for
representing the City
as a role model to
others.
• Be apolitical for
facilitating policy
development and implementing
programs.
• Have the energy and intent to lead the
organization for the long-term and
fulfill the City’s vision.
• Break and remove barriers for
addressing local and regional issues.

Additional priorities for the successful
candidate include enhancing revenue;
furthering the vision and goals of
environmental sustainability and
resiliency; developing programs and
opportunities in support of youth and
open space; building partnerships
with public, non-profit and private
organizations of all sizes and constituents;
and building a new Police Station.

To serve as City Administrator,
applicants must have experience in the
duties and responsibilities of serving as a
City or County Manager, Administrator,
or Deputy/Assistant in a full-service
agency for at least five (5) years, or the
equivalent, in a public sector position.

The typical education for the position
includes a Bachelor’s degree in public
administration, business administration,
urban planning or a related field. The
ability to speak Spanish, a Master’s degree
and/or participation in local government
leadership programs are highly desirable.

In recognition of disaster and emergency
response, and consistent with the City
Charter, it is further strongly desired that
the successful candidate have residency in
the City of Santa Barbara.
and redevelopment of the commercial
property on State Street known as Paseo
Nuevo. Another is the property known
as La Cumbre Plaza. Key to both projects
and citywide development is ensuring
they occur in a manner consistent with
the desired character of the community.
be oriented to, and model, finding creative
solutions to get to “yes”. The new City
Administrator should also be a consensusbuilder and welcome challenges as opportunities.

Furthermore, and with excellent
judgment, communication expertise,
emotional intelligence, political savvy,
and interpersonal skills, the City
Administrator must:
• Serve as a “north-star” for
administration of the City, strategy
and vision, and decision making.
• Value and have a track record of fiscal
acumen and financial acuity.
• Be adept at leveraging assets to achieve
initiatives.
• Embed themselves in the community
to understand, relate and engage;
connect with people from all cultural,
ethnic, educational, social and
economic backgrounds.
• Understand multiple perspectives for
achieving goals and solutions.
• Instill and model high standards
and accountability for leading a
high-performing and highfunctioning team.
• Be technologically astute for the
pursuit of innovation.
• Understand and perform consistently
within the parameters of the City
Charter.
• Embrace, embody, and champion
diversity, equity, inclusion and
accessibility so they are threaded into
the fabric of all City operations and
affairs.
• Create and maintain the City of Santa
Barbara as an employer of choice
inclusive of addressing compensation,
succession planning, talent retention
The Position
The City Administrator must be a
collaborative, personable, team oriented,
empowering, and accessible leader. The
successful candidate must also possess
strong leadership, management, financial,
and project management skills for
fostering communication and cooperation
and for driving the City towards a
prosperous future. The selected candidate
should embody and present the qualities
of confidence, humility, composure,
and people-centricity while serving as a
dependable and highly regarded resource
for elected and appointed officials, as
well as the general public. To fulfill these
duties effectively, it is imperative that
the City Administrator possesses prior
experience within an organization of
comparable complexity.

The City Administrator is expected to
be a champion of the City and the staff
team, solution and customer serviceoriented, innovative, and a change agent.

As such, the City Administrator should
The Recruitment
Process
To apply for this key position and
exciting career opportunity, please visit
our website at:

Peckham & McKenney
www.peckhamandmckenney.com
Resumes are acknowledged within two
business days. Contact Anton “Tony”
Dahlerbruch at 310.567.1554 or tollfree at 866.912.1919, if you have any questions regarding this position or the
recruitment process.

The Compensation
The successful candidate will be offered
a competitive salary with an outstanding
benefits package. The salary range is
$282,877 - $342,281 annually. The
starting salary for the selected candidate
will reflect the candidate’s work experience
and track record of career success.

The City of Santa Barbara offers an
outstanding benefits package, including:

Car Allowance: $706/ month.

Cell Phone Allowance: $50 per
month.

Deferred Compensation (457)
Savings Plan: Available.

Employee Assistance Program
(EAP): Available for employees and
family members.

Flexwork/Telecommuting:

Available.

Health Insurance (including
medical, dental, and vision
benefits): Available under the
Cafeteria 125 Plan. The City contributes
$1,718 / month. The employee distributes
this money toward the various cafeteria
plan options.

Holidays: 12 holidays are observed /
year.

Management Leave: 40 hours each
July 1st (pro-rated the first year).

Medicare: Employee pays 1.45% of
salary towards future Medicare benefits.

Personal Leave: 32 hours provided
each July 1st (pro-rated the first year).
www.peckhamandmckenney.com
Retirement: PERS Miscellaneous
formula: "Classic" members: 2.7% @ 55;
employee contributes 8% of salary. "New"
members: 2% @ 62; employee contributes

6.75% of salary. The City does not
participate in Social Security.

Relocation: The City will assist
with a portion of the moving expenses
up to $15, 974 and housing equal to
12% of base salary for the first year
of employment if the candidate needs
to relocate to the Santa Barbara/
South Coast region. The City is also
an employer-member of the Coastal
Housing Partnership which offers regular
employees with home loan assistance and
rental reductions.

Sick Leave: Accrued at the rate of
96 hours / year.

Vacation: Accrued at 160 hours / year,
increasing with City service.

Search Schedule
Filing Deadline:   ......................................................December 1, 2023 Preliminary Interviews: .....................................December 4 – 15, 2023 Recommendation
of Candidates: ...........................December 18, 2023 – January 10, 2024 In-person interviews:............................January 16 and January 17, 2024 These dates have been confirmed, and it is recommended
that you plan your calendar accordingly.

Agenda Item # 5.A.

Council Agenda Report
To: Mayor Stewart and Honorable Members of the City Council Prepared by: Raneika Brooks, AICP, Principal Planner
Reviewed by: Maureen Tamuri, AIA, AICP, Interim Planning Director Approved by: Joseph D. Toney, Acting City Manager
Date prepared: March 13, 2025 Meeting Date: March 24, 2025 Subject: Appeal No. 23-003 - Appeal of Planning Commission Resolution No. 23-03 (31864 West Sea Level Drive; Owners, Narod Najarian and Garo Bedrossian; Appellants, Elizabeth and Glenn Lynch and Patt Healy) RECOMMENDED ACTION: Consider whether to uphold or deny Appeal No. 23-003 (Exhibit A) related to Coastal Development Permit (CDP) No. 05-081 for the construction of a new 1,799 square foot, two-story single-family residence plus a 398 square foot attached garage and 995 square foot basement, 240 square foot ground floor deck, 349 square foot second-floor deck, 125 square foot second-floor balcony, permeable driveway and onsite wastewater treatment system (OWTS); including Variance (VAR) No. 09-023 for construction in a stream Environmentally Sensitive Habitat Area (ESHA) buffer, VAR No. 16-024 to allow for the septic system’s dispersal field to extend into the required 100- foot setback from the creek, and Site Plan Review (SPR) No. 06-032 for height over 18 feet but not to exceed 26 feet, 2 inches for a pitched roof, in the Single-Family Medium Density (SFM) zoning district located at 31864 West Sea Level Drive and provide direction to staff to bring back a resolution consistent with the City Council’s decision (Najarian and Bedrossian).

FISCAL IMPACT: There is no fiscal impact associated with the recommended action.

STRATEGIC PRIORITY: This item is part of the day-to-day operations identified in the Adopted FY 2024-25 Strategic Priority Project List.

DISCUSSION: The matter is an appeal of the Planning Commission’s approval of CDP No. 05-081, VAR Nos. 09-023 and 16-024, and SPR No. 06-032, an application to construct a new two-story, single-family residence and other associated development on a vacant residential lot adjacent to a stream ESHA. The appellants, Elizabeth and Glenn Lynch and Patt Healy, subsequently submitted an appeal of the Planning Commission’s City Council Meeting
03-24-25
Item

5.A.
1

Agenda Item # 5.A.
decision to approve the project. Planning Commission Resolution No. 23-03, which memorializes the approval, is provided as Exhibit B.

Project Overview
As demonstrated in Figure 1, the subject parcel is located on the west side of West Sea Level Drive, a private road, and is currently undeveloped. Except for riparian vegetation along Encinal Creek, shown in orange below, the subject parcel (including where the proposed development is sited) is devoid of vegetation due to the required fuel modification areas of existing surrounding residences necessary to meet the Los Angeles County Fire Department (LACFD) requirements. A grove of eucalyptus trees also lines Encinal Creek which is known to serve as monarch butterfly wintering habitat. Numerous eucalyptus trees are located offsite, near the property boundary within the riparian corridor.

A few eucalyptus branches extend over the subject property.

Figure 1 – Aerial Photo
Source: Malibu CityGIS 2025
As depicted in Figure 2, when the subdivision was created in 1932, Pacific Coast Highway (PCH) was originally aligned where Broad Beach Road is currently located. Between 1932 and 1955, PCH was realigned to its current location, and the north end of West Sea Level Drive was extended through 31848 Broad Beach Road and 31885 West Sea Level Drive, which consisted of a 12-foot-wide access road. This narrow access road connects residents of West Sea level Drive to Broad Beach Road.

Project Site
Northern Extension of West
Sea Level Drive
2

Agenda Item # 5.A.

Figure 2 – Tract Map No. 10630
Source: Los Angeles County Public Works Department
On April 26, 2005, the subject application was submitted for the proposed project. In 2006, the LACFD communicated with staff that the northern extension of West Sea Level Drive leading to the subject parcel had to be widened to 20 feet to comply with its LACFD access requirements.

On March 2, 2020, the Planning Commission approved CDP No. 14-012 to allow the widening of the previously existing 12-foot-wide access road between West Sea Level Drive and Broad Beach Road. The widened access road, at 20 feet in width, will improve emergency access and add a new vehicular turnaround located at 31848 Broad Beach Road and 31885 West Sea Level Drive. While the construction plans for the road improvements were in Building & Safety plan check, the CDP that approved the road widening project expired on March 2, 2023. Staff was unaware of the expiration when the Planning Commission approved the current project. When the applicant for the road widening project, Malibu Encinal Homeowners Association (MEHOA), became aware of the expiration, they began the process to resubmit the application for the expired approval.

A new CDP application for the scope of work previously approved under CDP No. 14-012 was resubmitted to the Planning Department and is currently being processed. Since the 3

Agenda Item # 5.A.
proposed project requires LACFD access approval, development of the project will not commence until compliant LACFD access is established.

According to the Local Coastal Program (LCP) ESHA and Marine Resources Map, and the site-specific Biological Assessments prepared by Forde Biological Consultants dated October 3, 2011 and March 21, 2017, the entire property is located within the required 100-foot ESHA buffer associated with Encinal Creek. However, as illustrated in Figure 3, the required fuel modification of the proposed residence, depicted by the black radii and yellow layer, will overlap with the fuel modification areas of existing surrounding residences over the ESHA. Accordingly, the required fuel modification for the proposed residence will not result in any new ESHA impacts. Planning Commission Resolution No. 23-03 included several conditions of approval that were intended to address the project’s fuel modification within the ESHA and the adjacent monarch butterfly habitat to ensure the project will not incur impacts to biological resources. These conditions included the requirement that a nesting bird survey be conducted before the commencement of any site preparation activities and the required use of plants in the rear yard that are compatible with the adjacent monarch butterfly habitat.

Figure 3 – Overlapping Fuel Modification for Existing Residences Source: Schmitz and Associates, Inc.

The proposed residence and associated development are located entirely within the disturbed portion of the subject parcel and within the required fuel modification zones of the existing residences west (across Encinal Canyon Creek), south and east (across West Sea Level Drive).Given the size of the lot and the location of the nearby creek, the entire property is located within the 100-foot ESHA buffer and development within this buffer is unavoidable. However, because the proposed project and it’s required fuel modification 4

Agenda Item # 5.A.
zones are located within the fuel modification zones for existing residential development, the project will not incur new ESHA impacts. Residential development is not a permitted activity in ESHA and thus, a variance from LCP Local Implementation Plan (LIP) Section

4.5.3 is required.

Pursuant to LIP Section 18.6(M), the application also requires VAR No. 16-024 because the OWTS dispersal field only has an 87-foot setback from the creek when 100 feet are required. As demonstrated in Figure 3, the proposed dispersal field has been sited between the proposed residence and West Sea Level Drive—as far away from the creek as possible.

Figure 3 – Approved OWTS Plot Plan
Source: Ensitu
The application includes SPR No. 06-032 for the residence’s height to exceed 18 feet, up to 26 feet, two inches for a pitched roof. Story poles representing the location and height of the proposed residence were installed for the proposed project (Attachment 3 of Exhibit C). Staff conducted an inspection of story poles on January 19, 2022. At this site visit, staff visually assessed whether the proposed residence would affect primary views of surrounding residences and whether the building would have an adverse effect on public views from scenic viewing areas. Based on the project plans and staff’s site visit, the portion of the residence in excess of 18 feet in height is not expected to obstruct primary views of neighboring residences nor impact scenic areas from public viewing areas pursuant LIP Section 6.5(B)(1).
87-foot Stream Setback
5

Agenda Item # 5.A.

On February 22, 2022, the Planning Commission opened a public hearing for the subject item with a recommendation of approval by Planning staff (attached as Exhibit C). During the hearing, Commissioners and members of the public raised concerns related to potential ESHA impacts related to the proposed residence, the proximity of the OWTS to the stream, the likelihood of basement flooding due to typical high groundwater tables near to streams, potential impacts to cultural resources, and the cumulative environmental effects associated with future development of surrounding undeveloped lots by setting a precedent of a reduced ESHA buffer. The concerns about ESHA impacts were speculative and no analysis with quantifiable impacts was provided. After the deliberation, the Commission continued the item to a date uncertain to allow the applicant an opportunity to increase the development setbacks from the stream based on staff’s interpretation that an increased ESHA setback would provide improved protection of biological resources.

To address the concerns raised at the February 22, 2022, Planning Commission meeting, the applicant considered alternatives that would maximize stream setbacks, primarily by situating the development farther from the stream. Based on CityGIS and the approved OWTS plot plan provided in Figure 3, the proposed residence is approximately 50 feet from the stream flowline and 20 feet from the riparian habitat. The proposed dispersal area is 87 feet from the stream flowline and 60 feet from the riparian habitat.

The California Coastal Act does not specify a uniform 100-foot buffer for ESHAs. Instead, it mandates that ESHAs be protected against significant disruption, allowing only resourcedependent uses within and adjacent to these areas. Additionally, development adjacent to ESHAs must be sited and designed to prevent impacts that would significantly degrade those areas and must be compatible with their continuance.

ESHA buffers are effective for establishing a transition zone between development and habitats to ensure the protection of biological resources. This is accomplished in several ways:
 Reducing Human Disturbance: The buffer acts as a physical barrier, keeping human activities, construction, and development at a distance from ESHA. This reduces noise, light pollution, and general human intrusion, which can disrupt wildlife behavior and plant health.
 Protecting Against Runoff and Pollution: Buffers help filter pollutants from surface runoff, such as fertilizers, pesticides, and sediments, before they reach the ESHA.

This protects water quality in adjacent wetlands, streams, or coastal areas.  Preserving Microclimate Conditions: ESHAs often rely on specific temperature, humidity, and light conditions. A buffer reduces edge effects — the changes in these conditions caused by nearby development — helping maintain a stable environment for sensitive species.
6

Agenda Item # 5.A.
 Limiting Invasive Species: Development often brings invasive plant species, either through landscaping or accidental introduction. A buffer zone reduces the spread of invasives into ESHA, helping native species thrive.
 Absorbing Physical Impacts: Buffers act as a cushion against physical impacts like erosion, wind, and flooding, which may be exacerbated by nearby construction or land use changes.

The determination of appropriate buffers is typically addressed in local LCPs which are certified by the California Coastal Commission (CCC) for consistency with the Coastal Act.

These buffer widths can vary based on site-specific conditions and the biological significance of the habitat. Some LCPs require a minimum buffer width of 50 feet for terrestrial ESHAs, with the possibility of narrower buffers under certain conditions. The record isn’t clear how the 100-foot ESHA was established for the City of Malibu LCP, but since the Los Angeles County LCP also has a 100-foot ESHA buffer for areas within the Santa Monica Mountains, one might conclude the 100-foot ESHA buffer was borrowed from Los Angeles County.

Pursuant to LIP Sections 4.6.1(A) and 18.6(M), new development is required to maintain a 100-foot setback from riparian habitat and septic tanks and dispersal areas are required to maintain a 100-foot setback from perennial or ephemeral streams. However, relief from the ESHA development standards is available through the adoption of variance findings in situations where the nature of the property does not allow strict compliance with the City’s standards. Accordingly, this application includes two variance requests.

According to LIP Section 4.1, the purpose of the ESHA Overlay is to protect and preserve ESHAs from disturbance or degradation by human activities and development. The ESHA Overlay establishes buffers designed to ensure the continued protection of habitat areas.

Because the LCP establishes the purpose of the buffer to minimize ESHA impacts, then goes on to establish 100 feet has the minimum distance from ESHA to reduce impacts, staff has interpreted the required 100-foot ESHA buffer as the minimum distance necessary to minimize impacts and considers development with less than a 100-foot setback as impacting ESHA. When development in the 100-foot buffer is unavoidable, staff requires development to be sited in the location that minimizes potential ESHA impacts to the maximum extent feasible.

At the February 6, 2023 Planning Commission meeting, new information was provided to staff that identified project alternatives that would increase the ESHA setback by an additional eight to 11 feet. The increased setback was able to be achieved by either reconfiguring the OWTS design for the current three-bedroom residence, reducing the bedroom count, and/or eliminating the basement. By reconfiguring the OWTS dispersal field for the proposed three-bedroom residence or reducing the bedroom count, which would reduce the projected wastewater flow, a smaller OWTS could be installed. There was also testimony that if the basement were eliminated, the residence footprint could shift closer to the OWTS an additional 10 feet.
7

Agenda Item # 5.A.

Figure 4 illustrates a reconfigured dispersal field which would increase the OWTS setback from 87 feet to 95 feet. Figure 5 illustrates a smaller OWTS if the bedroom count were reduced from three bedrooms to two or if the basement were eliminated, which would increase the OWTS setback from 87 feet to 98.5 feet.

In light of this new information of project alternatives that could increase the stream ESHA setback, staff recommended denial of the project. This staff report is included as Exhibit C. The subject property is mostly within the 100-foot ESHA buffer so development within the ESHA buffer is unavoidable. However, pursuant to LIP Section 4.7, development in ESHA or ESHA buffer, shall be limited, restricted, and/or conditioned to minimize impacts to ESHA on and adjacent to the property, to the maximum extent feasible. This could be accomplished by re-siting the residence further away from the creek. Staff disagreed with the applicant’s assertion that the project does not have any ESHA impacts because of the staff interpretation that encroachment into the stream ESHA buffer results in an impact.

Figure 4 – Reconfigured OWTS for a Three Bedroom Residence Source: Ensitu
8

Agenda Item # 5.A.

Figure 5 – Reconfigured OWTS for a Two Bedroom
Source: Ensitu
After the Planning Commission considered written reports and public testimony, the project was continued to April 3, 2023 to allow the applicant an opportunity to consider the feasibility of implementing the project alternatives and to quantify the biological advantages of such alternatives. The project, which remained the same from the previous hearings, was continued to the April 17, 2023 Regular Planning Commission meeting, at which time, the Planning Commission found that the proposed development n the ESHA buffer was limited, restricted, and/or conditioned to minimize impacts to ESHA to the maximum extent feasible. Moreover, because analysis of the project alternatives concluded there were no quantifiable advantages of the project alternatives with regard to biological resources, on April 17, 2023, the Planning Commission voted to bring back a revised resolution to approve the proposed project. This staff report is included as Exhibit E.

After the Planning Commission hearing, the appellants submitted an appeal of the Planning Commission’s decision to approve the project. The applicant subsequently submitted a response to the appeal, which is attached as Exhibit F. 9

Agenda Item # 5.A.

This agenda report responds to the appellant’s contentions challenging the Planning Commission’s approval.

Project Description
The proposed project consists of the following:
a. Construction of a new, 1,799 square foot, two-story, single-family residence with an attached 398-square foot garage and 995-square foot basement. The first floor includes 1,003 square feet, including a 398 square foot attached garage. The second floor is 796 square feet. The structure will not exceed 26 feet, 2 inches in height.
b. A permeable driveway of approximately 366 square feet; c. Understructure grading of approximately 455 cubic yards and non-exempt grading of approximately 120 cubic yards; and
d. OWTS.

The project includes the following requests:
a. Variance (VAR) No. 09-023 for construction within a stream ESHA buffer; b. VAR No. 16-024 for the septic system’s dispersal field to extend into the required 100-foot setback from the creek; and
c. Site Plan Review (SPR) No. 06-032 to allow the construction of a single-family residence with a maximum height of 26 feet, 2 inches for a pitched roof.

The project plans are included as Attachment 2 in Exhibit C.

APPEAL TO THE CITY COUNCIL
The appellants, Elizabeth and Glenn Lynch and Patt Healy, provided written and oral testimony during the public hearings before the Planning Commission. In their appeal, they contend that the findings are not supported by the evidence, or the decision is not supported by the findings. The appellants also contend the decision was contrary to law.

The appellants’ specific arguments include their opposition to specific findings, which are summarized below in italics. The appeal document can be found in Exhibit A. Following the appellants’ stated appeal argument is a staff summary response.

The Commission Agenda Report, in which staff recommended approval of the project, is included as Exhibit C. The Commission Agenda Reports, in which staff recommended denial of the project based on identified project alternatives to increase the ESHA setback, are included as Exhibits E and F. The February 22, 2022 Commission Agenda Report (Exhibit C) includes a complete overview of the surrounding area, project conformance with the LCP and Malibu Municipal Code (MMC), and a discussion of all findings required to approve the application. The adopted Planning Commission Resolution No. 23-03 approving the project is included as Exhibit D.
10

Agenda Item # 5.A.

APPEAL ITEM 1: CDP NO. 05-081 FINDINGS (LIP CHAPTER 13) Finding 1. That the project, as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified City of Malibu Local Coastal Program.

The proposed project does not conform with the LCP because the proposed residence and OWTS are not designed to minimize ESHA buffer impacts to the maximum extent feasible.

Evidence has been submitted that the basement could be eliminated to reduce the residence's setback to the dispersal area from 15 feet to 5 feet. The number of bedrooms could be reduced, as well as the size and configuration of the residence footprint in order to increase the building and OWTS setbacks from the stream and stream ESHA. Pursuant to LIP Section 4.7, the siting, design, and size of any development approved in ESHA, or ESHA buffer, shall be limited, restricted, and/or conditioned to minimize impacts to ESHA and on an adjacent to the property, to the maximum extent feasible. The proposed residential development is not designed or sited to minimize ESHA buffer encroachment.

Staff Response
Although the record reflects project alternatives are available to increase the ESHA setback, the Project and City Biologists concluded that the project, as proposed, does not result in ESHA impacts. Pursuant to LIP Section 4.6.1, ESHA buffers shall be of a sufficient size to ensure the biological integrity and preservation of the habitat they are designed to protect. Because the LIP establishes a minimum 100-foot ESHA setback, staff has interpreted ESHA setbacks less than 100 feet as having an ESHA impact, irrespective of whether of whether quantifiable evidence of ESHA impacts is provided or not. Moreover, because a variance for noncompliance with the 100-foot setback is required, staff encourages the applicants to minimize noncompliance with the development standards to the greatest extent feasible.

Initially, staff recommended that the Planning Commission approve the project because the analysis concluded that no ESHA impacts would occur with the proposed project and that the project could not be moved further from the ESHA. After the Planning Commission’s deliberation, the Commission requested additional alternatives to reduce the stream ESHA setback and continued the hearing. When the project was later presented to the Planning Commission on February 6, 2023 and April 17, 2023, additional project alternatives were presented that would increase the ESHA setback by reconfiguring the OWTS, by reducing the bedroom count from three to two, and/or eliminating the basement. According to a letter provided by the OWTS designer, John Yaroslaski, dated May 27, 2022, the OWTS could be reconfigured by relocating the septic tank to the driveway, which would increase the stream ESHA setback from 87 feet to 95 feet. By also eliminating the third bedroom, the stream ESHA setback would be further increased to 98 feet six inches. The consultant biologist, Andrew Forde, assessed the project alternatives and concluded the project alternatives would not provide any 11

Agenda Item # 5.A.
quantified biological advantages. The applicant also indicated that the 15-foot setback between the basement and septic tank could be reduced to 5 feet if the basement were eliminated, but this alternative was not discussed in Mr. Yaroslaski’s or Mr. Forde’s letters, which are included in the applicant's response to the appeal as Exhibit F. Based on this new evidence, staff recommended that the Planning Commission deny the application for the Project.

LIP Section 4.7 states that development in ESHA or ESHA buffer, shall be limited, restricted, and/or conditioned to minimize impacts to ESHA on, and adjacent to, the property to the maximum extent feasible. While staff believed the evidence demonstrated it was possible to re-site the residence and dispersal area further away from ESHA, the Planning Commission disagreed and found the elimination of a basement or a bedroom would not reduce potential impacts to the ESHA. The Planning Commission found the proposed residence and dispersal area were sited in a manner to minimize ESHA impacts to the maximum extent feasible and therefore, found the project consistent with all applicable ESHA requirements. The applicant has provided evidence that re-siting the OWTS an additional five to 10 feet away from the stream will no make a difference on the impacts of the proposed project because no quantifiable impacts would be incurred by the project as proposed and conditioned.

As previously stated, the LCP requires a minimum 100-foot setback from ESHA. When development within the 100-foot buffer is inevitable, the LCP requires development to be sited to the maximum extent feasible to minimize potential ESHA impacts. The issue before the City Council is whether siting the development the furthest distance from ESHA as possible should be required irrespective of quantifiable advantages on biological resources. To date, the appellant has not provided analysis to demonstrate the quantifiable advantages of relocating the OWTS based on the project alternatives. The applicant has opined that there are no benefits.

Finding 3. The project is the least environmentally damaging alternative.

The proposed project is not the least environmentally damaging alternative, in that it can reduce impacts, if re­designed to reduce or relocate development further away from the stream. According to a supplemental letter prepared by the project biologist, Forde Biological Consultants, dated May 3, 2022, the reduction in the dispersal area would allow the applicant to move the house five feet closer to the street. ESHA impacts are the result of reduced ESHA buffer. This is an alternative that would increase the stream as a buffer, would be more protective of biological resources, and therefore, would be the least environmentally damaging alternative.

Staff Response
The subject parcel is approximately .15 acres and is located completely within the 100- foot ESHA buffer from Encinal Creek which runs adjacent to the western property line.

Accordingly, development within the ESHA buffer is unavoidable. Pursuant to LIP Section

4.7, “Any coastal development permit application for a use other than one permitted in the 12

Agenda Item # 5.A.

ESHA overlay district, in which the uses permitted in this district would preclude construction of a residence on an undeveloped legal parcel, shall be subject to the provisions of this section. The uses of the property and the siting, design, and size of any development approved in ESHA or ESHA buffer, shall be limited, restricted, and/or conditioned to minimize impacts to ESHA on and adjacent to the property, to the maximum extent feasible. Where all feasible building sites are ESHA or ESHA buffer, the City may only permit development as specified below in Sections 4.7.1 through 4.7.4 of the Malibu LIP in order to provide the owner with an economically viable use of the property. LIP Sections 4.7.1 and 4.7.4 establish required restrictions include limiting the allowed development area to a footprint of 25 percent of the total lot size limiting the location and design of confined animal facilities, are designed to minimize ESHA impacts. The project proposes a development area of 1,738 square feet, which is consistent with the LIP.

The residence is approximately 40 feet from the creek bank. No construction will occur in ESHA. Because the fuel modification zones for the proposed residence overlaps with the existing fuel modification zones required for the surrounding residential development, the proposed fuel modification will not incur ESHA impacts. As previously stated, several project alternatives were explored to determine the least environmentally damaging alternative for developing the subject parcel, which includes potentially eliminating a bedroom or the basement to reduce the size of the OWTS. No impacts are anticipated with the proposed project. Although the project alternatives provide an increased ESHA buffer by five to 10 feet, these alternatives do not provide quantifiable advantages minimize the types of impacts discussed above.

APPEAL ITEM 2: VAR. NO. 09-023 FINDINGS FOR NEW DEVELOPMENT WITHIN ESHA BUFFER (LIP SECTION 13.26.5)
Finding 1. There are special circumstances or exceptional characteristics, applicable to the subject property, including size, shape, topography, location, or surroundings, such that strict application of the zoning ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical, zoning classification.

The evidence does not support this finding as there are only three existing houses on the western side of Sea Level Drive with similar constraints. A fourth house is located between West Sea Level Drive and the ocean. This fourth house is sited on multiple bluff top lots.

This is the only house with a basement. Of these four lots, only one has been approved since the adoption of the LCP in 2002. All other houses were approved prior to Cityhood.

The property owner would benefit from a basement, which is a privilege not enjoyed by others under the same lot constraints, including a house approved under the same code requirements.

Staff Response
The project site is approximately .15 acres and is entirely located within the 100-foot ESHA buffer from Encinal Creek. The strict application of the zoning ordinance would deprive the property of privileges enjoyed by other properties in the vicinity, because the site is 13

Agenda Item # 5.A.
constrained by the small parcel size and is located adjacent to of Encinal Creek along the western property line. The properties in the vicinity were primarily developed prior to Cityhood under the identical zoning classification that are located entirely within the ESHA buffer and would require VARs to allow residential development. The inclusion of the proposed basement would not incur additional ESHA impacts. Although the elimination of the basement would result in an increased ESHA setback, evidence has not been provided to demonstrate the environmental advantages to the ESHA. The issue before the City Council is whether the project is required to be sited away from the ESHA to the greatest extent feasible regardless of whether quantifiable advantages to biological resources would result.

Finding 4. The granting of such variance will not be contrary to, or in conflict with a general purpose is an intent of this chapter, nor to the goals, objectives, and policies of the LCP.

The evidence does not support this finding as granting of the variance will be contrary to, and in conflict with the general purposes, and intent of the goals, objectives, and policies of the LCP, as stated in Finding 1, Section A, the proposed residential OWTS could be redesigned and/or relocated to increase setbacks to the adjacent stream. LIP section 4. 7 requires siting, design, and size of any development approved in ESHA or ESHA buffer, to be limited, restricted, and/or conditioned to minimize impacts to ESHA, on an adjacent to the property, to the maximum extent possible. Therefore, impacts to ESHA and ESHA buffer could be reduced should setbacks to the stream be increased.

Staff Response
As previously discussed, the project complies with the reduced maximum development area required in the ESHA Overlay. No portion of the development will occur in the ESHA and the proposed fuel modification overlaps the fuel modification zones for existing residential development. Although project alternatives have been provided to site the development an additional five to 10 feet from the ESHA, these project alternatives do not provide quantifiable advantages to biological resources. The issue before the City Council is whether the project is required to be sited away from the ESHA to the greatest extent feasible regardless of whether quantifiable advantages to biological resources would result.

Finding 5. For variances to environmentally, sensitive habitat, area, buffer standards, or other environmentally, sensitive habitat, area, protection standards, that there is no other feasible alternative for siting the structure, and that the development does not exceed the limit of allowable development area, as set forth in Sec. 4.7 of the Malibu LIP.

Evidence has been supplied that supports the position that there is an alternative design.

Evidence can be found in a letter from project biologist, Forde Biological Consultants. The consulting wastewater, engineer, John Yaroslaski of ENSITU Engineering stated in his letter, that an elimination of the third bedroom of the proposed single-family residence would result in a reduction in the required leeching area for the septic system. This would allow the applicant to move the house five feet closer to the street. "Therefore, reducing certain components of the project would allow the applicant to move the house five feet 14

Agenda Item # 5.A.
closer to the street, i.e. away from the ESHA”, thus, there exists a feasible alternative for siting the structure, and this finding cannot be made.

Staff Response
As previously discussed, according to LIP Section 4.1, the purpose of the ESHA Overlay is to protect and preserve ESHAs from disturbance or degradation by human activities and development. The ESHA Overlay establishes buffers necessary to ensure the continued protection of habitat areas. Accordingly, staff has applied the required 100-foot ESHA buffer as the minimum necessary to minimize impacts and considers development with less than a 100-foot setback as impacting ESHA. When development in the 100-foot buffer is inevitable, staff requires development to be sited to the maximum extent feasible to minimize potential ESHA impacts.

Therefore, when project alternatives were presented to further distance the development from Encinal Creek, the staff recommendation was changed from approval to denial based on the need to site development away from ESHA to the greatest extent possible. The Planning Commission subsequently approved the project based on the analysis of the project alternatives that concluded no quantifiable advantages to biological resources would result from implementing these alternatives.

Finding 8. The variance complies with all requirements of state and local law.

The proposed variance does not comply with the requirements of the LCP, which is State law, in that the proposed development is required to be sited and designed to minimize ESHA impact to the maximum extent possible. Variance No. 16-824 for the septic systems dispersal field to extend into the required 100-foot setback from the creek (LIP section

13.26.5).

Staff Response
The project has received LCP conformance review from all applicable City departments, the LACFD, and the Los Angeles Counter Waterworks District (WD29), inclusive of the VAR requests, and the analysis has concluded that the project does not incur ESHA impacts. Construction of the proposed improvements will comply with all building code requirements and will incorporate all recommendations from applicable City and County agencies. The appellant contends that because the development is not located the furthest distance from the ESHA as possible, that the project is inconsistent with the LCP. Although when reviewing VAR requests, the Planning Commission disagreed and approved the project because no quantifiable advantages to biological resources would result from the project alternatives. The issue before the City Council is whether the project is required to be sited away from the ESHA to the greatest extent feasible regardless of whether quantifiable advantages to biological resources would result.

APPEAL ITEM 3: VAR NO. 16-024 FINDINGS FOR THE OWTS TO EXTEND INTO THE REQUIRED ENCROACHMENT INTO 100-FOOT SETBACK FROM THE CREEK (LIP SECTION 13.26.5)
15

Agenda Item # 5.A.

Finding 1. There are special circumstances or exceptional characteristics, applicable to the subject property, including size, shape, topography, location, or surroundings, such that strict application of the zoning ordinance deprive such project, property of privileges, enjoyed by other property in the vicinity, and under the identical zoning classification.

Evidence does not support this finding. The property owner would benefit from a basement, which is a privilege not enjoyed by others under the same constraints, including a house, approved under the same code requirements. If the basement is removed, the house could be re-sited further away from the stream, reducing the house-to-dispersal area of setback from 15 feet to 5 feet.

Staff Response
As previously discussed in the staff response to this finding for VAR No. 09-023, the project site is constrained by its small size and location entirely within the 100-foot ESHA buffer from Encinal Creek. The inclusion of the proposed basement would not incur additional ESHA impacts nor would the elimination of the basement provide environmental advantages to the ESHA. The issue before the City Council is whether the project is required to be sited away from the ESHA to the greatest extent feasible regardless of whether quantifiable advantages to biological resources would result.

Finding 4. The granting of such variance will not be contrary to or in conflict with the general purposes, and intent of this chapter, nor to the goals, objectives, and policies of the LCP.

The granting of the variance will be contrary to, and in conflict with the general purposes, and intent of the goals, objectives, and policies of the LCP. LCP requires the siting, design, and size of any development approved in ESHA or ESHA buffer, to be limited, restricted, and/or conditions to minimize impacts to ESHA on an adjacent to the property, to the maximum extent feasible, as stated, previously the OWTS could be reduced or redesigned to increase setbacks to the adjacent stream.

Staff Response
As previously discussed in the staff response to this finding for VAR No. 09-023, although project alternatives have been provided to site the development an additional five to 10 feet from the ESHA, these project alternatives do not provide quantifiable advantages to biological resources. The issue before the City Council is whether the project is required to be sited away from the ESHA to the greatest extent feasible regardless of whether quantifiable advantages to biological resources would result.

Finding 8. The variance complies with all requirements of state and local laws.

However, the proposed variance does not comply with the requirements of the LCP, which is State law, in that the proposed development is required to be sited and designed to minimize ESHA impacts to the maximum extent feasible.
16

Agenda Item # 5.A.

Staff Response
As previously discussed in the staff response to this finding for VAR No. 09-023, the project has received LCP conformance review from all applicable City departments, the LACFD, and the Los Angeles Counter Waterworks District (WD29), inclusive of the VAR requests, and the analysis has concluded that the project does not incur ESHA impacts. The concern raised by the appellant is whether development within the ESHA buffer should be located the furthest distance from the ESHA as possible. Because no quantifiable advantages to biological resources would result from the project alternatives, the Planning Commission disagreed with this interpretation and approved the project. The issue before the City Council is whether the project is required to be sited away from the ESHA to the greatest extent feasible regardless of whether quantifiable advantages to biological resources would result.

APPEAL ITEM 4: ESHA OVERLAY FINDINGS (LIP CHAPTER 4)
Finding 2. The project is consistent with all provisions of the certified LCP with the exception of the overlay ordinance, and it complies with the provisions of section 4. 7 of the Malibu LIP.

However, evidence demonstrates the proposed project is not consistent with a LIP Section

4.7, which requires the siting, design, and size, development approved in ESHA, or in ESHA buffer, to be limited, restricted, and/or conditioned to minimize impacts to ESHA on an adjacent to the property, to maximum extent possible. The proposed residential development is not designed to or sited to minimize ESHA buffered encroachment.

Staff response
As previously discussed in the staff response to Finding 1 for CDP No. 05-081, LIP Section

4.7 states that development in ESHA or ESHA buffer, shall be limited, restricted, and/or conditioned to minimize impacts to ESHA on, and adjacent to, the property to the maximum extent feasible. While staff recommended the project be denied in light of alternatives to re-site the residence and dispersal area further away from ESHA, the Planning Commission disagreed and found that eliminating the basement or a bedroom would not reduce potential impacts to the ESHA. The Planning Commission found the proposed residence and dispersal area were sited in a manner to minimize ESHA impacts to the maximum extent feasible and therefore, found the project consistent with all applicable ESHA requirements and approved the project.

As previously stated, the LCP requires a minimum 100-foot setback from ESHA. When development within the 100-foot buffer is inevitable, the staff requires development to be sited to the maximum extent feasible to minimize potential ESHA impacts. The issue before the City Council is whether the absence of quantifiable advantages on biological resources is adequate to deny the appeal and approve the project. To date, the appellant has not provided analysis to demonstrate the quantifiable advantages of relocating the 17

Agenda Item # 5.A.

OWTS based on the project alternatives. Guidance from the City Council on this issue would equip staff and the public with applying the ESHA Overlay standards.

ENVIRONMENTAL REVIEW: Pursuant to the authority and criteria contained in CEQA, the Planning Department has analyzed the project. The Planning Commission found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA pursuant to Sections 15303(a) and (e) – New Construction. The Planning Commission had further determined that none of the six exceptions to the use of a categorical exemption apply to this project (CEQA Guidelines Section 15300.2).

Should the City Council choose to uphold the appeal and deny the project, pursuant to CEQA Guidelines Section 15270, CEQA does not apply to projects which a public agency rejects or disapproves.

CORRESPONDENCE: To date, staff has not received any public correspondence on the appeal. Previous correspondence submitted during the development review process are include as Attachment 5 of Exhibit C and Attachment 4 of Exhibit D. Additional correspondence that was distributed to the Planning Commission under separate covers is included as Exhibit G.

PUBLIC NOTICE: On February 27, 2025, a Notice of City Council Public Hearing was published in a newspaper of general circulation within the City and a public notice was mailed to the owners and occupants of all properties within a radius of 500 feet of the subject property (Exhibit H).

EXHIBITS:

A. Appeal No. 23-003
B. Adopted Planning Commission Resolution No. 23-03
C. February 22, 2022 Commission Agenda Report

1. Planning Commission Resolution No. 22-09

2. Project Plans

3. Site Photographs

4. Departmental Review Sheets

5. Public Correspondence

6. Public Hearing Notice
D. February 6, 2023 Commission Agenda Report

1. Planning Commission Resolution No. 23-03

2. Project Plans

3. Applicant Response, Dated July 7, 2022

4. Public Correspondence

5. Letter from Gaines & Stacey, LLC, Dated December 30, 2022

6. Department Review Sheets

7. Public Hearing Notice
18

Agenda Item # 5.A.

E. April 17, 2023 Commission Agenda Report

1. Draft Planning Commission Resolution No. 23-03

2. Project Plans

3. Applicant Response, Dated March 22, 2023

4. Applicant Response, Dated July 7, 2022

5. Public Correspondence

6. Public Hearing Notice
F. Applicant’s Response to Appeal No. 23-003
G. Public Correspondence
H. Public Hearing Notice
19 20

EXHIBIT
A
21 22
23 24
25 26
27 28
29 30

CITY OF MALIBU PLANNING COMMISSION
RESOLUTION NO. 23-03

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

MALIBU, DETERMINING THE PROJECT IS CATEGORICALLY EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND
APPROVING COASTAL DEVELOPMENT PERMIT NO. 05-08 1 FOR THE CONSTRUCTION OF A NEW 1,799 SQUARE FOOT, TWO-STORY SINGLEFAMILY RESIDENCE PLUS A 398 SQUARE FOOT ATTACHED GARAGE AND 995 SQUARE FOOT BASEMENT. 240 SQUARE FOOT GROUND FLOOR DECK, 349 SQUARE FOOT SECOND FLOOR DECK, 125 SQUARE FOOT

SECOND FLOOR BALCONY, PERMEABLE DRIVEWAY AND ONSITE
WASTEWATER TREATMENT SYSTEM; INCLUDING VARIANCE NO. 09-023

FOR CONSTRUCTION IN A STREAM ENVIRONMENTALLY SENSITIVE
HABITAT AREA BUFFER, VARIANCE NO. 16-024 TO ALLOW FOR THE SEPTIC SYSTEM’S DISPERSAL FIELD TO EXTEND INTO THE REQUIRED 100-FOOT SETBACK FROM THE CREEK, AND SITE PLAN REVIEW NO. 06- 032 FOR HEIGHT OVER 18 FEET BUT NOT TO EXCEED 26 FEET, 2 INCHES

FOR A PITCHED ROOF, IN THE SINGLE-FAMILY MEDIUM DENSITY ZONING DISTRICT LOCATED AT 31864 SEA LEVEL DRIVE (NAJARIAN

AND BEDROSSIAN)
The Planning Commission of the City of Malibu does hereby find, order and resolve as follows:

SECTION 1. Recitals.

A. On April 26, 2005, an application for Coastal Development Permit (CDP) No. 05-081 was submitted to the Planning Department. Variance (VAR) Nos. 09-023 and 16-024, and Site Plan Review (SPR) No. 06-032 were subsequently assigned to the project. The application was routed to the City Biologist, City Environmental Health Administrator, City geotechnical staff, City Public Works Department and Los Angeles County Fire Department (LACFD) for review.

B. On May 12, 2020, a Notice of Coastal Development Permit Application was posted on the subject property.

C. On August 3, 2020, the Environmental Review Board (ERB) reviewed the project and made recommendations to the Planning Commission.

D. On January 18, 2022, Planning Department staff conducted a site visit after story poles representing the location, height and bulk ofthe proposed residential building were installed.

E. On January 19, 2022, staff deemed the application complete for processing.

F. On January 27, 2022, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.

G. On February 22, 2022, the Planning Commission continued the subject item to a date uncertain.

EXHIBIT B
31 Resolution No. 23-03

H. On November 10, 2022, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.

I. On December 5, 2022, prior to a public hearing, the Planning Commission granted a request from the applicant to continue the subject item to a date uncertain.

J. On January 12, 2023, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.

K. On February 6, 2023, the Planning Commission held a duly noticed public hearing on the subject application and granted a motion to continue the item to the April 3, 2023 Regular Planning Commission meeting.

L. On April 3, 2023, the subject item was continued to the April 17, 2023 Regular Planning Commission meeting.

M. On April 17, 2023, the Planning Commission held a duly noticed public hearing on the subject application, reviewed and considered the staff report, reviewed and considered written reports, public testimony, and other information in the record. By a vote of 3-2, Commissioners Hill and Mazza dissenting, the Planning Commission directed staffto bring back a resolution approving the project with a new condition to revise the exterior lighting to comply with the Dark Sky Ordinance and a revision to the cultural resource monitoring.

N. On May 1, 2023, the Planning Commission held a duly noticed public hearing on the subject application, reviewed and considered the staff report, reviewed and considered written reports, public testimony, and other information in the record.

SECTION 2. Environmental Review.

Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA), the Planning Commission has exercised its independent judgment and analyzed the proposal as described above. The Planning Commission has found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA pursuant to Sections 15303(a) and (e)—New Construction or Conversion ofSmall Structures. The Planning Commission has further determined that none of the six exceptions to the use of a categorical exemption applies to this project (CEQA Guidelines Section 15300.2).

SECTION 3. Coastal Development Permit Findings.

Based on the evidence contained within the record, including the agenda report for the project and the hearing on April 17, 2023, and pursuant to Local Coastal Program (LCP) Local Implementation Plan (LIP), including Sections 13.7(B) and 13.9, and the Malibu Municipal Code (MMC), the Planning Commission makes the findings of fact below, and approves CDP No. 05-081 for the construction of a new 1,799 square foot, two-story single-family residence plus a 398 square foot attached garage and 995 square foot basement, 240 square foot ground-floor deck, 349 square foot second floor deck, 125 square foot second floor balcony, permeable driveway and onsite wastewater 32 Resolution No. 23-03

treatment system (OWTS); including VAR No. 09-023 for construction in a stream Environmentally Sensitive Habitat Area (ESHA) buffer, VAR No. 16-024 for the septic system’s dispersal field to extend into the required 100-foot setback from the creek, and SPR No. 06-032 for height over 18 feet but not to exceed 26 feet, 2 inches for a pitched roofi in the Single Family, Medium Density (SFM) zoning district located at 31864 Sea Level Drive.

The project is consistent with the LCP’s zoning, grading, cultural resources, water quality, and wastewater treatment system standards requirements. The project, as conditioned, has been determined to be consistent with all applicable LCP codes, standards, goals, and policies. The required findings are made herein.

A. General Coastal Development Permit (LIP Chapter 13)

1. Evidence in the record demonstrates that the proposed project, as conditioned, conforms to the LCP and MMC in that it meets all applicable residential development standards inclusive of the variances and SPR.

2. The project is located between the first public road and the sea. However, a public pedestrian easement was previously granted to the Mountains Recreation and Conservation Authority over West Sea Level Drive. The proposed development will not impede or infringe on this easement in any way. The proposed development is entirely within a private property with no direct connection to any recreational or coastal resources and is therefore, in conformity to the public access and recreation policies of Chapter 3 of the Coastal Act of 1976.

3. Evidence in the record demonstrates that the proposed project maximizes the setback from the creek, minimizes the impacts to ESHA to the extent feasible, and does not result in any significant adverse impacts. Therefore, the proposed project can be found to be the least environmentally damaging alternative.

4. The ERB reviewed the proposed project and provided a list offour recommendations.

The proposed project either complies or will be conditioned to comply with three of the four recommendations. However, the recommendation that requires the property owners to extend the fuel modification beyond the westerly property line is not feasible since the property owners do not have the right to conduct fuel modification on someone else’s property. In any event, the LACFD requires that the neighboring property owner to the west conduct their own fuel modification within 200 feet of any surrounding building. Should the fuel modification not be cleared in compliance with the LACFD requirements, LACFD is then responsible to clear the area and sends a statement for the cost to the property owner where the fuel modification was cleared.

B. Variance No. 09-023 for New Development within ESHA Buffer (LIP Section 13.26.5) VAR No. 09-023 is a request to allow new development to encroach into a stream ESHA buffer.

1. There are special circumstances and exceptional characteristics applicable to the subject parcel, such that strict application ofthe zoning ordinance deprives the property ofprivileges enjoyed by other properties in the vicinity, including: the small size parcel and the location ofonsite stream ESHA. Based on the size of the parcel as depicted on the site plan, there is no feasible configuration or siting that would place the proposed residence outside the stream ESHA buffer. The properties in the vicinity are primarily developed under the identical zoning classification with 33 Resolution No. 23-03

similar development limitations related proximity to ESHA. As such, there is no way to site the proposed residence to avoid encroachment into the buffer. Strict application ofthe zoning ordinance would deprive the property owners of the same development configuration and siting enjoyed by other properties in the vicinity with the same zoning and constraints.

2. With the incorporation ofthe recommended conditions ofapproval, the granting ofa variance will not be detrimental to the public interest, safety, health or welfare, and will not be detrimental or injurious to the property or improvements in the same vicinity and SFM zone district in which the property is located. The project is designed to minimize grading and landform alteration by utilizing the flattest area of the property. The project complies with the 1,738 square foot development area required for this variance to minimize impacts to ESHA. Furthermore, the project has been reviewed and approved by the City Biologist, City Environmental Health Administrator, City geotechnical staff and City Public Works Department for conformance with the LCP and determined not to be detrimental to the public interest safety, health or welfare, nor detrimental or injurious to the property.

3. The granting ofthe variance will not constitute a special privilege to the applicant or property owners in that single-family residences have been developed on properties in the immediate vicinity with reduced setbacks from ESHA similar to the requested variance. In addition, the proposed single-family residence is consistent with the uses permitted in the applicable zoning designation. The neighboring properties to the south and north, which are developed with singlefamily residences, are also adjacent to ESHA. Therefore, granting ofthe variance will not constitute a special privilege to the applicant or property owners.

4. The granting of the variance is to allow new development within the stream ESHA buffer. Based on the size ofthe subject parcel and location of nearby creek, the development of any size will be located within the 100-foot stream ESHA buffer and therefore, the requested variance could not be avoided. However, the proposed project is in line with other neighboring developments and it is in compliance with all applicable ESHA requirements, including the 1,738 square foot development area. The project will not be contrary to or in conflict with the general purposes and intent ofthe zoning provisions nor contrary to or in conflict with the goals, objectives and policies of the LCP, pursuant to LIP Section 4.6.4(A).

5. The project consists ofthe construction of a new two-story residence and an attached two-car garage and basement. The granting ofthe variance is for new development to extend into a stream ESHA buffer. Evidence in the record demonstrates that there is no environmentally superior siting location and the total development area for the proposed project is 1,719 square feet; less than 1,738 square feet, which is the maximum allowable pursuant to LIP Section 4.7.

6. The subject parcel is zoned SFM which allows for residential development. The proposed project includes the construction of a two-story single-family residence which is a permitted use in the subject zone. Approval ofthe variance would permit the proposed encroachment into the stream ESHA buffer. The use is consistent with the purpose and intent of the SFM Zone.

7. The project will consist ofthe construction ofa single-family residence on the subject parcel. The subject parcel is physically suitable for the proposed residence because with the incorporation of the recommended conditions of approval the stream ESHA shall be protected.

Specifically, the subject parcel is physically suitable for the construction of a single-family residence, decks and OWTS with the incorporation of the proposed variance. 34 Resolution No. 23-03

8. The variance complies with all requirements of State and local laws.

C. Variance No. 16-024 for the Septic System’s Dispersal Field to Extend into the Required 100-foot Setback from the Creek (LIP Section 13.26.5) VAR No. 16-024 is proposed for the septic system’s dispersal field to extend into the required 100- foot setback from the creek.

1. Evidence in the record demonstrates that the subject parcel has exceptional physical constraints that limit the location of development such a stream near the parcel’s rear lot line and small parcel size. The proposed dispersal system is located between the proposed residence and Sea Level Drive as far from the creek as feasible. However, there is no way to site the dispersal area to avoid encroachment into the stream ESHA buffer. Therefore, the strict application ofthe code would deprive the property owners of the ability to develop the property which is a privilege enjoyed by other properties in the vicinity.

2. The proposed variance will not be detrimental to the public interest, safety, health, or welfare or injurious to the property or improvements in the same vicinity and zone. The project has been reviewed and approved by the City Biologist, City Environmental Health Administrator, City geotechnical staff and City Public Works Department for conformance with the LCP and determined not to be detrimental to the public interest safety, health or welfare, nor detrimental or injurious to the property.

3. The proposed variance will not constitute a special privilege to the applicant or property owners in that many other properties in the vicinity are developed with single-family residences and include septic systems.

4. Evidence in the record demonstrates that the proposed variance will not be contrary to or in conflict with the LCP.

5. Evidence in the record demonstrates that the subject parcel is physically suitable for the proposed variance.

6. The variance request does not authorize a use or activity that is not expressly authorized by the zoning regulations for the subject parcel.

7. The proposed project has been reviewed and approved by the City geotechnical staff and City Public Works Department as being physically suitable for the proposed variance.

8. The variance complies with all requirements of State and local laws.

D. Site Plan Review No. 06-032 for Construction in Excess of 18 Feet in Height (LIP Section 13.27)
SPR No. 06-03 2 is requested for the construction of a new single-family residence over 18 feet for a maximum of 26 feet, 2 inches in height with a pitched roof.

1. Evidence in the record demonstrates the project is consistent with policies and provisions of the LCP.
35 Resolution No. 23-03

2. Based on the surrounding topography and existing development, the proposed project will blend with the surrounding built environment and will not have an adverse effect on neighborhood character.

3. The story pole photos show that given the surrounding topography and existing development, the proposed project will blend with the surrounding built environment and does not have a significant impact on public views.

4. Evidence in the record demonstrates the project complies with all applicable requirements of state and local law.

5. Evidence in the record demonstrates the project is consistent with the City’s General Plan and LCP.

6. The proposed residence is not expected to obstruct visually impressive scenes ofthe Pacific Ocean, off-shore islands, Santa Monica Mountains, canyons, valleys, or ravines from the main viewing areas of any affected principal residence as defined in MMC Section 1 7.40.040(A)(l 7).

E. Environmentally Sensitive Habitat Area Overlay (LIP Chapter 4)

1. Evidence in the record demonstrates that no alternative exists that would avoid encroachment of fuel modification into the stream ESHA buffer and the strict application of the ESHA overlay ordinance would preclude single-family residential development on the subject parcel.

2. The proposed project is consistent with all applicable provisions of the LCP. The proposed development area (1,719 square feet) is less than 25 percent of the lot area, which is consistent with LIP Section 4.7.1. The proposed development area has been reviewed and approved by the City Biologist.

F. Hazards (LIP Chapter 9)

1. Evidence in the record demonstrates that the project, as conditioned, will not increase instability of the site or structural integrity from geologic, flood, or any other hazards.

2. The proposed project, as designed, conditioned and approved by the applicable departments and agencies, will not have any significant adverse impacts on site stability or structural integrity from geologic, flood or fire hazards due to project modifications, landscaping or other conditions.

3. Evidence in the record demonstrates that the proposed project, as designed and conditioned, is the least environmentally damaging alternative.

4. Evidence in the record demonstrates that there are no feasible alternatives to the proposed development that would avoid or substantially lessen any adverse impacts on site stability or structural integrity as none are expected as a result of the proposed project. 36 Resolution No. 23-03

5. Evidence in the record demonstrates that the proposed project, as designed and conditioned, is the least environmentally damaging alternative and no adverse impacts to sensitive resources are anticipated.

SECTION 4. Planning Commission Action.

Based on the foregoing findings and evidence contained within the record, the Planning Commission hereby approves CDP No. 05-081, VARNos. 09-023 and 16-024, and SPRNo. 06-032, subject to the following conditions.

SECTION 5. Conditions of Approval.

1. The property owners, and their successors in interest, shall indemni~~ and defend the City of Malibu and its officers, employees and agents from and against all liability and costs relating to the City’s actions concerning this project, including (without limitation) any award of litigation expenses in favor of any person or entity who seeks to challenge the validity ofany ofthe City’s actions or decisions in connection with this project. The City shall have the sole right to choose its counsel and property owners shall reimburse the City’s expenses incurred in its defense of any lawsuit challenging the City’s actions concerning this project.

2. Approval of this application is to allow for the project described herein. The scope of work approved includes:
a. Construction of a new, 1,799 square foot, two-story, single-family residence with an attached 398-square foot garage and 995-square foot basement. The first floor includes 1,003 square feet plus a 398 square foot attached garage. The second floor is 796 square feet. The structure will not exceed 26 feet, 2 inches in height. b. A permeable driveway of approximately 366 square feet; c. Understructure grading ofapproximately 455 cubic yards and non-exempt grading of approximately 120 cubic yards (Exhibit 2);
d. OWTS; and
e. Discretionary Requests:
i. Variance (VAR) No. 09-023 for construction within a stream ESHA buffer; ii. VAR No. 16-024 for the septic system’s dispersal field to extend into the required 100-foot setback from the creek; and
iii. Site Plan Review (SPR) No. 06-032 to allow the construction of a singlefamily residence with a maximum height of 26 feet, 2 inches for a pitched roof.

3. Except as specifically changed by conditions ofapproval, the proposed development shall be constructed in substantial conformance with the approved scope of work, as described in Condition No. 2 and depicted on plans on file with the Planning Department date stamped December 1, 2021 for architectural and landscaping plans and April24, 2020 for civil plans.

The proposed development shall further comply with all conditions of approval stipulated in this resolution and Department Review Sheets attached hereto. In the event project plans conflict with any condition of approval, the condition shall take precedence.

4. Pursuant to LIP Section 13.18.2, this permit and rights conferred in this approval shall not be effective until the property owners sign, notarize and return the Acceptance of Conditions 37 Resolution No. 23-03

Affidavit accepting the conditions of approval set forth herein. The applicant shall file this form with the Planning Department prior to the issuance of any development permits.

5. The applicant shall submit three (3) complete sets of plans to the Planning Department for consistency review and approval prior to plan check and again prior to the issuance of any building or development permits.

6. The CDP shall be expired if the project has not commenced within three (3) years afier issuance of the permit, unless a time extension has been granted. Extension of the permit may be granted by the approving authority for due cause. Extensions shall be requested in writing by the applicant or authorized agent prior to expiration ofthe three-year period and shall set forth the reasons for the request. In the event of an appeal, the CDP shall expire if the project has not commenced within three years from the date the appeal is decided by the decision-making body or withdrawn by the appellant.

7. Any questions ofintent or interpretation of any condition of approval will be resolved by the Planning Director upon written request of such interpretation.

8. All development shall conform to requirements of the City of Malibu Environmental Sustainability Department, City Biologist, City Coastal Engineer, City Environmental Health Administrator, City geotechnical staff, City Public Works Department, Los Angeles County Waterworks District No. 29 and LACFD, as applicable. Notwithstanding this review, all required permits shall be secured.

9. Minor changes to the approved plans or the conditions of approval may be approved by the Planning Director, provided such changes achieve substantially the same results and the project is still in compliance with the Malibu Municipal Code and the Local Coastal Program. Revised plans reflecting the minor changes and additional fees shall be required.

10. Pursuant to LIP Section 13.20, development pursuant to an approved CDP shall not commence until the CDP is effective. The CDP is not effective until all appeals, including those to the California Coastal Commission (CCC), have been exhausted. In the event that the CCC denies the permit or issues the permit on appeal, the coastal development permit approved by the City is void.

11. The property owners must submit payment for all outstanding fees payable to the City prior to issuance of any building permit, including grading or demolition.

Cultural Resources

12. A qualified archaeologist must be present at the site to monitor all site excavation. Prior to the issuance of any development permit, the property owners or applicant must provide evidence that an archaeologist has been contracted to perform the required monitoring. After the monitoring is concluded, the qualified archaeologist is required to provide a summary in writing describing the monitoring findings.

13. In the event that potentially important cultural resources are found in the course of geologic testing or during construction, work shall immediately cease until a qualified archaeologist can provide an evaluation of the nature and significance of the resources and until the 38 Resolution No. 23-03

Planning Director can review this information. Thereafter, the procedures contained in LIP Chapter 11 and those in MMC Section 1 7.54.040(D)(4)(b) shall be followed.

14. If human bone is discovered during geologic testing or during construction, work shall immediately cease and the procedures described in Section 7050.5 of the California Health and Safety Code shall be followed. Section 7050.5 requires notification ofthe coroner. Ifthe coroner determines that the remains are those of a Native American, the applicant shall notify the Native American Heritage Commission by phone within 24 hours. Following notification of the Native American Heritage Commission, the procedures described in Section 5097.94 and Section 5097.98 of the California Public Resources Code shall be followed.

Lighting

15. Exterior lighting must comply with the Dark Sky Ordinance and shall be minimized, shielded, or concealed and restricted to low intensity features, so that no light source is directly visible from public view. Permitted lighting shall conform to the following standards:
a. Lighting for walkways shall be limited to fixtures that do not exceed two feet in height and are directed downward, and limited to 850 lumens (equivalent to a 60 watt incandescent bulb);
b. Security lighting controlled by motion detectors may be attached to the residence provided it is directed downward and is limited to 850 lumens; c. Driveway lighting shall be limited to the minimum lighting necessary for safe vehicular use. The lighting shall be limited to 850 lumens; d. Lights at entrances as required by the Building Code shall be permitted provided that such lighting does not exceed 850 lumens;
e. Site perimeter lighting shall be prohibited; and
f. Outdoor decorative lighting for aesthetic purposes is prohibited.

16. Night lighting for sports courts or other private recreational facilities shall be prohibited. 1 7. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness. Lighting levels on any nearby property from artificial light sources on the subject property(ies) shall not produce an illumination level greater than one foot candle.

18. Night lighting from exterior and interior sources shall be minimized. All exterior lighting shall be low intensity and shielded directed downward and inward so there is no offsite glare or lighting of natural habitat areas.
1 9. String lights are allowed in occupied dining and entertainment areas only and must not exceed 3,000 Kelvin.

20. Motion sensor lights shall be programmed to extinguish ten minutes after activation.

21. Three violations ofthe conditions by the same property owner will result in a requirement to permanently remove the outdoor light fixture(s) from the site. 39 Resolution No. 23-03

Fencing and Walls

22. The height of fences and walls shall comply with LIP Section 3.5.3(A). No retaining wall shall exceed six feet in height or 12 feet in height for a combination of two or more walls.

23. Necessaiy boundary fencing shall be of an open rail-type design with a wooden rail at the top (instead of wire), be less than 40-inches high, and have a space greater than 14-inches between the ground and the bottom post or wire. A split rail design that blends with the natural environment is preferred.

24. Fencing or walls shall be prohibited within ESHA, except where necessary for public safety or habitat protection or restoration. Fencing or walls that do not permit the fiee passage of wildlife shall be prohibited in any wildlife corridor.

25. Development adjacent to, but not within ESHA, may include fencing, if necessary for security, that is limited to the area around the clustered development area.

Site Specific Conditions

26. The property owners / applicant shall install sprinklers within the understory of the rear ground-floor deck and residence should such area not be enclosed with concrete or stucco walls on all sides.

27. Prior to the issuance of any development permit, the applicant/property owners shall provide a pre-construction assessment of the existing condition of West Sea Level Drive to the subject parcel. A copy of this assessment shall be kept on file with the City. The applicant/property owners shall be responsible for repairs ofany damage to the road that may result during the construction phase ofthe proposed project. Any obvious damage to the road that becomes apparent during the construction phase (including, but not limited to, potholes, cracks and ripples) shall be immediately repaired by the applicant/property owners. Prior to a Planning Department final inspection, the applicant/property owners shall submit a postconstruction assessment ofthe road to demonstrate compliance with this condition. A photo survey shall be utilized to complete this assessment.

28. Prior to plan check submittal, the applicant / property owner must submit exterior lighting plans must be revised to comply with the Dark Sky Ordinance.

Building Plan Check
Construction / Framing

29. Prior to the commencement of work, the applicant shall submit a copy oftheir Construction Management Plan. The Construction Management Plan shall include a dedicated parking location for construction workers, not within the public right of way.

30. A construction staging plan shall be reviewed and approved by the Planning Director prior to plan check submittal.
40 Resolution No. 23-03

31. Construction hours shall be limited to Monday through Friday from 7:00 a.m. to 7:00 p.m. and Saturdays from 8:00 a.m. to 5:00 p.m. No construction activities shall be permitted on Sundays or City-designated holidays.

32. Construction management techniques, including minimizing the amount of equipment used simultaneously and increasing the distance between emission sources, shall be employed as feasible and appropriate. All trucks leaving the construction site shall adhere to the California Vehicle Code. In addition, construction vehicles shall be covered when necessary; and their tires rinsed prior to leaving the property.

33. All new development, including construction, grading, and landscaping shall be designed to incorporate drainage and erosion control measures prepared by a licensed engineer that incorporate structural and non-structural Best Management Practices (BMP5) to control the volume, velocity and pollutant load of storm water runoff in compliance with all requirements contained in LIP Chapter 17, including:
a. Construction shall be phased to the extent feasible and practical to limit the amount of disturbed areas present at a given time.
b. Grading activities shall be planned during the southern California dry season (April through October).
c. During construction, contractors shall be required to utilize sandbags and berms to control runoff during on-site watering and periods of rain in order to minimize surface water contamination.
d. Filter fences designed to intercept and detain sediment while decreasing the velocity of runoff shall be employed within the project site.

34. When framing is complete, a site survey shall be prepared by a licensed civil engineer or architect that states the finished ground level elevation and the highest roof member elevation. Prior to the commencement offurther construction activities, said document shall be submitted to the assigned Building Inspector and Planning Department for review and sign off on framing.

35. For the transportation of heavy construction equipment and/or material, which requires the use of oversized-transport vehicles on State highways, the applicant / property owners are required to obtain a transportation permit from the California Department ofTransportation.

Biology / Landscaping

36. Except as permitted pursuant to the provisions in LUP policies 3.18 and 3.20, throughout the City of Malibu, development that involves the use of pesticides, including insecticides, herbicides, rodenticides or any other similar toxic chemical substances, shall be prohibited in cases where the application of such substances would have the potential to significantly degrade Environmentally Sensitive Habitat Areas or coastal water quality or harm wildlife.

Herbicides may be used for the eradication of invasive plant species or habitat restoration, but only if the use of non-chemical methods for prevention and management such as physical, mechanical, cultural, and biological controls are infeasible. Herbicides shall be restricted to the least toxic product and method, and to the maximum extent feasible, shall be biodegradable, derived from natural sources, and used for a limited time. 41 Resolution No. 23-03

37. Any site preparation activities, including removal of vegetation, between February 1 and September 15 will require nesting bird surveys by a qualified biologist at least five days prior to initiation of site preparation activities. Should active nests be identified, a buffer area no less than 150 feet (300 feet for raptors) shall be fenced off until it is determined by a qualified biologist that the nest is no longer active. A report discussing the results ofnesting bird surveys shall be submitted to the City within two business days of completing the surveys.

38. Prior to final Planning inspection or other final project sign off(as applicable), the applicant shall submit to the Planning Director for review and approval a certificate of completion in accordance with the Landscape Water Conservation Ordinance (MMC Chapter 9.22). The certificate shall include the property owners’ signed acceptance of responsibility for maintaining the landscaping and irrigation in accordance with the approved plans and MMC Chapter 9.22.

39. No portion of the project development shall be placed within the protected zone of a protected native tree.

40. Invasive plant species, as determined by the City of Malibu, are prohibited.

41. Vegetation shall be situated on the property so as not to significantly obstruct the primary view from private property at any given time (given consideration of its future growth).

42. The landscape plan shall prohibit the use ofbuilding materials treated with toxic compounds such as creosote or copper arsenate.

43. Construction fencing shall be placed within five feet of the southern limits of grading.

Construction fencing shall be installed prior to the beginning ofany construction and shall be maintained throughout the construction period to protect the site’s sensitive habitat areas.

44. Construction fencing shall be installed at the rear property boundary and around the protected zone (5 feet from the dripline or 15 feet from the trunk) of any oak tree prior to the beginning of construction and shall be maintained throughout the construction period to protect the site’s sensitive habitat areas — particularly the stream north of the property.

45. The landscape and fuel modification plan has been conditioned to protect natural resources in accordance with the Local Coastal Program. All areas shall be planted and maintained as described in the landscape and fuel modification plan. Failure to comply with the landscape conditions is a violation of the conditions of approval for this project.

46. Native species of the Santa Monica Mountains, characteristic of the local habitat, shall be used on graded slopes or where slope plantings are required for slope stabilization, erosion control, and watershed protection. Plants should be selected to have a variety of rooting depths. A spacing of 15 feet between large woody (?10-foot canopy) shrubs is recommended by the LACFD. Lawns are prohibited on slopes> 5 percent.

47. Prior to installation of any landscaping, the applicant shall obtain a plumbing permit for the proposed irrigation system from the Building Safety Division. 42 Resolution No. 23-03

48. Prior to a final plan check approval, the property owners/applicant must provide a landscape water use approval from the Los Angeles County Waterworks District No. 29.

49. Vegetation forming a view impermeable condition serving the same function as a fence or wall (also known as a hedge) located within the side or rear yard setback shall be maintained at or below a height of six feet. A hedge located within the front yard setback shall be maintained at or below a height of42 inches. Three violations ofthis condition will result in a requirement to permanently remove the vegetation from the site.

50. Vegetation in excess of six feet in height shall not obstruct the primary view of existing residences located within a 1,000-foot radius at any given time (given consideration of its future growth).

51. Plantings required for fuel modification, except for within irrigated Zone A nearest to approved residential structures, must be native, drought-tolerant species and shall blend with the existing natural vegetation and natural habitats on the site.

52. The use of wood chips and shredded rubber is prohibited anywhere on the site. Flammable mulch material, including shredded bark, pine needles, and artificial turf, are prohibited between zero and five feet of a structure. Non-continuous use of flammable mulch (excluding wood chips and shredded rubber) is allowed between 5 and 30 feet from the eave/overhang ofa structure with limited application areas. Any mulch materials (excluding wood chips and shredded rubber) are allowed 30 feet or more from a structure with no limitation on application area.

53. Other than the approved 710 square feet ofturf, no non-native plants are permitted in the rear yard and all plants shall be suitable for adjacent monarch butterfly habitat.

Fuel Modification

54. The project shall receive LACFD approval of a Final Fuel Modification Plan prior to the issuance of final building permits.

Public Works

55. A digital drawing (Aut0CAD) ofthe project’s private storm drain system, public storm drain system within 250 feet ofthe property limits, and post-construction BMPs shall be submitted to the Public Works Department prior to the issuance of grading or building permits. The digital drawing shall adequately show all storm drain lines, inlets, outlets, post-construction BMPs and other applicable facilities. The digital drawing shall also show the subject property, public or private street, and any drainage easements.

56. The applicant shall label all City/County storm drain inlets within 250 feet from each property line per the City of Malibu’s standard label template. A note shall be placed on the project plans that address this condition.
43 Resolution No. 23-03

Grading/Drainage/Hydrology

57. The non-exempt grading for the project shall not exceed a total of 1,000 cubic yards, cut and fill.

58. The total grading yardage verification certificate shall be copied onto the coversheet of the Grading Plan. No alternative formats or substitutes will be accepted.

59. The ocean between Latigo Point and the west City limits has been established by the State Water Resources Control Board as an Area of Special Biological Significance (ASBS) as part of the California Ocean Plan. This designation prohibits the discharge of any waste, including storrnwater runoff, directly into the ASBS. The applicant shall provide a drainage system that accomplishes the following:
a. Installation of BMPs that are designed to treat the potential pollutants in the storrnwater runoff so that it does not alter the natural ocean water quality. These pollutants include trash, oil and grease, metals, bacteria, nutrients, pesticides, herbicides and sediment.
b. Prohibits the discharge of trash.
c. Only discharges from existing storm drain outfalls are allowed. No new outfalls will be allowed. Any proposed or new storm water discharged shall be routed to existing storm drain outfalls and shall not result in any new contribution of waste to the ASBS (i.e., no additional pollutant loading).
d. Elimination of non-storm water discharges.

60. A grading and drainage plan containing the following information shall be approved, and submitted to the Public Works Department, prior to the issuance of grading permits for the project:
a. Public Works Department general notes;
b. The existing and proposed square footage of impervious coverage on the property shall be shown on the grading plan (including separate areas for buildings, driveways, walkways, parking, tennis courts and pool decks); c. The limits ofland to be disturbed during project development shall be delineated and a total area shall be shown on this plan. Areas disturbed by grading equipment beyond the limits of grading, areas disturbed for the installation ofthe septic system, and areas disturbed for the installation of the detention system shall be included within the area delineated;
d. The limits to land to be disturbed during project development shall be delineated and a total area of disturbance should be shown on this plan. Areas disturbed by grading equipment beyond the limits of grading shall be included within the area delineated; e. Ifthe property contains rare, endangered or special status species as identified in the Biological Assessment, this plan shall contain a prominent note identifying the areas to be protected (to be left undisturbed). Fencing ofthese areas shall be delineated on this plan as required by the City Biologist;
f. The grading limits shall include the temporary cuts made for retaining walls, buttresses and over excavations for fill slopes; and
g. Private storm drain systems shall be shown on this plan. Systems greater than 12 inches in diameter shall also have a plan and profile for the system included with this plan.
44 Resolution No. 23-03

61. A Local Storm Water Pollution Prevention Plan (LSWPPP) shall be provided prior to issuance of grading/building permits. This plan shall include an Erosion and Sediment Control Plan (ESCP) that includes, but is not limited to:

Erosion Controls Scheduling Erosion Controls Scheduling Preservation of Existing Vegetation
Sediment Controls Silt Fence Sediment Controls Silt Fence Sand Bag Barrier
Stabilized Construction Entrance
Non-Storm Water Management Water Conservation Practices Dewatering Operations
Waste Management Material Delivery and Storage
Stockpile Management
Spill Prevention and Control
Solid Waste Management
Concrete Waste Management
Sanitary/Septic Waste Management
All Best Management Practices (BMP) shall be in accordance to the latest version of the California Stormwater Quality Association (CASQA) BMP Handbook. Designated areas for the storage of construction materials, solid waste management, and portable toilets must not disrupt drainage patterns or subject the material to erosion by site runoff.

62. Storm drainage improvements are required to mitigate increased runoff generated by property development. The applicant shall have the choice of one method specified within LIP Section l7.3.2.B.2.

63. A Storm Water Management Plan (SWMP) shall be submitted for review and approval ofthe Public Works Director. The SWMP shall be prepared in accordance with the LIP Section

17.3.2 and all other applicable ordinances and regulations. The SWMP shall be supported by a hydrology and hydraulic study that identifies all areas contributory to the property and an analysis ofthe pre-development and post-development drainage ofthe site. The SWMP shall identify the site design and source control BMPs that have been implemented in the design ofthe project. The SWMP shall be reviewed and approved by the Public Works Department prior to the issuance of the grading or building permit for this project.

64. Clearing and grading during the rainy season (extending from November 1 to March 31) shall be prohibited for development that:
a. Is located within or adjacent to ESHA, or
b. Includes grading on slopes greater than 4 to 1.

Approved grading for development that is located within or adjacent to ESHA or on slopes greater than 4 to 1 shall not be undertaken unless there is sufficient time to complete grading operations before the rainy season. If grading operations are not completed before the rainy season begins, grading shall be halted and temporary erosion control measures shall be put into place to minimize erosion until grading resumes after March 3 1, unless the City determines that completion of grading would be more protective of resources. 45 Resolution No. 23-03

65. The Building Official may approve grading during the rainy season to remediate hazardous geologic conditions that endanger public health and safety.

66. Exported soil from a site shall be taken to the Los Angeles County Landfill or to a site with an active grading permit and the ability to accept the material in compliance with LIP Section 8.3. A note shall be placed on the on the project that addresses this condition.

67. All cut and fill slopes shall be stabilized with landscaping at the completion offinal grading.

68. A Water Quality Mitigation Plan (WQMP) shall be submitted for review and approval ofthe Public Works Director. The WQMP shall be supported by a hydrology and hydraulic study that identifies all areas contributory to the property and an analysis of the predevelopment and post development drainage on the site. The QQMP shall meet all the requirements ofthe City’s current Municipal Separate Stormwater Sewer System (MS4) permit. The following elements shall be included within the WQMP:
a. Site Design Best Management Practices (BMP5);
b. Source Control BMPs;
c. Treatment Control BMPs that retain on-site Stormwater Quality Design Volume (SWQDv). Or where it is technically infeasible to retain on-site, the project must biofitrate 1 .5 times the SWQDv that is not retained on-site; d. Drainage improvements;
e. A plan for the maintenance and monitoring ofthe proposed treatment BMPs for the expected life of the structure;
f. Methods of onsite percolation, site re-vegetation and an analysis for off-site project impacts;
g. Measures to treat and infiltrate runoff from impervious areas; h. A copy of the WQMP shall be filed against the property to provide constructive notice to future property owners of their obligation to maintain the water quality measure installed during construction prior to the issuance of grading or building permits; and
i. The WQMP shall be submitted to the Public Works Department and the fee applicable at the time of submittal for review ofthe WQMP shall be paid prior to the start ofthe technical review. The WQMP shall be approved prior to the Public Works Department’s approval ofthe grading and drainage plan and/or building plans. The Public Works Department will tentatively approve the plan and will keep a copy until the completion of the project. Once the project is completed, the applicant shall veri~~ the installation ofthe BMP’s, make any revisions to the WQMP, and resubmit to the Public Works Department for approval. The original signed and notarized document shall be recorded with the Los Angeles County Recorder. A certified copy of the WQMP shall be submitted to the Public Works Department prior to the issuance of the certificate of occupancy.

Geology

69. All recommendations of the consulting certified engineering geologist or geotechnical engineer and/or the City geotechnical staff shall be incorporated into all final design and construction including foundations, grading, sewage disposal, and drainage. Final plans shall be reviewed and approved by the City geotechnical staff prior to the issuance of a grading permit.
46 Resolution No. 23-03

70. Final plans approved by the City geotechnical staff shall be in substantial conformance with the approved CDP relative to construction, grading, sewage disposal and drainage. Any substantial changes may require a CDP amendment or a new CDP.

Swimming Pool / Spa / Water Feature

71. Onsite noise, including that which emanates from swimming pooi and air conditioning equipment, shall be limited as described in MMC Chapter 8.24 (Noise).

72. Pool and air conditioning equipment that will be installed shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall comply with LIP Section

3.5.3(A).

73. All swimming pools shall contain double walled construction with drains and leak detection systems capable of sensing a leak of the inner wall.

74. The discharge of swimming pool, spa and decorative fountain water and filter backwash, including water containing bacteria, detergents, wastes, algaecides, or other chemicals is prohibited. Swimming pool, spa, and decorative fountain water may be used as landscape irrigation only ifthe following items are met:
a. The discharge water is dechlorinated, debrominated or if the water is disinfected using ozonation;
b. There are sufficient BMPs in place to prevent soil erosion; and c. The discharge does not reach in to the MS4 or to the ASBS (including tributaries).

75. Discharges not meeting the above-mentioned methods must be trucked to a Publicly Owned Wastewater Treatment Works.

76. A sign stating “It is illegal to discharge pool, spa, or water feature waters to a street, drainage course, or storm drain per MMC Section 13 .04.060(D)(5)” shall be posted in the filtration and/or pumping equipment area for the property. Prior to the issuance of any permits, the applicant shall indicate the method of disinfection and the method of discharging.

77. Pursuant to MMC Section 9.20.040(B), all ponds, decorative fountains shall require a water recirculating/recycling system.

Onsite Wastewater Treatment System

78. Prior to the issuance of a building permit the applicant shall demonstrate, to the satisfaction ofthe Building Official, compliance with the City ofMalibu’s OWTS regulations including provisions of MMC Chapters 15.40, 15.42, 15.44, and LIP Chapter 18 related to continued operation, maintenance and monitoring of the OWTS.

79. Prior to final Environmental Health approval, a final OWTS plot plan prepared by a City Registered OWTS Designer shall be submitted showing an OWTS design meeting the minimum requirements ofthe MMC and the LCP, including necessary construction details, the proposed drainage plan for the developed property and the proposed landscape plan for the developed property. The OWTS plot plan shall show essential features ofthe OWTS and 47 Resolution No. 23-03

must fit onto an 11-inch by 17-inch sheet leaving a five-inch margin clear to provide space for a City applied legend. If the scale of the plans is such that more space is needed to clearly show construction details and/or all necessary setbacks, larger sheets may also be provided (up to a maximum size of 18 inches by 22 inches).

80. A final OWTS design report and large set of construction drawings with system specifications (four sets) shall be submitted to describe the OWTS design basis and all components (i.e., alarm system, pumps, timers, flow equalization devices, backflow devices, etc.) proposed for use in the construction of the proposed OWTS. For all OWlS, final reports must be signed by a City registered OWTS Designer, and the plans stamped by a California Geologist. The final OWTS design report and construction drawings shall be submitted to the City Environmental Health Administrator with the designer’s wet signature, professional registration number and stamp (if applicable).

81. Any above-ground equipment associated with the installation ofthe OWTS shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall not be higher than 42 inches tall.

82. The final design report shall contain the following information (in addition to the items listed above).
a. Required treatment capacity for wastewater treatment and disinfection systems. The treatment capacity shall be specified in terms of flow rate, gallons per day, and shall be supported by calculations relating the treatment capacity to the number of bedroom equivalents, plumbing fixture equivalents, and/or the subsurface effluent dispersal system acceptance rate. The fixture unit count must be clearly identified in association with the design treatment capacity, even if the design is based on the number of bedrooms. Average and peak rates of hydraulic loading to the treatment system shall be specified in the final design;
b. Description ofproposed wastewater treatment and/or disinfection system equipment.

State the proposed type of treatment system(s) (e.g., aerobic treatment, textile filter ultraviolet disinfection, etc.); maj or components, manufacturers, and model numbers for “package” systems; and conceptual design for custom engineered systems; c. Specifications, supporting geology information, and percolation test results for the subsurface effluent dispersal portion ofthe onsite wastewater disposal system. This must include the proposed type of effluent dispersal system (drainfield, trench, seepage pit subsurface drip, etc.) as well as the system’s geometric dimensions and basic construction features. Supporting calculations shall be presented that relate the results of soils analysis or percolation/infiltration tests to the projected subsurface effluent acceptance rate, including any unit conversions or safety factors. Average and peak rates ofhydraulic loading to the effluent dispersal system shall be specified in the final design. The projected subsurface effluent acceptance rate shall be reported in units of total gallons per day and gallons per square foot per day.

Specifications for the subsurface effluent dispersal system shall be shown to accommodate the design hydraulic loading rate (i.e., average and peak OWTS effluent flow, reported in units of gallons per day). The subsurface effluent dispersal system design must take into account the number of bedrooms, fixture units and building occupancy characteristics; and
d. All final design drawings shall be submitted with the wet signature and typed name of the OWTS designer. If the scale of the plan is such that more space is needed to 48 Resolution No. 23-03

clearly show construction details, larger sheets may also be provided (up to a maximum size of 18 inch by 22 inch, for review by Environmental Health). Note:

For OWTS final designs, full-size plans are required for review by the Building Safety Division and/or the Planning Department.

83. All project architectural plans and grading/drainage plans shall be submitted for Environmental Health review and approval. The floor plans must show all drainage fixtures, including in the kitchen and laundry areas. These plans must be approved by the Building Safety Division prior to receiving Environmental Health final approval.

84. A covenant running with the land shall be executed by the property owners and recorded with the Los Angeles County Recorder’s Office. Said covenant shall serve as constructive notice to any successors in interest that: 1) the private sewage disposal system serving the development on the property does not have a 100 percent expansion effluent dispersal area (i.e., replacement disposal field(s) or seepage pit(s)), and 2) ifthe primary effluent dispersal area fails to drain adequately, the City of Malibu may require remedial measures including, but not limited to, limitations on water use enforced through operating permit and/or repairs, upgrades or modifications to the private sewage disposal system. The recorded covenant shall state and acknowledge that future maintenance and/or repair of the private sewage disposal system may necessitate interruption in the use ofthe private sewage disposal system and, therefore, any building(s) served by the private sewage disposal system may become non-habitable during any required future maintenance and/or repair. Said covenant shall be in a form acceptable to the City Attorney and approved by the City Environmental Sustainability Department.

85. Proof of ownership of subject property shall be submitted to the City Environmental Health Administrator.

86. An operations and maintenance manual specified by the OWTS designer shall be submitted to the property owners and maintenance provider of the proposed OWTS.

87. Prior to final Environmental Health approval, a maintenance contract executed between the owners ofthe subject property and an entity qualified in the opinion ofthe City ofMalibu to maintain the proposed OWTS after construction shall be submitted. Only original wet signature documents are acceptable and shall be submitted to the City Environmental Health Administrator.

88. Prior to final Environmental Health approval, a covenant running with the land shall be executed between the City of Malibu and the holder of the fee simple absolute as to subject real property and recorded with the City of Malibu Recorder’s Office. Said covenant shall serve as constructive notice to any future purchaser for value that the OWTS serving subject property is an advanced method of sewage disposal pursuant to the MMC. Said covenant shall be provided by the City of Malibu Environmental Health Administrator.

89. The City geotechnical staff final approval shall be submitted to the City Environmental Health Administrator.
49 Resolution No. 23-03

90. The City Biologist’s final approval shall be submitted to the City Environmental Health Administrator. The City Biologist shall review the OWTS design to determine any impact on Environmentally Sensitive Habitat Area if applicable.

91. In accordance with MMC Chapter 15.44, prior to Environmental Health approval, an application shall be made to the Environmental Sustainability Department for an OWTS operating permit.

Water Quality I Water Service

92. Prior to the issuance of a building permit, the applicant shall submit an updated Will Serve Letter from Los Angeles County Waterworks District No. 29 to the Planning Department indicating the ability of the property to receive adequate water service.

Prior to Occupancy

93. Prior to, or at the time of a Planning final inspection, the property owners / applicant shall submit to the Planning Department the plumbing permit for the irrigation system installation signed off by the Building Safety Division.

94. Prior to the issuance of a Certificate of Occupancy, the City Biologist shall inspect the project site and determine that all Planning Department conditions to protect natural resources are in compliance with the approved plans.

95. Prior to a final Building inspection, the applicant shall provide a Recycling Summaiy Report (Summary Report) and obtain the approval from the Environmental Sustainability Department.

Applicant must provide haul tickets and diversion information. The final Summary Report shall designate the specific materials that were land filled or recycled, and state the facilities where all materials were taken.

96. The applicant shall request a final Planning Department inspection prior to final inspection by the City of Malibu Building Safety Division. A Certificate of Occupancy shall not be issued until the Planning Department has determined that the project complies with this coastal development permit. A temporary Certificate of Occupancy may be granted at the discretion ofthe Planning Director, provided adequate security has been deposited with the City to ensure compliance should the final work not be completed in accordance with this permit.

97. Any construction trailer, storage equipment or similar temporary equipment not permitted as part ofthe approved scope of work shall be removed prior to final inspection and approval, and if applicable, the issuance of the certificate occupancy.

Deed Restrictions

98. The property owners are required to execute and record a deed restriction which shall indemnif~ and hold harmless the City, its officers, agents, and employees against any and all claims, demands, damages, costs and expenses of liability arising out of the acquisition, design, construction, operation, maintenance, existence or failure ofthe permitted project in an area where an extraordinary potential for damage or destruction from wildfire exists as an 50 Resolution No. 23-03

inherent risk to life and property. The property owners shall provide a copy of the recorded document to Planning department staff prior to final planning approval.

99. Prior to final Planning Department approval, the applicant shall be required to execute and record a deed restriction reflecting lighting requirements set forth in Condition Nos. 15-2 1.

The property owners shall provide a copy of the recorded document to the Planning Department prior to final Planning Department approval.

Fixed Conditions
100. This coastal development permit runs with the land and binds all future owners of the property.
101. Violation of any ofthe conditions ofthis approval may be cause for revocation ofthis permit and termination of all rights granted thereunder.

SECTION 6. The Planning Commission shall certify the adoption of this resolution.

PASSED, APPROVED AND ADOPTED this ~ day f May 2023.

DE IS R. SMITH, Planning Commission Chair
ATTEST:

DIDr ~
REB’CCA EVANS, Recording Secretary
LOCAL APPEAL - Pursuant to LIP Section 13.20.1 (Local Appeals) a decision made by the Planning Commission may be appealed to the City Council by an aggrieved person by written statement setting forth the grounds for appeal. An appeal shall be filed with the City Clerk within 10 days and shall be accompanied by an appeal form and filing fee, as specified by the City Council.

Appeal forms may be found online at www.malibucity.org, in person at City Hall, or by calling (310) 456-2489, ext. 245.

COASTAL COMMISSION APPEAL An aggrieved person may appeal the Planning Commission’s approval to the Coastal Commission within 10 working days of the issuance of the City’s Notice ofFinal Action. Appeal forms may be found online at www.coastal.ca.gov or in person at the Coastal Commission South Central Coast District office located at 89 South California Street in Ventura, or by calling (805) 585-1800. Such an appeal must be filed with the Coastal Commission, not the City.
51 Resolution No. 23-03

Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 1.12.010 of the MMC and Code of Civil Procedure. Any person wishing to challenge the above action in Superior Court may be limited to raising only those issues they or someone else raised at the public hearing, or in written correspondence delivered to the City of Malibu at or prior to the public hearing.

I CERTIFY THAT THE FOREGOING RESOLUTION NO. 23-03 was passed and adopted by the Planning Commission ofthe City ofMalibu at the Regular meeting held on the ~ day ofMay 2023 by the following vote:

AYES: 5 Commissioners: Peak, Mazza, Hill, Jennings, Smith NOES: 0
ABSTAIN: 0
ABSENT: 0
dl
REBECCA EVANS, Recording Secretary
52

Commission Agenda Report
To: Chair Hill and Members of the Planning Commission
Prepared by: Adrian Fernandez, Assistant Planning Director Approved by: Richard Mollica, Planning Director
Date prepared: February 10, 2022 Meeting Date: February 22, 2022 Subject: Coastal Development Permit No. 05-081, Variance Nos. 09-023 and 16-024, and Site Plan Review No. 06-032 – An application for the construction of a new single-family residence and associated development
Location: 31864 Sea Level Drive, within the appealable coastal zone APN: 4470-027-020
Owners: Narod Najarian and Garo Bedrossian
RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 22-09 (Attachment 1) determining the project is categorically exempt from the California Environmental Quality Act (CEQA), and approving Coastal Development Permit (CDP) No. 05-081 for the construction of a new 1,799 square foot, two-story single-family residence plus a 398 square foot attached garage and 995 square foot basement, 240 square foot ground floor deck, 349 square foot second floor deck, 125 square foot second floor balcony, permeable driveway and onsite wastewater treatment system (OWTS); including Variance (VAR) No. 09-023 for construction in a stream Environmentally Sensitive Habitat Area (ESHA) buffer, VAR No. 16-024 to allow for the septic system’s dispersal field to extend into the required 100-foot setback from the creek, and Site Plan Review (SPR) No. 06-032 for height over 18 feet but not to exceed 26 feet, 2 inches for a pitched roof, in the Single-Family Medium Density (SFM) zoning district located at 31864 Sea Level Drive (Najarian and Bedrossian).

DISCUSSION: This agenda report provides a project overview, summary of the surrounding land uses and project setting, description of the proposed project, staff’s analysis of the project’s consistency with Malibu Local Coastal Program (LCP) and Malibu Municipal Code (MMC) provisions, and environmental review pursuant to CEQA. The analysis and findings contained herein demonstrate the project is consistent with the LCP and MMC.

Planning Commission
Meeting
02-22-22
Item

5.B.

EXHIBIT C
53

Project Overview
The subject parcel is currently undeveloped. Except for vegetation along a creek located parallel to the rear (south) property line, the subject parcel (including where the proposed development is sited) is devoid of vegetation due to the required fuel modification areas of existing surrounding residences necessary to meet the Los Angeles County Fire Department (LACFD) requirements.

On April 26, 2005, the subject application was submitted for the proposed project. In 2006, the LACFD communicated with staff that West Sea Level Drive to the subject parcel had to be widened to 20 feet to comply with its requirements. On March 2, 2020, the Planning Commission approved a CDP application to allow widening of an existing 12-foot-wide access road between Broad Beach Road and West Sea Level Drive to 20 feet to improve emergency access and add a new vehicular turnaround located at 31848 Broad Beach Road and 31885 Sea Level Drive. The construction plans for the road widening improvements are in plan check. A condition of approval has been added to this project requiring that the road widening improvements are completed prior to the issuance of a framing permit for the proposed residence.

According to the LCP ESHA and Marine Resources Map and Biological Assessments prepared by Forde Biological Consultants, dated October 3, 2011 and March 21, 2017, the entire project site is located within the required 100-foot ESHA buffer associated with Encinal Creek and the required fuel modification of the proposed residence will overlap with the fuel modification areas of existing surrounding residences over ESHA. The City Biologist recommended several conditions of approval, which have been added to the resolution. These conditions include to ensure appropriate landscaping that is “butterflyfriendly” and protection of the adjacent ESHA.

The proposed project involves constructing a new two-story, single-family residence with an attached garage and basement, ground and second floor decks and balcony, permeable driveway, OWTS and other associated development (Attachment 2 – Project Plans). The proposed residence and associated development are located entirely within the disturbed portion of the subject parcel (non-ESHA) and the required fuel modification of the residences west (across Encinal Canyon Creek), south and east (across the street).

However, given the size of the lot and location of the nearby creek, the proposed development cannot be sited to avoid encroachment into the 100-foot ESHA buffer.

Residential development is not a permitted activity in ESHA and thus, a variance from LCP Local Implementation Plan (LIP) Section 4.5.3 is required.

Even though actual ESHA impacts are not expected as a result of the proposed project, the location of the proposed development within the 100-foot stream ESHA is considered an impact pursuant to LIP Section 4.6.1(A). Therefore, LIP Section 4.7.1 states the allowable development area shall be no more than 25 percent of the lot area. The proposed development area of 1,719 square feet is less than the maximum allowable. 54

The application also includes VAR No. 16-024 for the septic system’s dispersal field to extend into the required 100-foot setback from the creek. The proposed dispersal field is located immediately adjacent to Sea Level Drive in between the residence and the street, which is as far from the creek as possible. However, even as far from the creek as possible, the dispersal field is 87 feet from the creek thus requiring a variance.

The application includes SPR No. 06-032 for the residence’s height to exceed 18 feet, up to 26 feet, 2 inches for a pitched roof. Story poles representing the location and height of the proposed residence were installed for the proposed project (Attachment 3). Staff conducted an inspection of story poles on January 19, 2022. At this site visit, staff visually assessed whether the proposed residence would affect primary views of surrounding residences and whether the building would have an adverse effect on public views from scenic viewing areas.

Based on the project plans and staff’s site visit, the portion of the residence in excess of 18 feet in height, up to 26 feet, 2 inches is not expected to obstruct primary views of neighboring residences or have a visual impact from public scenic areas.

Surrounding Land Uses and Project Setting
Table 1 provides a summary of surrounding land uses.

Table 1 – Surrounding Land Uses
Direction Address/ Parcel No. Lot Size Zoning Land Use
North 31866 Sea Level Drive / 4470-
027-021 4,929 sq. ft. SFM Undeveloped1
South 31862 Sea Level Drive / 4470-
027-017 7,783 sq. ft. SFM Single-family residential
East 31869 Sea Level Drive / 4470-
026-009 3428 sq. ft. SFM Single-family residential
31863 Sea Level Drive / 4470-
026-027 6,238 sq. ft. SFM Single-family residential
West 4473-012-032 12,175 sq. ft. SFM Undeveloped
31900 Pacific Coast Hwy /
4473-012-031 167,663 sq. ft. SFM Single-family residential The subject parcel was legally created as part of Tract 10630 on September 23, 1932.

Geologic data obtained from the property indicates that the surface of the site consists mostly of fill material, likely deposited at the time Sea Level Drive was graded. A review of aerial photographs indicates that the subject parcel has been maintained relatively free of significant vegetation since at least 1972, the earliest date for which aerial photographs are readily available.
1 CDP No. 05-082 is under review for the construction of a new single-family residence. 55

Table 2 – Property Data
Lot Depth 90 feet, 10 inches
Lot Width 76 feet, 9 inches
Gross Lot Area 6,950 square feet (0.1596 acre)
*Net Lot Area 6,950 square feet (0.1596 acre)
*Net Lot Area = Gross Lot Area minus the areas of public or private access easements and 1:1 slopes.

The 6,950 square foot lot is located within a neighborhood of single-family homes, and is zoned SFM. The subject property lies within the Appeal Jurisdiction as depicted on the Appeal Jurisdiction Map of the Post Local Coastal Program (LCP) Certification Permit and Appeal Jurisdiction Maps.

Encinal Creek, a State and federal jurisdictional drainage feature, emerges from a culvert beneath Pacific Coast Highway and generally flows southwest approximately 12 to 20 feet from the northwest property boundary. This creek is mapped as ESHA on the LCP ESHA Overlay Map. Though the creek is located offsite and no functional riparian habitat extends onto the subject property, the entire subject lot is located within the required 100-foot ESHA buffer. The residence is sited approximately 40 feet from the creek bank. No construction will occur in ESHA, but the proposed development is located within the 100- foot stream ESHA buffer. Therefore, the allowed development area is limited to a footprint of 25 percent of the total lot size, or 1,738 square feet, based on the ESHA development standards of LIP Section 4.7.1.

A grove of eucalyptus trees lining the adjacent drainage area to the west is known to serve as monarch butterfly wintering habitat. Numerous eucalyptus trees are located offsite, near the property boundary within the riparian corridor. A few eucalyptus branches extend over the subject property.
56

Figure 1 – Aerial Photograph
Source: City GIS, 2019
As shown in Figure 1, the subject parcel is situated approximately 550 feet north of the Pacific Ocean, south of Pacific Coast Highway and west of Broad Beach Road. West Sea Level Drive is a gated road accessed off of Broad Beach Road. A separate application (CDP No. 14-012) was recently approved by the Planning Commission for widening a segment of the road between Broad Beach Road and the West Sea Level Drive entry gates. The road widening will take a segment of the road which varies in width between 12 and 20 feet to comply with the LACFD-required 20-foot width. Properties in the area are either undeveloped or developed with single-family residences. Additional residential development is located north of Pacific Coast Highway.

ESHA
The proposed residence is sited approximately 50 feet from Encinal Creek. According to the Biological Assessments, there are no protected trees within the subject parcel.

However, a site visit showed that there is an oak tree near the northwest corner of the residence. The residence maintains at least five feet from the dripline or 15 feet of the trunk of the tree and therefore, does not result in an encroachment into the protected zone of trees. The fuel modification areas of surrounding existing residences extend into the development area and the required fuel modification of the proposed residence does not extend beyond the fuel modification areas of existing surrounding residences. Therefore, no direct impacts to ESHA are expected as a result of the proposed project. 57

Environmental Review Board
Pursuant to LCP Land Use Plan (LUP) Policy 5.5 and LIP Section 13.7(C), the application was subject to review by the Environmental Review Board (ERB) because new development is sited within the stream ESHA buffer. On August 3, 2020, the ERB reviewed the proposed project and recommended the following conditions:

1. Prior to the issuance of a building permit, the Broad Beach Road widening project approved under CDP No. 14-012 should be constructed in compliance with the Los Angeles County Fire Department requirements.

2. The LACFD, Forestry Division, should review and approve the updated fuel modification plans prior to a Planning Commission meeting.

3. The required fuel modification area for the proposed project should extend beyond 70 feet as currently shown on the fuel modification plans.

4. The City Biologist should review and approve the updated landscaping plan to verify selected plant species are consistent with the adjacent butterfly habitat. The showy milkweed should not be used on the property.

On February 23, 2021, the LACFD approved the final fuel modification plans consistent with Item 2 above. Item 3 requires that the fuel modification be extended beyond the property’s boundaries. It is LACFD’s policy for fuel modification plans not to show required fuel modification beyond property boundaries. However, the requirement for fuel modification typically expands beyond property lines for a total radius of 200 feet from buildings. In cases where the 200-foot fuel modification expands outside a property, it is the adjacent property owner’s responsibility to maintain the foliage in compliance with LACFD. The required fuel modification within a creek involves the removal of debris and dead wood. The required 200-foot fuel modification areas of surrounding residences overlap the subject parcel and the fuel modification area of the proposed residence.

Therefore, the requirement for fuel modification beyond the property’s boundary already exists.

Items 1 and 4 were added to the resolution as conditions of approval. The milkweed was removed from the plans per comments received at the ERB meeting. This project is an over-wintering site for monarch butterflies. The Management Guidelines for the Monarch Butterfly by the Xerces Society recommend that milkweed/asclepias (all species) are not planted near over wintering sites since it could cause monarchs to start breeding and laying eggs during the winter season. This season is a time when monarchs are supposed to be resting and not reproducing.
58

Project Description
The proposed project consists of the following:
a. Construction of a new, 1,799 square foot, two-story, single-family residence with an attached 398-square foot garage and 995-square foot basement. The first floor includes 1,003 square feet, including a 398 square foot attached garage. The second floor is 796 square feet. The structure will not exceed 26 feet, 2 inches in height.
b. A permeable driveway of approximately 366 square feet; c. Understructure grading of approximately 455 cubic yards and non-exempt grading of approximately 120 cubic yards (Exhibit 2); and
d. OWTS.

The project includes the following requests:
a. Variance (VAR) No. 09-023 for construction within a stream ESHA buffer; b. VAR No. 16-024 for the septic system’s dispersal field to extend into the required 100-foot setback from the creek; and
c. Site Plan Review (SPR) No. 06-032 to allow the construction of a single-family residence with a maximum height of 26 feet, 2 inches for a pitched roof.

LCP Analysis
The Malibu LCP consists of the LCP Land Use Plan (LUP) and the LIP. The LUP contains programs and policies to implement the Coastal Act in Malibu. The purpose of the LIP is to carry out the policies of the LUP. The LIP contains specific policies and regulations to which every project requiring a CDP must adhere.

There are 14 sections within the LIP chapters that potentially require conformance review and specific findings to be made, depending on the nature and location of the proposed project. Of these 14, five are for conformance review only and require no findings. These sections include Zoning, Grading, Archaeological / Cultural Resources, Water Quality, and Onsite Wastewater Treatment Systems, and are discussed in the LIP Conformance Analysis section.

The remaining nine sections that potentially require specific findings to be made are found in the following LIP chapters: 1) CDP Findings; 2) ESHA; 3) Native Tree Protection; 4) Scenic, Visual and Hillside Resource Protection; 5) Transfer of Development Credits; 6) Hazards; 7) Shoreline and Bluff Development; 8) Public Access; and 9) Land Division. Of these nine, only General CDP (including variances and site plan review), ESHA, and Hazards findings apply to the project. Consistency review with these sections is discussed later in the LIP Findings section.
59

Based on the proposed project site and scope of work described above, Native Tree Protection, Scenic, Visual and Hillside Resource Protection, Transfer of Development Credits, Shoreline and Bluff Development, Public Access, and Land Division findings are not applicable or required for the project.

LIP Conformance Analysis
The project was reviewed and approved for LCP conformance review by the Planning Department, as well as the City Biologist, City Environmental Health Administrator, City geotechnical staff, City Public Works Department, Los Angeles County Waterworks District No. 29 (WD29), and the LACFD (Attachment 4). According to these specialists, the proposed project has been determined to be consistent with all applicable LCP codes, standards, goals and policies, and applicable MMC requirements, inclusive of the requested variances and SPR.

Zoning (LIP Chapter 3)
The project is subject to development and design standards set forth under LIP Sections

3.5 and 3.6. Table 3 provides a summary and indicates the proposed project meets those standards, inclusive of the requested variances and SPR.

Table 3 – LCP Non-Beachfront Zoning Conformance
Development Requirement Required/Allowed Proposed Comments

SETBACKS
Front Yard 18 ft., 2 in 18 ft., 2 in Complies
Rear Yard 13 ft., 1 in 26 ft Complies
Side Yard (25%) 19 ft. 22 ft., 4 in. Complies
Side Yard (10% - west) 7 ft., 7 in. 7 ft., 7 in. Complies PARKING 2 enclosed
2 unenclosed
2 enclosed
2 unenclosed
Complies
TDSF 2,230 sq. ft. 2,197 sq. ft. Complies
HEIGHT 18 ft. 26 ft., 2 in. (pitched
roof)
SPR No. 06-032
IMPERMEABLE COVERAGE 1,738 sq. ft. 1,719 sq. ft. Complies 1st Floor x 2/3rd = 2nd Floor (sq. ft.) 936 sq. ft. max. 796 sq. ft. Complies NON-EXEMPT GRADING < 1,000 cubic yards 120 cubic yards Complies ESHA
Stream / Riparian 100-Foot Buffer 50-Foot from Creek VAR No. 09-023 Development Area 1,738 sq. ft. 1,719 sq. ft. Complies
CONSTRUCTION ON SLOPES 3 to 1 and flatter 3 to 1 and steeper Complies

FENCES/WALLS/HEDGES/GATES
Front Yard 6 ft.; lower 42 in. view
impermeable N/A Complies
Rear Yard 6 ft. N/A Complies
Side Yards 6 ft. N/A Complies
Retaining Walls 6 ft. N/A Complies
60

Grading (LIP Chapter 8)
LIP Section 8.3 ensures that new development minimizes the visual resource impacts of grading and landform alteration by restricting the amount of non-exempt grading to a maximum of 1,000 cubic yards for a residential parcel. The total amount of proposed nonexempt grading is 120 cubic yards, which is less than the maximum allowable. A Total Grading Yardage Verification Certificate is included on the cover sheet of the Grading Plans (Attachment 2). Therefore, the project conforms to the grading requirements as set forth under LIP Section 8.3.

Archaeological / Cultural Resources (LIP Chapter 11)
The March 25, 2005 Phase II Archaeological report prepared by Clay A. Singer (C.A.

Singer and Associates, Inc.) states, “remaining soil deposits have no internal structure and are not considered important scientific resources…” and “intact human burials and disarticulated human remains are unlikely to be found in the remaining deposits.” The report concludes, “Regardless of how much excavation work is carried out in the future, the possibility of impacting significant archaeological resources is near zero.” The project will be conditioned to ensure archaeological monitoring of all site excavation down to three feet as recommended in the report. In the event that potentially important cultural resources are found during construction, the project is conditioned to stop work until further evaluation.

Water Quality (LIP Chapter 17)
The City Public Works Department reviewed and approved the project on July 26, 2018, for conformance to LIP Chapter 17 requirements for water quality protection and requirements of the State Water Resources Control Board because the property is located in an Area of Special Biological Significance (ASBS) 28. The ocean between Latigo Point and the west City limits has been established by the State Water Resources Control Board as an ASBS as part of the California Ocean Plan. Standard conditions of approval are required to be implemented prior to the issuance of a grading permit and during construction, including the implementation of approved storm water management plans to manage runoff from the development, recordation of a water quality mitigation plan, and best management practices in compliance with ASBS. These conditions require the preparation and approval of a Grading and Drainage Plan, a Wet Weather Erosion and Sediment Control Plan, a Storm Water Pollution Prevention Plan and a Water Quality Management Plan prior to the issuance of grading permits. With the implementation of these conditions, the project conforms to the water quality protection standards of LIP Chapter 17.
61

Wastewater Treatment System Standards (LIP Chapter 18)
LIP Chapter 18 addresses OWTS. LIP Section 18.7 includes specific siting, design, and performance requirements. The proposed project includes an OWTS to serve the proposed development. This new OWTS consists of a 3,634-gallon MicroSepTec ES12 tank with ultraviolet disinfection unit, and two dispersal fields. The new OWTS will be located south of the house. The system was reviewed by the City Environmental Health Administrator and found to meet the minimum requirements of the MMC and the LCP. The proposed OWTS will meet all applicable requirements and operating permits will be required. An operation and maintenance contract and recorded covenant covering such must comply with City of Malibu Environmental Health requirements. Conditions of approval have been included in this resolution, which require continued operation, maintenance, and monitoring of onsite facilities.

LIP Findings
A. Coastal Development Permit (LIP Chapter 13)
LIP Section 13.9 requires that the following four findings be made for all coastal development permits.

Finding 1. That the project as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified City of Malibu Local Coastal Program.

The proposed project is in the SFM residential zoning district, an area designated for residential uses. The proposed project has been reviewed for conformance with the LCP by the Planning Department, City Biologist, City Environmental Health Administrator, City Public Works Department, City geotechnical staff, WD29 and LACFD. As discussed herein, based on submitted reports, project plans, visual analysis and site investigation, the proposed project, as conditioned and with the proposed discretionary requests, conforms to the LCP in that it meets all applicable residential development standards inclusive of the variances and SPR.

Finding 2. If the project is located between the first public road and the sea, that the project is in conformity to the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (commencing with Sections 30200 of the Public Resources Code).

The project is located between the first public road and the sea. However, a public pedestrian easement was previously granted to the Mountains Recreation and Conservation Authority over West Sea Level Drive. The proposed development will not impede or infringe on this easement in any way. The proposed development is entirely within a private property with no direct connection to any recreational or coastal resources 62

and is therefore, in conformity to the public access and recreation policies of Chapter 3 of the Coastal Act of 1976.

Finding 3. The project is the least environmentally damaging alternative.

This analysis assesses whether alternatives to the proposed project would significantly lessen adverse impacts to coastal resources.

1. Smaller Project – The smallest allowed residence within the City of Malibu is 800 square feet. While a home of this size would considerably reduce the development footprint, it would not substantially reduce anticipated environmental impacts and may not provide the property owners with reasonable, economically viable use of the property. LIP Section 4.7, Economically Viable Use, permits a maximum development area of 25 percent of the parcel. This provision restricts the footprint of any structures, yet permits the construction of a second story (consistent with other applicable restrictions). The proposed development area of 1,719 square foot is consistent with these restrictions.

2. No Basement – The proposed residence includes a basement of 995 square feet.2 This basement necessitates the majority of the proposed 455 cubic yards of grading.

While grading quantities would be reduced if the basement were removed from the project, there are currently no identified environmental concerns associated with this understructure grading. The Phase II Archaeological Report prepared for the project concludes, “Regardless of how much excavation work is carried out in the future, the possibility of impacting significant archaeological resources is near zero.” Therefore, this alternative to eliminate the basement does not lessen a significant impact.

3. Farther from Creek – The proposed septic system (tank and dispersal area) is located at the front of the property between the house and the street, as far from the creek as possible. The proposed structure has also been sited as far from the creek as possible (50 feet). There is no alternative to site the development outside the stream ESHA buffer. Because of the proximity of the creek and the required 100- foot width of the ESHA buffer, there is no way to avoid a variance for construction within the stream ESHA buffer.

4. Proposed Project – The proposed project maximizes the setback from the creek, minimizes the impacts to ESHA to the extent feasible, and does not result in any significant adverse impacts. Therefore, the proposed project can be found to be the least environmentally damaging alternative.
2 A basement of 1,000 square feet or less does not count towards a project’s total development square footage limit. 63

Finding 4. If the project is located in or adjacent to an environmentally sensitive habitat area pursuant to Chapter 4 of the Malibu LIP (ESHA Overlay), that the project conforms with the recommendations of the Environmental Review Board, or if it does not conform with the recommendations, findings explaining why it is not feasible to take the recommended action.

On August 3, 2020, the ERB reviewed the proposed project and recommended the following conditions:

1. Prior to the issuance of a building permit, the Broad Beach Road widening project approved under CDP No. 14-012 should be constructed in compliance with the Los Angeles County Fire Department (LACFD) requirements.

2. The LACFD, Forestry Division, should review and approve the updated fuel modification plans prior to a Planning Commission meeting.

3. The required fuel modification area for the proposed project should extend beyond 70 feet as currently shown on the fuel modification plans.

4. The City Biologist should review and approve the updated landscaping plan to verify selected plant species are consistent with the adjacent butterfly habitat. The showy milkweed should not be used on the property.

The applicant has demonstrated compliance with Items 2 and 4 and conditions of approval have been included to ensure the project conforms to Items 1 and 4. As stated previously in this report, Item 3 is not feasible because the subject property owners do not have access to the neighboring property to the west and the adjacent property is already subject to the required fuel modification of existing surrounding residences.

B. Variance No. 09-023 for New Development within ESHA Buffer (LIP Section

13.26.5)
The proposed variance is a request to allow new development to encroach into a stream ESHA buffer. The Planning Commission may approve and/or modify an application for a variance in whole or in part, with or without conditions, only if it makes all the following findings of fact supported by substantial evidence. The findings required to approve VAR No. 09-023 may be made as follows:

Finding 1. There are special circumstances or exceptional characteristics applicable to the subject property, including size, shape, topography, location, or surroundings, such that strict application of the zoning ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under the identical zoning classification. 64

There are special circumstances and exceptional characteristics applicable to the subject parcel, such that strict application of the zoning ordinance deprives the property of privileges enjoyed by other properties in the vicinity, including: the small size parcel and the location of an onsite stream ESHA. Based on the size of the parcel as depicted on the site plan, there is no feasible configuration or siting that would place the proposed residence outside the stream ESHA buffer. The properties in the vicinity are primarily developed under the identical zoning classification with similar development limitations related to proximity to ESHA. As such, there is no way to site the proposed residence to avoid encroachment into the buffer. Strict application of the zoning ordinance would deprive the property owners of the same development configuration and siting enjoyed by other properties in the vicinity with the same zoning and constraints.

Finding 2. The granting of such variance will not be detrimental to the public interest, safety, health or welfare, and will not be detrimental or injurious to the property or improvements in the same vicinity and zone(s) in which the property is located.

With the incorporation of the recommended conditions of approval, the granting of a variance will not be detrimental to the public interest, safety, health or welfare, and will not be detrimental or injurious to the property or improvements in the same vicinity and SFM zone district in which the property is located. The project is designed to minimize grading and landform alteration by mainly staying with the existing topography around the proposed residence. The project complies with the 1,738 square foot development area required for this variance to minimize impacts to ESHA. Furthermore, the project was reviewed and approved by the City Biologist, City Environmental Health Administrator, City geotechnical staff and City Public Works Department for conformance with the LCP and determined not to be detrimental to the public interest safety, health or welfare, nor detrimental or injurious to the property.

Finding 3. The granting of the variance will not constitute a special privilege to the applicant or property owners.

The granting of the variance will not constitute a special privilege to the applicant or property owners in that single-family residences have been developed on properties in the immediate vicinity with reduced setbacks from ESHA similar to the requested variance. In addition, the proposed single-family residence is consistent with the uses permitted in the applicable zoning designation. The neighboring properties to the south and north, which are developed with single-family residences, are also adjacent to ESHA. Therefore, granting of the variance will not constitute a special privilege to the applicant or property owners.

65

Finding 4. The granting of such variance will not be contrary to or in conflict with the general purposes and intent of this Chapter, nor to the goals, objectives and policies of the LCP.

The granting of the variance is to allow new development within the stream ESHA buffer.

Based on the size of the subject parcel and location of nearby creek, development of any size will be located within the 100-foot stream ESHA buffer and therefore, the requested variance could not be avoided. However, the proposed project is in line with other neighboring development and it is in compliance with all applicable ESHA requirements, including the 1,738 square foot development area. The project will not be contrary to or in conflict with the general purposes and intent of the zoning provisions nor contrary to or in conflict with the goals, objectives and policies of the LCP, pursuant to LIP Section 4.6.4(A).

Finding 5. For variances to environmentally sensitive habitat area buffer standards or other environmentally sensitive habitat area protection standards, that there is no other feasible alternative for siting the structure and that the development does not exceed the limits on allowable development area set forth in Section 4.7 of the Malibu LIP.

The project consists of the construction of a new two-story residence and an attached twocar garage and basement. The granting of the variance is for new development to extend into a stream ESHA buffer. There is no environmentally superior siting location, as discussed in Section A, Finding 2, and the total development area for the proposed project is 1,719 square feet; less than 1,738 square feet, which is the maximum allowable pursuant to LIP Section 4.7.

Finding 6. For variances to stringline standards, that the project provides maximum feasible protection to public access as required by Chapter 2 of the Malibu LIP.

The requested variance is not associated with stringline standards. Therefore, this finding does not apply.

Finding 7. The variance request is consistent with the purpose and intent of the zone(s) in which the site is located. A variance shall not be granted for a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property.

The subject parcel is zoned SFM which allows for residential development. The proposed project includes the construction of a two-story single-family residence which is a permitted use in the subject zone. Approval of the variance would permit the proposed encroachment into the stream ESHA buffer. The use is consistent with the purpose and intent of the SFM Zone.

66

Finding 8. The subject site is physically suitable for the proposed variance.

The project will consist of the construction of a single-family residence on the subject parcel. The subject parcel is physically suitable for the proposed residence because with the incorporation of the recommended conditions of approval the stream ESHA shall be protected. Specifically, the subject parcel is physically suitable for the construction of a single-family residence, decks and OWTS with the incorporation of the proposed variance.

Finding 9. The variance complies with all requirements of State and local law.

The variance complies with all requirements of State and local law. The project has received LCP conformance review from all applicable City departments, the LACFD, and WD29. Construction of the proposed improvements will comply with all building code requirements and will incorporate all recommendations from applicable City and County agencies.

Finding 10. A variance shall not be granted that would allow reduction or elimination of public parking for access to the beach, public trails or parklands.

The proposed project does not include or encroach upon public parking. Therefore, this finding does not apply.

C. Variance No. 16-024 for the Septic System’s Dispersal Field to Extend into the Required 100-foot Setback from the Creek (LIP Section 13.26.5) A variance is proposed for the septic system’s dispersal field to extend into the required 100-foot setback from the creek. LIP Section 13.26.5 requires that the City makes ten findings in consideration and approval of a variance. Based on the foregoing evidence contained within the record, the required findings for VAR No. 16-024 are made as follows:

Finding 1. There are special circumstances or exceptional characteristics applicable to the subject property, including size, shape, topography, location, or surroundings, such that strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under the identical zoning classification.

As previously discussed in Section B, Finding 1, the subject parcel has exceptional physical constraints that limit the location of development such as a stream near the parcel’s rear lot line and small parcel size. The proposed dispersal system is located between the proposed residence and Sea Level Drive as far from the creek as feasible.

However, there is no way to site the dispersal area to avoid encroachment into the stream ESHA buffer. Therefore, the strict application of the code would deprive the property owners of the ability to develop the property which is a privilege enjoyed by other properties in the vicinity.
67

Finding 2. The granting of such variance will not be detrimental to the public interest, safety, health or welfare, and will not be detrimental or injurious to the property or improvements in the same vicinity and zone(s) in which the property is located.

The proposed variance will not be detrimental to the public interest, safety, health, or welfare or injurious to the property or improvements in the same vicinity and zone. The project has been reviewed and approved by the City Biologist, City Environmental Health Administrator, City geotechnical staff and City Public Works Department for conformance with the LCP and determined not to be detrimental to the public interest safety, health or welfare, nor detrimental or injurious to the property.

Finding 3. The granting of the variance will not constitute a special privilege to the applicant or property owners.

The proposed variance will not constitute a special privilege to the applicant or property owners in that many other properties in the vicinity are developed with single-family residences and include septic systems.

Finding 4. The granting of such variance will not be contrary to or in conflict with the general purposes and intent of this Chapter, nor to the goals, objectives and policies of the LCP.

As previously discussed in Section B, Finding 4, the proposed variance will not be contrary to or in conflict with the LCP.

Finding 5. For variances to environmentally sensitive habitat area buffer standards or other environmentally sensitive habitat area protection standards, that there is no other feasible alternative for siting the structure and that the development does not exceed the limits on allowable development area set forth in Section 4.7 of the Malibu LIP.

As previously discussed in Section B, Finding 5, the proposed project is consistent with ESHA standards including LIP Section 4.7.

Finding 6. For variances to stringline standards, that the project provides maximum feasible protection to public access as required by Chapter 2 of the Malibu LIP.

The proposed variance is not related to a stringline standard; therefore, this finding does not apply.

Finding 7. The variance request is consistent with the purpose and intent of the zone(s) in which the site is located. A variance shall not be granted for a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property. 68

As previously discussed in Section B, Finding B, the proposed project is consistent with the applicable zoning designation.

Finding 8. The subject site is physically suitable for the proposed variance.

As previously discussed in Section B, Finding 8, the subject parcel is physically suitable for the proposed variance.

Finding 9. The variance complies with all requirements of state and local law.

As previously discussed in Section B, Finding 9, the proposed variance complies with all applicable State and local law requirements.

Finding 10. A variance shall not be granted that would allow reduction or elimination of public parking for access to the beach, public trails or parklands.

The proposed project does not include or encroach upon public parking; therefore, this finding does not apply.

D. Site Plan Review No. 06-032 for Construction in Excess of 18 Feet in Height (LIP Section 13.27.5)
LIP Section 3.6(E) limits the height of structures on non-beachfront lots to 18 feet. The applicant is requesting SPR No. 06-032 to construct a new single-family residence that will be a maximum of 26 feet, 2 inches in height with a pitched roof. LIP Section 13.27.5(A) requires that the City make four findings in consideration and approval of a site plan review. Two additional findings are required pursuant to MMC Section 17.62.60. Based on the foregoing evidence contained in the record, the required findings for SPR No. 06-032 are made as follows:

Finding 1. The project is consistent with policies and provisions of the Malibu LCP.

The project has been reviewed for conformance with the LCP by the Planning Department, City Biologist, City Environmental Health Administrator, City Public Works Department, City geotechnical staff and LACFD and was found to be consistent with the LCP, inclusive of the discretionary requests.

Finding 2. The project does not adversely affect neighborhood character.

Story poles for the proposed project were installed in January 2022. The story poles demonstrated that the project is similar to other homes in the neighborhood in terms of siting, size and height, and the portion of the residence in excess of 18 feet in height is not expected to be located within the protected primary view of neighboring residences. 69

The subject parcel is at the west side of West Sea Level Drive, a private dead-end street that provides vehicular access to several developed and undeveloped lots. The residence is not expected to be visible from any public road because of mature trees, topographic change from PCH and other development between the proposed residence and PCH and Broad Beach Road (the two nearest public streets) will visually screen the residence from these two streets.

Based on the surrounding topography and existing development, the proposed project will blend with the surrounding built environment and will not have an adverse effect on neighborhood character. Most of the surrounding neighboring properties are developed with two-story single-family residences. Therefore, the project is similar in height and scale to other buildings in the same neighborhood.

Finding 3. The project provides maximum feasible protection to significant public views as required by Chapter 6 of the Malibu LIP.

Staff visited the subject parcel after story poles were installed. Based on staff’s site visit, it was determined that the proposed residence will not be visible from any scenic area, scenic road, or public viewing area particularly because West Sea Level Drive is a private cul-de-sac in a gated community. The residence does not appear to be visible from a public road. The design and location of the residence will not obstruct or infringe on public views, is not expected to have impacts to scenic vistas and provides the maximum feasible protection to significant public views as required by LIP Chapter 6.

Finding 4. The proposed project complies with all applicable requirements of State and local law.

As previously discussed in Section A, Finding 1, the project complies with all applicable requirements of the LCP, State and local law.

Finding 5. The project is consistent with the City's General Plan and Local Coastal Program.

The proposed project, as designed, is consistent with the applicable land use designation, is consistent with all applicable development and design standards of the LCP and goals and policies of the General Plan because the project is located in an area that has been identified for residential use and the proposed residence incorporates siting and design measures to minimize visual impacts and landform alteration.

Finding 6. The portion of the project that is in excess of 18 feet in height does not obstruct visually impressive scenes of the Pacific Ocean, off-shore islands, Santa Monica Mountains, canyons, valleys or ravines from the main viewing area of any affected principal residence as defined in MMC Section 17.40. 040(A)(17). 70

A review of previously issued primary view determinations for residences in the area did not reveal any primary view determinations for immediately surrounding properties north, east or west of the subject property. There are some primary view determinations for properties south of the subject property but the views of those residences which face south towards the Pacific Ocean will not be affected by the proposed residence. Given the location of the residence in the middle of a north-to-south private street with developed properties south and east of the subject property, it is not expected that the portion of the residence in excess of 18 feet would obstruct protected impressive scenes of surrounding residences without a documented primary view determination. Additionally, based on the visual impact analysis (aerial photographs, site visits and story pole placement), staff has determined that the proposed residence is not expected to obstruct visually impressive scenes of the Pacific Ocean, off-shore islands, Santa Monica Mountains, canyons, valleys, or ravines from the main viewing areas of any affected principal residence as defined in MMC Section 17.40.040(A)(1 7).

E. Environmentally Sensitive Habitat Area Overlay (LIP Chapter 4) The proposed residence is sited approximately 50 feet from a stream ESHA while LIP Section 4.6.1(A) requires a 100-foot buffer from stream ESHA. Therefore, the supplemental ESHA findings in LIP Section 4.7.6 are made as follows.

Finding 1. Application of the ESHA overlay ordinance would not allow construction of a residence on an undeveloped parcel.

A residence and related fuel modification are not permitted uses in the applicable stream ESHA buffer. Neither the residence, fuel modification nor septic system’s dispersal can be sited outside of the ESHA buffer. Therefore, the application of LIP Chapter 4 (ESHA Overlay Ordinance) would not allow construction of a residence on this undeveloped parcel.

Finding 2. The project is consistent with all provisions of the certified LCP with the exception of the ESHA overlay ordinance and it complies with the provisions of Section

4.7 of the Malibu LIP.

As previously discussed in Section A, Finding 1, the proposed project is consistent with all applicable provisions of the LCP. As previously discussed in Finding 1, the subject parcel cannot be developed without disturbance of the stream ESHA buffer. Because ESHA buffer encroachment could not be avoided, LIP Section 4.7.1 states the allowable development area shall not exceed 25 percent of the lot area (or 1,738 square feet). The proposed development area (1,719 square feet) is less than 25 percent of the lot area, which is consistent with LIP Section 4.7.1. Therefore, the proposed project complies with the provision of LIP Section 4.7.

71

F. Native Tree Protection (LIP Chapter 5)
The proposed CDP does not involve removal of or encroachment into the protected zone of any protected native trees. Therefore, LIP Chapter 5 does not apply.

G. Scenic, Visual and Hillside Resource Protection (LIP Chapter 6) The Scenic, Visual, and Hillside Resource Protection Chapter governs those CDP applications concerning any parcel of land that is located along, within, provides views to or is visible from any scenic area, scenic road or public viewing area. The subject parcel is not located along, within, nor provides views to or is visible from any scenic area, scenic road or public viewing area. Therefore, the findings LIP Chapter 6 are not applicable.

H. Hazards (LIP Chapter 9)
Pursuant to LIP Section 9.3, written findings of fact, analysis and conclusions addressing geologic, flood and fire hazards, structural integrity or other potential hazards listed in LIP Sections 9.2(A)(1-7) must be included in support of all approvals, denials or conditional approvals of development located on a site or in an area where it is determined that the proposed project causes the potential to create adverse impacts upon site stability or structural integrity.

The proposed development has been analyzed for the hazards listed in LIP Chapter 9 by the Planning Department, City Biologist, City Environmental Health Administrator, City Public Works Department, City geotechnical staff, WD29, and LACFD. The required findings are made as follows:

Finding 1. The project, as proposed will neither be subject to nor increase instability of the site or structural integrity from geologic, flood, or fire hazards due to project design, location on the site or other reasons.

As noted in the Geotechnical Review Sheet in Attachment 4, the applicant submitted a geotechnical engineering report and addenda prepared by Stratum Geotechnical Consultants and GeoSystems, Inc. These reports are on file at City Hall. The reports evaluate site specific conditions and recommendations are provided to address any pertinent issues. Potential hazards analyzed include geologic, seismic and fault rupture, liquefaction, landslide, groundwater, tsunami, and flood and fire hazards. It has been determined that the project is not located in a hazard zone, except that the project site is located within an extreme high fire hazard area.
72

Fire Hazard
The entire City of Malibu is designated as a Very High Fire Hazard Severity Zone, a zone defined by a more destructive behavior of fire and a greater probability of flames and embers threatening buildings. The subject parcel is currently subject to wildfire hazards.

The scope of work proposed as part of this application is not expected to have an adverse impact on wildfire hazards. The proposed development may actually decrease the site’s susceptibility to wildfire through compliance with fuel modification requirements and the use of appropriate building materials will be utilized during construction.

The City is served by the LACFD, as well as the California Department of Forestry, if needed. In the event of major fires, the County has “mutual aid agreements” with cities and counties throughout the State so that additional personnel and firefighting equipment can augment the LACFD. Conditions of approval have been included in the resolution to require compliance with all LACFD development standards. As such, the proposed project, as designed, constructed, and conditioned, will not be subject to nor increase the instability of the site or structural integrity involving wildfire hazards.

Based on review of the project plans and associated geotechnical reports by City Environmental Health Administrator, City Public Works Department, City geotechnical staff and LACFD, these specialists determined that adverse impacts to the project site related to the proposed development are not expected. The proposed project, including the new OWTS, will neither be subject to nor increase the instability from geologic, flood, or fire hazards. In summary, the proposed development is suitable for the intended use provided that the certified engineering geologist and/or geotechnical engineer’s recommendations and governing agency’s building codes are followed.

The project, as conditioned, will incorporate all recommendations contained in the above cited geotechnical report and conditions required by the City Public Works Department, City geotechnical staff and LACFD, including foundations, OWTS, and drainage. As such, the proposed project will not increase instability of the site or structural integrity from geologic, flood, or any other hazards.

Finding 2. The project, as conditioned, will not have significant adverse impacts on site stability or structural integrity from geologic, flood or fire hazards due to required project modifications, landscaping or other conditions.

As stated in Finding 1, the proposed project, as designed, conditioned and approved by the applicable departments and agencies, will not have any significant adverse impacts on the site stability or structural integrity from geologic or flood hazards due to project modifications, landscaping or other conditions.
73

Finding 3. The project, as proposed or as conditioned, is the least environmentally damaging alternative.

As previously stated in Section A, Finding 3, the proposed project, as designed and conditioned, is the least environmentally damaging alternative.

Finding 4. There are no alternatives to development that would avoid or substantially lessen impacts on site stability or structural integrity.

As previously discussed in Finding 3 of Section A and Finding 1, there are no feasible alternatives to development that would avoid or substantially lessen impacts on site stability or structural integrity.

Finding 5. Development in a specific location on the site may have adverse impacts but will eliminate, minimize or otherwise contribute to conformance to sensitive resource protection policies contained in the certified Malibu LCP.

As discussed in Section A, Finding 3, the proposed project, as designed and conditioned, is the least environmentally damaging alternative and no adverse impacts to sensitive resources are anticipated.

I. Shoreline and Bluff Development (LIP Chapter 10)
The project site is not located on or along the shoreline, a coastal bluff or bluff top fronting the shoreline. Therefore, the findings of LIP Chapter 10 are not applicable.

J. Public Access (LIP Chapter 12)
The project site is not located along or near the shore, bluff-top or recreational area, and has no trails on or adjacent to it according to the LCP Park Lands Map. Therefore, the findings of LIP Chapter 12 are not applicable.

LIP Section 12.4 requires public access for lateral, bluff-top, and vertical access near the ocean, trails, and recreational access for the following cases:

A. New development on any parcel or location specifically identified in the LUP or in the LCP zoning districts as appropriate for or containing a historically used or suitable public access trail or pathway.

B. New development between the nearest public roadway and the sea.

C. New development on any site where there is substantial evidence of a public right of access to or along the sea or public tidelands, a blufftop trail or an inland trail acquired through use or a public right of access through legislative authorization.

D. New development on any site where a trail, bluff top access or other recreational access is necessary to mitigate impacts of the development on public access where 74

there is no feasible, less environmentally damaging, project alternative that would avoid impacts to public access.

The subject property is located between the first public street and the ocean. A public access easement has been recorded over Sea Level Drive that provides the public access to the Lechuza Beach at the end of the road and other parts of the beach. The proposed development will not impede public access over the recorded public access easement. As described herein, the subject parcel and the proposed project do not include any trails identified on the LCP Park Lands Map on or adjacent to the property, and the property is not located on a bluff or near a recreational area. The requirement for public access of LIP Section 12.4 does not apply and further findings are not required.

K. Land Division (LIP Chapter 15)
The project does not include a land division. Therefore, the findings of LIP Chapter 15 are not applicable.

ENVIRONMENTAL REVIEW: Pursuant to the authority and criteria contained in the California Environment Quality Act (CEQA), the Planning Department has analyzed the proposed project. The Planning Department found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA pursuant to Sections 15303(a) and (e) - New Construction. The Planning Department has further determined that none of the six exceptions to the use of a categorical exemption apply to this project (CEQA Guidelines Section 15300.2).

CORRESPONDENCE: On July 28, 2020, Ms. Elizabeth Lynch, who lives adjacent to the subject parcel, submitted an email to the members of ERB (Attachment 5). Ms. Lynch requested that story poles be installed prior to the ERB meeting and at the meeting raised concerns about the fuel modification not extending beyond the subject parcel. In January 2022, story poles representing the location and height of the proposed residence were installed and inspected by staff. Since the installation of the story poles, none of the neighbors have requested a primary view determination. As stated previously, the fuel modification requirement to remove debris and dead branches within the creek already exists and it is up to LACFD to enforce.

PUBLIC NOTICE: On January 27, 2022, staff published a Notice of Public Hearing in a newspaper of general circulation within the City of Malibu and mailed the notice to all property owners and occupants within a 500-foot radius of the subject parcel (Attachment 6).
75

SUMMARY: The required findings can be made that the project complies with the LCP and MMC. Further, the Planning Department’s findings of fact are supported by substantial evidence in the record. Based on the analysis contained in this report and the accompanying Resolution, staff recommends approval of this project, subject to the conditions of approval contained in Section 5 (Conditions of Approval) of Planning Commission Resolution No. 22-09. The proposed project has been reviewed and conditionally approved for conformance with the LCP by Planning Department staff and appropriate City and County departments.

ATTACHMENTS:

1. Planning Commission Resolution No. 22-09

2. Project Plans

3. Site Photographs

4. Departmental Review Sheets

5. Public Correspondence

6. Public Hearing Notice
76 ATTACHMENT 1

CITY OF MALIBU PLANNING COMMISSION
RESOLUTION NO. 22-09

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

MALIBU, DETERMINING THE PROJECT IS CATEGORICALLY EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND
APPROVING COASTAL DEVELOPMENT PERMIT NO. 05-081 FOR THE CONSTRUCTION OF A NEW 1,799 SQUARE FOOT, TWO-STORY SINGLEFAMILY RESIDENCE PLUS A 398 SQUARE FOOT ATTACHED GARAGE AND 995 SQUARE FOOT BASEMENT, 240 SQUARE FOOT GROUND FLOOR DECK, 349 SQUARE FOOT SECOND FLOOR DECK, 125 SQUARE FOOT

SECOND FLOOR BALCONY, PERMEABLE DRIVEWAY AND ONSITE
WASTEWATER TREATMENT SYSTEM; INCLUDING VARIANCE NO. 09-023

FOR CONSTRUCTION IN A STREAM ENVIRONMENTALLY SENSITIVE
HABITAT AREA BUFFER, VARIANCE NO. 16-024 TO ALLOW FOR THE SEPTIC SYSTEM’S DISPERSAL FIELD TO EXTEND INTO THE REQUIRED 100-FOOT SETBACK FROM THE CREEK, AND SITE PLAN REVIEW NO. 06- 032 FOR HEIGHT OVER 18 FEET BUT NOT TO EXCEED 26 FEET, 2 INCHES

FOR A PITCHED ROOF, IN THE SINGLE-FAMILY MEDIUM DENSITY ZONING DISTRICT LOCATED AT 31864 SEA LEVEL DRIVE (NAJARIAN

AND BEDROSSIAN)
The Planning Commission of the City of Malibu does hereby find, order and resolve as follows:

SECTION 1. Recitals.

A. On April 26, 2005, an application for Coastal Development Permit (CDP) No. 05-081 was submitted to the Planning Department. Variance (VAR) Nos. 09-023 and 16-024, and Site Plan Review (SPR) No. 06-032 were subsequently assigned to the project. The application was routed to the City Biologist, City Environmental Health Administrator, City geotechnical staff, City Public Works Department and Los Angeles County Fire Department (LACFD) for review.

B. On May 12, 2020, a Notice of Coastal Development Permit Application was posted on the subject property.

C. On August 3, 2020, the Environmental Review Board (ERB) reviewed the project and made recommendations to the Planning Commission.

D. On January 18, 2022, Planning Department staff conducted a site visit after story poles representing the location, height and bulk of the proposed residential building were installed.

E. On January 19, 2022, staff deemed the application complete for processing.

F. On January 27, 2022, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.

G. On February 22, 2022, the Planning Commission held a duly noticed public hearing on the subject application, reviewed and considered the staff report, reviewed and considered written reports, public testimony, and other information in the record.

77 Resolution No. 22-09

______________________
SECTION 2. Environmental Review.

Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA), the Planning Commission has exercised its independent judgment and analyzed the proposal as described above. The Planning Commission has found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA pursuant to Sections 15303(a) and (e) — New Construction or Conversion of Small Structures. The Planning Commission has further determined that none of the six exceptions to the use of a categorical exemption applies to this project (CEQA Guidelines Section 15300.2).

SECTION 3. Coastal Development Permit Findings.

Based on the substantial evidence contained within the record, including the agenda report for the project and the hearing on February 22, 2022, and pursuant to Local Coastal Program (LCP) Local Implementation Plan (LIP), including Sections 13.7(B) and 13.9, and the Malibu Municipal Code (MMC), the Planning Commission makes the findings of fact below, and approves CDP No. 05-081 for the construction of a new 1,799 square foot, two-story single-family residence plus a 398 square foot attached garage and 995 square foot basement, 240 square foot ground-floor deck, 349 square foot second floor deck, 125 square foot second floor balcony, permeable driveway and onsite wastewater treatment system (OWTS); including VAR No. 09-023 for construction in a stream Environmentally Sensitive Habitat Area (ESHA) buffer, VAR No. 16-024 for the septic system’s dispersal field to extend into the required 100-foot setback from the creek, and SPR No. 06-032 for height over 18 feet but not to exceed 26 feet, 2 inches for a pitched roof, in the Single Family, Medium Density (SFM) zoning district located at 31864 Sea Level Drive.

The project is consistent with the LCP’s zoning, grading, cultural resources, water quality, and wastewater treatment system standards requirements. The project, as conditioned, has been determined to be consistent with all applicable LCP codes, standards, goals, and policies. The required findings are made herein.

A. General Coastal Development Permit (LIP Chapter 13)

1. Evidence in the record demonstrates that the proposed project, as conditioned, conforms to the LCP and MMC in that it meets all applicable residential development standards inclusive of the variances and SPR.

2. The project is located between the first public road and the sea. However, a public pedestrian easement was previously granted to the Mountains Recreation and Conservation Authority over West Sea Level Drive. The proposed development will not impede or infringe on this easement in any way. The proposed development is entirely within a private property with no direct connection to any recreational or coastal resources and is therefore, in conformity to the public access and recreation policies of Chapter 3 of the Coastal Act of 1976.

3. Evidence in the record demonstrates that the proposed project maximizes the setback from the creek, minimizes the impacts to ESHA to the extent feasible, and does not result in any significant adverse impacts. Therefore, the proposed project can be found to be the least environmentally damaging alternative.
78 Resolution No. 22-09

______________________

4. The ERB reviewed the proposed project and provided a list of four recommendations.

The proposed project either complies or will be conditioned to comply with three of the four recommendations. However, the recommendation that requires the property owners to extend the fuel modification beyond the westerly property line is not feasible since the property owners do not have the right to conduct fuel modification on someone else’s property. In any event, the LACFD requires that the neighboring property owner to the west conduct their own fuel modification within 200 feet of any surrounding building. Should the fuel modification not be cleared in compliance with the LACFD requirements, LACFD is then responsible to clear the area and sends a statement for the cost to the property owner where the fuel modification was cleared.

B. Variance No. 09-023 for New Development within ESHA Buffer (LIP Section 13.26.5) VAR No. 09-023 is a request to allow new development to encroach into a stream ESHA buffer.

1. There are special circumstances and exceptional characteristics applicable to the subject parcel, such that strict application of the zoning ordinance deprives the property of privileges enjoyed by other properties in the vicinity, including: the small size parcel and the location of onsite stream ESHA. Based on the size of the parcel as depicted on the site plan, there is no feasible configuration or siting that would place the proposed residence outside the stream ESHA buffer. The properties in the vicinity are primarily developed under the identical zoning classification with similar development limitations related proximity to ESHA. As such, there is no way to site the proposed residence to avoid encroachment into the buffer. Strict application of the zoning ordinance would deprive the property owners of the same development configuration and siting enjoyed by other properties in the vicinity with the same zoning and constraints.

2. With the incorporation of the recommended conditions of approval, the granting of a variance will not be detrimental to the public interest, safety, health or welfare, and will not be detrimental or injurious to the property or improvements in the same vicinity and SFM zone district in which the property is located. The project is designed to minimize grading and landform alteration by utilizing the flattest area of the property. The project complies with the 1,738 square foot development area required for this variance to minimize impacts to ESHA. Furthermore, the project has been reviewed and approved by the City Biologist, City Environmental Health Administrator, City geotechnical staff and City Public Works Department for conformance with the LCP and determined not to be detrimental to the public interest safety, health or welfare, nor detrimental or injurious to the property.

3. The granting of the variance will not constitute a special privilege to the applicant or property owners in that single-family residences have been developed on properties in the immediate vicinity with reduced setbacks from ESHA similar to the requested variance. In addition, the proposed single-family residence is consistent with the uses permitted in the applicable zoning designation. The neighboring properties to the south and north, which are developed with singlefamily residences, are also adjacent to ESHA. Therefore, granting of the variance will not constitute a special privilege to the applicant or property owners.

4. The granting of the variance is to allow new development within the stream ESHA buffer. Based on the size of the subject parcel and location of nearby creek, the development of any size will be located within the 100-foot stream ESHA buffer and therefore, the requested variance could not be avoided. However, the proposed project is in line with other neighboring developments and it is in compliance with all applicable ESHA requirements, including the 1,738 square foot 79 Resolution No. 22-09

______________________
development area. The project will not be contrary to or in conflict with the general purposes and intent of the zoning provisions nor contrary to or in conflict with the goals, objectives and policies of the LCP, pursuant to LIP Section 4.6.4(A).

5. The project consists of the construction of a new two-story residence and an attached two-car garage and basement. The granting of the variance is for new development to extend into a stream ESHA buffer. Evidence in the record demonstrates that there is no environmentally superior siting location and the total development area for the proposed project is 1,719 square feet; less than 1,738 square feet, which is the maximum allowable pursuant to LIP Section 4.7.

6. The subject parcel is zoned SFM which allows for residential development. The proposed project includes the construction of a two-story single-family residence which is a permitted use in the subject zone. Approval of the variance would permit the proposed encroachment into the stream ESHA buffer. The use is consistent with the purpose and intent of the SFM Zone.

7. The project will consist of the construction of a single-family residence on the subject parcel. The subject parcel is physically suitable for the proposed residence because with the incorporation of the recommended conditions of approval the stream ESHA shall be protected.

Specifically, the subject parcel is physically suitable for the construction of a single-family residence, decks and OWTS with the incorporation of the proposed variance.

8. The variance complies with all requirements of State and local laws.

C. Variance No. 16-024 for the Septic System’s Dispersal Field to Extend into the Required 100-foot Setback from the Creek (LIP Section 13.26.5) VAR No. 16-024 is proposed for the septic system’s dispersal field to extend into the required 100- foot setback from the creek.

1. Evidence in the record demonstrates that the subject parcel has exceptional physical constraints that limit the location of development such a stream near the parcel’s rear lot line and small parcel size. The proposed dispersal system is located between the proposed residence and Sea Level Drive as far from the creek as feasible. However, there is no way to site the dispersal area to avoid encroachment into the stream ESHA buffer. Therefore, the strict application of the code would deprive the property owners of the ability to develop the property which is a privilege enjoyed by other properties in the vicinity.

2. The proposed variance will not be detrimental to the public interest, safety, health, or welfare or injurious to the property or improvements in the same vicinity and zone. The project has been reviewed and approved by the City Biologist, City Environmental Health Administrator, City geotechnical staff and City Public Works Department for conformance with the LCP and determined not to be detrimental to the public interest safety, health or welfare, nor detrimental or injurious to the property.

3. The proposed variance will not constitute a special privilege to the applicant or property owners in that many other properties in the vicinity are developed with single-family residences and include septic systems.

4. Evidence in the record demonstrates that the proposed variance will not be contrary to or in conflict with the LCP.
80 Resolution No. 22-09

______________________

5. Evidence in the record demonstrates that the subject parcel is physically suitable for the proposed variance.

6. The variance request does not authorize a use or activity that is not expressly authorized by the zoning regulations for the subject parcel.

7. The proposed project has been reviewed and approved by the City geotechnical staff and City Public Works Department as being physically suitable for the proposed variance.

8. The variance complies with all requirements of State and local laws.

D. Site Plan Review No. 06-032 for Construction in Excess of 18 Feet in Height (LIP Section 13.27)
SPR No. 06-032 is requested for the construction of a new single-family residence over 18 feet for a maximum of 26 feet, 2 inches in height with a pitched roof.

1. Evidence in the record demonstrates the project is consistent with policies and provisions of the LCP.

2. Based on the surrounding topography and existing development, the proposed project will blend with the surrounding built environment and will not have an adverse effect on neighborhood character.

3. The story pole photos show that given the surrounding topography and existing development, the proposed project will blend with the surrounding built environment and does not have a significant impact on public views.

4. Evidence in the record demonstrates the project complies with all applicable requirements of state and local law.

5. Evidence in the record demonstrates the project is consistent with the City’s General Plan and LCP.

6. The proposed residence is not expected to obstruct visually impressive scenes of the Pacific Ocean, off-shore islands, Santa Monica Mountains, canyons, valleys, or ravines from the main viewing areas of any affected principal residence as defined in MMC Section

17.40.040(A)(17).

E. Environmentally Sensitive Habitat Area Overlay (LIP Chapter 4)

1. Evidence in the record demonstrates that no alternative exists that would avoid encroachment of fuel modification into the stream ESHA buffer and the strict application of the ESHA overlay ordinance would preclude single-family residential development on the subject parcel.

2. The proposed project is consistent with all applicable provisions of the LCP. The proposed development area (1,719 square feet) is less than 25 percent of the lot area, which is consistent with LIP Section 4.7.1. The proposed development area has been reviewed and approved by the City Biologist.
81 Resolution No. 22-09

______________________
F. Hazards (LIP Chapter 9)

1. Evidence in the record demonstrates that the project, as conditioned, will not increase instability of the site or structural integrity from geologic, flood, or any other hazards.

2. The proposed project, as designed, conditioned and approved by the applicable departments and agencies, will not have any significant adverse impacts on site stability or structural integrity from geologic, flood or fire hazards due to project modifications, landscaping or other conditions.

3. Evidence in the record demonstrates that the proposed project, as designed and conditioned, is the least environmentally damaging alternative.

4. Evidence in the record demonstrates that there are no feasible alternatives to the proposed development that would avoid or substantially lessen any adverse impacts on site stability or structural integrity as none are expected as a result of the proposed project.

5. Evidence in the record demonstrates that the proposed project, as designed and conditioned, is the least environmentally damaging alternative and no adverse impacts to sensitive resources are anticipated.

SECTION 4. Planning Commission Action.

Based on the foregoing findings and evidence contained within the record, the Planning Commission hereby approves CDP No. 05-081, VAR Nos. 09-023 and 16-024, and SPR No. 06-032, subject to the following conditions.

SECTION 5. Conditions of Approval.

1. The property owners, and their successors in interest, shall indemnify and defend the City of Malibu and its officers, employees and agents from and against all liability and costs relating to the City's actions concerning this project, including (without limitation) any award of litigation expenses in favor of any person or entity who seeks to challenge the validity of any of the City's actions or decisions in connection with this project. The City shall have the sole right to choose its counsel and property owners shall reimburse the City’s expenses incurred in its defense of any lawsuit challenging the City’s actions concerning this project.

2. Approval of this application is to allow for the project described herein. The scope of work approved includes:
a. Construction of a new, 1,799 square foot, two-story, single-family residence with an attached 398-square foot garage and 995-square foot basement. The first floor includes 1,003 square feet plus a 398 square foot attached garage. The second floor is 796 square feet. The structure will not exceed 26 feet, 2 inches in height. b. A permeable driveway of approximately 366 square feet; c. Understructure grading of approximately 455 cubic yards and non-exempt grading of approximately 120 cubic yards (Exhibit 2);
d. OWTS; and
82 Resolution No. 22-09

______________________
e. Discretionary Requests:
i. Variance (VAR) No. 09-023 for construction within a stream ESHA buffer; ii. VAR No. 16-024 for the septic system’s dispersal field to extend into the required 100-foot setback from the creek; and
iii. Site Plan Review (SPR) No. 06-032 to allow the construction of a singlefamily residence with a maximum height of 26 feet, 2 inches for a pitched roof.

3. Except as specifically changed by conditions of approval, the proposed development shall be constructed in substantial conformance with the approved scope of work, as described in Condition No. 2 and depicted on plans on file with the Planning Department date stamped December 1, 2021 for architectural and landscaping plans and April 24, 2020 for civil plans.

The proposed development shall further comply with all conditions of approval stipulated in this resolution and Department Review Sheets attached hereto. In the event project plans conflict with any condition of approval, the condition shall take precedence.

4. Pursuant to LIP Section 13.18.2, this permit and rights conferred in this approval shall not be effective until the property owners sign, notarize and return the Acceptance of Conditions Affidavit accepting the conditions of approval set forth herein. The applicant shall file this form with the Planning Department prior to the issuance of any development permits.

5. The applicant shall submit three (3) complete sets of plans to the Planning Department for consistency review and approval prior to plan check and again prior to the issuance of any building or development permits.

6. The CDP shall be expired if the project has not commenced within three (3) years after issuance of the permit, unless a time extension has been granted. Extension of the permit may be granted by the approving authority for due cause. Extensions shall be requested in writing by the applicant or authorized agent prior to expiration of the three-year period and shall set forth the reasons for the request. In the event of an appeal, the CDP shall expire if the project has not commenced within three years from the date the appeal is decided by the decision-making body or withdrawn by the appellant.

7. Any questions of intent or interpretation of any condition of approval will be resolved by the Planning Director upon written request of such interpretation.

8. All development shall conform to requirements of the City of Malibu Environmental Sustainability Department, City Biologist, City Coastal Engineer, City Environmental Health Administrator, City geotechnical staff, City Public Works Department, Los Angeles County Waterworks District No. 29 and LACFD, as applicable. Notwithstanding this review, all required permits shall be secured.

9. Minor changes to the approved plans or the conditions of approval may be approved by the Planning Director, provided such changes achieve substantially the same results and the project is still in compliance with the Malibu Municipal Code and the Local Coastal Program. Revised plans reflecting the minor changes and additional fees shall be required. 83 Resolution No. 22-09

______________________

10. Pursuant to LIP Section 13.20, development pursuant to an approved CDP shall not commence until the CDP is effective. The CDP is not effective until all appeals, including those to the California Coastal Commission (CCC), have been exhausted. In the event that the CCC denies the permit or issues the permit on appeal, the coastal development permit approved by the City is void.

11. The property owners must submit payment for all outstanding fees payable to the City prior to issuance of any building permit, including grading or demolition.

Cultural Resources

12. A qualified archaeologist must be present at the site to monitor all site excavation down to three feet from existing grade. Prior to the issuance of any development permit, the property owners or applicant must provide evidence that an archaeologist has been contracted to perform the required monitoring. After the monitoring is concluded, the qualified archaeologist is required to provide a summary in writing describing the monitoring findings.

13. In the event that potentially important cultural resources are found in the course of geologic testing or during construction, work shall immediately cease until a qualified archaeologist can provide an evaluation of the nature and significance of the resources and until the Planning Director can review this information. Thereafter, the procedures contained in LIP Chapter 11 and those in MMC Section 1 7.54.040(D)(4)(b) shall be followed.

14. If human bone is discovered during geologic testing or during construction, work shall immediately cease and the procedures described in Section 7050.5 of the California Health and Safety Code shall be followed. Section 7050.5 requires notification of the coroner. If the coroner determines that the remains are those of a Native American, the applicant shall notify the Native American Heritage Commission by phone within 24 hours. Following notification of the Native American Heritage Commission, the procedures described in Section 5097.94 and Section 5097.98 of the California Public Resources Code shall be followed.

Lighting

15. Exterior lighting must comply with the Dark Sky Ordinance and shall be minimized, shielded, or concealed and restricted to low intensity features, so that no light source is directly visible from public view. Permitted lighting shall conform to the following standards:
a. Lighting for walkways shall be limited to fixtures that do not exceed two feet in height and are directed downward, and limited to 850 lumens (equivalent to a 60 watt incandescent bulb);
b. Security lighting controlled by motion detectors may be attached to the residence provided it is directed downward and is limited to 850 lumens; c. Driveway lighting shall be limited to the minimum lighting necessary for safe vehicular use. The lighting shall be limited to 850 lumens; d. Lights at entrances as required by the Building Code shall be permitted provided that such lighting does not exceed 850 lumens;
e. Site perimeter lighting shall be prohibited; and
f. Outdoor decorative lighting for aesthetic purposes is prohibited. 84 Resolution No. 22-09

______________________

16. Night lighting for sports courts or other private recreational facilities shall be prohibited.

17. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness. Lighting levels on any nearby property from artificial light sources on the subject property(ies) shall not produce an illumination level greater than one foot candle.

18. Night lighting from exterior and interior sources shall be minimized. All exterior lighting shall be low intensity and shielded directed downward and inward so there is no offsite glare or lighting of natural habitat areas.

19. String lights are allowed in occupied dining and entertainment areas only and must not exceed 3,000 Kelvin.

20. Motion sensor lights shall be programmed to extinguish ten minutes after activation.

21. Three violations of the conditions by the same property owner will result in a requirement to permanently remove the outdoor light fixture(s) from the site.

Fencing and Walls

22. The height of fences and walls shall comply with LIP Section 3.5.3(A). No retaining wall shall exceed six feet in height or 12 feet in height for a combination of two or more walls.

23. Necessary boundary fencing shall be of an open rail-type design with a wooden rail at the top (instead of wire), be less than 40-inches high, and have a space greater than 14-inches between the ground and the bottom post or wire. A split rail design that blends with the natural environment is preferred.

24. Fencing or walls shall be prohibited within ESHA, except where necessary for public safety or habitat protection or restoration. Fencing or walls that do not permit the free passage of wildlife shall be prohibited in any wildlife corridor.

25. Development adjacent to, but not within ESHA, may include fencing, if necessary for security, that is limited to the area around the clustered development area.

Site Specific Conditions

26. The property owners / applicant shall install sprinklers within the understory of the rear ground-floor deck and residence should such area not be enclosed with concrete or stucco walls on all sides.

27. Prior to the issuance of any development permit, the applicant/property owners shall provide a pre-construction assessment of the existing condition of West Sea Level Drive to the subject parcel. A copy of this assessment shall be kept on file with the City. The applicant/property owners shall be responsible for repairs of any damage to the road that may result during the construction phase of the proposed project. Any obvious damage to the road that becomes apparent during the construction phase (including, but not limited to, potholes, cracks and ripples) shall be immediately repaired by the applicant/property owners. Prior to a 85 Resolution No. 22-09

______________________
Planning Department final inspection, the applicant/property owners shall submit a postconstruction assessment of the road to demonstrate compliance with this condition. A photo survey shall be utilized to complete this assessment.

Building Plan Check
Construction / Framing

28. Prior to the commencement of work, the applicant shall submit a copy of their Construction Management Plan. The Construction Management Plan shall include a dedicated parking location for construction workers, not within the public right of way.

29. A construction staging plan shall be reviewed and approved by the Planning Director prior to plan check submittal.

30. Construction hours shall be limited to Monday through Friday from 7:00 a.m. to 7:00 p.m. and Saturdays from 8:00 a.m. to 5:00 p.m. No construction activities shall be permitted on Sundays or City-designated holidays.

31. Construction management techniques, including minimizing the amount of equipment used simultaneously and increasing the distance between emission sources, shall be employed as feasible and appropriate. All trucks leaving the construction site shall adhere to the California Vehicle Code. In addition, construction vehicles shall be covered when necessary; and their tires rinsed prior to leaving the property.

32. All new development, including construction, grading, and landscaping shall be designed to incorporate drainage and erosion control measures prepared by a licensed engineer that incorporate structural and non-structural Best Management Practices (BMPs) to control the volume, velocity and pollutant load of storm water runoff in compliance with all requirements contained in LIP Chapter 17, including:
a. Construction shall be phased to the extent feasible and practical to limit the amount of disturbed areas present at a given time.
b. Grading activities shall be planned during the southern California dry season (April through October).
c. During construction, contractors shall be required to utilize sandbags and berms to control runoff during on-site watering and periods of rain in order to minimize surface water contamination.
d. Filter fences designed to intercept and detain sediment while decreasing the velocity of runoff shall be employed within the project site.

33. When framing is complete, a site survey shall be prepared by a licensed civil engineer or architect that states the finished ground level elevation and the highest roof member elevation. Prior to the commencement of further construction activities, said document shall be submitted to the assigned Building Inspector and Planning Department for review and sign off on framing.

34. For the transportation of heavy construction equipment and/or material, which requires the use of oversized-transport vehicles on State highways, the applicant / property owners are required to obtain a transportation permit from the California Department of Transportation. 86 Resolution No. 22-09

______________________
Biology / Landscaping

35. Except as permitted pursuant to the provisions in LUP policies 3.18 and 3.20, throughout the City of Malibu, development that involves the use of pesticides, including insecticides, herbicides, rodenticides or any other similar toxic chemical substances, shall be prohibited in cases where the application of such substances would have the potential to significantly degrade Environmentally Sensitive Habitat Areas or coastal water quality or harm wildlife.

Herbicides may be used for the eradication of invasive plant species or habitat restoration, but only if the use of non-chemical methods for prevention and management such as physical, mechanical, cultural, and biological controls are infeasible. Herbicides shall be restricted to the least toxic product and method, and to the maximum extent feasible, shall be biodegradable, derived from natural sources, and used for a limited time.

36. Any site preparation activities, including removal of vegetation, between February 1 and September 15 will require nesting bird surveys by a qualified biologist at least five days prior to initiation of site preparation activities. Should active nests be identified, a buffer area no less than 150 feet (300 feet for raptors) shall be fenced off until it is determined by a qualified biologist that the nest is no longer active. A report discussing the results of nesting bird surveys shall be submitted to the City within two business days of completing the surveys.

37. Prior to final Planning inspection or other final project sign off (as applicable), the applicant shall submit to the Planning Director for review and approval a certificate of completion in accordance with the Landscape Water Conservation Ordinance (MMC Chapter 9.22). The certificate shall include the property owners’ signed acceptance of responsibility for maintaining the landscaping and irrigation in accordance with the approved plans and MMC Chapter 9.22.

38. No portion of the project development shall be placed within the protected zone of a protected native tree.

39. Invasive plant species, as determined by the City of Malibu, are prohibited.

40. Vegetation shall be situated on the property so as not to significantly obstruct the primary view from private property at any given time (given consideration of its future growth).

41. The landscape plan shall prohibit the use of building materials treated with toxic compounds such as creosote or copper arsenate.

42. Construction fencing shall be placed within five feet of the southern limits of grading.

Construction fencing shall be installed prior to the beginning of any construction and shall be maintained throughout the construction period to protect the site’s sensitive habitat areas.

43. Construction fencing shall be installed at the rear property boundary and around the protected zone (5 feet from the dripline or 15 feet from the trunk) of any oak tree prior to the beginning of construction and shall be maintained throughout the construction period to protect the site’s sensitive habitat areas – particularly the stream north of the property. 87 Resolution No. 22-09

______________________

44. The landscape and fuel modification plan has been conditioned to protect natural resources in accordance with the Local Coastal Program. All areas shall be planted and maintained as described in the landscape and fuel modification plan. Failure to comply with the landscape conditions is a violation of the conditions of approval for this project.

45. Native species of the Santa Monica Mountains, characteristic of the local habitat, shall be used on graded slopes or where slope plantings are required for slope stabilization, erosion control, and watershed protection. Plants should be selected to have a variety of rooting depths. A spacing of 15 feet between large woody (>10-foot canopy) shrubs is recommended by the LACFD. Lawns are prohibited on slopes > 5 percent.

46. Prior to installation of any landscaping, the applicant shall obtain a plumbing permit for the proposed irrigation system from the Building Safety Division.

47. Prior to a final plan check approval, the property owners /applicant must provide a landscape water use approval from the Los Angeles County Waterworks District No. 29.

48. Vegetation forming a view impermeable condition serving the same function as a fence or wall (also known as a hedge) located within the side or rear yard setback shall be maintained at or below a height of six feet. A hedge located within the front yard setback shall be maintained at or below a height of 42 inches. Three violations of this condition will result in a requirement to permanently remove the vegetation from the site.

49. Vegetation in excess of six feet in height shall not obstruct the primary view of existing residences located within a 1,000-foot radius at any given time (given consideration of its future growth).

50. Plantings required for fuel modification, except for within irrigated Zone A nearest to approved residential structures, must be native, drought-tolerant species and shall blend with the existing natural vegetation and natural habitats on the site.

51. The use of wood chips and shredded rubber is prohibited anywhere on the site. Flammable mulch material, including shredded bark, pine needles, and artificial turf, are prohibited between zero and five feet of a structure. Non-continuous use of flammable mulch (excluding wood chips and shredded rubber) is allowed between 5 and 30 feet from the eave/overhang of a structure with limited application areas. Any mulch materials (excluding wood chips and shredded rubber) are allowed 30 feet or more from a structure with no limitation on application area.

52. Other than the approved 710 square feet of turf, no non-native plants are permitted in the rear yard and all plants shall be suitable for adjacent monarch butterfly habitat. 88 Resolution No. 22-09

______________________
Fuel Modification

53. The project shall receive LACFD approval of a Final Fuel Modification Plan prior to the issuance of final building permits.

Public Works

54. A digital drawing (AutoCAD) of the project’s private storm drain system, public storm drain system within 250 feet of the property limits, and post-construction BMPs shall be submitted to the Public Works Department prior to the issuance of grading or building permits. The digital drawing shall adequately show all storm drain lines, inlets, outlets, post-construction BMPs and other applicable facilities. The digital drawing shall also show the subject property, public or private street, and any drainage easements.

55. The applicant shall label all City/County storm drain inlets within 250 feet from each property line per the City of Malibu’s standard label template. A note shall be placed on the project plans that address this condition.

Grading/Drainage/Hydrology

56. The non-exempt grading for the project shall not exceed a total of 1,000 cubic yards, cut and fill.

57. The total grading yardage verification certificate shall be copied onto the coversheet of the Grading Plan. No alternative formats or substitutes will be accepted.

58. The ocean between Latigo Point and the west City limits has been established by the State Water Resources Control Board as an Area of Special Biological Significance (ASBS) as part of the California Ocean Plan. This designation prohibits the discharge of any waste, including stormwater runoff, directly into the ASBS. The applicant shall provide a drainage system that accomplishes the following:
a. Installation of BMPs that are designed to treat the potential pollutants in the stormwater runoff so that it does not alter the natural ocean water quality. These pollutants include trash, oil and grease, metals, bacteria, nutrients, pesticides, herbicides and sediment.
b. Prohibits the discharge of trash.
c. Only discharges from existing storm drain outfalls are allowed. No new outfalls will be allowed. Any proposed or new storm water discharged shall be routed to existing storm drain outfalls and shall not result in any new contribution of waste to the ASBS (i.e., no additional pollutant loading).
d. Elimination of non-storm water discharges.

59. A grading and drainage plan containing the following information shall be approved, and submitted to the Public Works Department, prior to the issuance of grading permits for the project:
a. Public Works Department general notes;
89 Resolution No. 22-09

______________________
b. The existing and proposed square footage of impervious coverage on the property shall be shown on the grading plan (including separate areas for buildings, driveways, walkways, parking, tennis courts and pool decks); c. The limits of land to be disturbed during project development shall be delineated and a total area shall be shown on this plan. Areas disturbed by grading equipment beyond the limits of grading, areas disturbed for the installation of the septic system, and areas disturbed for the installation of the detention system shall be included within the area delineated;
d. The limits to land to be disturbed during project development shall be delineated and a total area of disturbance should be shown on this plan. Areas disturbed by grading equipment beyond the limits of grading shall be included within the area delineated; e. If the property contains rare, endangered or special status species as identified in the Biological Assessment, this plan shall contain a prominent note identifying the areas to be protected (to be left undisturbed). Fencing of these areas shall be delineated on this plan as required by the City Biologist;
f. The grading limits shall include the temporary cuts made for retaining walls, buttresses and over excavations for fill slopes; and
g. Private storm drain systems shall be shown on this plan. Systems greater than 12 inches in diameter shall also have a plan and profile for the system included with this plan.

60. A Local Storm Water Pollution Prevention Plan (LSWPPP) shall be provided prior to issuance of grading/building permits. This plan shall include an Erosion and Sediment Control Plan (ESCP) that includes, but is not limited to:

Erosion Controls Scheduling Erosion Controls Scheduling Preservation of Existing Vegetation
Sediment Controls Silt Fence Sediment Controls Silt Fence Sand Bag Barrier
Stabilized Construction Entrance
Non-Storm Water Management Water Conservation Practices Dewatering Operations
Waste Management Material Delivery and Storage
Stockpile Management
Spill Prevention and Control
Solid Waste Management
Concrete Waste Management
Sanitary/Septic Waste Management
All Best Management Practices (BMP) shall be in accordance to the latest version of the California Stormwater Quality Association (CASQA) BMP Handbook. Designated areas for the storage of construction materials, solid waste management, and portable toilets must not disrupt drainage patterns or subject the material to erosion by site runoff.

61. Storm drainage improvements are required to mitigate increased runoff generated by property development. The applicant shall have the choice of one method specified within LIP Section 17.3.2.B.2.
90 Resolution No. 22-09

______________________

62. A Storm Water Management Plan (SWMP) shall be submitted for review and approval of the Public Works Director. The SWMP shall be prepared in accordance with the LIP Section

17.3.2 and all other applicable ordinances and regulations. The SWMP shall be supported by a hydrology and hydraulic study that identifies all areas contributory to the property and an analysis of the pre-development and post-development drainage of the site. The SWMP shall identify the site design and source control BMPs that have been implemented in the design of the project. The SWMP shall be reviewed and approved by the Public Works Department prior to the issuance of the grading or building permit for this project.

63. Clearing and grading during the rainy season (extending from November 1 to March 31) shall be prohibited for development that:
a. Is located within or adjacent to ESHA, or
b. Includes grading on slopes greater than 4 to 1.

Approved grading for development that is located within or adjacent to ESHA or on slopes greater than 4 to 1 shall not be undertaken unless there is sufficient time to complete grading operations before the rainy season. If grading operations are not completed before the rainy season begins, grading shall be halted and temporary erosion control measures shall be put into place to minimize erosion until grading resumes after March 31, unless the City determines that completion of grading would be more protective of resources.

64. The Building Official may approve grading during the rainy season to remediate hazardous geologic conditions that endanger public health and safety.

65. Exported soil from a site shall be taken to the Los Angeles County Landfill or to a site with an active grading permit and the ability to accept the material in compliance with LIP Section 8.3. A note shall be placed on the on the project that addresses this condition.

66. All cut and fill slopes shall be stabilized with landscaping at the completion of final grading.

67. A Water Quality Mitigation Plan (WQMP) shall be submitted for review and approval of the Public Works Director. The WQMP shall be supported by a hydrology and hydraulic study that identifies all areas contributory to the property and an analysis of the predevelopment and post development drainage on the site. The QQMP shall meet all the requirements of the City’s current Municipal Separate Stormwater Sewer System (MS4) permit. The following elements shall be included within the WQMP:
a. Site Design Best Management Practices (BMPs);
b. Source Control BMPs;
c. Treatment Control BMPs that retain on-site Stormwater Quality Design Volume (SWQDv). Or where it is technically infeasible to retain on-site, the project must biofitrate 1.5 times the SWQDv that is not retained on-site; d. Drainage improvements;
e. A plan for the maintenance and monitoring of the proposed treatment BMPs for the expected life of the structure;
f. Methods of onsite percolation, site re-vegetation and an analysis for off-site project impacts;
g. Measures to treat and infiltrate runoff from impervious areas; h. A copy of the WQMP shall be filed against the property to provide constructive notice to future property owners of their obligation to maintain the water quality 91 Resolution No. 22-09

______________________
measure installed during construction prior to the issuance of grading or building permits; and
i. The WQMP shall be submitted to the Public Works Department and the fee applicable at the time of submittal for review of the WQMP shall be paid prior to the start of the technical review. The WQMP shall be approved prior to the Public Works Department’s approval of the grading and drainage plan and/or building plans. The Public Works Department will tentatively approve the plan and will keep a copy until the completion of the project. Once the project is completed, the applicant shall verify the installation of the BMP’s, make any revisions to the WQMP, and resubmit to the Public Works Department for approval. The original signed and notarized document shall be recorded with the Los Angeles County Recorder. A certified copy of the WQMP shall be submitted to the Public Works Department prior to the issuance of the certificate of occupancy.

Geology

68. All recommendations of the consulting certified engineering geologist or geotechnical engineer and/or the City geotechnical staff shall be incorporated into all final design and construction including foundations, grading, sewage disposal, and drainage. Final plans shall be reviewed and approved by the City geotechnical staff prior to the issuance of a grading permit.

69. Final plans approved by the City geotechnical staff shall be in substantial conformance with the approved CDP relative to construction, grading, sewage disposal and drainage. Any substantial changes may require a CDP amendment or a new CDP.

Swimming Pool / Spa / Water Feature

70. Onsite noise, including that which emanates from swimming pool and air conditioning equipment, shall be limited as described in MMC Chapter 8.24 (Noise).

71. Pool and air conditioning equipment that will be installed shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall comply with LIP Section

3.5.3(A).

72. All swimming pools shall contain double walled construction with drains and leak detection systems capable of sensing a leak of the inner wall.

73. The discharge of swimming pool, spa and decorative fountain water and filter backwash, including water containing bacteria, detergents, wastes, algaecides, or other chemicals is prohibited. Swimming pool, spa, and decorative fountain water may be used as landscape irrigation only if the following items are met:
a. The discharge water is dechlorinated, debrominated or if the water is disinfected using ozonation;
b. There are sufficient BMPs in place to prevent soil erosion; and c. The discharge does not reach in to the MS4 or to the ASBS (including tributaries).

74. Discharges not meeting the above-mentioned methods must be trucked to a Publicly Owned Wastewater Treatment Works.
92 Resolution No. 22-09

______________________

75. A sign stating “It is illegal to discharge pool, spa, or water feature waters to a street, drainage course, or storm drain per MMC Section 13.04.060(D)(5)” shall be posted in the filtration and/or pumping equipment area for the property. Prior to the issuance of any permits, the applicant shall indicate the method of disinfection and the method of discharging.

76. Pursuant to MMC Section 9.20.040(B), all ponds, decorative fountains shall require a water recirculating/recycling system.

Onsite Wastewater Treatment System

77. Prior to the issuance of a building permit the applicant shall demonstrate, to the satisfaction of the Building Official, compliance with the City of Malibu’s OWTS regulations including provisions of MMC Chapters 15.40, 15.42, 15.44, and LIP Chapter 18 related to continued operation, maintenance and monitoring of the OWTS.

78. Prior to final Environmental Health approval, a final OWTS plot plan prepared by a City Registered OWTS Designer shall be submitted showing an OWTS design meeting the minimum requirements of the MMC and the LCP, including necessary construction details, the proposed drainage plan for the developed property and the proposed landscape plan for the developed property. The OWTS plot plan shall show essential features of the OWTS and must fit onto an 11-inch by 17-inch sheet leaving a five-inch margin clear to provide space for a City applied legend. If the scale of the plans is such that more space is needed to clearly show construction details and/or all necessary setbacks, larger sheets may also be provided (up to a maximum size of 18 inches by 22 inches).

79. A final OWTS design report and large set of construction drawings with system specifications (four sets) shall be submitted to describe the OWTS design basis and all components (i.e., alarm system, pumps, timers, flow equalization devices, backflow devices, etc.) proposed for use in the construction of the proposed OWTS. For all OWTS, final reports must be signed by a City registered OWTS Designer, and the plans stamped by a California Geologist. The final OWTS design report and construction drawings shall be submitted to the City Environmental Health Administrator with the designer’s wet signature, professional registration number and stamp (if applicable).

80. Any above-ground equipment associated with the installation of the OWTS shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall not be higher than 42 inches tall.

81. The final design report shall contain the following information (in addition to the items listed above).
a. Required treatment capacity for wastewater treatment and disinfection systems. The treatment capacity shall be specified in terms of flow rate, gallons per day, and shall be supported by calculations relating the treatment capacity to the number of bedroom equivalents, plumbing fixture equivalents, and/or the subsurface effluent dispersal system acceptance rate. The fixture unit count must be clearly identified in association with the design treatment capacity, even if the design is based on the number of bedrooms. Average and peak rates of hydraulic loading to the treatment system shall be specified in the final design;
93 Resolution No. 22-09

______________________
b. Description of proposed wastewater treatment and/or disinfection system equipment.

State the proposed type of treatment system(s) (e.g., aerobic treatment, textile filter ultraviolet disinfection, etc.); major components, manufacturers, and model numbers for “package” systems; and conceptual design for custom engineered systems; c. Specifications, supporting geology information, and percolation test results for the subsurface effluent dispersal portion of the onsite wastewater disposal system. This must include the proposed type of effluent dispersal system (drainfield, trench, seepage pit subsurface drip, etc.) as well as the system’s geometric dimensions and basic construction features. Supporting calculations shall be presented that relate the results of soils analysis or percolation/infiltration tests to the projected subsurface effluent acceptance rate, including any unit conversions or safety factors. Average and peak rates of hydraulic loading to the effluent dispersal system shall be specified in the final design. The projected subsurface effluent acceptance rate shall be reported in units of total gallons per day and gallons per square foot per day.

Specifications for the subsurface effluent dispersal system shall be shown to accommodate the design hydraulic loading rate (i.e., average and peak OWTS effluent flow, reported in units of gallons per day). The subsurface effluent dispersal system design must take into account the number of bedrooms, fixture units and building occupancy characteristics; and
d. All final design drawings shall be submitted with the wet signature and typed name of the OWTS designer. If the scale of the plan is such that more space is needed to clearly show construction details, larger sheets may also be provided (up to a maximum size of 18 inch by 22 inch, for review by Environmental Health). Note:

For OWTS final designs, full-size plans are required for review by the Building Safety Division and/or the Planning Department.

82. All project architectural plans and grading/drainage plans shall be submitted for Environmental Health review and approval. The floor plans must show all drainage fixtures, including in the kitchen and laundry areas. These plans must be approved by the Building Safety Division prior to receiving Environmental Health final approval.

83. A covenant running with the land shall be executed by the property owners and recorded with the Los Angeles County Recorder’s Office. Said covenant shall serve as constructive notice to any successors in interest that: 1) the private sewage disposal system serving the development on the property does not have a 100 percent expansion effluent dispersal area (i.e., replacement disposal field(s) or seepage pit(s)), and 2) if the primary effluent dispersal area fails to drain adequately, the City of Malibu may require remedial measures including, but not limited to, limitations on water use enforced through operating permit and/or repairs, upgrades or modifications to the private sewage disposal system. The recorded covenant shall state and acknowledge that future maintenance and/or repair of the private sewage disposal system may necessitate interruption in the use of the private sewage disposal system and, therefore, any building(s) served by the private sewage disposal system may become non-habitable during any required future maintenance and/or repair. Said covenant shall be in a form acceptable to the City Attorney and approved by the City Environmental Sustainability Department.

84. Proof of ownership of subject property shall be submitted to the City Environmental Health Administrator.
94 Resolution No. 22-09

______________________

85. An operations and maintenance manual specified by the OWTS designer shall be submitted to the property owners and maintenance provider of the proposed OWTS.

86. Prior to final Environmental Health approval, a maintenance contract executed between the owners of the subject property and an entity qualified in the opinion of the City of Malibu to maintain the proposed OWTS after construction shall be submitted. Only original wet signature documents are acceptable and shall be submitted to the City Environmental Health Administrator.

87. Prior to final Environmental Health approval, a covenant running with the land shall be executed between the City of Malibu and the holder of the fee simple absolute as to subject real property and recorded with the City of Malibu Recorder’s Office. Said covenant shall serve as constructive notice to any future purchaser for value that the OWTS serving subject property is an advanced method of sewage disposal pursuant to the MMC. Said covenant shall be provided by the City of Malibu Environmental Health Administrator.

88. The City geotechnical staff final approval shall be submitted to the City Environmental Health Administrator.

89. The City Biologist’s final approval shall be submitted to the City Environmental Health Administrator. The City Biologist shall review the OWTS design to determine any impact on Environmentally Sensitive Habitat Area if applicable.

90. In accordance with MMC Chapter 15.44, prior to Environmental Health approval, an application shall be made to the Environmental Sustainability Department for an OWTS operating permit.

Water Quality / Water Service

91. Prior to the issuance of a building permit, the applicant shall submit an updated Will Serve Letter from Los Angeles County Waterworks District No. 29 to the Planning Department indicating the ability of the property to receive adequate water service.

Prior to Occupancy

92. Prior to, or at the time of a Planning final inspection, the property owners / applicant shall submit to the Planning Department the plumbing permit for the irrigation system installation signed off by the Building Safety Division.

93. Prior to the issuance of a Certificate of Occupancy, the City Biologist shall inspect the project site and determine that all Planning Department conditions to protect natural resources are in compliance with the approved plans.

94. Prior to a final Building inspection, the applicant shall provide a Recycling Summary Report (Summary Report) and obtain the approval from the Environmental Sustainability Department.

Applicant must provide haul tickets and diversion information. The final Summary Report shall designate the specific materials that were land filled or recycled, and state the facilities where all materials were taken.
95 Resolution No. 22-09

______________________

95. The applicant shall request a final Planning Department inspection prior to final inspection by the City of Malibu Building Safety Division. A Certificate of Occupancy shall not be issued until the Planning Department has determined that the project complies with this coastal development permit. A temporary Certificate of Occupancy may be granted at the discretion of the Planning Director, provided adequate security has been deposited with the City to ensure compliance should the final work not be completed in accordance with this permit.

96. Any construction trailer, storage equipment or similar temporary equipment not permitted as part of the approved scope of work shall be removed prior to final inspection and approval, and if applicable, the issuance of the certificate occupancy.

Deed Restrictions

97. The property owners are required to execute and record a deed restriction which shall indemnify and hold harmless the City, its officers, agents, and employees against any and all claims, demands, damages, costs and expenses of liability arising out of the acquisition, design, construction, operation, maintenance, existence or failure of the permitted project in an area where an extraordinary potential for damage or destruction from wildfire exists as an inherent risk to life and property. The property owners shall provide a copy of the recorded document to Planning department staff prior to final planning approval.

98. Prior to final Planning Department approval, the applicant shall be required to execute and record a deed restriction reflecting lighting requirements set forth in Condition Nos. 15-21.

The property owners shall provide a copy of the recorded document to the Planning Department prior to final Planning Department approval.

Fixed Conditions

99. This coastal development permit runs with the land and binds all future owners of the property.
100. Violation of any of the conditions of this approval may be cause for revocation of this permit and termination of all rights granted thereunder.

SECTION 6. The Planning Commission shall certify the adoption of this resolution.

PASSED, APPROVED AND ADOPTED this 22nd day of February 2022. _______________________________________
KRAIG HILL, Planning Commission Chair
ATTEST:
____________________________________
REBECCA EVANS, Recording Secretary
96 Resolution No. 22-09

______________________
LOCAL APPEAL - Pursuant to LIP Section 13.20.1 (Local Appeals) a decision made by the Planning Commission may be appealed to the City Council by an aggrieved person by written statement setting forth the grounds for appeal. An appeal shall be filed with the City Clerk within 10 days and shall be accompanied by an appeal form and filing fee, as specified by the City Council.

Appeal forms may be found online at www.malibucity.org, in person at City Hall, or by calling (310) 456-2489, ext. 245.

COASTAL COMMISSION APPEAL – An aggrieved person may appeal the Planning Commission’s approval to the Coastal Commission within 10 working days of the issuance of the City’s Notice of Final Action. Appeal forms may be found online at www.coastal.ca.gov or in person at the Coastal Commission South Central Coast District office located at 89 South California Street in Ventura, or by calling (805) 585-1800. Such an appeal must be filed with the Coastal Commission, not the City.

I CERTIFY THAT THE FOREGOING RESOLUTION NO. 22-09 was passed and adopted by the Planning Commission of the City of Malibu at the Regular meeting held on the 22nd day of February 2022 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________________
REBECCA EVANS, Recording Secretary
97 NO DESCRIPTION DATE BY

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy
Malibu, CA 90265
Ph. 310.317.0500
www.amitapel.com
RESIDENTIAL A-2 DEVELOPMENT STANDARDS PROJECT SUMMARY DRAWING LIST 3D VIEWVICINITY MAP

PROJECT DIRECTORY

OWNER DESIGNER
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.Malibu, CA 90265AMIT APEL(310) 317-0500 Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt SEA LEVEL31864 SEA LEVEL DR,MALIBU
A-0.0

TITLE PAGE

S E A L E V E L
31864 SEA LEVEL DR,
MALIBU
APN #:ADDRESS:

CITY:

ZIP:EXISTING BUILDING:EXISTING BEDROOMS:EXISTING BATHROOMS:
(PROPOSED) BEDROOMS:(PROPOSED) BATHROOMS:

LOT AREA (GROSS):CONSTRUCTION TYPE:SPRINKLERS:

OCCUPANCY GROUP:

ZONE:AVG. LOT SLOPE:(E) NET IMPERVIOUS AREA:(P) NET IMPERVIOUS AREA:BUILDING AREA TOTAL (GROSS):AREA (EXISTING) CONDITIONED:AREA (PROPOSED) CONDITIONED:AREA (PROPOSED) UNCONDITIONED:

DEVELOPMENT FEATURE PROPOSED MEETS REQUIREMENTSMINIMUM LOT AREARESIDENTIAL DENSITYPERMITTED / ACCESSORY USESFRONT SETBACK:SIDE SETBACK (SOUTH):SIDE SETBACK (NORTH): 10% = 7'-7"

HEIGHT LIMIT

MAXIMUM GRADED AREA

PARKING (COVERED)
-
PROJECT DESCRIPTION:

PROPOSED CONSTRUCTION OF NEW HOUSE AND 2-CAR GARAGE, OPEN DECK, AND BASEMENT PROJECT SCOPE:
1) NEW THREE LEVEL SINGLE FAMILY DWELLING
2) ATTACHED 2-CAR GARAGE
SEPERATE PERMIT:
1) GRADING FOR NEW DRIVEWAY APPROACH AND PARKING AREA UNDER SEPERATE PERMIT2) SITE RETAINING WALLS: ADJACENT TO DRIVEWAY AND PARKING AREA3) SITE WALLS AS OCCUR4) PREFABRICATED STAIRS THE FINAL DESIGN INCLUDES NO FENCING ON THE SITE.REAR SETBACK CURRENT APPLICABLE CODES2016 CBC, WITH ALL 2016 LA COUNTY LOCAL AMENDMENTS T1.1 TITLE SHEET
SURVEY
A0.0 SITE PLANA0.1 SITE PLAN (ENLARGED)A0.2 DECK HEIGHTSA0.3 SLOPE ANALYSISN1.0 GENERAL NOTESN1.1 GENERAL NOTESN1.2 GENERAL NOTESN2.0 BUILDING NOTESN2.1 PLANNING NOTESGR1 CAL GREENGR2 CAL GREENGR3 CAL GREENGR4 CAL GREENA1.1 UPPER FLR SPACEPLANA1.2 MIDDLE FLR SPACEPLANA1.3 LOWER FLR SPACEPLANA1.4 ROOF PLANA2.0 ELEVATIONSA2.1 ELEVATIONSA3.0 SECTIONSA3.1 SECTIONSA3.2 SECTIONSA3.3 SECTIONSA3.4 SECTIONSA3.5 SECTIONSA5.0 DOOR / WINDOW SCHEDULEA9.0 DETAILSA9.1 DETAILSA9.2 DETAILSE-1 CF-1RE-2 MF-1RP-1 PROJECT SUMMARYL-1 PLANTING PLANL-2 PLANTING PLAN NOTESF-1 FUEL MODIFICATION PLANF-2 FUEL MODIFICATION NOTESS-0 STRUCTURAL OBSERVATION NOTESS-N STRUCTURAL NOTESS-1 FOUNDATION PLANS-2 FIRST FLOOR FRAMING PLANS-3 SECOND FLOOR FRAMING PLANS-3.1 DRIVEWAY STRUCTURAL PLANS-4 FRAMING PLANS-5 DETAILSS-5.1 DETAILSS-6 DETAILSS-6.1 DETAILSS-7 DETAILSS-7.1 DETAILSS-7.2 DETAILSS-8 DETAILSS-8.1 DETAILSS-9 SECTIONSS-10 SECTIONSS-10.B SECTIONSHFX1 TYPICAL DETAILSHFX2 TYPICAL DETAILSHFX3 TYPICAL DETAILSS-T TYPICAL DETAILSSM-1 DETAILSSM-2 DETAILSS-D DETAILSS-M-1.1 NOTES DETAILSS-M1.2 NOTESS-M1.3 DETAILSSP-1 DETAILSSP-2 DETAILSS-G GRADING / DRAINAGE PLAN DETAILSS-G2 EROSION CONTROL PLAN DETAILSS-G3 GRADING PLAN / GRADING CALCSM1.0 NOTES, SCHEDULES & LEGENDSM1.1 NOTES, SCHEDULES & LEGENDSM2.0 BASEMENT PLANM2.1 FIRST FLOOR PLANM2.2 SECOND FLOOR PLANM3.0 DETAIL SHEETM3.0 DETAIL SHEETE-01 ELEC. COVER SHEETE-02 ELEC. SITE PLANE-03 ELEC. LOWER LEVEL POWERE-04 ELEC. LOWER LEVEL LIGHTINGE-05 ELEC. MIDDLE LEVEL POWERE-06 ELEC. MIDDLE LEVEL LIGHTINGE-07 ELEC. UPPER LEVEL POWERE-08 ELEC. UPPER LEVEL LIGHTINGE-09 ELEC. SINGLE LINE DIAGRAMP0.1 SCHEDULE SHEETP2.0 BASEMENT PLANP2.1 1ST FLOOR PLANP2.2 2ND FLOOR PLANP3.0 BASEMENT PLANP3.1 1ST FLOOR PLANP3.2 2ND FLOOR PLANP5.0 RISER DIAGRAMP5.1 RISER DIAGRAMP6.0 PLUMBING DETAILSP6.1 PLUMBING DETAILS

SURVEYORGEOLOGYLANDSCAPESTRUCTURAL ENGINEERING CIVIL ENGINEERING

MEP ENGINEERINGGEOTECHNICAL ENGINEER

BIOLOGY ONSITE WASTE WATER ENGINEERING

CONTRACTOR
-----
----------
LOT AREA (NET):

PARKING (UN-COVERED)
EXPEDITORGIGI GOYETTEALOHA EXPEDITING(310) 980-7290
ENSITU ENGINEERING, INC.780 MONTEREY AVE., STE B.MORRO BAY, CA 93449(805) 772-0150 6,950 SQFT
4470-027-02031864 SEA LEVEL DR.MALIBU90265VACANTVACANTVACANT

4.536,950 SQFT
6,950 SQFTTYPE VN, FIRE ZONE 4
YES, NFPA-13DR3, U1SINGLE FAMILY
2,200 SQFT
VACANT
BUILDING AREA TOTAL (NET): 1,801 SQFTBASEMENT AREA: 1,000 SQFT VACANT1,685 QFT

REQUIRED
2 SPACESNONE
2 SPACESNONE
YESYES
20% = 18'- 1 1/2" 18'- 2" YES

SINGLE FAMILYSINGLE FAMILY

SINGLE FAMILYSINGLE FAMILY YES
YES
7'- 7" YES
15% = 11'-4 1/2" 14'-9" YES
15% = 13'-1/2" >13'-1/2" YES
28'-0" FROM (E) GRADE LINE 25'-1" YES
TOTAL SQUARE FOOTAGE 2,230 S.F. 2,123 S.F. YESIMPERMEABLE COVERAGE: 1,738 S.F. 1,719 S.F. YES

R&RUNDER-STRUCTURENON-EXEMPTTOTAL (EXPORT)
530.9 CY58.99 CY589.89 CY
Sprinkler System Note
"An approved interior automatic fire sprinkler system throughout the residence, any attached garages and in all concealed spaces in accordance with NFPA 13 will beprovided. The fire sprinkler system shall be designed in accordance with NFPA #13Dwith the most remote area with four sprinkler heads, flowing simultaneously. Automaticfire sprinkler plans shall be submitted to the Fire Department Sprinkler Unit for review and approval prior to installation".

Land & Air Surveying22761 Pacific Coast HighwaySuite #260Malibu, CA 90265(310) 456-9381 PLANNING/FIRE CORRECTIONS 10/12PLANNING CORRECTIONS 10/16

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC. 98 360.00
N69^12'54"E
3' WIDE EASEMENT FOR UTILITIES
PER BK 21749, PAGE 201 O.R.
40'
30'
30'
50'
5580.2400 4398.3000 2.24
5485.0800 4384.4600 59.02
5384.0900 4212.1600 26.06
5570.7400 4406.9300 2.24
5345 4339 2.24
5561.6800 4319.9900 2.24
5418.0700 4330.5700 2.24
5398.7800 4320.0500 50.24
5496.4600 4389.080 2.24
5378.7800 4310.4600 2.24
5343.6300 4296.5400 47.38
5450.0500 4351.1100 2.24
5368.2200 4225.7300 34.51
5437.5700 4244.4200 2.24
5398.7900 4320.0400 2.24
5606.6200 4426.8900 2.24
5580.2400 4398.3000 2.24
5485.0800 4384.4600 59.02
5384.0900 4212.1600 26.06
5570.7400 4406.9300 2.24
5345 4339 2.24
5561.6800 4319.9900 2.24
5418.0700 4330.5700 2.24
5398.7800 4320.0500 50.24
5496.4600 4389.080 2.24
5378.7800 4310.4600 2.24
5343.6300 4296.5400 47.38
5450.0500 4351.1100 2.24
5368.2200 4225.7300 34.51
5437.5700 4244.4200 2.24
5398.7900 4320.0400 2.24
5606.6200 4426.8900 2.24

45.72 23.92
F
46 S
.57

25.04 27.25
F
47 S
.48
F
48 S
.66

24.84 F
50 S
.31

27.59 23.87

30.07 -5.05

32.47 31.07

43.88 22.21

35.87 26.48

46.90 23.39

25.49 28.72

24.19 46.41

47.49 26.43

45.72 23.92
F
46 S
.57

25.04 27.25
F
47 S
.48
F
48 S
.66

24.84 F
50 S
.31

27.59 23.87

30.07 -5.05

31.07 43.88

22.21 35.87

26.48 46.90

23.39 25.49

28.72 24.19

46.41 47.49

26.43 43.18

42.45 35.04

42.46 45.64

45.38 43.84

44.44 44.57

37.05 41.59

41.62 38.17

40.41 X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
TOP
TOP
G
B
G
B
FL
F
L
FL
FL
FL
FL
FL
F
L
TOP
TOP
T
O
P
TO
P
TOP
TOP
TOP
TOP
12" OAK

TOP TOP
TOP
GB GB
40'

48.42 41.54

36.32 51.29

37.64 46.30

34.71 47.27

42.16 49.90

39.10 39.92

48.00 42.96

45.01 47.08

42.38 46.56

39.27 48.42

41.54 36.32

51.29 37.64

46.30 34.71

47.27 42.16

32.47 49.90

39.10 39.92

48.00 42.96

45.01 47.08

46.56 N
1 5
°
0 8'2
1"E
7 1.9
3'
N70°56'02 W" 75 0. 0'
N37
°24'29"E

78.57'
N79°01'22"W
102.34'
N79°01'22"W
105.00'

10.38' N04°32'43"W

64.83'
N87°06'42"W

89.99'
1 0'
5506.0000 4300.6700 48.8
5 1
429.6900 4277.6400 46.82
5350.5400 4280.7200 47.33
5422.8600 4311.7600 2.24
5506.0000 4300.6700 48.8
5 1
429.6900 4277.6400 46.82
5350.5400 4280.7200 47.33
5422.8600 4311.7600 2.24
2 D
4 '
=
0 0
R
L
=
6 0 . =
5 .
0 0
8 0
°
'
0 5 ' 2
0 "
2 D
4 '
=
0 0
R
=
6 0 . L
=
5 . 0
0 '
2 D
4 '
=
0 0
R
0 . =
5 L
=
5 0
.
6 0
°
0 4
'
4 ' 2
6 "
L
D
R
=
=
=
1 0
0 1
4 .
°
2 0
2 5
0 0
.
'
'
0 5
0 4
'
"
E L=2.24
50 1
E L=2.24
50 2
E L=2.24 S ET 60 D
50 3
E L=2.24 S ET 60 D
50 4
E L=2.24 S ET 1X 2& TACK
51 2
E L=2.24
55 1
55 1
E L=2.24
55 2
E L=2.24
55 3
E L=2.24
55 4
E L=2.24
55 5
E L=2.24
55 6
E L=2.24
55 7
E L=2.24
55 8
E L=2.24
55 9
E L=2.24
56 4
E L=2.24
56 5
E L=2.24 FD 6 D0
65 1
E L=2.24 FD 2"IP L S 2572
65 2
E L=2.24 S ET C N& TIN
65 3
E L=2.24 S ET 60 D
65 4
E L=2.24 C N OTE S
65 5
E L=2.24
FD 2"IP &C N
656
E L=2.24 S ET 60 D
65 7
E L=2.24 FD 60D
65 9
E L=2.24 FD 2"IP L S25 72
66 0
E L=2.24 C P &H T
67 8
E L=48 .81 C P H& T
70 0
E L=46 .82 C P &H PM
70 1
E L=47 .33 C P 60D
70 2
E L=50 .24 S ET 60 D
70 3
E L=47 .38 S ET 60 D
70 4
E L=34 .51 FD 2"IP R E 726
70 5
E L=45 .01 X
70 8
E L=46 .56
X
70 9
E L=48 .42 X
71 0
E L=50 .95
TOP
71 1
E L=51 .29 X
71 2
E L=51 .20 D L EP
71 3
E L=50 .02 D L EP
71 4
E L=49 .90 X
71 5
E L=50 .07 TOP
71 6
E L=48 .00 X
71 7
E L=47 .08 X
71 8
E L=45 .02 G B
71 9
E L=45 .83 G B
72 0
E L=45 .41 G B
72 1
E L=44 .58
2X 12" OA K@ GB
72 2
E L=46 .30 X
72 3
E L=47 .27 X
72 4
E L=48 .92 TOP
72 5
E L=48 .62 D L EP
72 6
E L=47 .72 D L EP
72 7
E L=47 .58 TOP
72 8
E L=46 .41 X
72 9
E L=45 .72 X
73 0
E L=44 .10 G B
73 1
E L=43 .18 G B
73 2
X
73 7
E L=47 .16 D L EP
73 8
E L=47 .49 X
73 9
E L=47 .48 FS
74 1
E L=48 .66 FS
74 2
E L=50 .31 FS
74 3
E L=42 .16 X
74 4
E L=39 .10 X
74 5
E L=39 .92 X
74 6
E L=42 .96 X
74 7
E L=42 .38 X
74 8
E L=39 .27 X
74 9
E L=41 .54 X
75 0
E L=36 .32 X
75 1
E L=37 .64 X
75 2
E L=34 .71 X
75 3
E L=32 .47 X
75 4
E L=43 .88 X
75 5
E L=35 .87 X
75 6
E L=26 .06 S ET 60 D CR EEK 1
80 1
E L=50 .47 B G TE M P CL F
85 0
E L=49 .27 P O TE M P CL F
85 1
E L=48 .60
E D TE MP CL F@ GA TE
85 2
E L=47 .60 B G TE MP CL F@ GA TE
85 3
E L=24 .71 P O FL
86 5 E L=26 .48 X
86 6 E L=31 .17

TP BA KN
86 7
E L=25 .48 P O FL
86 8
E L=26 .43 X
86 9
E L=28 .84 TP BA NK
87 0
X
87 2 61 P O FL
87 3
E L=25 .05 P O FL
87 4
E L=30 .13 TP BA KN
87 5
E L=25 .68 P O FL
89 4 E L=27 .59 X
89 5 E L=30 .55 TP BA NK
89 6
E L=25 .77 P O FL
89 7
E L=28 .72 X
89 8
E L=30 .71 TP BA NK
89 9
E L=31 .45 TP BA NK
90 0
E L=27 .25 X
90 1 E L=25 .94 P O FL
90 2
E L=26 .13 P O FL
90 3 E L=30 .07 X
90 4 E L=31 .07 X
90 5
E L=26 .49 P O FL
90 6 E L=28 .08 X
90 7 E L=32 .02 TP BA NK
90 8
E L=25 .92 P O FL
90 9
E L=29 .87 X
91 0
E L=30 .87 TP BA NK
91 1
E L=26 .47 P O FL
91 2
E L=31 .42 TP BA KN
91 3
E L=26 .82 P O FL
91 4 E L=27 .69 X
91 5 E L=30 .63 TP BA KN
91 6
E L=32 .98 TP BA NK
91 7
E L=29 .98 X
91 8
E L=27 .98 P O FL
91 9
E L=29 .93 X
92 0
E L=32 .93

TP BA NK
92 1
E L=28 .74 P O FL
92 2
E L=32 .68 X
92 3
E L=33 .69 TP BA NK
92 4
E L=29 .24 P O FL
92 5 E L=31 .00 X
92 6 E L=33 .47 TP BA NK
92 7
E L=31 .82 P O FL
92 8
E L=33 .77 X
92 9
E L=36 .77 TP BA NK
93 0
E L=31 .81 P O FL
93 1
E L=35 .77 X
93 2
E L=39 .77

TP BA NK
93 3
E L=31 .87 P O FL
93 4 E L=34 .81 X
93 5
E L=34 .81 X
93 6
E L=40 .81 TP BA KN
93 7
E L=31 .84 P O FL
93 8
E L=34 .27 X
93 9
E L=39 .31 TP BA NK
94 0
E L=32 .71 FL
94 1
E L=40 .58

TP BA NK
94 2
E L=32 .61 P O FL
94 3
E L=35 .45 X
94 4
E L=39 .04 TP BA KN
94 5
EL=48.42 EDGE A/C 395
EL=50.76 EDGE A/C 396
EL=53.94 EDGE A/C 397
EL=55.71 EDGE A/C 398
EL=57.71 EDGE A/C 399
EL=59.64 EDGE A/C 400
EL=59.02 FD MAGNALI 401
EL=5 EDGE 419
EL=54.06 EDGE A/C 420
EL=54.03 EDGE A/C 421
EL=51.52 EDGE A/C 422
EL=49.92 BEGDRIVE 423
EL=48.23 END DRIVE 424
EL=47.82 BEGA/C DRIVE 425
EL=47.64 PO A/C DRIVE 426
EL=47.95 PO A/C DRIVE 427
EL=47.28 PO A/C DRIVE 428
EL=47.86 BEGCLF GATE 445
EL=48.61 END CLF GATE 446
EL=49.56 PO CLF 447
EL=51.39 ENDCLF 448
EL=2.24
501
EL=2.24
502
EL=2.24 SET 60D 503
EL=2.24 SET 60D 504
EL=2.24 SET 1X2& 512
EL=2.24 551 551
EL=2.24
552
EL=2.24
553
EL=2.24
554
EL=2.24
555
EL=2.24
556
EL=2.24
557
EL=2.24
558
EL=2.24
559
EL=2.24
564
EL=2.24
565
EL=2.24 FD 60D 651
EL=2.24 FD 2" PI LS2572 652
EL=2.24 SET CN&TIN 653
EL=2.24 SET 60D 654
EL=2.24 C NOTES 655
EL=2.24 FD 2" PI &CN 656
EL=2.24 SET 60D 657
EL=2.24 FD 60D 659
EL=2.24 FD 2"IPLS2572 660
EL=2.24 CP H&T 678
EL=48.81 CP H&T 700
EL=46.82 CP H&PM 701
EL=47.33 CP 60D 702
EL=50.24 SET 60D 703
EL=47.38 SET 60D 704
EL=34.51 FD 2"IP RE726 705
EL=45.01 X
708
EL=46.56 X
709
EL=48.42 X
710
EL=50.95 TOP 711
EL=51.29 X
712
EL=51.20 DL EP 713
EL=50.02 DL EP 714
EL=49.90 X
715
EL=50.07 TOP 716
EL=48.00 X
717
EL=47.08 X
718
EL=45.02 GB719
EL=45.83 GB
720
EL=45.41 GB721
EL=44.58 2X12" OAK@GB 722
EL=46.30 X
723
EL=47.27 X
724
EL=48.92 TOP 725
EL=48.62 DL EP 726
EL=47.72 DL EP 727
EL=47.58 TOP 728
EL=46.41 X
729
EL=45.72 X
730
EL=44.10 GB731
EL=43.18 GB732
EL=46.90 X
737
EL=47.16 DL EP 738
EL=47.49 X
739
EL=47.48 FS
741
EL=48.66 FS
742
EL=50.31 FS
743
EL=42.16 X
744
EL=39.10 X
745
EL=39.92 X
746
EL=42.96 X
747
EL=42.38 X
748
EL=39.27 X
749
EL=41.54 X
750
EL=36.32 X
751
EL=37.64 X
752
EL=34.71 X
753
EL=32.47 X
754
EL=43.88 X
755
EL=35.87 X
756
EL=26.06 SET 60D CREEK1 801
EL=50.47 BG TEMP CLF 850
EL=49.27 PO TEMP CLF 851
EL=48.60 ED TEMP CLF @GATE 852
EL=47.60 BG TEMP CLF @ GATE 853
EL=24.71 PO FL 865 EL=26.48 X
866 EL=31.17 TP BANK 867
EL=25.48 PO FL 868
EL=26.43 X
869
EL=28.84 TP BANK 870
L=24.84 X
872 EL=24.61 PO FL 873
EL=25.05 PO FL 874
EL=30.13 TP BANK 875
EL=25.68 PO FL 894
EL=27.59 X
895 EL=30.55 TP BANK 896
EL=25.77 PO FL 897
EL=28.72 X
898
EL=30.71 TP BANK 899
EL=31.45 TP BANK 900 EL=27.25 X
901 EL=25.94 PO FL 902 EL=26.13 PO FL 903 EL=30.07 X
904 EL=31.07 X
905
EL=26.49 PO FL 906 EL=28.08 X
907 EL=32.02 TP BANK 908
EL=25.92 PO FL 909
EL=29.87 X
910
EL=30.87 TP BANK 911
EL=26.47 PO FL 912
EL=31.42 TP BANK 913
EL=26.82 PO FL 914 EL=27.69 X
915 EL=30.63 TP BANK 916
EL=32.98 TP BANK 917
EL=29.98 X
918
EL=27.98 PO FL 919
EL=29.93 X
920
EL=32.93 TP BANK 921
EL=28.74 PO FL 922
EL=32.68 X
923
EL=33.69 TP BANK 924
EL=29.24 PO FL 925 EL=31.00 X
926 EL=33.47 TP BANK 927
EL=31.82 PO FL 928
EL=33.77 X
929
EL=36.77 TP BANK 930
EL=31.81 PO FL 931
EL=35.77 X
932
EL=39.77 TP BANK 933
EL=31.87 PO FL 934 EL=34.81 X
935
EL=34.81 X
936
EL=40.81 TP BANK 937
EL=31.84 PO FL 938
EL=34.27 X
939
EL=39.31 TP BANK 940
EL=32.71 FL
941
EL=40.58 TP BANK 942
EL=32.61 PO FL 943
EL=35.45 X
944
EL=39.04 TP BANK 945
2 A-3.0
1 A-3.1
1 A-3.0
A
B
C
D
F
G
54321
E
67 2
A-3.1
LINE OF 1ST FL LINE OF 1ST FL
LINE OF 1ST FL
LINE OF 1ST FL
LINE OF 1ST FL
LINE OF 1ST FL

PERMEABLEDRIVE WAY
18' - 2"
18' - 2"
7' - 8"
10% LOT WIDTH
13' - 7 1/2"
15% LOT DEPTH
EQUALS 13'-7 1/2"

CENTER POINTOF LOT DEPTH
90 LOT WIDTH: 76'-9"
LOT DEPTH:90'-10"

CENTER POINT OF
FRONT PROP. LINE TO

CENTER POINT OF

REAR PROPERTY
11' - 5"
15%
LOT
WIDTH

CENTER POINTOF FRONTPROPERTY LINE

LANDSCAPESTEPPING STONES
3' - 0"
ITEM 5: 3' UTILITIES RIGHT OF WAY
P
RO
P
E
RTY
LIN
E

PROPERTY LINE

PROPERTY LINE
14' - 9"

OUTLINE OF BALCONY
5' - 5"5' - 5"
12' - 4"

OUTLINE
OF
ROOF

OUTLINE
OF
ROOF
18' - 0"
9' - 0"
18' - 0"
9' - 0"
18' - 0"
9' - 0"
18' - 0"
9' - 0"
LIGHT
WELL
LIGHT
WELL

SEPTIC TANK
(SEE SEPTIC PLANS)
5' - 0"
5' - 0"
5' - 0"
19' - 9"
35' - 0"
35' - 0"
90' - 10"
34' - 0" 44' - 6"
45' - 5" 45' - 5" 76' - 9"
38' - 11" 37' - 10"

90.0°
2 A-6.0
3 A-6.0

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 1/8" = 1'-0" 4/23/2020 4:46:50 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-0.1

SITE PLAN
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
1/8" = 1'-0"
1 SITE PLAN
31864 WEST SEA LEVEL DRIVE
LOT SIZE: 6950 SQFT.

NOTES:1. ENTIRE SITE IS WITHIN ESHA BUFFER.2. DECKS, LIGHT WELLS, ENERGY DISSAPATERS, AT GRADE AND ABOVE GRADE SEPTIC STRUCTURES,AND ANY NON-PERMEABLE PAVING IS INCLUDED IN FOOTPRINT & IMPERMEABLE SQUARE FOOTAGECALCULATIONS. 1ST FLOOR2ND FLOORGARAGETOTAL SQUARE FOOTAGEBASEMENT
2ND FLR 2/3 RULETOTAL FOOTPRINTIMPERMEABLE COVERAGEW/IN ESHA BUFFER (25%) MAX. ALLOWED PROPOSED2,230 SQ. FT.1,000 SQ. FT.2/3 - 936 SQ. FT.1,738 SQ. FT. 1,000 SQ. FT.1,003 SQ. FT.796 SQ. FT.398 SQ. FT.2197 SQ. FT.796 SQ. FT.1,719 SQ. FT.

ALL EXTERIOR LIGHTINGSHALL BE DOWNWARD FACING.

N
ROOF VALLEY FLASHING SHALL BE NOT LESSTHAN 0.019-INCH (NO. 26 GALVANIZED SHEETGAGE) CORROSION-RESISTANE METAL INSTALLEDOVER A MINIMUM 36-INCH WIDE UNDERLAYMENTCONSISTING OF ONE LAYER OF NO. 72 ASTM CAPSHEET MEETING RUNNING THE FULL LENGTH OFTHE VALLEY.WHERE MORE THAN ONE SMOKE ALARM ISREQUIRED TO BE INSTALLED WITHIN AN INDIVIDUALDWELLING OR SLEEPING UNIT, THE SMOKEALARMS SHALL BE INTERCONNECTED IN SUCH AMANNER THAT THE ACTIVATION OF ONE ALARMWILL ACTIVATE ALL OF THE ALRAMS IN THEINDIVIDUAL UNIT. RESIDENTIAL CODE R314.5AN APPROVED CARBON MONOXIDE ALARM SHALLBE INSTALLED IN DWELLING UNITS AND INSLEEPING UNITS WITHIN WHICH FUEL-BURNINGAPPLIANCES ARE INSTALLED AND IN DWELLINGUNITS THAT HAVE ATTACHED GARAGES.REQUIRED CARBON MONOXIDE ALARMS SHALLRECEIVE THEIR PRIMARY POWER FROM THEBUILDIGN WIRING WHERE SUCH WIRING IS SERVEDFROM A COMMERCIAL SOURCE AND SHALL BEEQUIPPED WITH A BATTERY BACK-UP. WEHRE MORE THAN ONE CARBON MONOXIDE ALARM ISREQUIRED TO BE INSTALLED WITHIN THEDWELLING UNIT OR WITHIN A SLEEPING UNIT THEALARM SHALL BE INTERCONNECTED IN A MANNERTHAT ACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT.RESIDENTIAL CODE R315.1.2, BUILDING CODE420.4.1ALL ROOF COVERINGS SHALL BE CLASS "A" ASSPECIFIED IN BUILDING CODE 1505.1.1ROOF GUTTERS SHALL BE PROVIDED WITH AMEANS TO PREVENT THE ACCUMULATION OFLEAVES AND DEBRIS IN THE GUTTER (RESIDENTIALCODE R327.1534 AND BUILDING CODE 705A.4)CLEARANCE OF BRUSH AND VEGETATIVE GROWTHSHALL BE MAINTAINED PER FIRE CODE 325.

DECKING, SURFACES, STAIR TREADS, RISERS,AND LANDINGS OF DECKS, PORCHES, ANDBALCONIES WHERE ANY PORTION OF SUCHSURFACE WITHIN 10 FEET OF THE PRIMARYSTRUCTURE SHALL BE APPROVEDNONCOMBUSTIBLE CONSTRUCTION.

PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
(SEE A0.4)
PLANNING CORRECTIONS 10/16
99 360.00
N69^12'54"E
3' WIDE EASEMENT FOR UTILITIES
PER BK 21749, PAGE 201 O.R.
40'
30'
30'
50'
60'
70'
80'

29.87 29.93

45.72 F
46 S
.57

25.04 27.25
F
47 S
.48
FL

32.71 35.77
F
48 S
.66

24.84 32.68
F
50 S
.31

27.59 23.87

30.07 35.45

32.47 27.69

31.07 34.81

43.88 34.81

31.00 1

35.87 26.48

28.08 46.90

25.49 29.98

28.72 34.27

46.41 33.77

47.49 26.43

29.87 29.93

45.72 F
46 S
.57

25.04 27.25
F
47 S
.48
FL

32.71 35.77
F
48 S
.66

24.84 32.68
F
50 S
.31

27.59 23.87

30.07 35.45

27.69 31.07

34.81 43.88

34.81 31.00
1 35.87

26.48 28.08

46.90 25.49

29.98 28.72

34.27 46.41

33.77 47.49

26.43 43.18

42.45 35.04

42.46 45.64

45.38 43.84

44.44 44.57

37.05 41.59

41.62 38.17

40.41 F
55 S
.60
FS

59.79 F
6 S

9.79 FS 75.99
FS

73.59 FS 77.29
F
7 S

4.28 FS 77.18
FS
FS

74.42 78.47

79.77 F
79 S
.40
FS
FS
FS
FS

81.68 82.08

83.65 84.24

86.80 F
81 S
.15
X
X
X
X
X
X
X
X
X X X

X X X X
WIF
W
W
WIF

TOP TOP
GB GB
FL
FL
FL
FL
FL FL
FL
FL
FL
FL
FL
TOP
TOP
TOP
TOP
TOP

TOP TOP
TOP
TOP
TOP
TOP
TO
20' 20'
4 0'
40'
FOUND 2" I.P. LS 2572
OFF 0.77' @ S12^02'25"E

SET CN&TIN

FOUND PK&W
OFF 0.67' @ N19^22'28"E

SET CN&TIN
FOUND 2" I.P. LS 2572
FOUND 2" I.P. & CN
FOUND REMAINS OF 2" I.P.

SET 60D IN CENTER OF REMAINS
OFF 0.26' @ N 02^52'13" W
FOUND 2" IP RE726
SET 60d NAIL
A/C
A/C
SET 60d NAIL
FOUND 60d NAIL
OFFSET 0.48'
LOT 169
TRACT NO. 10630
LOT 168
TRACT NO. 10630
LOT 167
TRACT NO. 10630
LOT 166
TRACT NO. 10630
LOT 170
TRACT NO. 10630
(VACANT) SEALEVEL DRIVE
A.P.N. 4470-027-017
A.P.N. 4470-027-010
31870 SEALEVEL DRIVE
A.P.N. 4470-027-022
31882 SEALEVEL DR.

A.P.N. 4470-027-023
31888 SEALEVEL DR.
31894 SEALEVEL DRIVE
A.P.N. 4470-027-015
4470-027-019
4473-012-032
4473-012-032
4473-012-032

CONSTRUCTION CLF

CONSTRUCTION CLF

3.7' EDISON VAULT

END GATE

END GATE
GATE

BUILDING
P.I.Q.
31864 SEALEVEL DRIVE
A.P.N. 4470-027-020

TRACT LOT LINE
PORTION OF LOT 164
TRACT NO. 10630

FOUND MAG&W
PLS 4449
FOUND ƒ" IP

FOUND SPK&W

WOOD GATE
31866 SEALEVEL DRIVE
A.P.N. 4470-027-021
31855 SEALEVEL DRIVE
A.P.N. 4470-026-004
POR. LOT 46
TRACT NO. 10630
31855 SEALEVEL DRIVE
A.P.N. 4470-026-003
LOT 44 AND POR. LOT 46
TRACT NO. 10630
31848 BROAD BEACH RD
A.P.N. 4470-026-001
POR. LOT 43
TRACT NO. 10630
31866 SEAFIELD DRIVE
A.P.N. 4470-026-004
POR. LOT 45
TRACT NO. 10630

ELECTRIC GATE
N15°08'21"E 71.93'
N25°41'37"E 72.77'
N62°50 4' 2 W" 85.00'
N54°45 2' 1"W
92 0. 0'
N46°40 0' 1 W" 95 0. 0'
N36°56'44"E

73.20'
N76°06'15"E
N38°34 4' 1 W"
56 2. 0'
N70°56'02 W" 75.00'
B.O.B. N31°20'10"E
N37°24'29"E

78.57'
N79°01'22"W
102.34'
N79°01'22"W
105.00'

10.38' N04°32'43"W

64.83'
N87°06'42"W

89.99'
10'

80.53' 9.30'

89.83'

20.00 N40°16'14"

30. E
00 N49°08'05"E

20.00 R=3 6 0 '
R=3 80 '
VACATED E 2: 2-218
VACATED E 2: 2 2- 18

20.00 POST
POST
WM

MAILBOXES

KEYPAD POST
8 3 = R 5 . 0 0 '
0 4 = R 5 . 0 0 '
C
L
C
L
C
L
C
L
2 D
4 '
=
0 0
R
L = 6 0 . =
5 .
0 0
8 0
°
'
0 5 ' 2 0 "
2 D
4 '
=
0 0
R
0 . = 6 L =
5 .
0 0
8 0
°
'
0 5 ' 2 1 "
2 D
4 '
=
0 0
R
. 6 0 = L =
5 .
0 0
8 0
°
'
0 5 ' 2 0 "
2 D
4 '
=
0 0
R
. 0 6 = L =
5 .
0 0
8 0
°
'
0 5 ' 2 0 "
DRIVE

SEALEVEL

BR O A D B E A C H R O A D
6 3
2 2
°
4 =
3 0
=
L
=
R
D
.
4 5
5 '
.
1 2
0 '
6 0
"
'
5 8
1 3
1 °
=
0 =
3 L
=
R
D
.
.
6 0
4 '
0 9
1 '
'
4 "
2 D
4 '
=
0 0
R
=6 0 . L =
5 . 0 0 '
2 D
4 '
=
0 0
R
0 . =5
L =
5 0
.
6 0
°
0 4
'
4 ' 2
6 "
L
D
R
=
=
=
1 0
0 1
4 .
°
2 0
2 5
0 0
.
'
'
0 5
0 4
'
"
DI
A
B
C
D
F
G
54321
E
67 LINE OF 1ST FL LINE OF 1ST FL
LINE OF 1ST FL
LINE OF 1ST FL
LINE OF 1ST FL
LINE OF 1ST FL

PERMEABLEDRIVE WAY
18' - 2"
18' - 2"
7' - 7"
10% LOT WIDTH
13' - 7 1/2"
15% LOT DEPTH
EQUALS 13'-7 1/2"

CENTER POINTOF LOT DEPTH
90 LOT WIDTH: 75'-11"
LOT DEPTH: 90'-8"

CENTER POINT OF
FRONT PROP. LINE TO

CENTER POINT OF

REAR PROPERTY
11' - 5"
15%
LOT
WIDTH

CENTER POINTOF FRONTPROPERTY LINE

LANDSCAPE

STEPPING
STONES
3' - 0"
ITEM 5: 3' UTILITIES RIGHT OF WAY
P
RO
P
E
RTY
LIN
E

PROPERTY LINE

PROPERTY LINE

EXISTING STREETGRADE TO BE VERIFIEDBY SURVEYOR

EXISTING STREETGRADE AND WIDTHTO BE VERIFIEDBY SURVEYOR ANDFIRE DEPARTMETN

EXISTING STREET

GRADE TO BE VERIFIED

BY SURVEYOR

BROAD BEACH ROAD
20' - 0"
70' - 0"
20' - 0"
5' - 0"
19' - 9"
20' - 2"
23' - 9"
2 A-6.0
3 A-6.0
4 A-6.0
1+37

16. 2+33
5 A-6.0
26 0+00

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 1/16" = 1'-0" 4/23/2020 4:47:11 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-0.2

PLOT MAP
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
1/16" = 1'-0"
1 SE_PLOT MAP-24X36

HYDRANT

HYDRANT

FIRE DEPARTMENT NOTES
- TYPE OF CONSTRUCTION: VB- VHFHSZ: YES- SIZE OF LOT (ACRES): .15 ACRES- FIRE FLOW BASED ON THE FIRE-FLOW CALCULATION AREA: 2000 GPM- REDUCTION FOR FIRE SPRINKLERS (MAXIMUM 50%): 750 GPMTOTAL FIRE FLOW REQUIRED: 1250 GPM ALL REQUIRED PUBLIC FIRE HYDRANTS SHALL BE INSTALLED, TESTED ANDACCEPTED PRIOR TO BEGINNING CONSTRUCTION. FIRE CODE 501.4PROVIDE APPROVED SIGNS OR OTHER APPROVED NOTICES OR MARKINGSTHAT INCLUDE THE WORDS "NO PARKING - FIRE LANE." SIGNS SHALL HAVE AMINIMUM DIMENSION OF 12 INCHES WIDE BY 18 INCHES HIGH AND HAVE REDLETTERS ON A WHITE REFLECTIVE BACKGROUND. SIGNS SHALL BEPROVIDED FOR FIRE APPARATUS ACCESS ROADS, TO CLEARLY INDICATETHE ENTRANCE TO SUCH ROAD, OR PROHIBIT THE OBSTRUCTION THEREOFAND AT INTERVALS, AS REQUIRED BY THE FIRE INSPECTOR. FIRE CODE503.3.

Sprinkler System Note"An approved interior automatic fire sprinkler system throughout the residence, any attached garages and in all concealed spaces in accordance with NFPA 13 will beprovided. The fire sprinkler system shall be designed in accordance with NFPA #13Dwith the most remote area with four sprinkler heads, flowing simultaneously. Automaticfire sprinkler plans shall be submitted to the Fire Department Sprinkler Unit for review and approval prior to installation".

ALL EXTERIOR LIGHTINGSHALL BE DOWNWARD FACING.ROOF VALLEY FLASHING SHALL BE NOT LESSTHAN 0.019-INCH (NO. 26 GALVANIZED SHEETGAGE) CORROSION-RESISTANE METAL INSTALLEDOVER A MINIMUM 36-INCH WIDE UNDERLAYMENTCONSISTING OF ONE LAYER OF NO. 72 ASTM CAPSHEET MEETING RUNNING THE FULL LENGTH OFTHE VALLEY.

WHERE MORE THAN ONE SMOKE ALARM ISREQUIRED TO BE INSTALLED WITHIN AN INDIVIDUALDWELLING OR SLEEPING UNIT, THE SMOKEALARMS SHALL BE INTERCONNECTED IN SUCH AMANNER THAT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALRAMS IN THEINDIVIDUAL UNIT. RESIDENTIAL CODE R314.5 AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING UNITS AND INSLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED AND IN DWELLINGUNITS THAT HAVE ATTACHED GARAGES. REQUIRED CARBON MONOXIDE ALARMS SHALL RECEIVETHEIR PRIMARY POWER FROM THE BUILDIGN WIRING WHERE SUCH WIRING IS SERVED FROM ACOMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A BATTERY BACK-UP. WEHRE MORE THANONE CARBON MONOXIDE ALARM IS REQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT ORWITHIN A SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTED IN A MANNER THAT ACTIVATIONOF ONE ALARM SHALL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL UNIT. RESIDENTIAL CODER315.1.2, BUILDING CODE 420.4.1 ALL ROOF COVERINGS SHALL BE CLASS "A" ASSPECIFIED IN BUILDING CODE 1505.1.1ROOF GUTTERS SHALL BE PROVIDED WITH AMEANS TO PREVENT THE ACCUMULATION OFLEAVES AND DEBRIS IN THE GUTTER (RESIDENTIALCODE R327.1534 AND BUILDING CODE 705A.4) CLEARANCE OF BRUSH AND VEGETATIVE GROWTHSHALL BE MAINTAINED PER FIRE CODE 325.DECKING, SURFACES, STAIR TREADS, RISERS,AND LANDINGS OF DECKS, PORCHES, ANDBALCONIES WHERE ANY PORTION OF SUCHSURFACE WITHIN 10 FEET OF THE PRIMARYSTRUCTURE SHALL BE APPROVEDNONCOMBUSTIBLE CONSTRUCTION.

PLANNING/FIRE CORRECTIONS 10/12
PLANNING CORRECTIONS 10/16
Revision Schedule
# Description Issued by Date
100
43 .72
44 .91
46 .90
43 .72
44 .91
46 .90
42 .45
41 .59
TO
GB

CONSTRU
P
.I
.Q.
1864 SEALEVEL DRIVE A.P.N. 4470-027-020
'
105.
00'
10'
2 A-3.0
1 A-3.1
2 A-3.1
398 SF
Area
1003 SF
1ST FLR
21' - 9" 3' - 0" 2' - 6"
16' - 3" 14' - 8" 17' - 9"
33' - 0"
5' - 9" 10' - 1" 15' - 9" 20' - 6"
796 SF
2ND FLR
17' - 6" 5' - 8"
16' - 1" 14' - 7" 12' - 6"
21' - 8" 5' - 7"
17' - 9" 17' - 10" 7' - 6"
995 SF
Area
2' - 3"
19' - 5" 7' - 6"
3' - 0" 31' - 5" 16' - 6" 3' - 3"3' - 0" 16' - 7" 8' - 8" 6' - 8" 15' - 11" 3' - 3" 3" 3' - 8" 6' - 2" 5' - 0" 9' - 2" 2' - 8"

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:47:20 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-0.3
AREA
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 1 1ST FLOOR LEVEL 3/16" = 1'-0" 2 2ND FLOOR LEVEL 3/16" = 1'-0" 3 BASEMENT LEVEL
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
101
2 A-3.0
1 A-3.1
1 A-3.0

A B C D F G
54321
E
67 2
A-3.1
366 SF

PERMEABLE DRIVEWAY

LIGHTWELL

LIGHTWELL
34' - 11"
50' - 0"
40' - 0"
19' - 9"
ROOF AREA876 SQFT
LOW ROOF96 SQFT
349 SF

BALCONY

LANDSCAPESTEPPING STONES
PERMEABLEDECK AREA240 SQFT
BALCONY 2125 SQFT
0+00

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:47:22 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-0.4

LOT COVERAGE
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 1 SITE PLAN
ROOF: 876 SQFTLOW ROOF: 96 SQFTBALCONIES: 474 SQFTLIGHT WELLS: 33 SQFTPERMEABLE DECK: 240 SQFTTOTAL IMPERMEABLE: 1,719 SQFTDEVELOPMENT AREA: 1,719 SQFT PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
EXEMPTPERMEABLE DRIVEWAY: 362 SQFT
PLANNING CORRECTIONS 10/16
102
A A
DECK
ELEV. 43.50'
ELEV. 41.00'
15 T @ 10.66" EA.
16 R @ 6.75" EA.

LIVING ROOM

KITCHEN
ENTRY

DINING ROOM DECK
BEDROOM #3
GARAGE

TWO CAR
16 T @ 11" EA.
17 R @ 7.05" EA. DN UP
BB
8'-0" 5'-0"
16'-7 1/2" 11'-6 1/2"
33'-0"
6'-0" 5'-6" 21'-6" 11'-0"
19'-0" 14'-0"
33'-0"
52'-0"
6'-1" 9'-5" 15'-6" 21'-0"
2'-0"
2'-0"
15'-11 1/2" 15'-1/2" 17'-6" 3'-6"
52'-0"
REF.
40'
30'
45 .72
25 .04 24
.84
43 .72
44 .91
43 .88
35 .87
46 .90
46 .41
47 .49
26 .43
45 .72
25 .04 24
.84
43 .72
44 .91
43 .88
35 .87
46 .90
46 .41
47 .49
26 .43
43 .18
42 .45
35 .04
42 .46
45 .38
43 .84
37 .05
41 .59
41 .62
38 .17
40 .41
X
X
X
X
X
X
X
X
X
X
X
X
TOP
TOP
GB
GB
FL
TOP
N
N
7 0
°
5 6
'
0 2
W
"
7 5
0 .
0 '
N37°24'29"E

78.57'
N
79°
0 1
'
22"
W
1 02
.
34'
N
79°
0 1
'
22"
W
105.
00'

10.38'
10'
L =
2 D
4 '
=
0 0
R
=6 0 . L =5 . 0 0 '
4 ' 2 6 "
2 A-3.0
1 A-3.1
1 A-3.0

A B C D F G
54321
E
67 2
A-3.1
0+00

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:47:24 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-0.5
Overlay plans
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 1 1ST FLOOR LEVEL-stacked
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
103
40'
45 .72
43 .72
44 .91
43 .88
35 .87
46 .41
45 .72
43 .72
44 .91
43 .88
35 .87
46 .41
43 .18
42 .45
46 .1
1 42
.46
45 .52
41 .59
41 .62
40 .41
X
X
X
X
X
TOP
T
GB
N
7 0
°
5 6
'
0 2
W
"
7 5
N
79°
0 1
'
22"
W
102
.
34'
N
79°
0 1
'
22"
W
1 05
.
00'
10' 2 A-3.0
1 A-3.1
1 A-3.0
200 SF

THEATHER RM

LAUNDRY

A B C D F G
5432
E
67 16' - 7" 15' - 4" 16' - 0"

ENTERTAINMENT
47' - 11"
11' - 10" 14' - 10" 3" 2 A-3.1
6 A-3.2
52 51
15 16

SPACE UNDER STAIRS

SHALL BE
1/2" GYPSUM BOARD
SD
CM
SD
2' - 0"
2' - 0"
4' - 1"
4' - 2"
0+00
POWDER
30' - 6"

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT

TACTILE EXIT SIGN
1-HR SOUND RATEDPARTITION(STC-50)1-HR FIRE RATEDCONSTRUCTION CM
SD
SD
FD
CARBON MONOXIDEDETECTORSOMKE DETECTORDENOTES GENERAL LOCATION OFDIRECTIONAL EXIT SIGNAGE ASREQUIRED PER 2010 CBCSECTION 1011. PROVIDEWEATHER PROOF SIGNS ATEXTERIOR LOCATIONS SEEELECTRICAL PLANS FOR MOREINFORMATION

FLOOR DRAIN

FLUSH CEILING EXHAUST FANENERGY STAR & HUMIDISTALDUCTED TO OUTSIDE

PATH OF TRAVEL

SYMBOLS

XXX DOOR MARK CALLOUT

WINDOW MARKCALLOUT

XXXSTUDY

1.02 ROOM NAMEROOM NUMBER

ROOM CALLOUT
NOTES 1:CSS Color Coat and GSS Clear Coat anti-graffiti coatingsBy American Polymer Corp.RESEARCH REPORT: RR 25142-T (CSI 09960)ALL THE TOILETS ARE DUAL FLUSH SEE ITEM 6 ON SUSTAINABILITY CHECKLIST FOR INFORMATION.1. THE BUILDING SHALL BE EQUIPPED WITH AN AUTOMATICRESIDENTIAL FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH SECTIONR313.3 OR NFPA 13D.(R313, 12.21A17(d))2. THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIV.PRIOR TO INSTALLATION.3. AUTOMATIC GARAGE DOOR OPENERS, IF PROV'D, SHALL BE INACCORDANCE WITH UL 325 (R309.4)4. WOOD AND WOOD BASED PRODUCTS SHALL BE PROTECTED FROMDECAY IN THE LOCATIONS SPECIFIED PER SECTION R317.1.GENERAL NOTES:1. PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVED SEWAGE DISPOSAL SYSTEM(R306.3).

2. KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS,LAUNDRY TUBS AND WASHING MACHINE OUTLETS SHALL BE PROVIDED WITHHOT AND COLD WATER AND CONNECTED TO AN APPROVED WATER SUPPLY(R306.4).3. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH ASHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHED WITH ANON-ABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO AHEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR (R307.2).4. NEW CONSTRUCTION SHALL PROVIDE ULTRA LOW FLUSH WATERCLOSETS AND EXISTING SHOWER HEADS AND TOILETS MST BE ADAPTED FORLOW WATER CONSUMPTION.5. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED6. WATER HEATER MUST BE STRAPPED TO WALL (SEC. 507.3, LAPC)7. DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THEDWELLING FROM THE GARAGE SHALL BE CONTRUCTED OF A MINIMUM NO. 26GAGE SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVEOPENINGS INTO THE GARAGE.8. UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVEDLABELING AGENCY. SUCH LABEL SHALL STATE THE APPROVED LABELINGAGENCY NAME, PRODUCT DESIGNATION AND PERFORMANCE GRADERATING. (RESEARCH REPORT NOT REQUIRED. ) (R308.6.9.) GREEN BUILDING NOTES:1. CONSTRUCTION WASTE SHALL BE REDUCED BY 50%. INDICATE HOW CONSTRUCTION WASTE WILL BEHANDLED:
a) CITY OF LOS ANGELES CERTIFIED HAULERb) SOURCE SEPARATED ON SITE (INCORPORATE WASTE MANAGEMENT PALN ONTO PLANS)

2. FANS SHALL BE ENERGY START COMPLAINT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THEBUILDING.3 . FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATING SYSTEM MUST BECONTROLLED BY A HUMIDITY CONTROL4. "FOR PROJECTS THAT INCLUDE LANDSCAPE WORK, THE LANDSCAPE CERTIFICATION FORM GRN12SHALL BE COMPLETED PRIOR TO FINAL INSPECTION APPROVAL" (STATE ASSEMBLY BILL NO 1881)5. SUFFICIENT CONDUCT SIZING AND SERVICE CAPACITY TO INSTALL LEVEL 2 EVSE SHALL BEPROVIDED6. A LABEL STATING 'EV CAPABLE' SHALL BE POSTED IN A CONSPICUOUS PLACE AT THE SERVICEPANEL OR SUBPANEL AND NEXT TO THE RACEWAY TERMINATION POINT7. FOR PROJECTS THAT INCLUDE LANDSCAPE WORK, THE LANDSCAPE CERTIFICATION FORM GRN 12SHALL BE COMPLETED PRIOR TO FINAL INSPECTION APPROVAL8. THE MAIN SERVICE PANEL SHALL HAVE A MINIMUM BUSBAR RATING OF 200 AMPS.9. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATEDBRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUITOVERCURRENT PROTECTIVE DEVICE."10. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENTPROTECTIVE DEVICE SPACE (S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAYTERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE.NOTES 2:1. A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THEINFORMATION FROM ENRGY CODE SECTIONS 110.10(B) THROUGH 110.10 (C) SHALL BE PROVIDED TO THEOCCUPANT.2. FOR PROJECTS THAT INCLUDE LANSCAPE WORK, THE LANDSCAPE CERTIFICATION, FROM GRN 12,SHALL BE COMPLETED PERIOR TO FINAL INSPECTION APPROVAL. (STATE ASSEMBLYBILL NO. 1881)3. MATERIALS DELIVERED TO THE CONSTRUCTION SITE SHALL BE PROTECTED FROM RAIN OR OTHERSOURCES OF MOISTURE. (4.407.4)4. AN OPERATION AND MAINTENANCE MANUAL INCLUDING, AT A MINIMUM, THE ITEMS LISTED INSECTION 4.410.1 , SHALL BE COMPLETED AND PLACED IN THE BUILDING AT THE TIME OF FINAL INSPECTION. (4.410.1)

5. THE FIREPLACE IS DIRECT-VENT, SEALED COMBUSTION TYPE. ANY INSTALLED WOODSTOVE OR PELLERSTOVE SHALL COMPLY WITH U.S. EPA PHASE II EMISSION LIMITS WHERE APPLICABLE. INCORPORATEMANUFACTURER'S SPECIFICATIONS ONTO PLANS. (4.503.1)6. WOOD BURNING FIREPLACES AND OTHER WOOD BURNING DEVICES ARE PROHIBITED. (AQMD RULE445)7. ALL DUCT AND OTHER RELATED AIR DISTTRIBUTION COMPONENT OPENINGS SHALL BE COVEREDWITH TAPE, PLASTIC, OR SHEET METAL UNTIL THE FINAL STARTUP OF THE HEATINGM COOLING ANDVENTILATION EQUIPMENT. (4.504.2.4)8. ARCHITECTURAL PAINTS AND COATING, ADHESIVES, CAULKS AND SEALANTS SHALL COMPLY WITHTHE VOLATILE ORGANIC COMPOUND ( VOC) LIMITS LISTED IN TABLES 4.504.1-4.504.3 (4.504.2.1-4.504.2.3)9. ALL CARPET INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCTREQUIREMENTS OF ONE OF THE FOLLOWING:

I. CARPET AND RUG INSTITUTE’S GREEN LABEL PLUS PROGRAM
II. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH STANDARD PRACTICE FOR THE TESTING OF VOCS (SPECIFICATION01350)
III. NSF/ANSI 140 AT THE GOLD LEVELIV. SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGE™ GOLD

10. ALL CARPET CUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OFTHE CARPET AND RUG INSTITUTE GREEN LABEL PROGRAM. (4.504.3.1)11. 80% OF THE TOTAL AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH ONE OR MORE OFTHE FOLLOWING:

I. VOC EMISSION LIMITS DEFINED IN THE CHPS HIGH PERFORMANCE PRODUCTS DATABASE.II. PRODUCTS COMPLAINT WITH THE CHPS CRITERIA CERTIFIED UNDER THE GREENGUARD CHILDREN AND SCHOOLS PROGRAM.

III. CERTIFICATION UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOORSCORE PROGRAM.

IV. MEET THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH'S SPECIFICATION 01350

12. NEW HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD COMPOSITEWOOD PRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEET THEFORMALDEHYDE CONTENT FOR ALL APPLICABLE WOOD PRODUCTS SHALL BE READILY AVAILABLE ATTHE JOB SITE AND BE PROVIDED TO THE FILES INSPECTOR FOR VERIFICATION. (4.504.5)

13. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALLAND FLOOR FRAMING SHALL NOT BE ENCLOSED UNIT IT IS INSPECTED AND FOUND TO BE SATISFACTORYBY THE BUILDING INSPECTOR. (4.505.3)14. THE HEATING AND AIR-CONDITIONING SYSTEMS SHALL BE SIZED AND DESIGNED USING ANSI/ACCAMANUAL J-2004, NSI/ACCA 29-D-2009 OR ASHRAE HANDBOOKS AND HAVE THEIR EQUIPMENT SELECTEDIN ACCORDANCE WITH ANSI/ACCA 36-S MANUAL S-2004. (4.507.2)

15. THE VOC Content Verification Checklist, form GRN 2, SHALL BE COMPLETED AND VERIFIED PERIOR TO FINAL INSPECTION APPROVAL. THEMANUFACTURER'S SPECIFICATIONS SHOWING VOC CONTENT FOR ALL APPLICABLE PRODUCTS SHALL BE READILY AVAILABLE AT THE JOB SITE ANDBE PROVIDED TO THE FIELD INSPECTOR FOR VERIFICATION. (4.504.2.4)16. THE Formaldehyde Emissions Verification Checklist, FORM GRN 3, SHALL BE COMPLETED PERIOR TO FINAL INSPECTION APPROVAL. THEMANUFACTURER'S SPECIFICATIONS SHOWING FORMALDEHYDE CONTENT FOR ALL APPLICABLE WOOD PRODUCTS SHALL BE READLIY AVAILABLE ATTHE JOB SITE AND BE PROVIDED TO THE FIELD INSPECTOR FIR VERIFICATION. (4.504.5)17. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHER OPEINGS IN THE SOLE/BOTTOM PLATES AT EXTERIOR WALLSSHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPEINGS WITH CEMENT MORTAR, CONCRETE MASONARY, OR METALPLATES. PIPING PRONE TO CORROSION SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 313.0 OF THE LOS ANGELES PLUMBING CODE.(4.406.1)18. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BE MEANS OF EXTERIOR GLAZED OPENING INACCORDANCE WITH SECTION R303.1 OR SHALL BE PROVIDED WITH ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATIONOF 6 FOOT-CANDLES OVER THE ARE OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. (R303.1)19. A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OF LISTING SHALL BE MADE AVAILABLE AT THE JOB SITE.20. GARAGE FLOOR SURFACES SHALL BE OF AN APPROVED NON COMBUSTIBLE MATERIAL, AND THE AREA USED TO PARK VEHICLES SHALL BESLOPED TO DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.10)21. WATER HEATER MUST BE STRAPPED TO WALL. (Sec. 507.3, LAPC) GREEN BUILDING NOTES:•DURING CONSTRUCTION THERE ARE A
NUMBER OF WAYS THAT AIR QUALIT IN THEBUILDING CAN BE PUT AT RISK. THESEINCLUDE WATER DAMAGE TO MATERIALS,DUST COLLECTION IN THE VENTILATIONSYSTEM, ABSORPTION OF VOCS INTOPOROUS MATERIALS LIKE CARPET ANDFURNITURE, AND CLOGGED FILTERS.PREPARING A PLAN PRIOR TOCONSTRUCTION AND PROVIDING THE PLANTO THE CONTRACTOR HELPS TO ENSURETHAT AIR QUALITY ISSUES WILL BE WELLMANAGED THROUGHOUT THECONSTRUCTION PROCESS. PROJECTS SHALLPROVIDE A CONSTRUCTION AIR QUALITYMANAGEMENT PLAN ON THE CONSTRUCTIONDRAWINGS THAT, AT A MINIMUM INCLUDESPROTECTING DUCTS DURINGCONSTRUCTION AND CHANGING THEFILTERS AND VACUUMING DUCTS PRIOR TOOCCUPANCY. •LOW VOLATILE ORGANIC COMPOUND (VOC)
PAINTS AND WOOD FINISHES ARE BROADLYAVAILABLE AT LITTLE OR NO ADDITIONALCOST THAN THEIR TOXIC COUNTERPARTS.USING THESE MATERIALS PROTECTS BOTHWORKERS AND OCCUPANTS FROMRESPIRATORY IRRITATIONS THAT CAN BEGENERATED BY VOCS. MOST LOW-VOCPAINTS MARKETED BY PAINTMANUFACTURERS MEET THE THRESHOLD OF50 GRAMS (OR LESS) PER LITER FOR FLATPAINTS, AND 150 GRAMS PER LITER (ORLESS) FOR NON-FLAT PAINTS. •ꞏ ENERGY STAR QUALIFIED APPLIANCES
INCORPORATE ADVANCED TECHNOLOGIESTHAT USE 10–50% LESS ENERGY AND WATERTHAN STANDARD MODELS.THEY ARE WIDELYAVAILABLE FROM ALL MAJOR BRANDS.REBATES AND INCENTIVES ARE OFTENAVAILABLE FROM SOUTHERN CALIFORNIAEDISON, SEEHTTP://WWW.SCE.COM/REBATESANDSAVINGS/ • AND ALSO FROM SOCAL GAS COMPANY
AND LADWP. COMMERCIAL APPLIANCES THATARE NOT AVAILABLE IN ENERGY STAR AREEXEMPT FROM THIS REQUIREMENT. •PROJECTS SHALL COMPLY WITH APPLICABLE
REQUIREMENTS FOR UTILIZING LOW-FLOWSHOWERHEADS, FAUCETS AND WATERCLOSETS AS ADOPTED BY SECTION 13.12.030(I) AND (J). THE MAXIMUM RATE FOR LOWFLOW FAUCETS IS 2.2 GALLONS PER MINUTE.THE MAXIMUM RATE FOR SHOWER HEADS IS2.5 GALLONS PER MINUTE. THESE FIXTURESCAN HELP REDUCE WATER USAGE AT A TIMEWHEN SOUTHERN CALIFORNIA IS FACING ASHARP DECREASE IN WATER SUPPLY. •OUTDOOR LIGHTING SHOULD BE DESIGNED
TO PREVENT GLARE, LIGHT TRESPASS, ANDSKY GLOW AS MUCH AS POSSIBLE.PERMANENTLY INSTALLED LIGHTING SHOULDNOT BLINK, FLASH, OR BE OF UNUSUALLYHIGH INTENSITY OR BRIGHTNESS. EXTERIORLIGHTING MUST BE ENERGY-EFFICIENT ANDSHIELDED SO THAT ALL GLARE IS CONFINEDWITHIN THE BOUNDARIES OF THE SITE.ENERGY EFFICIENT OUTDOOR LIGHTINGLASTS LONGER THAN INCANDESCENT BULBS,SAVES ENERGY AND MONEY, AND LIGHTSPILLAGE IS REDUCED. •PROJECTS MUST COMPLY WITH ALL
APPLICABLE REQUIREMENTS IN SECTION19.28.100(B) (PARKING AREA LANDSCAPINGREQUIREMENTS). THE PARKING LOT MUSTHAVE PERIMETER LANDSCAPING, WITH 1CANOPY TREE FOR EVERY 9 PARKINGSPACES. PARKING AREAS ADJACENT TO THEPUBLIC RIGHT OF WAY AND PARKING AREASADJACENT TO RESIDENTIALLY ZONEDPARCELS MUST BE SCREENED FROM VIEWWITH LANDSCAPING TO A HEIGHT OF 42”,MEASURED FROM THE SURFACE OF THEPARKING AREA. •PROJECTS SHALL COMPLY WITH ALL
APPLICABLE REQUIREMENTS IN CHAPTER 15(ENVIRONMENTAL PROTECTION, POLLUTION,AND SOLID WASTE) FIRE PROTECTION:THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMING DIV. PRIOR TO INSTALLATION.BUILDING PAPER:USE 2-15# FELT BACKING WHEN STUCCO IS APPLIED OVER PLYWOOD, UBC SEC.2501.4.NOTE: SMOKE DETECTORS1. SMOKE DETECTORS SHALL BE PROVIDED AS FOLLOWS: (310.9.1.3,4)2. SMOKE DETECTORS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY PACK UP AND LOW BATTERY SIGNAL. SMOKE DETECTORS SHALL BE LOCATED IN EACH SLEEPING ROOM & HALLWAY OR AREA GIVING ACCESSTO A SLEEPING ROOM, AND ON EACH STORY AND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY.

3. AN APPROVED BACKWATER VALVE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM.

4. ELEVATION SHALL NOT DISCHARGE THROUGH THE BACK WATER VALVE (UPC 710.1) (NON-OCCURING, NOT REQUIRED)5. SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FOR HUMAN OCCUPANCY, UPON THE OWNER'S APPLICATION FOR A PERMIT FOR ALTERATIONS REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1000). (R314.6.2)

6. WHERE A PERMIT IS REQUIRED FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1000) , EXISTING DWELLINGS OR SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL-BURNING APPLIANCES SHALL BE PROVIDED WITH A CARBONMONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.2. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFICDWELLING INIT OR SLEEPING UNITS FOR WHICH THE PERMIT WAS OBTAINED. ( R315.2.2) 2-HR FIRE RATEDCONSTRUCTION3-HR FIRE RATEDCONSTRUCTION
NOTES 3:1. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITIES (POWER POOLS, PULL-BOXES,TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINESWHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSE.2. AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWNSTREAM ASIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOROF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING" (PER ORDINANCE 170,158) (INCLUDES COMMERCIAL ADDITIONS AND IT WORK OVER $10,000.) SEPARATE PLUMBING PERMIT ISREQUIRED. © 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

NOTES 3 CONT. :1. PROVIDE NATURAL VENTILATION IN (HABITABLE ROOMS) (BATHROOMS) BY MEANS OF OPENABLE EXTERIOR WALL OPENINGS WITH AB AREA NOT LESSTHAN 4% OF FLOOR AREA. MECHANICAL VENTILATING SYSTEMS MAY BE PERMITTED. (R303.1)2. PROVIDE NATURAL LIGHT IN (HABITABLE ROOMS) BY MEANS OF EXTERIOR WALL OPENINGS WITH AN AREA NOT LESS THAN 8% OF FLOOR AREA.ARTIFICIAL LIGHTING MAY BE PERMITTED.(R303.1) Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 1/4" = 1'-0" 4/23/2020 4:47:26 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-1.0

BASEMENT
projectnum
Author Designer
OwnerOwner
1/4" = 1'-0" 1 BASEMENT LEVEL-24X36
Topography Schedule
Mark Cut Fill Net cut/fill

0.00 CY 0.00 CY 0.00 CY3.95 CY 0.82 CY -3.14 CY
DRIVEWAY 24.93 CY 0.00 CY -24.93 CYBASEMENT 396.06 CY 0.00 CY -396.06 CYHOUSE PAD 43.22 CY 0.00 CY -43.22 CYFRONTENTRY

0.17 CY 0.00 CY -0.17 CY0.03 CY 0.00 CY -0.03 CY0.01 CY 0.01 CY 0.00 CY0.01 CY 0.00 CY -0.01 CY0.00 CY 0.00 CY 0.00 CY0.00 CY 0.00 CY 0.00 CY0.01 CY 0.00 CY -0.01 CY0.00 CY 0.00 CY 0.00 CY0.00 CY 0.00 CY 0.00 CY0.00 CY 0.00 CY 0.00 CY0.01 CY 0.00 CY -0.01 CY0.00 CY 0.00 CY 0.00 CY Grand total:17 468.42 CY 0.83 CY -467.60 CY
N
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
104
UP
40'

45.72 43.72

44.91 43.88

35.87 46.90

46.41 45.72

43.72 44.91

43.88 35.87

46.90 46.41

43.18 42.45

42.46 43.84

41.59 41.62

0.41 X
X
X
X
TOP
TOP
G
B
G
B
N70°56'02 W" 75 0. 0'
N79°01'22"W
102.34'
N79°01'22"W
105.00'
1 0' 2 A-3.0
13' - 0" 8' - 0"
19' - 11"
1 A-3.1
1 A-3.0
140 SF
5686 SF BEDROOM 1
DINING
161 SF

KITCHEN

LIVING ROOM
8' - 11" 5' - 1"
12' - 3" 4' - 0" 10' - 1" 4' - 7" 4' - 0" 7' - 9" 5' - 11" 25' - 0" 8' - 0"
8' - 6" 13' - 1" 3' - 1" 2' - 6" 5' - 10"
15' - 8" 15' - 2" 21' - 1"
C.L
45 SF
POWDER
360 SF
GARAGE
15' - 0" 15' - 5"
7' - 7" 6' - 11" 9' - 5"
A
B
C
D
F
G
54321
33' - 0"
51' - 11"
33' - 0"
3' - 2"
51' - 11"
E
67 A-2.1 1
2 A-2.1
2 A-3.1
6 A-3.2
18' - 0"
9' - 0"
18' - 0"
9' - 0"
10 12
11 82
30 31
34 1 HR WALLS & CEILINGS

SPACE UNDER STAIRS

SHALL BE
1/2" GYPSUM BOARD
SD
CM
SD
20 MIN

TEMPERED
20 MIN

TEMPERED
20 MIN

TEMPERED
20 MINTEMPEREDCORNER WINDOW
20 MIN

TEMPERED
20 MIN

TEMPERED

CORNER WINDOW
20 MIN

TEMPERED
DOOR
19' - 11" 7' - 8"
0+00
9' - 1"
C.L

SEPTIC TANK
(SEE SEPTIC PLANS)

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT

TACTILE EXIT SIGN
1-HR SOUND RATEDPARTITION(STC-50)1-HR FIRE RATEDCONSTRUCTION CM
SD
SD
FD
CARBON MONOXIDEDETECTORSOMKE DETECTORDENOTES GENERAL LOCATION OFDIRECTIONAL EXIT SIGNAGE ASREQUIRED PER 2010 CBCSECTION 1011. PROVIDEWEATHER PROOF SIGNS ATEXTERIOR LOCATIONS SEEELECTRICAL PLANS FOR MOREINFORMATION

FLOOR DRAIN

FLUSH CEILING EXHAUST FANENERGY STAR & HUMIDISTALDUCTED TO OUTSIDE

PATH OF TRAVEL

SYMBOLS

XXX DOOR MARK CALLOUT

WINDOW MARKCALLOUT

XXXSTUDY

1.02 ROOM NAMEROOM NUMBER

ROOM CALLOUT
NOTES 1:CSS Color Coat and GSS Clear Coat anti-graffiti coatingsBy American Polymer Corp.RESEARCH REPORT: RR 25142-T (CSI 09960)ALL THE TOILETS ARE DUAL FLUSH SEE ITEM 6 ON SUSTAINABILITY CHECKLIST FOR INFORMATION.1. THE BUILDING SHALL BE EQUIPPED WITH AN AUTOMATICRESIDENTIAL FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH SECTIONR313.3 OR NFPA 13D.(R313, 12.21A17(d))2. THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIV.PRIOR TO INSTALLATION.3. AUTOMATIC GARAGE DOOR OPENERS, IF PROV'D, SHALL BE INACCORDANCE WITH UL 325 (R309.4)4. WOOD AND WOOD BASED PRODUCTS SHALL BE PROTECTED FROMDECAY IN THE LOCATIONS SPECIFIED PER SECTION R317.1.GENERAL NOTES:1. PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVED SEWAGE DISPOSAL SYSTEM(R306.3).

2. KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS,LAUNDRY TUBS AND WASHING MACHINE OUTLETS SHALL BE PROVIDED WITHHOT AND COLD WATER AND CONNECTED TO AN APPROVED WATER SUPPLY(R306.4).3. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH ASHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHED WITH ANON-ABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO AHEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR (R307.2).4. NEW CONSTRUCTION SHALL PROVIDE ULTRA LOW FLUSH WATERCLOSETS AND EXISTING SHOWER HEADS AND TOILETS MST BE ADAPTED FORLOW WATER CONSUMPTION.5. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED6. WATER HEATER MUST BE STRAPPED TO WALL (SEC. 507.3, LAPC)7. DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THEDWELLING FROM THE GARAGE SHALL BE CONTRUCTED OF A MINIMUM NO. 26GAGE SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVEOPENINGS INTO THE GARAGE.8. UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVEDLABELING AGENCY. SUCH LABEL SHALL STATE THE APPROVED LABELINGAGENCY NAME, PRODUCT DESIGNATION AND PERFORMANCE GRADERATING. (RESEARCH REPORT NOT REQUIRED. ) (R308.6.9.) GREEN BUILDING NOTES:1. CONSTRUCTION WASTE SHALL BE REDUCED BY 50%. INDICATE HOW CONSTRUCTION WASTE WILL BEHANDLED:
a) CITY OF LOS ANGELES CERTIFIED HAULERb) SOURCE SEPARATED ON SITE (INCORPORATE WASTE MANAGEMENT PALN ONTO PLANS)

2. FANS SHALL BE ENERGY START COMPLAINT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THEBUILDING.3 . FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATING SYSTEM MUST BECONTROLLED BY A HUMIDITY CONTROL4. "FOR PROJECTS THAT INCLUDE LANDSCAPE WORK, THE LANDSCAPE CERTIFICATION FORM GRN12SHALL BE COMPLETED PRIOR TO FINAL INSPECTION APPROVAL" (STATE ASSEMBLY BILL NO 1881)5. SUFFICIENT CONDUCT SIZING AND SERVICE CAPACITY TO INSTALL LEVEL 2 EVSE SHALL BEPROVIDED6. A LABEL STATING 'EV CAPABLE' SHALL BE POSTED IN A CONSPICUOUS PLACE AT THE SERVICEPANEL OR SUBPANEL AND NEXT TO THE RACEWAY TERMINATION POINT7. FOR PROJECTS THAT INCLUDE LANDSCAPE WORK, THE LANDSCAPE CERTIFICATION FORM GRN 12SHALL BE COMPLETED PRIOR TO FINAL INSPECTION APPROVAL8. THE MAIN SERVICE PANEL SHALL HAVE A MINIMUM BUSBAR RATING OF 200 AMPS.9. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATEDBRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUITOVERCURRENT PROTECTIVE DEVICE."10. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENTPROTECTIVE DEVICE SPACE (S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAYTERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE.NOTES 2:1. A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THEINFORMATION FROM ENRGY CODE SECTIONS 110.10(B) THROUGH 110.10 (C) SHALL BE PROVIDED TO THEOCCUPANT.2. FOR PROJECTS THAT INCLUDE LANSCAPE WORK, THE LANDSCAPE CERTIFICATION, FROM GRN 12,SHALL BE COMPLETED PERIOR TO FINAL INSPECTION APPROVAL. (STATE ASSEMBLYBILL NO. 1881)3. MATERIALS DELIVERED TO THE CONSTRUCTION SITE SHALL BE PROTECTED FROM RAIN OR OTHERSOURCES OF MOISTURE. (4.407.4)4. AN OPERATION AND MAINTENANCE MANUAL INCLUDING, AT A MINIMUM, THE ITEMS LISTED INSECTION 4.410.1 , SHALL BE COMPLETED AND PLACED IN THE BUILDING AT THE TIME OF FINAL INSPECTION. (4.410.1)

5. THE FIREPLACE IS DIRECT-VENT, SEALED COMBUSTION TYPE. ANY INSTALLED WOODSTOVE OR PELLERSTOVE SHALL COMPLY WITH U.S. EPA PHASE II EMISSION LIMITS WHERE APPLICABLE. INCORPORATEMANUFACTURER'S SPECIFICATIONS ONTO PLANS. (4.503.1)6. WOOD BURNING FIREPLACES AND OTHER WOOD BURNING DEVICES ARE PROHIBITED. (AQMD RULE445)7. ALL DUCT AND OTHER RELATED AIR DISTTRIBUTION COMPONENT OPENINGS SHALL BE COVEREDWITH TAPE, PLASTIC, OR SHEET METAL UNTIL THE FINAL STARTUP OF THE HEATINGM COOLING ANDVENTILATION EQUIPMENT. (4.504.2.4)8. ARCHITECTURAL PAINTS AND COATING, ADHESIVES, CAULKS AND SEALANTS SHALL COMPLY WITHTHE VOLATILE ORGANIC COMPOUND ( VOC) LIMITS LISTED IN TABLES 4.504.1-4.504.3 (4.504.2.1-4.504.2.3)9. ALL CARPET INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCTREQUIREMENTS OF ONE OF THE FOLLOWING:

I. CARPET AND RUG INSTITUTE’S GREEN LABEL PLUS PROGRAM
II. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH STANDARD PRACTICE FOR THE TESTING OF VOCS (SPECIFICATION01350)
III. NSF/ANSI 140 AT THE GOLD LEVELIV. SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGE™ GOLD

10. ALL CARPET CUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OFTHE CARPET AND RUG INSTITUTE GREEN LABEL PROGRAM. (4.504.3.1)11. 80% OF THE TOTAL AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH ONE OR MORE OFTHE FOLLOWING:

I. VOC EMISSION LIMITS DEFINED IN THE CHPS HIGH PERFORMANCE PRODUCTS DATABASE.II. PRODUCTS COMPLAINT WITH THE CHPS CRITERIA CERTIFIED UNDER THE GREENGUARD CHILDREN AND SCHOOLS PROGRAM.

III. CERTIFICATION UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOORSCORE PROGRAM.

IV. MEET THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH'S SPECIFICATION 01350

12. NEW HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD COMPOSITEWOOD PRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEET THEFORMALDEHYDE CONTENT FOR ALL APPLICABLE WOOD PRODUCTS SHALL BE READILY AVAILABLE ATTHE JOB SITE AND BE PROVIDED TO THE FILES INSPECTOR FOR VERIFICATION. (4.504.5)

13. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALLAND FLOOR FRAMING SHALL NOT BE ENCLOSED UNIT IT IS INSPECTED AND FOUND TO BE SATISFACTORYBY THE BUILDING INSPECTOR. (4.505.3)14. THE HEATING AND AIR-CONDITIONING SYSTEMS SHALL BE SIZED AND DESIGNED USING ANSI/ACCAMANUAL J-2004, NSI/ACCA 29-D-2009 OR ASHRAE HANDBOOKS AND HAVE THEIR EQUIPMENT SELECTEDIN ACCORDANCE WITH ANSI/ACCA 36-S MANUAL S-2004. (4.507.2)

15. THE VOC Content Verification Checklist, form GRN 2, SHALL BE COMPLETED AND VERIFIED PERIOR TO FINAL INSPECTION APPROVAL. THEMANUFACTURER'S SPECIFICATIONS SHOWING VOC CONTENT FOR ALL APPLICABLE PRODUCTS SHALL BE READILY AVAILABLE AT THE JOB SITE ANDBE PROVIDED TO THE FIELD INSPECTOR FOR VERIFICATION. (4.504.2.4)16. THE Formaldehyde Emissions Verification Checklist, FORM GRN 3, SHALL BE COMPLETED PERIOR TO FINAL INSPECTION APPROVAL. THEMANUFACTURER'S SPECIFICATIONS SHOWING FORMALDEHYDE CONTENT FOR ALL APPLICABLE WOOD PRODUCTS SHALL BE READLIY AVAILABLE ATTHE JOB SITE AND BE PROVIDED TO THE FIELD INSPECTOR FIR VERIFICATION. (4.504.5)17. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHER OPEINGS IN THE SOLE/BOTTOM PLATES AT EXTERIOR WALLSSHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPEINGS WITH CEMENT MORTAR, CONCRETE MASONARY, OR METALPLATES. PIPING PRONE TO CORROSION SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 313.0 OF THE LOS ANGELES PLUMBING CODE.(4.406.1)18. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BE MEANS OF EXTERIOR GLAZED OPENING INACCORDANCE WITH SECTION R303.1 OR SHALL BE PROVIDED WITH ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATIONOF 6 FOOT-CANDLES OVER THE ARE OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. (R303.1)19. A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OF LISTING SHALL BE MADE AVAILABLE AT THE JOB SITE.20. GARAGE FLOOR SURFACES SHALL BE OF AN APPROVED NON COMBUSTIBLE MATERIAL, AND THE AREA USED TO PARK VEHICLES SHALL BESLOPED TO DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.10)21. WATER HEATER MUST BE STRAPPED TO WALL. (Sec. 507.3, LAPC) GREEN BUILDING NOTES:•DURING CONSTRUCTION THERE ARE A
NUMBER OF WAYS THAT AIR QUALIT IN THEBUILDING CAN BE PUT AT RISK. THESEINCLUDE WATER DAMAGE TO MATERIALS,DUST COLLECTION IN THE VENTILATIONSYSTEM, ABSORPTION OF VOCS INTOPOROUS MATERIALS LIKE CARPET ANDFURNITURE, AND CLOGGED FILTERS.PREPARING A PLAN PRIOR TOCONSTRUCTION AND PROVIDING THE PLANTO THE CONTRACTOR HELPS TO ENSURETHAT AIR QUALITY ISSUES WILL BE WELLMANAGED THROUGHOUT THECONSTRUCTION PROCESS. PROJECTS SHALLPROVIDE A CONSTRUCTION AIR QUALITYMANAGEMENT PLAN ON THE CONSTRUCTIONDRAWINGS THAT, AT A MINIMUM INCLUDESPROTECTING DUCTS DURINGCONSTRUCTION AND CHANGING THEFILTERS AND VACUUMING DUCTS PRIOR TOOCCUPANCY. •LOW VOLATILE ORGANIC COMPOUND (VOC)
PAINTS AND WOOD FINISHES ARE BROADLYAVAILABLE AT LITTLE OR NO ADDITIONALCOST THAN THEIR TOXIC COUNTERPARTS.USING THESE MATERIALS PROTECTS BOTHWORKERS AND OCCUPANTS FROMRESPIRATORY IRRITATIONS THAT CAN BEGENERATED BY VOCS. MOST LOW-VOCPAINTS MARKETED BY PAINTMANUFACTURERS MEET THE THRESHOLD OF50 GRAMS (OR LESS) PER LITER FOR FLATPAINTS, AND 150 GRAMS PER LITER (ORLESS) FOR NON-FLAT PAINTS. •ꞏ ENERGY STAR QUALIFIED APPLIANCES
INCORPORATE ADVANCED TECHNOLOGIESTHAT USE 10–50% LESS ENERGY AND WATERTHAN STANDARD MODELS.THEY ARE WIDELYAVAILABLE FROM ALL MAJOR BRANDS.REBATES AND INCENTIVES ARE OFTENAVAILABLE FROM SOUTHERN CALIFORNIAEDISON, SEEHTTP://WWW.SCE.COM/REBATESANDSAVINGS/ • AND ALSO FROM SOCAL GAS COMPANY
AND LADWP. COMMERCIAL APPLIANCES THATARE NOT AVAILABLE IN ENERGY STAR AREEXEMPT FROM THIS REQUIREMENT. •PROJECTS SHALL COMPLY WITH APPLICABLE
REQUIREMENTS FOR UTILIZING LOW-FLOWSHOWERHEADS, FAUCETS AND WATERCLOSETS AS ADOPTED BY SECTION 13.12.030(I) AND (J). THE MAXIMUM RATE FOR LOWFLOW FAUCETS IS 2.2 GALLONS PER MINUTE.THE MAXIMUM RATE FOR SHOWER HEADS IS2.5 GALLONS PER MINUTE. THESE FIXTURESCAN HELP REDUCE WATER USAGE AT A TIMEWHEN SOUTHERN CALIFORNIA IS FACING ASHARP DECREASE IN WATER SUPPLY. •OUTDOOR LIGHTING SHOULD BE DESIGNED
TO PREVENT GLARE, LIGHT TRESPASS, ANDSKY GLOW AS MUCH AS POSSIBLE.PERMANENTLY INSTALLED LIGHTING SHOULDNOT BLINK, FLASH, OR BE OF UNUSUALLYHIGH INTENSITY OR BRIGHTNESS. EXTERIORLIGHTING MUST BE ENERGY-EFFICIENT ANDSHIELDED SO THAT ALL GLARE IS CONFINEDWITHIN THE BOUNDARIES OF THE SITE.ENERGY EFFICIENT OUTDOOR LIGHTINGLASTS LONGER THAN INCANDESCENT BULBS,SAVES ENERGY AND MONEY, AND LIGHTSPILLAGE IS REDUCED. •PROJECTS MUST COMPLY WITH ALL
APPLICABLE REQUIREMENTS IN SECTION19.28.100(B) (PARKING AREA LANDSCAPINGREQUIREMENTS). THE PARKING LOT MUSTHAVE PERIMETER LANDSCAPING, WITH 1CANOPY TREE FOR EVERY 9 PARKINGSPACES. PARKING AREAS ADJACENT TO THEPUBLIC RIGHT OF WAY AND PARKING AREASADJACENT TO RESIDENTIALLY ZONEDPARCELS MUST BE SCREENED FROM VIEWWITH LANDSCAPING TO A HEIGHT OF 42”,MEASURED FROM THE SURFACE OF THEPARKING AREA. •PROJECTS SHALL COMPLY WITH ALL
APPLICABLE REQUIREMENTS IN CHAPTER 15(ENVIRONMENTAL PROTECTION, POLLUTION,AND SOLID WASTE) FIRE PROTECTION:THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMING DIV. PRIOR TO INSTALLATION.BUILDING PAPER:USE 2-15# FELT BACKING WHEN STUCCO IS APPLIED OVER PLYWOOD, UBC SEC.2501.4.NOTE: SMOKE DETECTORS1. SMOKE DETECTORS SHALL BE PROVIDED AS FOLLOWS: (310.9.1.3,4)2. SMOKE DETECTORS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY PACK UP AND LOW BATTERY SIGNAL. SMOKE DETECTORS SHALL BE LOCATED IN EACH SLEEPING ROOM & HALLWAY OR AREA GIVING ACCESSTO A SLEEPING ROOM, AND ON EACH STORY AND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY.

3. AN APPROVED BACKWATER VALVE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM.

4. ELEVATION SHALL NOT DISCHARGE THROUGH THE BACK WATER VALVE (UPC 710.1) (NON-OCCURING, NOT REQUIRED)5. SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FOR HUMAN OCCUPANCY, UPON THE OWNER'S APPLICATION FOR A PERMIT FOR ALTERATIONS REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1000). (R314.6.2)

6. WHERE A PERMIT IS REQUIRED FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1000) , EXISTING DWELLINGS OR SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL-BURNING APPLIANCES SHALL BE PROVIDED WITH A CARBONMONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.2. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFICDWELLING INIT OR SLEEPING UNITS FOR WHICH THE PERMIT WAS OBTAINED. ( R315.2.2) 2-HR FIRE RATEDCONSTRUCTION3-HR FIRE RATEDCONSTRUCTION
NOTES 3:1. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITIES (POWER POOLS, PULL-BOXES,TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINESWHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSE.2. AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWNSTREAM ASIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOROF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING" (PER ORDINANCE 170,158) (INCLUDES COMMERCIAL ADDITIONS AND IT WORK OVER $10,000.) SEPARATE PLUMBING PERMIT ISREQUIRED. © 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

NOTES 3 CONT. :1. PROVIDE NATURAL VENTILATION IN (HABITABLE ROOMS) (BATHROOMS) BY MEANS OF OPENABLE EXTERIOR WALL OPENINGS WITH AB AREA NOT LESSTHAN 4% OF FLOOR AREA. MECHANICAL VENTILATING SYSTEMS MAY BE PERMITTED. (R303.1)2. PROVIDE NATURAL LIGHT IN (HABITABLE ROOMS) BY MEANS OF EXTERIOR WALL OPENINGS WITH AN AREA NOT LESS THAN 8% OF FLOOR AREA.ARTIFICIAL LIGHTING MAY BE PERMITTED.(R303.1) Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 1/4" = 1'-0" 4/23/2020 4:47:27 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-1.1

FIRST FLOOR
projectnum
Author Designer
OwnerOwner
1/4" = 1'-0"
1 1ST FLOOR LEVEL-24X36

LIGHTING LEGEND AND SYMBOLSSYMBOL DESCRIPTION
RECESSES CEILING DOWNLIGHTSURFACE MOUNTED WALL LIGHTRECESSED MOUNTED WALL DOWNLIGHTTWO WAY MOTION SENSOR, SURFACE WALLMOUNTED 180 DEGREE U.N.O OUTDOOR LIGHTING WILL BE DOWNWARD FACING AND LOW ILLUMINATION (850MAX LUMINS, AND MAX 60 WATTS N
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
105
UP
40 45.72

43.72 44.91

43.88 35.87

46.90 46.41

45.72 43.72

44.91 43.88

35.87 46.90

46.41 43.18

42.45 43.84

41.59 41.62
X
X
X
X
TOP
TOP
G
B

CONSTRU
EN
G
P.

I.Q.
31864 SEALEVEL DRIVE
A.

P.

N.
4470-027-020
N70°56'02 W" 75 0. 0'
01'22"W
102.34'
'22"W
105.00'
1 0' 2 A-3.0
5' - 0"
1 A-3.1
1 A-3.0
11' - 3"
3' - 11"
173 SF
MASTER

BEDROOM
35 SF
W.I.C
103 SF

MASTER BATH
26 SF
W.I.C
145 SF
BEDROOM 2
40 SF
C.L
11' - 1" 5' - 0" 64 SF BATH 2
15' - 7"
10' - 7"
6' - 9"
9' - 6"
5' - 1"
5' - 2"
10' - 8"
10' - 3"
9' - 8"
DECK
DECK
17' - 9" 13' - 5" 4' - 5" 7' - 6"
4' - 0" 17' - 7" 5' - 8"
16' - 1" 27' - 0"
2ND FLOOR
A
B
C
D
F
G
54321
E
27' - 2"
43' - 1"43' - 1"
5' - 8" 21' - 7"
27' - 2"
67 2
A-3.1
6 A-3.2
1' - 11"

ROOF OUTLINE ROOF OUTLINE

ROOF OUTLINE
ROOF

OUTLINE

OPENTO SKY

OPENTO SKY

OPENTO SKY
3' - 6"
SD
CM
SD
SD
14 77
35 A
73 76
74 75 72
A
78 75
20 MIN

TEMPERED

CORNER WINDOW
(SEE A5.0)
20 MINTEMPEREDCORNER WINDOW(SEE A5.0)
20 MIN

TEMPERED

CORNER WINDOW
(SEE A5.0)
20 MINTEMPERED
20 MINTEMPERED
20 MINTEMPERED
0+00

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT

TACTILE EXIT SIGN
1-HR SOUND RATEDPARTITION(STC-50)1-HR FIRE RATEDCONSTRUCTION CM
SD
SD
FD
CARBON MONOXIDEDETECTORSOMKE DETECTORDENOTES GENERAL LOCATION OFDIRECTIONAL EXIT SIGNAGE ASREQUIRED PER 2010 CBCSECTION 1011. PROVIDEWEATHER PROOF SIGNS ATEXTERIOR LOCATIONS SEEELECTRICAL PLANS FOR MOREINFORMATION

FLOOR DRAIN

FLUSH CEILING EXHAUST FANENERGY STAR & HUMIDISTALDUCTED TO OUTSIDE

PATH OF TRAVEL

SYMBOLS

XXX DOOR MARK CALLOUT

WINDOW MARKCALLOUT

XXXSTUDY

1.02 ROOM NAMEROOM NUMBER

ROOM CALLOUT
NOTES 1:CSS Color Coat and GSS Clear Coat anti-graffiti coatingsBy American Polymer Corp.RESEARCH REPORT: RR 25142-T (CSI 09960)ALL THE TOILETS ARE DUAL FLUSH SEE ITEM 6 ON SUSTAINABILITY CHECKLIST FOR INFORMATION.1. THE BUILDING SHALL BE EQUIPPED WITH AN AUTOMATICRESIDENTIAL FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH SECTIONR313.3 OR NFPA 13D.(R313, 12.21A17(d))2. THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIV.PRIOR TO INSTALLATION.3. AUTOMATIC GARAGE DOOR OPENERS, IF PROV'D, SHALL BE INACCORDANCE WITH UL 325 (R309.4)4. WOOD AND WOOD BASED PRODUCTS SHALL BE PROTECTED FROMDECAY IN THE LOCATIONS SPECIFIED PER SECTION R317.1.GENERAL NOTES:1. PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVED SEWAGE DISPOSAL SYSTEM(R306.3).

2. KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS,LAUNDRY TUBS AND WASHING MACHINE OUTLETS SHALL BE PROVIDED WITHHOT AND COLD WATER AND CONNECTED TO AN APPROVED WATER SUPPLY(R306.4).3. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH ASHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHED WITH ANON-ABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO AHEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR (R307.2).4. NEW CONSTRUCTION SHALL PROVIDE ULTRA LOW FLUSH WATERCLOSETS AND EXISTING SHOWER HEADS AND TOILETS MST BE ADAPTED FORLOW WATER CONSUMPTION.5. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED6. WATER HEATER MUST BE STRAPPED TO WALL (SEC. 507.3, LAPC)7. DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THEDWELLING FROM THE GARAGE SHALL BE CONTRUCTED OF A MINIMUM NO. 26GAGE SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVEOPENINGS INTO THE GARAGE.8. UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVEDLABELING AGENCY. SUCH LABEL SHALL STATE THE APPROVED LABELINGAGENCY NAME, PRODUCT DESIGNATION AND PERFORMANCE GRADERATING. (RESEARCH REPORT NOT REQUIRED. ) (R308.6.9.) GREEN BUILDING NOTES:1. CONSTRUCTION WASTE SHALL BE REDUCED BY 50%. INDICATE HOW CONSTRUCTION WASTE WILL BEHANDLED:
a) CITY OF LOS ANGELES CERTIFIED HAULERb) SOURCE SEPARATED ON SITE (INCORPORATE WASTE MANAGEMENT PALN ONTO PLANS)

2. FANS SHALL BE ENERGY START COMPLAINT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THEBUILDING.3 . FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATING SYSTEM MUST BECONTROLLED BY A HUMIDITY CONTROL4. "FOR PROJECTS THAT INCLUDE LANDSCAPE WORK, THE LANDSCAPE CERTIFICATION FORM GRN12SHALL BE COMPLETED PRIOR TO FINAL INSPECTION APPROVAL" (STATE ASSEMBLY BILL NO 1881)5. SUFFICIENT CONDUCT SIZING AND SERVICE CAPACITY TO INSTALL LEVEL 2 EVSE SHALL BEPROVIDED6. A LABEL STATING 'EV CAPABLE' SHALL BE POSTED IN A CONSPICUOUS PLACE AT THE SERVICEPANEL OR SUBPANEL AND NEXT TO THE RACEWAY TERMINATION POINT7. FOR PROJECTS THAT INCLUDE LANDSCAPE WORK, THE LANDSCAPE CERTIFICATION FORM GRN 12SHALL BE COMPLETED PRIOR TO FINAL INSPECTION APPROVAL8. THE MAIN SERVICE PANEL SHALL HAVE A MINIMUM BUSBAR RATING OF 200 AMPS.9. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATEDBRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUITOVERCURRENT PROTECTIVE DEVICE."10. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENTPROTECTIVE DEVICE SPACE (S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAYTERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE.NOTES 2:1. A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THEINFORMATION FROM ENRGY CODE SECTIONS 110.10(B) THROUGH 110.10 (C) SHALL BE PROVIDED TO THEOCCUPANT.2. FOR PROJECTS THAT INCLUDE LANSCAPE WORK, THE LANDSCAPE CERTIFICATION, FROM GRN 12,SHALL BE COMPLETED PERIOR TO FINAL INSPECTION APPROVAL. (STATE ASSEMBLYBILL NO. 1881)3. MATERIALS DELIVERED TO THE CONSTRUCTION SITE SHALL BE PROTECTED FROM RAIN OR OTHERSOURCES OF MOISTURE. (4.407.4)4. AN OPERATION AND MAINTENANCE MANUAL INCLUDING, AT A MINIMUM, THE ITEMS LISTED INSECTION 4.410.1 , SHALL BE COMPLETED AND PLACED IN THE BUILDING AT THE TIME OF FINAL INSPECTION. (4.410.1)

5. THE FIREPLACE IS DIRECT-VENT, SEALED COMBUSTION TYPE. ANY INSTALLED WOODSTOVE OR PELLERSTOVE SHALL COMPLY WITH U.S. EPA PHASE II EMISSION LIMITS WHERE APPLICABLE. INCORPORATEMANUFACTURER'S SPECIFICATIONS ONTO PLANS. (4.503.1)6. WOOD BURNING FIREPLACES AND OTHER WOOD BURNING DEVICES ARE PROHIBITED. (AQMD RULE445)7. ALL DUCT AND OTHER RELATED AIR DISTTRIBUTION COMPONENT OPENINGS SHALL BE COVEREDWITH TAPE, PLASTIC, OR SHEET METAL UNTIL THE FINAL STARTUP OF THE HEATINGM COOLING ANDVENTILATION EQUIPMENT. (4.504.2.4)8. ARCHITECTURAL PAINTS AND COATING, ADHESIVES, CAULKS AND SEALANTS SHALL COMPLY WITHTHE VOLATILE ORGANIC COMPOUND ( VOC) LIMITS LISTED IN TABLES 4.504.1-4.504.3 (4.504.2.1-4.504.2.3)9. ALL CARPET INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCTREQUIREMENTS OF ONE OF THE FOLLOWING:

I. CARPET AND RUG INSTITUTE’S GREEN LABEL PLUS PROGRAM
II. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH STANDARD PRACTICE FOR THE TESTING OF VOCS (SPECIFICATION01350)
III. NSF/ANSI 140 AT THE GOLD LEVELIV. SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGE™ GOLD

10. ALL CARPET CUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OFTHE CARPET AND RUG INSTITUTE GREEN LABEL PROGRAM. (4.504.3.1)11. 80% OF THE TOTAL AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH ONE OR MORE OFTHE FOLLOWING:

I. VOC EMISSION LIMITS DEFINED IN THE CHPS HIGH PERFORMANCE PRODUCTS DATABASE.II. PRODUCTS COMPLAINT WITH THE CHPS CRITERIA CERTIFIED UNDER THE GREENGUARD CHILDREN AND SCHOOLS PROGRAM.

III. CERTIFICATION UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOORSCORE PROGRAM.

IV. MEET THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH'S SPECIFICATION 01350

12. NEW HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD COMPOSITEWOOD PRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEET THEFORMALDEHYDE CONTENT FOR ALL APPLICABLE WOOD PRODUCTS SHALL BE READILY AVAILABLE ATTHE JOB SITE AND BE PROVIDED TO THE FILES INSPECTOR FOR VERIFICATION. (4.504.5)

13. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALLAND FLOOR FRAMING SHALL NOT BE ENCLOSED UNIT IT IS INSPECTED AND FOUND TO BE SATISFACTORYBY THE BUILDING INSPECTOR. (4.505.3)14. THE HEATING AND AIR-CONDITIONING SYSTEMS SHALL BE SIZED AND DESIGNED USING ANSI/ACCAMANUAL J-2004, NSI/ACCA 29-D-2009 OR ASHRAE HANDBOOKS AND HAVE THEIR EQUIPMENT SELECTEDIN ACCORDANCE WITH ANSI/ACCA 36-S MANUAL S-2004. (4.507.2)

15. THE VOC Content Verification Checklist, form GRN 2, SHALL BE COMPLETED AND VERIFIED PERIOR TO FINAL INSPECTION APPROVAL. THEMANUFACTURER'S SPECIFICATIONS SHOWING VOC CONTENT FOR ALL APPLICABLE PRODUCTS SHALL BE READILY AVAILABLE AT THE JOB SITE ANDBE PROVIDED TO THE FIELD INSPECTOR FOR VERIFICATION. (4.504.2.4)16. THE Formaldehyde Emissions Verification Checklist, FORM GRN 3, SHALL BE COMPLETED PERIOR TO FINAL INSPECTION APPROVAL. THEMANUFACTURER'S SPECIFICATIONS SHOWING FORMALDEHYDE CONTENT FOR ALL APPLICABLE WOOD PRODUCTS SHALL BE READLIY AVAILABLE ATTHE JOB SITE AND BE PROVIDED TO THE FIELD INSPECTOR FIR VERIFICATION. (4.504.5)17. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS, OR OTHER OPEINGS IN THE SOLE/BOTTOM PLATES AT EXTERIOR WALLSSHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPEINGS WITH CEMENT MORTAR, CONCRETE MASONARY, OR METALPLATES. PIPING PRONE TO CORROSION SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 313.0 OF THE LOS ANGELES PLUMBING CODE.(4.406.1)18. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BE MEANS OF EXTERIOR GLAZED OPENING INACCORDANCE WITH SECTION R303.1 OR SHALL BE PROVIDED WITH ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATIONOF 6 FOOT-CANDLES OVER THE ARE OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. (R303.1)19. A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OF LISTING SHALL BE MADE AVAILABLE AT THE JOB SITE.20. GARAGE FLOOR SURFACES SHALL BE OF AN APPROVED NON COMBUSTIBLE MATERIAL, AND THE AREA USED TO PARK VEHICLES SHALL BESLOPED TO DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.10)21. WATER HEATER MUST BE STRAPPED TO WALL. (Sec. 507.3, LAPC) GREEN BUILDING NOTES:•DURING CONSTRUCTION THERE ARE A
NUMBER OF WAYS THAT AIR QUALIT IN THEBUILDING CAN BE PUT AT RISK. THESEINCLUDE WATER DAMAGE TO MATERIALS,DUST COLLECTION IN THE VENTILATIONSYSTEM, ABSORPTION OF VOCS INTOPOROUS MATERIALS LIKE CARPET ANDFURNITURE, AND CLOGGED FILTERS.PREPARING A PLAN PRIOR TOCONSTRUCTION AND PROVIDING THE PLANTO THE CONTRACTOR HELPS TO ENSURETHAT AIR QUALITY ISSUES WILL BE WELLMANAGED THROUGHOUT THECONSTRUCTION PROCESS. PROJECTS SHALLPROVIDE A CONSTRUCTION AIR QUALITYMANAGEMENT PLAN ON THE CONSTRUCTIONDRAWINGS THAT, AT A MINIMUM INCLUDESPROTECTING DUCTS DURINGCONSTRUCTION AND CHANGING THEFILTERS AND VACUUMING DUCTS PRIOR TOOCCUPANCY. •LOW VOLATILE ORGANIC COMPOUND (VOC)
PAINTS AND WOOD FINISHES ARE BROADLYAVAILABLE AT LITTLE OR NO ADDITIONALCOST THAN THEIR TOXIC COUNTERPARTS.USING THESE MATERIALS PROTECTS BOTHWORKERS AND OCCUPANTS FROMRESPIRATORY IRRITATIONS THAT CAN BEGENERATED BY VOCS. MOST LOW-VOCPAINTS MARKETED BY PAINTMANUFACTURERS MEET THE THRESHOLD OF50 GRAMS (OR LESS) PER LITER FOR FLATPAINTS, AND 150 GRAMS PER LITER (ORLESS) FOR NON-FLAT PAINTS. •ꞏ ENERGY STAR QUALIFIED APPLIANCES
INCORPORATE ADVANCED TECHNOLOGIESTHAT USE 10–50% LESS ENERGY AND WATERTHAN STANDARD MODELS.THEY ARE WIDELYAVAILABLE FROM ALL MAJOR BRANDS.REBATES AND INCENTIVES ARE OFTENAVAILABLE FROM SOUTHERN CALIFORNIAEDISON, SEEHTTP://WWW.SCE.COM/REBATESANDSAVINGS/ • AND ALSO FROM SOCAL GAS COMPANY
AND LADWP. COMMERCIAL APPLIANCES THATARE NOT AVAILABLE IN ENERGY STAR AREEXEMPT FROM THIS REQUIREMENT. •PROJECTS SHALL COMPLY WITH APPLICABLE
REQUIREMENTS FOR UTILIZING LOW-FLOWSHOWERHEADS, FAUCETS AND WATERCLOSETS AS ADOPTED BY SECTION 13.12.030(I) AND (J). THE MAXIMUM RATE FOR LOWFLOW FAUCETS IS 2.2 GALLONS PER MINUTE.THE MAXIMUM RATE FOR SHOWER HEADS IS2.5 GALLONS PER MINUTE. THESE FIXTURESCAN HELP REDUCE WATER USAGE AT A TIMEWHEN SOUTHERN CALIFORNIA IS FACING ASHARP DECREASE IN WATER SUPPLY. •OUTDOOR LIGHTING SHOULD BE DESIGNED
TO PREVENT GLARE, LIGHT TRESPASS, ANDSKY GLOW AS MUCH AS POSSIBLE.PERMANENTLY INSTALLED LIGHTING SHOULDNOT BLINK, FLASH, OR BE OF UNUSUALLYHIGH INTENSITY OR BRIGHTNESS. EXTERIORLIGHTING MUST BE ENERGY-EFFICIENT ANDSHIELDED SO THAT ALL GLARE IS CONFINEDWITHIN THE BOUNDARIES OF THE SITE.ENERGY EFFICIENT OUTDOOR LIGHTINGLASTS LONGER THAN INCANDESCENT BULBS,SAVES ENERGY AND MONEY, AND LIGHTSPILLAGE IS REDUCED. •PROJECTS MUST COMPLY WITH ALL
APPLICABLE REQUIREMENTS IN SECTION19.28.100(B) (PARKING AREA LANDSCAPINGREQUIREMENTS). THE PARKING LOT MUSTHAVE PERIMETER LANDSCAPING, WITH 1CANOPY TREE FOR EVERY 9 PARKINGSPACES. PARKING AREAS ADJACENT TO THEPUBLIC RIGHT OF WAY AND PARKING AREASADJACENT TO RESIDENTIALLY ZONEDPARCELS MUST BE SCREENED FROM VIEWWITH LANDSCAPING TO A HEIGHT OF 42”,MEASURED FROM THE SURFACE OF THEPARKING AREA. •PROJECTS SHALL COMPLY WITH ALL
APPLICABLE REQUIREMENTS IN CHAPTER 15(ENVIRONMENTAL PROTECTION, POLLUTION,AND SOLID WASTE) FIRE PROTECTION:THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMING DIV. PRIOR TO INSTALLATION.BUILDING PAPER:USE 2-15# FELT BACKING WHEN STUCCO IS APPLIED OVER PLYWOOD, UBC SEC.2501.4.NOTE: SMOKE DETECTORS1. SMOKE DETECTORS SHALL BE PROVIDED AS FOLLOWS: (310.9.1.3,4)2. SMOKE DETECTORS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY PACK UP AND LOW BATTERY SIGNAL. SMOKE DETECTORS SHALL BE LOCATED IN EACH SLEEPING ROOM & HALLWAY OR AREA GIVING ACCESSTO A SLEEPING ROOM, AND ON EACH STORY AND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY.

3. AN APPROVED BACKWATER VALVE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM.

4. ELEVATION SHALL NOT DISCHARGE THROUGH THE BACK WATER VALVE (UPC 710.1) (NON-OCCURING, NOT REQUIRED)5. SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FOR HUMAN OCCUPANCY, UPON THE OWNER'S APPLICATION FOR A PERMIT FOR ALTERATIONS REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1000). (R314.6.2)

6. WHERE A PERMIT IS REQUIRED FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1000) , EXISTING DWELLINGS OR SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL-BURNING APPLIANCES SHALL BE PROVIDED WITH A CARBONMONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.2. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFICDWELLING INIT OR SLEEPING UNITS FOR WHICH THE PERMIT WAS OBTAINED. ( R315.2.2) 2-HR FIRE RATEDCONSTRUCTION3-HR FIRE RATEDCONSTRUCTION
NOTES 3:1. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITIES (POWER POOLS, PULL-BOXES,TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINESWHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSE.2. AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWNSTREAM ASIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOROF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING" (PER ORDINANCE 170,158) (INCLUDES COMMERCIAL ADDITIONS AND IT WORK OVER $10,000.) SEPARATE PLUMBING PERMIT ISREQUIRED. © 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

NOTES 3 CONT. :1. PROVIDE NATURAL VENTILATION IN (HABITABLE ROOMS) (BATHROOMS) BY MEANS OF OPENABLE EXTERIOR WALL OPENINGS WITH AB AREA NOT LESSTHAN 4% OF FLOOR AREA. MECHANICAL VENTILATING SYSTEMS MAY BE PERMITTED. (R303.1)2. PROVIDE NATURAL LIGHT IN (HABITABLE ROOMS) BY MEANS OF EXTERIOR WALL OPENINGS WITH AN AREA NOT LESS THAN 8% OF FLOOR AREA.ARTIFICIAL LIGHTING MAY BE PERMITTED.(R303.1) Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 1/4" = 1'-0" 4/23/2020 4:47:29 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-1.2

SECOND FLOOR
projectnum
Author Designer
OwnerOwner
1/4" = 1'-0"
1 2ND FLOOR LEVEL-24X36

LIGHTING LEGEND AND SYMBOLSSYMBOL DESCRIPTION
RECESSES CEILING DOWNLIGHTSURFACE MOUNTED WALL LIGHTRECESSED MOUNTED WALL DOWNLIGHTTWO WAY MOTION SENSOR, SURFACE WALLMOUNTED 180 DEGREE U.N.O OUTDOOR LIGHTING WILL BE DOWNWARD FACING AND LOW ILLUMINATION (850MAX LUMINS, AND MAX 60 WATTS N
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
106
2 A-3.0
1 A-3.1
1 A-3.0

A B C D F G
54321
E
67 A-2.0
1 A-2.0
2 A-2.1 1
2 A-2.1
2 A-3.1
62' - 10"
65' MAX
65' - 4"
65' - 4"
65' - 4"
67' MAX

20.83%

20.83% 20.83%
62' - 11"
62' - 11"
40' - 0"
CLASS "A"ROOFING
CLASS "A"ROOFING
2 A-6.0
0 00 1 37

SEPTIC TANK
(SEE SEPTIC PLANS)

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 1/8" = 1'-0" 4/23/2020 4:47:58 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-1.3
Topo Roof Plan
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
1/8" = 1'-0" 1 topo Roof Plan
N
ALL EXTERIOR LIGHTINGSHALL BE DOWNWARD FACING.ROOF VALLEY FLASHING SHALL BE NOT LESSTHAN 0.019-INCH (NO. 26 GALVANIZED SHEETGAGE) CORROSION-RESISTANE METAL INSTALLEDOVER A MINIMUM 36-INCH WIDE UNDERLAYMENTCONSISTING OF ONE LAYER OF NO. 72 ASTM CAPSHEET MEETING RUNNING THE FULL LENGTH OFTHE VALLEY.WHERE MORE THAN ONE SMOKE ALARM ISREQUIRED TO BE INSTALLED WITHIN AN INDIVIDUALDWELLING OR SLEEPING UNIT, THE SMOKEALARMS SHALL BE INTERCONNECTED IN SUCH AMANNER THAT THE ACTIVATION OF ONE ALARMWILL ACTIVATE ALL OF THE ALRAMS IN THEINDIVIDUAL UNIT. RESIDENTIAL CODE R314.5AN APPROVED CARBON MONOXIDE ALARM SHALLBE INSTALLED IN DWELLING UNITS AND INSLEEPING UNITS WITHIN WHICH FUEL-BURNINGAPPLIANCES ARE INSTALLED AND IN DWELLINGUNITS THAT HAVE ATTACHED GARAGES.REQUIRED CARBON MONOXIDE ALARMS SHALLRECEIVE THEIR PRIMARY POWER FROM THEBUILDIGN WIRING WHERE SUCH WIRING IS SERVEDFROM A COMMERCIAL SOURCE AND SHALL BEEQUIPPED WITH A BATTERY BACK-UP. WEHREMORE THAN ONE CARBON MONOXIDE ALARM ISREQUIRED TO BE INSTALLED WITHIN THEDWELLING UNIT OR WITHIN A SLEEPING UNIT THEALARM SHALL BE INTERCONNECTED IN A MANNERTHAT ACTIVATION OF ONE ALARM SHALL ACTIVATEALL OF THE ALARMS IN THE INDIVIDUAL UNIT.RESIDENTIAL CODE R315.1.2, BUILDING CODE420.4.1ALL ROOF COVERINGS SHALL BE CLASS "A" ASSPECIFIED IN BUILDING CODE 1505.1.1ROOF GUTTERS SHALL BE PROVIDED WITH AMEANS TO PREVENT THE ACCUMULATION OFLEAVES AND DEBRIS IN THE GUTTER (RESIDENTIALCODE R327.1534 AND BUILDING CODE 705A.4)VENTS SHALL RESIST THE INTRUSION OFFLAME AND EMBERES AND FLAME THROUGHTHE VENTILATION OPENINGS. VENTOPENINGS SHALL BE PROTECTED BYCORROSION-RESISTANT, NONCOMBUSTIBLEWIRE MESH WITH A MINIMUM 1/16TH INCHOPENINGS AND SHALL NOT EXCEED 1/8THINCH. VENTS SHALL NOT BE INSTALLED INEAVES OR CORNICES. (RESIDENTIAL CODER327.6.1 AND BUILDING CODE 706A.1) PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
107
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"
1 A-3.1

A B C D E F G
10 34
35 GLASS RAIILNG 42"MIN
GLASS RAILING 42" MIN
PROPERTY LINE STUCCO:

PROPERTY LINE
TexSton-TyscanyColor:VPC-6233d-020516

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"

STREET AT

DRIVEWAY
43' - 8"

BASEMENT LEVEL
30' - 6"
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

ROOF PLAN
63' - 6"

G F E D C B A
GLASS RAILING 42" MIN
GLASS RAILING 42" MIN
30 11 12 31
14 PROPERTY LINE

PROPERTY LINE
STUCCO:TexSton-TyscanyColor:VPC-6233d-020516

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"

STREET AT

DRIVEWAY
43' - 8"

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
BUILDING ENVELOPE:1. DAMPPROOFING, WHERE REQUIRED, SHALL BE INSTALLED WITHMATERIALS AND AS REQUIRED IN SECTION R406.12. PROTECTION OF WOOD AND WOOD BASED PRODUCTS FROM DECAYSHALL BE PROVIDED IN THE LOCATIONS SPECIFIED PER SECTION R317.1 BYTHE USE OF NATURALLY DURABLE WOOD OR WOOD THATIS PRESERVATIVE -TREATED IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT,PRESERVATIVE AND END USE.PRESERVATIVES SHALL BE LISTED IN SECTION 4 OF AWPA U1.3. PROVIDE ANTI-GRAFFITI FINISH WITHIN THE FIRST 9 FEET, MEASUREDFROM GRADE, AT EXTERIOR WALLS AND DOORS. EXCEPTION: MAINTENANCEOF BUILDING AFFIDAVIT IS RECORDED BY THE OWNER TO COVENANT ANDAGREE WITH THE CITY IS LOS ANGELES TO REMOVE ANY GRAFFITI WITHIN 7-DAYS OF GRAFFITI BEING APPLIED. (6306) SECTION 71041) MIN 1.5 SQFT EA. 25 FT. OF LINEAR FT. OF EXTERIOR WALL.-SOUTH ____= _____ SQFT. MIN. OPENING-NORTH____= _____ SQFT MIN. OPENING2) MINIMUM 1% OF UNDERFLOOR AREA _____SF X 1% =_____ SQFT TOTAL
UNDER-FLOOR VENTILATION:SHALL BE NO LESS THAN 1/150 OF UNDER FLOOR AREA.UNDER-FLOOR AREA: SQFT SQFT REQUIRED.

CRWL SPACE AREA: 18" X 24" = 3 SQFTUNDER FLOOR VENTILATION:VENTS TO BE 1'-9" X 5-1/2" (2.2 SQFT) AT 48" O.C. AND SHALL BECOVERED WITH A CORROSION- RESISTANT WIRE MESH WITHMESH OPENINGS OF A 1/4" . AT LEAST ONE VENT IS NEEDED ATEACH CRAWL SPACE, COORDINATE LOCATIONS WITHFOUNDATION PLAN.

PL01 ANTICO TM PLASTER BY TEXSTON VPC-477E-102512PL02 ANTICO TM PLASTER BY TEXSTON CM-3607AN-GFLTPOL, 320-SDS15PL03 PLASTER CONTROL SCREED: FRY REGLER PCS75-25-25 STONE CONTROL SCREED: FRY REGLER PCS-75-25-25
ST01
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:48:05 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-2.0

ELEVATION
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 1 EAST ELEVATION
3/16" = 1'-0" 2 WEST ELEVATION
OUTDOOR LIGHTING WILL BE DOWNWARD FACING ANDLOW ILLUMINATION (850 MAX LUMINS, AND MAX 60WATTS VENTS SHALL RESIST THE INTRUSION OFFLAME AND EMBERES AND FLAME THROUGHTHE VENTILATION OPENINGS. VENTOPENINGS SHALL BE PROTECTED BYCORROSION-RESISTANT, NONCOMBUSTIBLEWIRE MESH WITH A MINIMUM 1/16TH INCHOPENINGS AND SHALL NOT EXCEED 1/8THINCH. VENTS SHALL NOT BE INSTALLED INEAVES OR CORNICES. (RESIDENTIAL CODER327.6.1 AND BUILDING CODE 706A.1) ROOF EAVES AND ROOF EAVE SOFFITSSHALL BE NONCOMBUSTIBLE MATERIAL..

Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
108
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

ROOF PLAN
63' - 6"
2 A-3.0
7 6 5 4 3 2 1 2
A-3.1

PROPERTY LINE

PROPERTY LINE
STUCCO:TexSton-TyscanyColor:VPC-6233d-020516

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"

STREET AT

DRIVEWAY
43' - 8"
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

ROOF PLAN
63' - 6"
2 A-3.0
1 2 3 4 5 6 7 2
A-3.1

PROPERTY LINE

PROPERTY LINE
GLASS RAILING 42" MIN GLASS RAILING 42"MIN
STUCCO:TexSton-TyscanyColor:VPC-6233d-020516

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"

STREET AT

DRIVEWAY
43' - 8"

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
BUILDING ENVELOPE:1. DAMPPROOFING, WHERE REQUIRED, SHALL BE INSTALLED WITHMATERIALS AND AS REQUIRED IN SECTION R406.12. PROTECTION OF WOOD AND WOOD BASED PRODUCTS FROM DECAYSHALL BE PROVIDED IN THE LOCATIONS SPECIFIED PER SECTION R317.1 BYTHE USE OF NATURALLY DURABLE WOOD OR WOOD THATIS PRESERVATIVE -TREATED IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT,PRESERVATIVE AND END USE.PRESERVATIVES SHALL BE LISTED IN SECTION 4 OF AWPA U1.3. PROVIDE ANTI-GRAFFITI FINISH WITHIN THE FIRST 9 FEET, MEASUREDFROM GRADE, AT EXTERIOR WALLS AND DOORS. EXCEPTION: MAINTENANCEOF BUILDING AFFIDAVIT IS RECORDED BY THE OWNER TO COVENANT ANDAGREE WITH THE CITY IS LOS ANGELES TO REMOVE ANY GRAFFITI WITHIN 7-DAYS OF GRAFFITI BEING APPLIED. (6306) SECTION 71041) MIN 1.5 SQFT EA. 25 FT. OF LINEAR FT. OF EXTERIOR WALL.-SOUTH ____= _____ SQFT. MIN. OPENING-NORTH____= _____ SQFT MIN. OPENING2) MINIMUM 1% OF UNDERFLOOR AREA _____SF X 1% =_____ SQFT TOTAL
UNDER-FLOOR VENTILATION:SHALL BE NO LESS THAN 1/150 OF UNDER FLOOR AREA.UNDER-FLOOR AREA: SQFT SQFT REQUIRED.

CRWL SPACE AREA: 18" X 24" = 3 SQFTUNDER FLOOR VENTILATION:VENTS TO BE 1'-9" X 5-1/2" (2.2 SQFT) AT 48" O.C. AND SHALL BECOVERED WITH A CORROSION- RESISTANT WIRE MESH WITHMESH OPENINGS OF A 1/4" . AT LEAST ONE VENT IS NEEDED ATEACH CRAWL SPACE, COORDINATE LOCATIONS WITHFOUNDATION PLAN.

PL01 ANTICO TM PLASTER BY TEXSTON VPC-477E-102512PL02 ANTICO TM PLASTER BY TEXSTON CM-3607AN-GFLTPOL, 320-SDS15PL03 PLASTER CONTROL SCREED: FRY REGLER PCS75-25-25 STONE CONTROL SCREED: FRY REGLER PCS-75-25-25
ST01
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:48:12 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-2.1

ELEVATION
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 1 SOUTH ELEVATION 3/16" = 1'-0" 2 NORTH ELEVATION GLASS RAILING 42" MIN
OUTDOOR LIGHTING WILL BE DOWNWARD FACING ANDLOW ILLUMINATION (850 MAX LUMINS, AND MAX 60WATTS VENTS SHALL RESIST THE INTRUSION OFFLAME AND EMBERES AND FLAME THROUGHTHE VENTILATION OPENINGS. VENTOPENINGS SHALL BE PROTECTED BYCORROSION-RESISTANT, NONCOMBUSTIBLEWIRE MESH WITH A MINIMUM 1/16TH INCHOPENINGS AND SHALL NOT EXCEED 1/8THINCH. VENTS SHALL NOT BE INSTALLED INEAVES OR CORNICES. (RESIDENTIAL CODER327.6.1 AND BUILDING CODE 706A.1) ROOF EAVES AND ROOF EAVE SOFFITSSHALL BE NONCOMBUSTIBLE MATERIAL..

PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
109

BASEMENT LEVEL
30' - 6"
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

ROOF PLAN
63' - 6"
2 A-3.0
1 2 3 4 5 6 7
?

ENTERTAINMENT
2 A-3.1
28' - 0"
28' - 0"

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"
8' - 6"

STREET AT

DRIVEWAY
43' - 8"

BASEMENT LEVEL
30' - 6"
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

G F E D C B A
MASTER BEDROOM W.I.C 2ND FLOOR BEDROOM 2
BEDROOM 1 LIVING ROOM

ENTERTAINMENT

THEATHER RM
POOL
8' - 6"
9' - 0" 9' - 0" 8' - 6"
3 0
'
-
0 "
28' - 0"

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"
25' - 1"
24' - 6"

STREET AT

DRIVEWAY
43' - 8"

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:48:13 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-3.0

SECTION
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 1 Section 4
3/16" = 1'-0" 2 Section 2
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
110

BASEMENT LEVEL
30' - 6"
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

ROOF PLAN
63' - 6"
2 A-3.0
9' - 0"
7 6 5 4 3 2 1
2 A-3.1
BEDROOM 1 GARAGE

THEATHER RM
MASTER BEDROOM W.I.C
POOL
28' - 0"
28' - 0"
8' - 6"

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"
1 HR WALLS & CEILINGS

STREET AT

DRIVEWAY
43' - 8"

BASEMENT LEVEL
30' - 6"
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

ROOF PLAN
63' - 6"
1 A-3.1

A B C D E F G
BATH 2 C.L MASTER BATH W.I.CKITCHEN POWDER GARAGE

ENTERTAINMENT
28' - 0"
28' - 0"
28' MAX. ABOVE

NATURAL GRADE
28' MAX. ABOVE

NATURAL GRADE

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"
23' - 6"
23' - 10"
1 HR WALLS & CEILINGS STREET AT

DRIVEWAY
43' - 8"

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:48:14 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-3.1

SECTION
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 1 Section 3 3/16" = 1'-0" 2 Section 5
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
111

BASEMENT LEVEL
30' - 6"
1ST FLOOR LEVEL
40' - 0"
2ND FLOOR LEVEL
50' - 0"
T.O. BUILDING
61' - 0"

ROOF PLAN
63' - 6"
2 A-3.0
7 6 5 4 3 2 1
2 A-3.1

GARAGE LVL
41' - 0"

TOP OF RIDGE
65' - 2 5/8"

STREET AT

DRIVEWAY
43' - 8"

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 3/16" = 1'-0" 4/23/2020 4:48:16 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-3.2

SECTION
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
3/16" = 1'-0" 6 Section 6
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
PLANNING CORRECTIONS 10/16
112

PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 4/23/20204:48:17 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-5.0
DOOR.WINDOW SCH
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
Door Schedule
Level Mark Width Height Family Description Comments

GARAGELVL
10 18' - 0" 8' - 0" Contemporary_Flat_Panel_Garage_Door_14945 (4) 1STFLOORLEVEL
12 12' - 0" 9' - 0" Corner_Stacking_door_4096 20 min
1STFLOORLEVEL
11 10' - 0" 9' - 0" door-Multi_Glass_Sliding_Aluminium_Framed_End_Op en_1962 (1)
20 min
2NDFLOORLEVEL
14 6' - 0" 10' - 0" Multi_Panels_SLIDING DOOR 20 min
2NDFLOORLEVEL
77 2' - 8" 8' - 0" MIGUEL DOOR-INTERIR
2NDFLOORLEVEL
72 2' - 6" 8' - 0" MIGUEL DOOR-INTERIR
1STFLOORLEVEL
2' - 8 3/4" 6' - 9 3/4" Curtain Wall Sgl Glass
1STFLOORLEVEL
82 2' - 8" 8' - 0" MIGUEL DOOR-INTERIR
2NDFLOORLEVEL
76 2' - 6" 8' - 0" MIGUEL DOOR-INTERIR
2NDFLOORLEVEL
74 2' - 8" 8' - 0" MIGUEL DOOR-INTERIR
2NDFLOORLEVEL
73 2' - 6" 8' - 0" MIGUEL DOOR-INTERIR
2NDFLOORLEVEL
78 2' - 6" 8' - 0" MIGUEL DOOR-INTERIR
2NDFLOORLEVEL
75 2' - 8" 7' - 0" Pocket_Slider_Door_5851 Internal Single Pocket Slider 2NDFLOORLEVEL
501QQQ 2' - 8" 7' - 0" Opening-Cased -NEW

BASEMENT LEVEL
52 2' - 6" 7' - 0" Single-Flush

BASEMENT LEVEL
51 2' - 6" 7' - 0" Single-Flush

BASEMENT LEVEL
15 4' - 0" 8' - 0" door-Multi_Glass_Sliding_Aluminium_Framed_End_Op en_1962 (1)

BASEMENT LEVEL
16 4' - 0" 8' - 0" door-Multi_Glass_Sliding_Aluminium_Framed_End_Op en_1962 (1)
1STFLOORLEVEL
83 2' - 8" 8' - 0" MIGUEL DOOR-INTERIR
1STFLOORLEVEL
41 2' - 8" 8' - 0" MIGUEL DOOR-INTERIR
1STFLOORLEVEL
42 2' - 8" 8' - 0" MIGUEL DOOR-INTERIR
Window Schedule
Level Mark
SIZE
Width Height Sill Height Family Comments Description
1ST FLOOR LEVEL 30 4' - 0" 6' - 0" 2' - 0" Corner_Window_ P.P_Adjustable Lower &vertical Panel 2X2
1ST FLOOR LEVEL 31 6' - 0" 9' - 0" 0' - 0" Corner_Window_ P.P_Adjustable LowerPanel
1ST FLOOR LEVEL 34 5' - 0" 2' - 6" 3' - 6" Aluminum Exterior Window _ 1 PANEL
2ND FLOOR LEVEL 35 4' - 0" 6' - 0" 3' - 0" Corner_Window_ P.P_Adjustable Lower &vertical Panel 2X2
20 min
PLANNING/FIRE CORRECTIONS 10/12
Revision Schedule
# Description Issued by Date
LIGHTING LEGEND AND SYMBOLSOUTDOOR LIGHTING ARE TO BE DOWNWARD FACING AND LOWILLUMINATION (850 MAX LUMINS, AND MAX 60 WATTS PLANNING CORRECTIONS 10/16
LIGHTING LEGEND AND SYMBOLSOUTDOOR LIGHTING ARE TO BE DOWNWARD FACING AND LOWILLUMINATION (850 MAX LUMINS, AND MAX 60 WATTS 113
360
.00
N69^12'54"E
3' WIDE EASEMENT FOR UTILITIES PER BK 21749, PAGE 201 O.R. 50' 60 '
70'
80'
F46S
.57
F47S
.48 F48S.66
F50S
.31
47 .49
F46S
.57
F47S
.48 F48S.66
F50S
.31
47 .49
45 .64
45 .38
44 .44
44 .57
FS55
.60
FS 59.79
F6S9
.79
FS
75 .99
FS73
.59
FS
77 .29
F
7S4
.28
FS 77.18
FS
FS
74 .42
78 .47
79 .77
F79S
.40
FS
FS
FS
FS
81 .68
82 .08
83 .65
84 .24
86 .80
F81S
.15
X
X
X
X
X
X X
X
X
WIF
W
W
WIF
20'
20'
4 0'
40'
FOUND 2" I
.P
. LS 2572
OFF 0.77' @ S12^02'25"E

SET CN&TIN

FOUND PK&W
OFF 0.67' @ N19^22'28"E

SET CN&TIN
SET 60d NAIL
A/C
A/C
SET 60d NAIL
FOUND 60d NAIL OFFSET 0.48'
LOT 169 TRACT NO. 10630
68 NO. 10630
LOT 170 TRACT NO. 10630
22 EL DR.

A.P
.N
. 4470-027-023
31888 SEALEVEL DR.
31894 SEALEVEL DRIVE A.P.N. 4470-027-015

TION CLF CLF
3 .7' EDISON VAULT

GATE D GATE GATE
FOUND MAG&W PLS 4449
FOUND ƒ" IP

FOUND SPK&W

WOOD GATE
31855 SEALEVEL DRIVE A.P.N. 4470-026-004 POR. LOT 46 TRACT NO. 10630 31855 SEALEVEL DRIVE A.P.N. 4470-026-003 LOT 44 AND POR. LOT 46 TRACT NO. 10630 31848 BROAD BEACH RD A.P.N. 4470-026-001 POR. LOT 43 TRACT NO. 10630 31866 SEAFIELD DRIVE A.P.N. 4470-026-004 POR. LOT 45 TRACT NO. 10630

ELECTRIC GATE
92 0
.
0 '
95 0
.
0'
N38°34 4' 1
W"
56 2. 0'
9'
80 .53'
9 .30'
89 .83'

20.00 N
3 4
0 0°16'14"E
.00
N49°08'05"E 20.00
R =3 6 0
'
R=3 8 0
'

VACATED
E
2: 2-218
VACATED E 2: 2 2- 18

20.00 POST POST
WM

MAILBOXES

KEYPAD POST
8 3
=
R
5 .
0 0
'
0 4
=
R
5 .
0 0
'
C
L
C L
C
L
C
L
2 D
4 '
=
0 0
R
L = 6 0 . =
5 .
0 0
8 0
°
'
0 5 ' 2 0 "
2 D
4 '
=
0 0
R
0 . = 6 L
=
5 . 00 80 °' 0 5 ' 2 1 "
2 D
4 '
=
0 0 R. 6 0 = L =
5 .
0 0 80 °' 0 5 ' 2 0 "
2 D
4 '
=
0 0R. 0 6 = L
=
5 .
0 0 80 °' 0 5 ' 2 0 " DRIVE

SEALEVEL
B
R
O
A
D
B
E
A
C
H
R
O
A
D
6 3
2 2
°
4 =
3 0=
L
= R
D
.
4 5
5 '
.
1 2
0 '
6 0
"
'
5 8
1 3
1 °
=
0 =
3 L
=
R
D
.
.
6 0
4 '
0 9
1 '
'
4 "
2 D
4 '
=
0 0
R
=6 0 . L =5 . 0 0 '
2 D
4 '
=
0 0
R 0 . =5 L
=
5 0
.
6 0
°
0 4
'
4 ' 2 6 "
L
D
R
=
=
=
1 0
0 1
4 . °
2 0
2 5
0 0 . ''
0 5
0 4
'
"
DI
LINE OF 1ST FL

PERMEABLEDRIVE WAY

CENTER POINTOF FRONTPROPERTY LINE

LANDSCAPE

STEPPING
STONES
3' - 0"

PROPERTY LINE
P
RO
P
E
RTY
LI
N
E

DRIVEWAY DESIGN

WIDTH AND SLOPE

BY OTHERS

DRIVEWAY DESIGNWIDTH AND SLOPEBY OTHERS

BROAD BEACH ROAD
2 0
'
-
0 "
70' - 0"
2 0
'
-
0 "
19' - 9"
2 0' - 2
"
23 '
-
9 "
3"
26 DRIVEWAY DESIGNWIDTH AND SLOPEBY OTHERS

DRIVEWAY SLOPES
(BY OTHERES

BROAD BEACH ROAD PROGRESS

BUILDING OWNER APPROVALCLIENT/TENANT APPROVAL
DATE:

DATE:

DESIGNER / ARCH. SIGNATURE
DATE:

NORTH SCALE
DRAWN CKD.BY FLOOR
DATE PROJ.NO DRAWING
AMIT APEL DESIGN INC.
25001 Pacific Coast Hwy.,Malibu, CA 90265Ph. 310.317.0500www.apeldesign.com, [email protected]

IN ASSOCIATION WITH
MICHAEL B. MACLAREN, AIA- ARCHITECT
© 2017 AMIT APEL DESIGN INC. THE DESIGN IDEAS AND PLANS PRESENTED BY THESE DOCUMENTS ARE PROPERTY OF AMIT APELDESIGN INC. USE OR COPY IS PERMITTED BY CONTRACT ONLY. THE USE OR REVISION OF THESE IDEAS OF PLANS IS PROHIBITEDWITHOUT THE WRITTEN PERMISSION OF AMIT APEL DESIGN INC.

Z:\PROJECTS (W)\18-0010 31864 Sea Level Dr., Malibu (Gary)\REVIT\18-0010 Sea Level DrLot 165-2020.2.6.rvt 1" = 20'-0" 4/23/2020 4:48:35 PM

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
A-6.0

DRIVEWAY PROFILE
projectnum
Author Designer

SEA LEVEL
31864 SEA LEVEL DR, MALIBU
OwnerOwner
Revision Schedule
# Description Issued by Date
1" = 20'-0" 1 SE_DRIVEWAY
1" = 20'-0" 2 D1 1" = 20'-0" 3 D2
1" = 20'-0" 4 D3 1" = 20'-0" 6 D6 1" = 20'-0" 7 D5 1" = 20'-0" 5 D4 114
3' WIDE EASEMENT FOR UTILITIE
PER BK 21749, PAGE 201 O.R
40'
30'

45.72 46.57
FS

25.04 47.48
FS

24.84 2

32.47 43.88

35.87 46.41

47.49 26.43

45.72 46.57
FS

25.04 47.48
FS

24.84 2

43.88 35.87

46.41 47.49

26.43 43.18

35.04 45.64

45.38 43.84

44.44 37.05

41.62 38.17

40.41 X X X X X X X
X
TOP
GB
FL
TOP
N15°08'21"E
N70°56'02"W 75.00'
N37°24'29"E

78.57'
N79°01'22"W 102.34'
N79°01'22"W

10.38' 64.83'
10'
2 D
4 '
=
0 0
R L = 6 0 .

R = 4 2 L
5 . 0 0 '
2 D
4 '=
0 0
R
0 . =5 L =
5 0
.
6 0
°
0 4
'
4 ' 2 6 "
L
D
R
=
=
=
1 0
0 1
4 .
°
0 2
0 Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L0.0

COVER SHEET

WATER-EFFICIENT LANDSCAPE AND IRRIGATION STANDARDS - PLAN SUBMITTAL NOTES

1. PARKWAY DECLARATIONS:

1.1. "ALL EXISTING SPRINKLERS AND SPRAY HEADS SHALL BE REMOVED IN THE PARKWAY."1.2. "THE INSTALLATION OF NEW SPRINKLER IRRIGATION SYSTEMS ARE PROHIBITED IN THE PARKWAY."

1.3. "THE INSTALLATION OF ANY IRRIGATION SYSTEM IN THE PARKWAY SHALL NOT DAMAGE THE ROOTS OF THE STREET TREE."

1.4. "NO MULCH SHALL BE APPLIED WITHIN SIX INCHES (6") OF THE BASE OF A STREET TREE."1.5. "NO PLANT MATERIAL SHALL BE INSTALLED WITHIN TWENTY-FOUR (24") INCHES OF THE BASE OF A STREET TREE."

1.6. "THE PROPERTY OWNER ADJACENT TO THE PARKWAY ASSUMES LIABILITY FOR ANY IMPROVEMENTS TO THE PARKWAY AREA."

2. GENERAL NOTATIONS:

2.1. "AN OPEN-TRENCH INSPECTION BY CITY STAFF IS REQUIRED PRIOR TO COVERING BELOW GRADE PIPES, LATERALS, AND MAINS. THE DESIGNER OF THE LANDSCAPE, OR THEIR

DESIGNEE, AND GENERAL CONTRACTOR, OR THEIR DESIGNEE, PERFORMING THE INSTALLATION MUST BE PRESENT AT THE OPEN-TRENCH INSPECTION. FOR OPEN-TRENCHINSPECTIONS, CALL LADBS AT 3-1-1 (WITHIN THE CITY OF LOS ANGELES) OR AT (213) 473 - 3231 (FROM OUTSIDE LOS ANGELES)."

2.2. "PRIOR TO FINAL INSPECTION INSTALLER SHALL TEST THE IRRIGATION SYSTEM TO VERIFY THAT IT MEETS THE APPROVED DESIGN AND SPECIFICATIONS."

2.3. "PRIOR TO FINAL INSPECTION INSTALLER MUST PROGRAM THE IRRIGATION CONTROLLER."2.4. "A FINAL INSPECTION BY CITY STAFF IS REQUIRED PRIOR TO CERTIFICATE OF

OCCUPANCY TO ENSURE THAT THE SYSTEM WAS BUILT TO APPROVED PLANS AND SPECIFICATIONS. FOR FINAL INSPECTIONS,CALL LADBS AT 3-1-1 (WITHIN THE CITY OF LOS ANGELES) OR AT (213) 473 - 3231 (FROM OUTSIDE LOS ANGELES). THE FOLLOWING ITEMS

WILL BE REQUIRED AT FINAL INSPECTION PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:

2.4.1. POST-INSTALLATION SOIL TEST RESULTS WHICH MUST CONTAIN THE PERCENTAGE (%) OF ORGANIC MATTER; MAY ALSO INCLUDE BUT IS NOT LIMITED TO SOIL TEXTURE; INFILTRATION RATE OR SOIL TEXTURE INFILTRATION RTE TABLE; PH; TOTAL SOLUBLE SALTS; SODIUM; AND RECOMMENDATIONS DETERMINED BY LABORATORY TEST.

EXCEPTION: LANDSCAPES CONTAINED ENTIRELY IN PLANTERS OR CONTAINERS AREEXEMPT FROM THIS REQUIREMENT.

2.4.2. A DETAILED IRRIGATION CONTROLLER MAP MUST BE INSTALLED INSIDE OR NEAR

THE IRRIGATION CONTROLLER WITH AT MINIMUM A DESCRIPTION FOR EACH ZONE INCLUDING: PLANT MATERIAL, WATERING DEVICE, VALVE OR STATION NUMBER, RUN TIME FOR PEAK DEMAND MONTH AND PRECIPITATION RATE.

2.4.3. IRRIGATION SCHEDULES INCLUDING ESTABLISHMENT PERIOD START AND END

DATES, MUST BE POSTED INSIDE THE IRRIGATION CONTROLLER HOUSING UNIT BY INSTALLER."

2.5. "ELECTRONIC SUBMISSION OF AN AS-BUILT SET OF PLANS TO THE CITY IS REQUIRED IF REQUESTED BY CITY INSPECTOR."

2.6. "PRIOR TO CONSTRUCTION OF LANDSCAPED AREA OR IRRIGATION. THE CONTRACTOR

MUST OBTAIN AND REVIEW A COPY OF THE WATER-EFFICIENT LANDSCAPE AND IRRIGATION STANDARDS."

2.7. "ALL LANDSCAPING AND IRRIGATION SYSTEMS MUST COMPLY WITH ALL LOCAL, STATE, AND FEDERAL LAWS AND REGULATIONS."

2.8. "THE IRRIGATION SYSTEM MUST COMPLY WITH ALL LOCAL, STATE, AND FEDERAL LAWS AND REGULATIONS."

2.9. "THE IRRIGATION DESIGNER OR LANDSCAPE ARCHITECT OR LANDSCAPE DESIGNER SHALL

PERFORM ONE OR MORE SITE OBSERVATIONS DURING SYSTEMS INSTALLATION TO

CHECK FOR ADHERENCE TO THE DESIGN, INCLUDING THAT THE PROPER INSTALLATIONOF THE BACKFLOW PREVENTION ASSEMBLY, MAIN LINE, LATERALS, VALVES, SPRINKLER

HEADS, DRIP IRRIGATION EQUIPMENT, CONTROL WIRE, CONTROLLERS, AND SENSORS MEET THE INTENT OF THE IRRIGATION DESIGN PLAN AS DESIGNED AND APPROVED."

PROJECT CONTACT LIST
OWNER:

GARO BEDROSSIAN
201.723.1922
[email protected]
ARCHITECT:APEL DESIGN
6411 INDEPENDENCE AVE.

WOODLAND HILLS, CA 91367
818.346.9828STOUT DESIGN BUILD
12405 VENICE BLVD. #352
LOS ANGELES, CA 90066
310.876.1018
UTILITIESUNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIAPHONE 800.422.4133

3. CONSTRUCTION NOTATIONS:

3.1. "AREAS DESIGNATED AS MULCH ON APPROVED LANDSCAPE PLANS, INCLUDING AREAS

COVERED BY WOOD CHIPS, GRAVEL, STONE, DECOMPOSED GRANITE, AND AREAS

DESIGNATED AS ARTIFICIAL TURF ON APPROVED LANDSCAPE PLANS CANNOT BEREPLACED WITH TURF GRASS OR HIGH WATER USE PLANTS AS DEFINED IN THE

CURRENT EDITION OF THE WATER USE CLASSIFICATION OF LANDSCAPE SPECIES (WUCOLS), ONCE MULCH OR ARTIFICIAL TURF HAS BEEN INSTALLED."

3.2. FOR SINGLE-FAMILY HOMES ONLY INSTALLING NEW LANDSCAPING, SUBMITTED

CONSTRUCTION PLANS MUST INCLUDE THE FOLLOWING DECLARATION SIGNED BY THE PROJECT APPLICANT: "THE LANDSCAPE FOR THIS PROPERTY MUST BE BUILT TO THE APPROVED LANDSCAPE PLANS WITHIN THIS APPROVED BUILDING PLAN SET. ANY

REVISIONS TO APPROVED PLANS WILL REQUIRE RE-SUBMITTAL AND APPROVAL ANDMUST STILL COMPLY WITH THE CURRENT WATER-EFFICIENT LANDSCAPE AND IRRIGATION STANDARDS. ANY AREAS OF LANDSCAPE NOT COMPLETED AT TIME OF THE CLOSE OF THE BUILDING CONSTRUCTION PERMIT MUST BE COVERED WITH A MINIMUMOF 3 INCH (3") LAYER OF MULCH. THIS INCLUDES ALL EXPOSED SOIL SURFACES OF

EXISTING PLANTING AREAS EXCEPT IN TURN APPLICATIONS, WHERE MULCH IS NOT APPROPRIATE. FUTURE LANDSCAPE INSTALLATIONS FOR INCOMPLETE LANDSCAPE INSTALLATIONS MUST BE TO THE APPROVED LANDSCAPE PLANS. I, __________________________________________________, (PROJECT APPLICANT) HAVE READ AND UNDERSTAND THE TERMS OF THIS STATEMENT."

4. LANDSCAPE NOTATIONS:

4.1. "TURF GRASS, INCLUDING EXISTING PLANT MATERIAL, IS NOT ALLOWED ON SLOPES GREATER THAN TWENTY-FIVE PERCENT (25%) WHERE THE TOE OF THE SLOPE IS ADJACENT TO AN IMPERMEABLE HARDSCAPE AND WHERE TWENTY-FICE PERCENT (25%) MEANS ONE FOOT (1') OF VERTICAL ELEVATION CHANGE FOR EVERY FOUR FEET (4') OF HORIZONTAL LENGTH (RISE DIVIDED BY RUN X 100 = SLOPE %)."

4.2. "PLANT MATERIAL LISTED IN THE CURRENT INVASIVE PLANT INVENTORY FOR THE

SOUTHWEST REGION BY THE CALIFORNIA INVASIVE PLANT COUNCIL OR LISTED FOR

THE SOUTH COAST REGION BY THE PLANT RIGHT ORGANIZATION ARE PROHIBITED,

INCLUDING EXISTING PLANT MATERIAL, EXCEPT FOR KNOWN NON-FRUITING, NON-INVASIVE, STERILE VARIETIES, CULTIVARS OR SELECTIONS."

KEY MAP DIG ALERT
CALL BEFORE YOU DIG - 811 DIG ALERT UNDERGROUND SERVICE ALERT.

DIAL TOLL FREE
1-800-422-4133

AT LEAST TWO DAYS BEFORE YOU DIG

UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA

1. DELINEATE THE SITE. IT IS MANDATORY THAT YOU OUTLINE THE PROPOSED EXCAVATION SITE WITH WHITE PAINT OR STAKES.

2. CALL AT LEAST TWO WORKING DAYS BEFORE YOU DIG. YOU MAY CALL 14 DAYS PRIOR TO THE EXCAVATION.

3. YOU ARE RESPONSIBLE FOR DAMAGE IF DAMAGE TO
UNDERGROUND UTILITIES RESULTS FROM YOUR DIGGING.

GENERAL NOTES
A. ALL WORK SHALL CONFORM TO THE LATEST EDITION AND SUPPLEMENTS OF THE STANDARD

SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION ADOPTED BY THE DEPARTMENT OF PUBLIC WORKS OF CALIFORNIA.

1. SUBMITTALS. THE CONTRACTOR SHALL FOLLOW THE PLANS AND WILL NOT SUBSTITUTE

SPECIFIED PRODUCTS, BUILDING MATERIALS OR PLANTS UNLESS APPROVED BY LANDSCAPE ARCHITECT/OWNER. ALL PROPOSED SUBSTITUTIONS SHALL BE DESCRIBED AND DOCUMENTED IN SUBMITTALS BY THE CONTRACTOR, AND SUBMITTED TO THE LANDSCAPE ARCHITECT/OWNER 2 WEEKS PRIOR TO INSTALLATION.

2. PERMITS AND INSPECTIONS. THE CONTRACTOR SHALL ARRANGE AND PAY FOR ALL REQUIRED PERMITS AND INSPECTIONS. DELIVER ALL PERMITS AND CERTIFICATES OF INSPECTION TO OWNER'S REPRESENTATIVE.

3. PROTECTION OF EXISTING FEATURES. STRUCTURES, STREETS, SIDEWALK, TREES, ALL

HARDSCAPE, UTILITIES TO REMAIN AND ADJACENT PROPERTY SHALL BE PROTECTED THROUGHOUT THE WORK AS REQUIRED BY LOCAL CODES AND REGULATIONS. THE CONTRACTOR

IS RESPONSIBLE FOR THE REPLACEMENT OF ANY EXISTING MATERIALS THAT ARE DAMAGED DURING CONSTRUCTION.

4. ACCEPTANCE OF COMPLETED PROJECT. THE PROJECT SHALL BE ACCEPTED AS COMPLETE WHEN THE FOLLOWING CONDITIONS HAVE BEEN MET:

4.1. ALL WORK REQUIRED BY CONTRACT ADMINISTRATION THROUGH ITS FINAL INSPECTION HAS SATISFACTORILY BEEN ACCOMPLISHED.

4.2. THE DEPARTMENT OF BUILDING AND SAFETY HAS SIGNED OFF THE FINAL INSPECTION APPROVAL AT THE BOTTOM OF THE JOB INSPECTION CARD. (IF REQUIRED)

4.3. THE CONTRACTOR HAS MADE ALL PAYMENTS TO SUBCONTRACTORS AND MATERIAL SUPPLIERS AND NO LIENS EXIST.

B. ANY DISCREPANCY IN THE DRAWINGS OR SPECIFICATIONS SHALL BE CALLED TO THE IMMEDIATE ATTENTION OF THE LANDSCAPE ARCHITECT. FAILURE TO DO SO WILL PLACE RESPONSIBILITY ON THE CONTRACTOR FOR CORRECTION.

C. THE CONTRACTOR SHALL VERIFY ON SITE, ALL DIMENSIONS AND LOCATIONS OF ANY UNDERGROUND UTILITY.

D. A SEPARATE APPLICATION AND PERMIT(S) IS/ARE REQUIRED FOR:

1. DEMOLITION WORK

2. RETAINING WALLS GREATER THAN 4 FEET IN HEIGHT MEASURED FROM THE BOTTOM OF

THE FOOTING TO THE TOP OF THE WALL OR SUPPORTING A SURCHARGE

3. EACH SEPARATE STRUCTURE

4. FENCES GREATER THAN SIX (6) FEET HIGH

ABBREVIATIONS

ARCH ARCHITECT

CL CENTER LINECLR CLEAR

D DOORDS DOWNSPOUTDWG DRAWINGSEQ EQUALEX EXISTING

FF FINISH FLOORFG FINISH GRADE

HB HOSE BIBHP HIGH POINT

INV INVERT

LP LOW POINTMFC MANUFACTURER

OC ON CENTER

PROP PROPOSEDPA PLANTING AREA

QTY QUANTITY

SJ SCORE JOINTSIM SIMILARSYM SYMBOL

TYP TYPICAL

W WINDOW

SHEET INDEX
L0.0 - COVER SHEETL1.0 - FUEL MODIFICATION PLANL1.1 - SITE PLANL2.0 - PLANTING PLAN - FRONTL2.1 - PLANTING PLAN - BACKL3.0 - PLANTING DETAILSL4.0 - WATER EFFICIENT WORKSHEETL5.0 - IRRIGATION LEGENDL6.0 - IRRIGATION HYDROZONE PLANL7.0 - IRRIGATION DETAILSL7.1 - IRRIGATION DETAILS SCALE: 1/16" = 1'
N

CONTRACTOR TO PROVIDE STOUT AND/OR CLIENT REPRESENTATIVE WITH MIN. 72 HOUR NOTICE (BY EMAIL OR PHONE CALL) WHEN SCHEDULING

ON-SITE MEETINGS WITH STOUT AND/OR CLIENT REPRESENTATIVE FOR THE FOLLOWING ON-SITE MEETINGS. CONTRACTOR TO OVERLAY MEETINGSTO THE BEST OF HIS/HER ABILITY.

GENERAL:CONSTRUCTION KICK OFF MEETINGGRADING AND DRAINAGE PHASE:

A. ONCE FINAL GRADING HAS BEEN COMPLETED.

IRRIGATION PHASE:

A. BALL VALVE AND P.O.C., WYE STRAINER, PRESSURE REGULATOR, FLOW METER, CONTROL VALVE B. MAINLINE PRESSURE TEST
C. LATERAL LINE AND DRIP LINE INSTALLATION
D. DRIPPER EMISSION TESTPLANTING PHASE:

A. ONCE PLANTS HAVE BEEN SET OUT PER PLAN
B. ONCE ALL PLANTS HAVE BEEN INSTALLED AND BEFORE MULCH IS

INSTALLED
UPON COMPLETION OF THE INSTALLATION OF THE LANDSCAPE PHASE:

A. LANDSCAPE ARCHITECT REQUIRES A PROJECT WALK THROUGH

UPON COMPLETION TO VERIFY THAT THE LANDSCAPE WAS INSTALLED PER

THE DESIGN PLANS PROVIDED BY THE LANDSCAPE ARCHITECT

SCHEDULE OF ON-SITE MEETINGS

LANDSCAPE AND IRRIGATION SYSTEM MAINTENANCE CONTACT

WATER PURVEYOR CONTACT

STREET TREES WITHIN PUBLIC RIGHT-OF-WAY ARE TO BE PLANTED

PER APPROVED STREET IMPROVEMENT PLANS

TREE CANOPIES ARE SHOWN IN FULL MATURITY

ALL HARDSCAPES, RETAINING WALLS, SWIMMING POOLS, AND/OR

BLOCK WALLS MUST BE REVIEWED AND APPROVED UNDER A

SEPARATE PERMIT

ALL PLANTS IN COMPLIANCE WITH DROUGHT

TOLERANT LANDSCAPE (DTL)

THE TYPE OF SOIL IS SUITABLE FOR ALL THE

PROPOSED PLANTS IN THE LANDSCAPE

CONTRACTOR TO PROTECT AND PRESERVE IN PLACE ALL EXISTING SURVEY MONUMENTS. ANY MONUMENTS DISTURBED SHALL BE RESET

BY A LICENSED LAND SURVEYOR AND THE APPROPRIATE CORNER
RECORD MUST BE FILED WITH THE COUNTY OF LOS ANGELES.

LOCATION MAP

PROPOSED SINGLE

FAMILY RESIDENCE

PROPERTY LINE

SEA LEVEL DRIVE

MAILVIEW ESTATES, LLC

AMIT APEL
33202 1/4U MULHOLLAND HWY.

MALIBU, CA 90265
310.317.0500
[email protected]

LANDSCAPE WATER EFFICIENCY PLAN
LOS ANGELES COUNTY WATERWORKS DISTRICT NO. 29, MALIBU

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
115
N69^12'54"E
360.00
3' WIDE EASEMENT FOR UTILITIES
PER BK 21749, PAGE 201 O.R.
40'
30'
30'
50'

45.72 23.92

46.57 FS

25.04 27.25

47.48 FS

48.66 FS

24.84 50.31
FS

27.59 23.87

30.07 -5.05

32.47 31.07

43.88 22.21

35.87 26.48

23.39 25.49

28.72 24.19

46.41 47.49

26.43 45.72

23.92 46.57
FS

25.04 27.25

47.48 FS

48.66 FS

24.84 50.31
FS

27.59 23.87

30.07 -5.05

31.07 43.88

22.21 35.87

26.48 23.39

25.49 28.72

24.19 46.41

47.49 26.43

43.18 35.04

45.64 45.38

43.84 44.44 44.57

37.05 41.62

38.17 40.41

X X X X X X X
X X X
TOP
GB
FL
FL
FL
FL
FL
FL
FL
FL
TOP
TOP
TOP
TOP
TOP
TOP
TOP
N15°08'21"E

71.93'
N70°56'02"W 75.00'
N37°24'29"E

78.57'
N79°01'22"W
102.34'
N79°01'22"W

10.38'

64.83'
10'
2 D
4 '
=
0 0
R
L = 6 0 . =
5 .
0 0
8 0
°
'
0 5 ' 2 0 "
R = 4 2 L
5 . 0 0 '
2 D
4 '=
0 0
R
0 . =5 L =
5 0
.
6 0
°
0 4
'
4 ' 2 6 "
L
D
R
=
=
=
1 0
0 1
4 .
°
2 0
2 5
0 0
.
'
'
0 5
0 4
'
"

PROPOSED SINGLE

FAMILY RESIDENCE

SEA LEVEL DRIVE

EXTENT OF
ZONE A
ZONE A
ZONE B
5 FOOT FD

WALKAROUND
5'
30'
ZONE A

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE PROPOSED DRIVEWAY, SEE ARCH DWGS

EX TREE TO REMAIN.

PRUNE TO REMOVE

ANY DEAD OR

DISEASED FOLIAGE,
TYP. SEE PLANTING

PLAN FOR SPECIES

NEW SMALL CITRUS TREE,
TYP OF 3. SEE PLANTING

PLAN FOR SPECIES

NEW SMALL SPECIMEN
TREE, TYP OF 3. SEE

PLANTING PLAN AND

LEGEND FOR SPECIES

PROPOSED

PATIO, SEE

ARCH DWGS
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L1.0

FUEL MODIFICATION PLAN
N
GENERAL NOTES:

A. SEE ARCHITECT DRAWING FOR HARDSCAPE
B. SEE ARCHITECT DRAWING FOR SITE DRAINAGE
C. SEE ARCHITECT DRAWING FOR GRADING

FUEL MODIFICATION PLAN
NOTE:

1. SEE L2.0 - PLANTING PLAN - FRONT AND L2.1 - PLANTING PLAN - BACK FOR EXISTING TREE AND PLANT SPECIES THAT SHALL REMAIN.

SCALE: 1/8" = 1'-0"0 8' 16' 32'
116
N69^12'54"E
360.00
3' WIDE EASEMENT FOR UTILITIES
PER BK 21749, PAGE 201 O.R.
40'
30'
30'
50'
5437.5700 4244.4200 2.245437.5700 4244.4200 2.24

45.72 23.92

46.57 FS

25.04 27.25

47.48 FS

48.66 FS

24.84 27.59

23.87 30.07
-5.05

32.47 31.07

43.88 22.21

35.87 26.48

23.39 25.49

28.72 24.19

46.41 47.49

26.43 45.72

23.92 46.57
FS

25.04 27.25

47.48 FS

48.66 FS

24.84 27.59

23.87 30.07
-5.05

31.07 43.88

22.21 35.87

26.48 23.39

25.49 28.72

24.19 46.41

47.49 26.43

43.18 35.04

45.64 45.38

43.84 44.44 44

37.05 41.62

38.17 40.41

X X X X X X X
X X X
TOP
GB
FL
FL
FL
FL
FL
FL
FL
FL
TOP
TOP
TOP
TOP
TOP
TOP
TOP
TOP
40'

37.64 34.71

42.16 39.10

39.92 42.96

39.27 37.64

34.71 42.16

32.47 39.10

39.92 42.96
N15°08'21"E

71.93'
N70°56'02"W 75.00'
N37°24'29"E

78.57'
N79°01'22"W
102.34'
N79°01'22"W

10.38'
N04°32'43"W

64.83'
87°06'42"W

89.99'
10'
2 D
4 '
=
0 0
R
L = 6 0 . =
5 .
0 0
8 0
°
'
0 5 ' 2 0 "
R = 4 2 L
5 . 0 0 '
2 D
4 '=
0 0
R
0 . =5 L =
5 0
.
6 0
°
0 4
'
4 ' 2 6 "
L
D
R
=
=
=
1 0
0 1
4 .
°
2 0
2 5
0 0
.
'
'
0 5
EL=2.24
555
EL=2 24
556
EL=2 24 C NOTES
655
EL=2 24 FD 2"IP&CN
656 EL=42 16 X
744 EL=39 10 X
745
EL=39 92 X
746 EL=42.96 X
747
EL=39 27 X
749
EL=37.64 X
752
EL=34 71 X
753
EL=32.47 X
754
EL=25 68 PO FL
894 EL=27.59 X
895 EL=30 55 TP BANK
896
EL=25 77 PO FL
897 EL=28 72 X
898
EL=30 71 TP BANK
899
EL=31.45 TP BANK
900 EL=27 25 X
901 EL=25.94 PO FL
902 EL=26.13 PO FL
903 EL=30.07 X
904 EL=31 07 X
905
EL=26 49 PO FL
906 EL=28.08 X
907 EL=32 02 TP BANK
908 EL=25 92 PO FL
909 EL=29 87 X
910
EL=30.87 TP BANK
911
EL=26 47 PO FL
912 EL=31 42 TP BANK913
EL=26 82 PO FL
914 EL=27 69 X
915 EL=30 63 TP BANK
916
EL=32 98 TP BANK
917 EL=29 98 X
918
EL=27 98 PO FL
919
EL=29 93 X
920
EL=32 93 TP BANK
921
EL=28.74 PO FL
922 EL=32 68 X
923 EL=33 69 TP BANK924 EL=29 24 PO FL
925 EL=31 00 X
926 EL=33 47 TP BANK
927
EL=31 82 PO FL
928
EL=33.77 X
929 EL=36.77 TP BANK
930
EL=31 81 PO FL
931
EL=35 77 X
932
EL=39 77 TP BANK
933
EL=31 87 PO FL
934 EL=34 81 X
935 EL=34 81 X
936
EL=40.81 TP BANK
937
EL=31.84 PO FL
938
EL=34 27 X
939
EL=39 31 TP BANK
940
EL=32 71 FL
941
EL=40 58 TP BANK
942
EL=32 61 PO FL
943
EL=35 45 X
944
EL=39 04 TP BANK
945
EL=2.24
555
EL=2.24
556
EL=2.24 C NOTES 655
EL=2.24 FD 2"IP&CN 656 EL=42.16 X
744 EL=39.10 X
745
EL=39.92 X
746 EL=42.96 X
747
EL=39.27 X
749
EL=37.64 X
752
EL=34.71 X
753
EL=32.47 X
754
EL=25.68 PO FL 894 EL=27.59 X
895 EL=30.55 TP BANK 896
EL=25.77 PO FL 897 EL=28.72 X
898
EL=30.71 TP BANK 899
EL=31.45 TP BANK 900 EL=27.25 X
901 EL=25.94 PO FL 902 EL=26.13 PO FL 903 EL=30.07 X
904 EL=31.07 X
905
EL=26.49 PO FL 906 EL=28.08 X
907 EL=32.02 TP BANK 908 EL=25.92 PO FL 909
EL=29.87 X
910
EL=30.87 TP BANK 911
EL=26.47 PO FL 912
EL=31.42 TP BANK 913
EL=26.82 PO FL 914 EL=27.69 X
915 EL=30.63 TP BANK 916
EL=32.98 TP BANK 917
EL=29.98 X
918
EL=27.98 PO FL 919
EL=29.93 X
920
EL=32.93 TP BANK 921
EL=28.74 PO FL 922 EL=32.68 X
923 EL=33.69 TP BANK 924
EL=29.24 PO FL 925 EL=31.00 X
926 EL=33.47 TP BANK 927
EL=31.82 PO FL 928 EL=33.77 X
929
EL=36.77 TP BANK 930
EL=31.81 PO FL 931
EL=35.77 X
932
EL=39.77 TP BANK 933
EL=31.87 PO FL 934 EL=34.81 X
935 EL=34.81 X936
EL=40.81 TP BANK 937
EL=31.84 PO FL 938
EL=34.27 X
939
EL=39.31 TP BANK 940
EL=32.71 FL
941
EL=40.58 TP BANK 942
EL=32.61 PO FL 943EL=35.45 X
944
EL=39.04 TP BANK 945
A
B
C
D F G
5 4
3 2
1 E
6 7

PROPOSED SINGLE

FAMILY RESIDENCE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

SEA LEVEL DRIVE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
MOUND
+/- 18-20"

NEW SMALL SPECIMEN TREE,
KEEP CANOPY MIN. 10' FROM

STRUCTURE PER FUEL

MODIFICATION GUIDELINES, TYP
MOUND
+/-
12-14" MOUND +/- 12-16"

DRIVEWAY,

SEE ARCH
DWGS
MOUND +/-12"

EXISTING TREE, SEE PLANTING

PLAN FOR SPECIES, TYP

DECORATIVE BOULDER SEE BOULDER

AND STONE LEGEND THIS SHEET, TYP

SEPTIC TANK, SEE

ENGINEER'S DRAWINGS

WALKWAY,SEE

ARCH DWGS

LANDSCAPE EDGING, SEEBOULDER LEGEND THIS SHEET

DECORATIVE GRAVEL PER

STONE LEGEND
MOUND
+/- 18-20"

NEW SMALL FRUIT TREE, KEEP
CANOPY MIN. 10' FROM

STRUCTURE PER FUEL

MODIFICATION GUIDELINES, TYP

BACK PATIO,

SEE ARCH DWGS SYMBOL DESCRIPTION QUANTITY

LARGE BOULDER
(24"-36")

MEDIUM BOULDER
(18"-24")

BOULDER & STONE LEGEND

SMALL BOULDER
(12"-18")
11 11
9 NOTES AND MATERIAL SPECIFICATIONS:
1) USE EXISTING BOULDERS TO THE EXTENT POSSIBLE.

BOULDER LAYOUT SHOULD BE STAKED PRIOR TOBOULDER PLACEMENT AND STAKING APPROVED BY

OWNER'S REPRESENTATIVE PRIOR TO BOULDER
PLACEMENT. ANY NEW BOULDERS NEEDED SHALL BE

MALIBU BOULDERS OR AS CLOSE A MATCH AS

POSSIBLE TO EXISTING SITE BOULDERS (ROUNDED,

WARM COLOR BOULDERS AS OPPOSED TO SHARP

EDGES & GRAY)
2) DECORATIVE GRAVEL: USE 3/8" AND 1/2" MIXED DEL RIO.

CONTRACTOR SHALL PROVIDE A GRAVEL SAMPLE FOR

APPROVAL BY THE OWNER'S REPRESENTATIVE PRIOR
TO INSTALLATION OF THE GRAVEL.
3) FOR LANDSCAPE EDGING USE: PERMA LOC CLEAN LINE
ALUMINUM EDGING WITH MILL FINISH (NATURALALUMINUM) 1
8" X 5-1/2" OR PRE-APPROVED EQUAL TO BE
APPROVED BY OWNER'S REPRESENTATIVE.

Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

SCALE: 1/8" = 1'-0"
0 8' 16' 32'
N
Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L1.1

SITE PLAN
GENERAL NOTES:

1. SEE ARCH DWGS FOR BUILDING PLANS AND DETAILS
TYP.

2. SEE ARCH DWGS FOR HARDSCAPE, PERMEABLE PAVING
AND SITE GRADING.

3. SEE ARCH DWGS FOR TOTAL LANDSCAPE AREA
117
3' WIDE EASEMENT FOR UTILIT
PER BK 21749, PAGE 201 OR

46.57 FS

47.49 45.64

45.38 43.84

44.44 62
X
X
X
56'02"W 75.00'
102.34'
R
=
4 2
L
5 . 0
0 '
6 "
L
D
R
=
=
=
1 0
0 1
.
°
0 0
3 2
1 PROPOSED SINGLE

FAMILY RESIDENCE

PROPERTY LINE

PROPERTY LINE

SEA LEVEL DRIVE

MATCHLINE MATCHLINE MATCHLINE MATCHLIN

PROPERTY LINE
OW

CIT IMP
CO
CO

SEPTIC TANK, SEE

SEPTIC PLANS

PERMEABLE

DRIVEWAY, SEE

ARCH DWGS
5 FOOT FD

WALKAROUND
ABF
AP
ABF
ABF
ABF
ABF
ABF
ACI
ACI

SEDUM MIX
SEN

ACACIA 'COUSIN ITT'

RIVER WATTLE

AGAVE 'BLUE
GLOW'

AGAVE 'BLUE FLAME'

PODOCARPUS HENKEL

YELLOW-WOOD

CITRUS IMPROVED

MEYER LEMON
AM

ASTERISCUS MARITIMUS

GOLD COIN DAISY
AM
AM
AM
AM
AM

DECORATIVEBOUDLERS, TYP

ALOE PICATILIS

FAN ALOE

DECORATIVE
GRAVEL

SENECIO REPENS

BLUE CHALKSTICKS
A A
A
A
A
A
A
A
AM AM
AM
A
A
A
A
A
AM
AM AM
C
C C C
C
C C
C
C C
C
C
C C
C
C
CE
CE CE
SEN
AM
AM
ACI
C
SEN
SED
AM
AM

WALKWAY,SEE ARCH AM
DWGS
SEN
C
C
C

DECORATIVE
GRAVEL
C

DECORATIVE
GRAVEL

CHONDROPETALUM

ELEPHANTINUM

LARGE CAPE RUSH

PHPHPHPHPHPHPH

SENECIO SERPENS

BLUE CHALKSTICKS
CE
CE CE

METAL LANDSCAPE
EDGING

SED DECORATIVE ROCK

BETWEEN STEP PADS
CE
CE
CE
CE
CE
C
C

CAREX TUMULICOLA
SEDGE

AEONIUM 'SALAD
BOWL'

CERCIS OCCIDENTALIS

WESTERN REDBUD
5'

OLEA WILSONII

FRUITLESS OLIVE
ACI
ACI
ACI
ABG

ABG ABG
ABG

ABG ABG
ABG
ABG
ABG
ABG

ABG ABG
ABG
A
PA
PA
PA
A
A
CE
CE
CE
ABG
ABG
ABG
ABG
ABG
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA PA
PA
PA
PA
A
A A
A A
A
PA
C

PORTULUCARIA AFRAPROSTRATE ELEPHANT'S
FOOD
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

N
SCALE: 1/4" = 1'-0"
0 4' 8' 16'
Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L2.0
PLANTING PLAN - FRONT GENERAL NOTES: 1. SEE ARCHITECT DRAWING FOR HARDSCAPE 2. SEE ARCHITECT DRAWING FOR SITE DRAINAGE 3. SEE ARCHITECT DRAWING FOR GRADING PLANTING NOTES: 1. PROVIDED HEIGHT IN PLANT LIST IS FOR PLANT HEIGHTS AT MATURITY. 2. PLANT QUANTITIES SHOWN IN PLANT LIST ARE FOR REFERENCE ONLY, PLANS SUPERCEDE THE LEGEND, LANDSCAPE CONTRACTOR SHALL VERIFY PLANT QUANTITY SHOWN ON PLANS.

NATIVE SOD NOTE

1. UC VERDE BUFFALO GRASS IS A CULTIVAR NOT YET RATED BY WUCOLS BUT PRIVATE

INDUSTRY RESEARCH INCLUDING MANUFACTURER RESEARCH BY SOIL AND SEEDS SOLUTIONS HAS SHOWN A LOW WATER USE RATING.

MWELO NOTES

1. I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

2. I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS.

3. PRIOR TO THE PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED MEET THIS REQUIREMENT.

4. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL. SOILS WITH GREATER THAN 6% ORGANIC MATTER IN THE TOP SIX INCHES OF SOIL ARE EXEMPT FROM ADDING COMPOST AND TILLING.

5. A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL

SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUND COVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. TO PROVIDE HABITAT FOR BENEFICIAL INSECTS AND OTHER WILDLIFE, UP TO 5% OF THE LANDSCAPE AREA MAY BE LEFT WITHOUT MULCH.

6. ORGANIC MULCH MATERIALS MADE FROM RECYCLED OR POST-CONSUMER ORGANIC

PRODUCTS SHALL TAKE PRECEDENCE OVER INORGANIC MATERIALS OR VIRGIN FORESTPRODUCTS UNLESS THE POST-CONSUMER ORGANIC PRODUCTS ARE NOT LOCALLY AVAILABLE. ORGANIC MULCHES ARE NOT REQUIRED WHERE PROHIBITED BY LOCAL FUEL MODIFICATION PLAN GUIDELINES OR OTHER APPLICABLE LOCAL ORDINANCES.

7. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER

OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE.

FUEL MODIFICATION NOTE:

ALL OF THE FRONT YARD IS IN FUEL MODIFICATION ZONE A. SEE FUEL MODIFICATION PLAN FOR ZONE A GUIDELINES.
118
40'
30'

25.04 24.84

23.87 39

25.49 26.43

25.04 24.84

23.87 39

25.49 26.43

43.18 35.04

37.05 41.62

38.17 40.41
X
X
X
X
FL
FL
FL
FL
TOP
TOP
TOP
TOP
N70°56
N37°24'29"E

78.57'
N79°01'22"W
N79°01'22"W

10.38'
10'
A
B
C
D
F
G
5 4
E
6 7

PROPERTY LINE

PROPERTY LINE

MATCHLINE MATCHLINE MATCHLINE MATCHLINE MATCHLIN

PROPERTY LINE

PROPERTY LINE

CIT LIM

CIT TAN
ZONE B

EXTENT OF
ZONE A

EX ARBUTUS TO

REMAIN, TYP

EX EUCALYPTUS

EX QUERCUS AGRIFOLIA TOREMAIN, PRUNE TO REMOVE

ANY DEAD/BURNT FOLIAGE

EX PINUS TOREMAIN

EXISTING NATIVE PLANTING ON THE SLOPE
SHALL REMAIN INCLUDING TOYONS.

REMOVE ANY DEAD, DOWN OR BURNED

PLANT MATERIAL PER FUEL MODIFICATION
MAINTENANCE GUIDELINES L1.0 - FUEL
MODIFICATION PLAN.

CHONDROPETALUM

ELEPHANTINUM

LARGE CAPE RUSH
CE
CE
CE
CE
CE
CE

CITRUS LIME

DECORATIVE
GRAVEL

PODOCARPUSHENKELII

YELLOW-WOOD
PH
CE
PH
CECE
SEN

AGAVE BLUE GLOW

SENECIO SERPENS

BLUE CHALKSTICKS
SEN

DECORATIVE
GRAVEL

PORTULACARIA AFRA
'PROSTRATE FORM'

DWARF ELEPHANT FOOD
PA
PA
PA
PA
PA

AGAVE 'BLUE FLAME'

SBB SBB
SBB
SBB
SBB
AM
AM
AM AM
AM
PA
A
A A
ABF
ABF

ABF SED
AM AM
SBB

SBB SBB
BP BP
BP

SALVIA BEE'S BLISS

BEE'S BLISS SAGE

BACCHARIS PILULARIS
'PIGEON POINT'

DWARF COYOTE BRUSH

ASTERISCUS MARITIMUS

GOLD COIN DAISY

AEONIUM 'SALAD
BOWL'
SED

SEDUM MIX
LAWN: BUCHLOE DACTYLIDES

UC VERDE BUFFALO GRASS

METAL EDGE FOR

DECORATIVE GRAVEL
SED
APM
APM
APM
PA
AS AS
AS AS
AS
AS
AS AS
AS AS
AS
AS
AS
AS
AS
AS
AS
AS
AS
SBB

ARCTOSTAPHYLOS
'PACIFIC MIST'

MANZANITA ASCLEPIAS SPECIOSA

SHOWY MILKWEED
A A
PA
A
ARB

ARB ARB
CITRUS

TANGERINE
ABG
ABG
ABG

ABF ABF ABF
ABF
ABF
ABF
ABG
ABG
ABG
ABG
ABG
AM
AM
AM
AM
AM
AM ABG
ABG
ABG
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

N
SCALE: 1/4" = 1'-0"
0 4' 8' 16'
Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L2.1
PLANTING PLAN - BACK GENERAL NOTES: 1. SEE ARCHITECT DRAWING FOR HARDSCAPE 2. SEE ARCHITECT DRAWING FOR SITE DRAINAGE 3. SEE ARCHITECT DRAWING FOR GRADING PLANTING NOTES: 1. PROVIDED HEIGHT IN PLANT LIST IS FOR PLANT HEIGHTS AT MATURITY. 2. PLANT QUANTITIES SHOWN IN PLANT LIST ARE FOR REFERENCE ONLY, PLANS SUPERCEDE THE LEGEND, LANDSCAPE CONTRACTOR SHALL VERIFY PLANT QUANTITY SHOWN ON PLANS. NATIVE SOD NOTE 1. UC VERDE BUFFALO GRASS IS A CULTIVAR NOT YET RATED BY WUCOLS BUT PRIVATE INDUSTRY RESEARCH INCLUDING MANUFACTURER RESEARCH BY SOIL AND SEEDS SOLUTIONS HAS SHOWN A LOW WATER USE RATING.

MWELO NOTES

1. I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER

EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE
LANDSCAPE DOCUMENTATION PACKAGE.

2. I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED

THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS.

3. PRIOR TO THE PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED MEET THIS REQUIREMENT.

4. FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF

SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL. SOILS WITH GREATER THAN 6%

ORGANIC MATTER IN THE TOP SIX INCHES OF SOIL ARE EXEMPT FROM ADDING COMPOST AND TILLING.

5. A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL

EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS,

CREEPING OR ROOTING GROUND COVERS, OR DIRECT SEEDING
APPLICATIONS WHERE MULCH IS CONTRAINDICATED. TO PROVIDE HABITAT FOR BENEFICIAL INSECTS AND OTHER WILDLIFE, UP TO 5% OF THE LANDSCAPE AREA MAY BE LEFT WITHOUT MULCH.

6. ORGANIC MULCH MATERIALS MADE FROM RECYCLED OR

POST-CONSUMER ORGANIC PRODUCTS SHALL TAKE PRECEDENCE OVER

INORGANIC MATERIALS OR VIRGIN FOREST PRODUCTS UNLESS THE POST-CONSUMER ORGANIC PRODUCTS ARE NOT LOCALLY AVAILABLE.

ORGANIC MULCHES ARE NOT REQUIRED WHERE PROHIBITED BY LOCAL

FUEL MODIFICATION PLAN GUIDELINES OR OTHER APPLICABLE LOCAL ORDINANCES.

7. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST

PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULEOF LANDSCAPE AND IRRIGATION MAINTENANCE. 119
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L3.0

PLANTING DETAILS
PLANTING NOTES:

1. SOIL PREPARATION:

A. CLEAR SITE OF ALL VEGETATION, INCLUDING LARGE ROOT SYSTEMS FROM PLANTS REMOVED.

B. ROTOTILL TOGETHER 90% SITE SOIL AND 10% COMPOST TO A DEPTH OF 8".

C. REMOVE ALL VEGETATION REMNANTS, CLODS OF 2" DIAMETER OR LARGER, STONES, SMALLER ROOTS, AND OTHER DELETERIOUS MATERIAL.

D. IF SOIL IS OVERLY COMPACTED (OVER 150 PSI OR 85% PROCTOR), TILL COMPACTED AREA BY HAND TO A DEPTH OF 6-8". IF SOIL IS COMPACTED BELOW 8" DEPTH, BREAK UP COMPACTION WITH AN AUGER.

E. WHEN PLANTING PER DETAIL, BACKFILL WITH 90% SITE SOIL AND 10% COMPOST.F. ALL LANDSCAPE AREAS ARE TO RECEIVE AN EVEN APPLICATION OF SOIL HUMATE WITH AN APPLICATION RATE PER PRODUCT SPECIFICATIONS DEPENDING ON TYPE USED. THE HUMATE AMENDMENT IS TO BE INCORPORATED UNIFORMLY ONTO TOP OF SOIL.

THESE ARE ACCEPTABLE SOIL AMENDMENT PRODUCTS OR EQUIVALENT;

1.1. GRANULAR PRODUCT PREMIUM HUMATE FROM TRI-C. APPLICATION RATE IS 50 LBS PER 1,000 S.F. FOLLOW DIRECTION ON PRODUCT LABEL.1.2. LIQUID PRODUCT SPRAY APPLICATION "TERAVITA LC-10 PLUS 7", (WWW. SIMPLICI-TEA.COM). FOLLOW DIRECTIONS ON PRODUCT LABEL. 1.3. "SOLU-PLKS" FROM EARTHFORT (WWW.EARTHFORT.COM). LIQUID APPLICATION= 1 GALLON/ACRE OR 7 OZ FOR 2,375 S.F. FOLLOW DIRECTIONS ON PRODUCT LABEL.

2. PLANTING DEPTH: ALL PLANTS ARE TO BE PLANTED SO THAT AFTER SETTLING, THE CROWN OF THE PLANT IS EVEN WITH FINISH GRADE AND ALL ROOTS ARE FULLY COVERED WITH SOIL.

3. NO WATERING BASINS: DO NOT INSTALL WATERING BASINS AROUND PLANTS.

4. MULCH SPECIFICATION: A MINIMUM 3"-4" DEEP LAYER OF WOOD BARK AND LEAF MIXTURE MULCH SHALL BE INSTALLED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS AND ON TOP OF IRRIGATION TUBING EXCEPT AT TURF AREAS, CREEPING OR ROOTING GROUND COVERS OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.

5. WOOD CHIPS OR ARTIFICIALLY COLORED MULCH SHALL NOT BE USED. KEEP ALL MULCH 4" AWAY FROM CROWN OF PLANTS.

6. COMPOST TEA: APPLICATION OF BREWED COMPOST TEA IS HIGHLY RECOMMENDED. PLEASE CONTACT COMPOST TEANA AT 310.367.6485.

7. MAINTENANCE: SIZES OF PLANTS AND TREES ARE SHOWN ON PLAN AT 75% OF MATURE SIZE. THE GARDENER WILL NEED TO ENSURE THAT ALL PLANTS AND TREES RECEIVE REGULAR MAINTENANCE I.E. PRUNING, THINNING, AND DIVIDING, AND MULCH RENEWAL TO MAINTAIN LONGEVITY, HEALTH, AND AESTHETIC INTENT OF THE PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING PLANT HEALTH AND WATERING SCHEDULING THROUGH WARRANTY. GARDENER RESPONSIBLE FOR DAY-TO-DAY MAINTENANCE.

8. QUANTITIES: CONTRACTOR IS RESPONSIBLE FOR VERIFYING PLANT QUANTITIES. QUANTITIES IN PLANTING PLAN SUPERCEDES QUANTITY IN PLANTING LEGEND.

9. PLANTING PATTERN: PLANT ALL GROUND COVERS IN A TRIANGULAR PATTERN FOR MOST EFFICIENT COVERAGE.

10. SUBSTITUTIONS: IF CERTAIN PLANTS ON PLANT LIST ARE NOT AVAILABLE AT THE TIME OF PLANTING, CONTACT STOUT DESIGN BUILD TO DETERMINE IF A SUITABLE SUBSTITUTION COULD BE MADE.11. ON SITE POSITIONING: STOUT DESIGN BUILD RESERVES THE RIGHT TO ADJUST PLANT MATERIAL ON SITE. PLANTS TO BE PLACED AND POSITIONED ON SITE PER PLAN BY LANDSCAPE CONTRACTOR. FINAL PLANT LAYOUT SHALL BE APPROVED BY STOUT DESIGN BUILD PRIOR TO PLANTING.

12. GUARANTEE: ALL PLANT MATERIAL PURCHASED BY LANDSCAPE CONTRACTOR SHALL BE GUARANTEED FOR A PERIOD OF 3 MONTHS. GUARANTEE PERIOD COMMENCES FROM THE TIME OF FINAL INSPECTION AND ACCEPTANCE BY THE OWNER. PLANTS USED FOR REPLACEMENT OF DEAD PLANTS SHALL BE THE SAME KIND AND SIZE AS ORIGINALLY PLANTED, UNLESS OTHERWISE DIRECTED BY STOUT DESIGN BUILD. REPLACEMENT PLANTS ARE TO BE PLANTED FOLLOWING THE ORIGINAL PLANS AND SPECIFICATIONS.

COMPOST SPECIFICATION:

1. COMPOST SHALL BE PRODUCED BY A COMPOST FACILITY

FULLY LICENSED BY THE STATE OF CALIFORNIA WHICH
DOCUMENTS THE PATHOGEN REDUCTION PROCESS.

2. COMPOST IS TO BE WELL-COMPOSTED, STABLE, AND
WEED-FREE ORGANIC MATTER, PH RANGE OF 5.5 TO 8;
MOISTURE CONTENT 35 TO 55 PERCENT BY WEIGHT: 100PERCENT PASSING THROUGH 3/8" SLEEVE; SOLUBLE SALT CONTENT OF 5 TO 10 DECISIEMENS/M; AND NOT EXCEEDING 0.5

PERCENT INERT CONTAMINANTS AND FREE OF SUBSTANCE
TOXIC TO PLANTINGS.

A) ORGANIC MATTER CONTENT: 50 TO 60 PERCENT OF DRY
WEIGHT
B) FEEDSTOCK: AGRICULTURAL, FOOD, OR INDUSTRIAL
RESIDUALS; YARD TRIMMINGS; OR SOURCE-SEPARATED OR
COMPOSTABLE MIXED SOLID WASTE. SLUDGE OR SEWAGE
WASTE COMPOSTS ARE NOT ACCEPTABLE.

C) AMEND SOIL WITH AGRI SERVICE OR COMPARABLE HUMICCOMPOST SOIL AMENDMENT, SIX CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF 5" TO 8" OF SOIL.
120
L4.0

WATER EFFICIENT WORKSHEET
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

DESIGN STATEMENT:

I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.

Signature of Licensed Landscape Architect Date
07/21/2020
Gabrielle Harris, RLA, LEED AP
Landscape Architect
310.876.1018
121

1. THIS DESIGN IS DIAGRAMMATIC. ALL VALVES, ETC., SHOW WITHIN PAVED AREAS FOR DESIGN CLARIFICATION

ONLY, AND SHALL BE INSTALLED IN THE PLANTING AREAS WHERE POSSIBLE, AVOID ANY CONFLICTS BETWEEN THE IRRIGATION SYSTEM AND EXISTING STRUCTURES, UTILITIES AND PLANTING.

2. ALL PRESSURIZED MAINLINE AND LATERAL PIPING UNDER PAVING SHALL BE INSTALLED IN SEPARATE

SLEEVES, MAIN LINE SLEEVE, CONTROL WIRE SLEEVES SHALL BE OF SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES UNDER PAVING, OR SIZE AS INDICATED ON PLANS.

3. ALL EXTERIOR LOW VOLTAGE WIRE CONNECTIONS SHALL BE FULLY ENCLOSED USING WATERPROOF CONNECTORS.

4. EXTEND ALL SLEEVES A MINIMUM OF SIX (6) INCHES BEYOND PAVING EDGES.

5. PROVIDE A MINIMUM OF 18” COVER OVER ALL PRESSURE MAINLINE PIPE AND 12” MINIMUM COVER OVER ALL NON-PRESSURE LATERAL LINES.

6. CONTRACTOR SHALL BE RESPONSIBLE FOR PULLING VALVE WIRING THROUGH SLEEVING WHEN NECESSARY.

7. ALL LATERAL LINE PIPING UNDER PAVING SHALL BE PVC SCHEDULE 40 PIPE AND SHALL BE INSTALLED PRIOR TO PAVING.

8. EXERCISE EXTREME CARE WHEN EXCAVATING FOR IRRIGATION SYSTEM DUE TO EXISTING UTILITIES. IT IS THE

RESPONSIBILITY OF THE CONTRACTOR TO BECOME FAMILIAR WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, STRUCTURES, AND UNDERGROUND UTILITIES. THE CONTRACTOR SHALL COORDINATE HIS WORK WITH AND ALL OTHER TRADES ON SITE.

9. DO NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN

THE FIELD THAT UNKNOWN OBSTRUCTION, GRADE DIFFERENCES OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE DESIGN. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE. IN THE EVENT THIS

NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY REVISIONS NECESSARY.

10. ALL THREADED PIPE CONNECTIONS MADE TO SLIP-JOINT PVC PIPE SHALL BE MADE WITH A PVC THREADED COUPLING. ALL THREADED ADAPTERS AND COUPLINGS ARE TO BE ‘DURA’ DEEP SOCKET TYPE.

11. ALL VALVES SHALL BE LOCATED IN GROUND COVER AREAS WHENEVER POSSIBLE. REMOTE CONTROL VALVES SHALL BE INSTALLED IN BELOW GRADE BOXES. USE BROWN COLORED BOXES UNLESS OTHERWISE SPECIFIED.

12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING THE FINAL CONNECTION OF CONTROL WIRES BETWEEN EXISTING WIRES AND NEW CONTROL VALVES.

13. CONTRACTOR SHALL FOLLOW ALL MANUFACTURER’S INSTRUCTIONS AND RECOMMENDATIONS FOR INSTALLATION AND COORDINATION OF THE IRRIGATION SYSTEM TO INSURE A COMPLETE SYSTEM.

14. COVER ALL DRIP LINES WITH MINIMUM 3" THICK LAYER OF APPROVED BARK MULCH.15. MANUAL SHUT-OFF VALVES SHALL BE REQUIRED, AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY, TO MINIMIZE WATER LOSS IN CASE OF AN EMERGENCY OR ROUTINE REPAIR.

GENERAL IRRIGATION NOTES
CONTRACTOR SHALL BE LICENSED; IT SHALL BE THE CONTRACTOR’S RESPONSIBILITY TO READ, UNDERSTAND, AND

ADHERE TO PROJECT NOTES AND SPECIFICATION, PERTAINING TO ALL PLANS, INCLUDING THE FOLLOWING GENERAL AND SITE SPECIFIC NOTES.

LOW FLOW REMOTE CONTROL VALVES W/PRESSURE REGULATOR & RBY FILTER ASSEMBLY:

CONTRACTOR TO SUPPLY AND INSTALL, NEW RAINBIRD CONTROL ZONE KITS WITH PLASTIC GLOBE VALVE AND COMBINED PRESSURE REGULATOR AND FILTER, OR APPROVED EQUIVALENT AS FOLLOWS:
• AT CONTROL VALVE USE RAINBIRD MODEL XCZ-LF-100-PRF 1" CONTROL ZONE KIT IN A SQUARE VALVE BOX WITH COMBINED PRESSURE REGULATOR AND FILTER • INSTALL NEW CONTROL VALVES IN NDS PRO-SERIES 14”X19” CORRUGATED VALVE BOX, OR APPROVED EQUIVALENT, WITH OVERLAPPING BOLT DOWN LID, SAND COLOR, BOX AND COVER PART # 314BCB-SAND, OR APPROVED EQUIVALENT.

IRRIGATION EQUIPMENT LEGEND

SYMBOL DESCRIPTION SHEET & DETAIL CALL-OUT
1" Ø BALL VALVE: CONTRACTOR TO SUPPLY AND INSTALL NIBCO, PVC Tru-Bloc TRUE UNION, MODEL 'D' BALL VALVE WITH DUEL THREADED UNIONS OR APPROVED EQUIVALENT. • INSTALL USING NDS PRO-SERIES 14"X19" CORRUGATED VALVE BOX, WITH OVERLAPPING BOLT DOWN LID, SAND COLOR BOX AND COVER PART #314BCB-SAND OR APPROVED EQUIVALENT.

IRRIGATION SYSTEM CONTROLLER: WEATHERMATIC SL1600 SMARTLINE 8 ZONE MODULAR WEATHER MONITOR: WEATHERMATIC SLW1
IRRIGATION MAIN LINE: CONTRACTOR TO SUPPLY AND INSTALL 1"Ø SCH 40 PVC PIPE AND ALL REQUIRED FITTINGS AND MATERIAL, FROM NEW 1" POINT OF CONNECTION AND BALL VALVE. IRRIGATION CONTRACTOR TO CONFIRM LOCATION OF POINT OF CONNECTION WITH CITY REPRESTATIVE, SEE SITE SPECIFIC NOTES.

IRRIGATION LATERAL SCHEDULE: 34" 40 PVC PLASTIC PIPE AND ALL REQUIRED FITTINGS & MATERIALS FROM DRIP REMOTE CONTROL VALVES 1" RP BACKFLOW PREVENTOR W/STRAINER AND PRESSURE REGULATOR FEBCO MODEL # 860 ON GRADE IN-LINE DRIP IRRIGATION PIPE: NETAFIM TECH LINE CV 17MM BROWN UV RESISTANT POLYETHYLENE DRIPLINE MODEL #TLCV4-18GRID WITH 0.4 GPH FLOW. EMITTERSPACING 18" O.C. INSTALL PER DRIP DETAILS, DRIPLINE ROW SPACING 18" O.C. 3 4" LATERAL
UNDERGROUND SLEEVES: 4" DIAMETER SCHEDULE 40 PVC TYP., UNLESS OTHERWISE NOTED. EXTEND 6" BEYOND EDGE OF ALL PAVING AREA

LAYOUT POLY LINEBASED ON ACTUAL

PLANT LOCATIONS

AND SITE

CONDITIONS
MANUAL LINE FLUSH VALVE: CONTRACTOR TO SUPPLY AND INSTALL, NETAFIM MANUAL SHUT OFF VALVE MODEL# TLSOV, OR APPROVED EQUIVALENT. MOUNTED AT END OF POLYETHYLENE (BLANK) IRRIGATION TUBING RUN. SEE PLAN FOR REFERENCE LOCATIONS, FINAL LOCATION TO BE DETERMINED ON SITE DURING INSTALLATION OF IRRIGATION SYSTEM.INSTALL USING NDS PRO SERIES, 10" DIAMETER X 12"H ROUND SAND COLORED VAVLE BOX WITH LID, PART #111 BC SAND, OR APPROVED EQUIVALENT.

MWELO NOTES:

WATER DURING INTIAL PLANTING PERIOD:

SHRUB AND GROUNDCOVERS SYSTEMS: 30 MINUTES 1X PER DAY FOR FIRST 10 DAYS

SPRING WATERING DURING PLANT ESTABLISHMENT
TREE, SHRUB AND GROUNDCOVER SYSTEMS: 30 - 35 MINUTES 2X PER WEEK

SUMMER WATERING AFTER PLANT ESTABLISHMENT
TREE, SHRUB AND GROUNDCOVER SYSTEMS: 45 MINUTES 1X PER WEEK (FOR NATIVE OR DROUGHT TOLERANT

PLANTS)

FALL WATERING AFTER PLANT ESTABLISHMENT
TREE, SHRUB AND GROUNDCOVER SYSTEMS: 35-45 MINUTES 2X PER WEEK (FOR NATIVE OR DROUGHT TOLERANT

PLANTS)

WINTER WATERING AFTER PLANT ESTABLISHMENT
TREE, SHRUB AND GROUNDCOVER SYSTEMS: 40 MINUTES 1X PER WEEK (SUPPLEMENTAL WATER ONLY REQUIRED IN DROUGHT CONDITIONS)

SPRING WATERING AFTER PLANT ESTABLISHMENT
TREE, SHRUB AND GROUNDCOVER SYSTEMS: 30-40 MINUTES 1X PER WEEK NOTES:

1. WATERING SCHEDULE IS PROVIDED AS A GENERAL GUIDELINE. TIME AND DAYS PER WEEK SHALL BE ADJUSTED BASED ON WEATHER CONDITIONS, PLANT TYPE, SOIL, ETC.

2. ESTABLISHMENT IS TYPICALLY FIRST 3-6 MONTHS.

RECOMMENDED WATERING SCHEDULE
1" DEDICATED LANDSCAPE SUB-METER: DLJ EPOXY COATED BRONZE WATER METER, MODEL # DLJ100. INSTALL IN STANDARD RECTANGULAR VALVE BOX. 4" SLEEVE
SEE 1/L7.0
SEE 4/L7.0
SEE 6/L7.0
SEE 7/L7.0
--
SEE 2/L7.0
SEE 3/L7.0
SEE 4/L7.1
SEE 5/L7.0
3 4
"

HYDROZONE DESCRIPTION AND LEGEND
CONTROL VALVE #
(HYDROZONE ZONE)

LANDSCAPE
AREA (SQ.FT)
W.U.C.O.L.S. PLANT
WATER USE RATING HYDROZONE DESCRIPTION CONTROL VALVE #

CONTROL VALVE LEGEND

CONTROL VALVE
SIZE
W.U.C.O.L.S. PLANTS WATER NEEDS RATINGS: MED = MEDIUM, L = LOW, M/L = MEDIUM LOW, L/VL = LOW TO VERY LOW 1 GENERAL DRIP NOTES
X
VALVE #

DASHED LINE IS DELINEATION

OF HYDROZONE BOUNDRY

STATIC WATER PRESSURE & SOIL TYPE

ZONE AREA

1. NEW 1" WATER METER. CONTRACTOR SHALL VERIFY THE SIZE AND LOCATION OF EXISTING WATER METER ONSITE.

2. CONTRACTOR SHALL VERIFY EXISTING STATIC WATER PRESSURE OF THE WATER METER ONSITE PRIOR TO INSTALLATION OF THE IRRIGATION SYSTEM.

3. SET STATIC WATER PRESSURE AT THE NEW REGULATOR FOR IRRIGATION SYSTEM @ 60-70 PSI.

4. SOIL TYPE IS TO BE DETERMINED.

5. INLINE DRIP APPLICATION RATE IS 0.43 INCHES PER HOUR.6. IRRIGATION WATER SUPPLY IS CITY SUPPLIED POTABLE WATER.

HYDROZONE BOUNDRY
##
ZONE

PRESSURE
531 MED/LOW TREES/SHRUBS/GROUNDCOVER 30 PSI
2 466 LOW GROUNDCOVER 30 PSI
3 263 LOW 30 PSI
4 472 MED/LOW 30 PSI

SHRUBS/GROUNDCOVER
5 537 LOW 30 PSI
6 118 LOW 30 PSI
7 678 MED/LOW SOD 30 PSI
FOR INLINE DRIP: ALL PLANTS SHOULD HAVE AT

LEAST ONE EMITTER PLACED OVER THE ROOTBALL
ON THE UPHILL SIDE.

APPLICATION
RATE
.43 IN/HR

ZONE FLOW

RATE (GPM)
.73
.45

2.68 1.97
.43

2.492.56

1. I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS.

2. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR THE SUBSEQUENT MANAGEMENT PURPOSES.

3. A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE SIGNER OF THE

LANDSCAPE PLANS, THE SIGNER OF THE IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.

4. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.

5. PRESSURE REGULATING DEVICES ARE REQUIRED IS WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIC IRRIGATION DEVICES.

6. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES.

7. CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.

8. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY

WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE.

SEE 1/L7.1
SM
8" POP-UP TATTLE TALE ASSEMBLY: (ONE PER IRRIGATION CIRCUIT), CONTRACTOR TO SUPPLY AND INSTALL, HUNTER 8" POP-UP BODY WITH PA-80 ADAPTER, 1/2" SCH 40 PVC THREADED CAP, RAINBIRD SA-12-5050 SWING JOINT ASSEMBLY, FITTING WITH 1/2" FPT OUTLET, OR APPROVED EQUIVALENT, SEE DETAIL. PLACE VISIBLE LOCATIONS PER G3LA REPRESENTATIVES APPROVAL. INSTALL PER MFG. NOTE AND SPECIFICATION.

SEE 5/L7.1
.43 IN/HR.43 IN/HR.43 IN/HR.43 IN/HR.43 IN/HR.43 IN/HR

TREES/SHRUBS/GROUNDCOVER

SHRUBS/GROUNDCOVERSHRUBS/GROUNDCOVER
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L5.0

IRRIGATION LEGEND
122
N69^12'54"E 360.00 3' WIDE EASEMENT FOR UTILITIES PER BK 21749, PAGE 201 O.R. 40'
30'
50'

45.72 46.57 FS

25.04 27.25

47.48 FS 48.66 FS

24.84 27.59 30.07

32.47 7

43.88 35.87

28.72 46.41

47.49 26.43

45.72 46.57 FS

25.04 27.25

47.48 FS 48.66 FS

24.84 27.59 30.07
7 43.88

35.87 28.72

46.41 47.49

26.43 43.18

35.04 45.64

45.38 43.84

44.44 44.57

37.05 41.62

38.17 40.41
X
X
X
X
X
X
X X X
X
TOP
GB
FL
FL
FL
TOP
TOP
N15°08'21"E

71.93'
N70°56'02"W 75.00'
N37°24'29"E

78.57'
N79°01'22"W
102.34'
N79°01'22"W

10.38'
10'
2 D
4 '
=
0 0
R
L = 6 0 . =
5 .
0 0
8 0
°
'
0 5 ' 2 0 " R = 4 2 L 5 . 0 0 '
2 D
4 =
5 0
.
6 0
°
0 4
'
4 ' 2 6 "
L
D
R
=
=
=
1 0
0 1
4 .°
2 0
2 5
0 0. ' '
0 5
0 4
'
"

PROPOSED SINGLE

FAMILY RESIDENCE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

SEA LEVEL DRIVE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

EXTENT OF
ZONE A

FUEL MOD
ZONE B

FUEL MOD
ZONE A

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE MANUAL FLUSH

VALVE LOCATED INVALVE BOX, TYP
TATTLE TAIL, 1 PER

ZONE LOCATED

NEXT TO POC, TYP
INLINE
DRIP
2 466
SQ. FT.

INLINE
DRIP
3 263
SQ. FT.

INLINE
DRIP
4 5
537
SQ. FT.

INLINE
DRIP
6 118
SQ. FT.

INLINE
DRIP
7 678
SQ. FT.

INLINE
DRIP
TT
TT
TT
TT
TT
TT
TT
TT
WM RPB
POC: CONNECT TONEW 1" WATERMETER.

CONTRACTOR

SHALL VERIFY
LOCATION ONSITE.
" DEDICATED LANDSCAPE

SUB-METER
1" RP BACKFLOW

PREVENTOR
1" BALL VALVE

LOW FLOW

REMOTE CONTROL

VALVES, TYP
3 4
"
1 3
4 "
2 3
4 "
3 3
4 "
4 3
4 "
7 3
4 "
6 3
4 "
5 472
SQ. FT.

INLINE
DRIP
1 531
SQ. FT.

Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

SCALE: 1/8" = 1'-0"
0 8' 16' 32'
N
Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L6.0
IRRIGATION HYDROZONE PLAN MWELO NOTES: 1. I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE. 2. I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS. 3. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR THE SUBSEQUENT MANAGEMENT PURPOSES.

4. A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE

SIGNER OF THE LANDSCAPE PLANS, THE SIGNER OF THE IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.

5. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.

6. PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIC IRRIGATION DEVICES.

7. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES.

8. CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.

9. UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF A MINIMUM FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.

10. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER

OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. 123
Weathermatic
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L7.0
IRRIGATION DETAILS NOTE: INSTALL WATER METER IN STANDARD RECTANGULAR VALVE BOX. 124
®
®
®
Stout Design Build
12405 Venice Blvd #352
Los Angeles, Ca 90066
(310) 876-1018
www.stoutdesignbuild.com
July 21, 2020
Sea Level Project
31684 Sea Level Drive
Malibu, CA 90265
Project:

Submittal Date:

Sheet Number:

Seal:

Revisions:
--
2 3
4 ------
1 Drawn By:

H.M.

L7.1

IRRIGATION DETAILS
NOTE: IF THERE ARE ANYEMITTERS IN THE NETAFIM GRID

THAT WILL NOT BE NEEDED INTHE PRESENT, PLUG THEM
WITH THE "DRIPPER PLUG RING"
FROM NETAFIM. THESE PLUGS
ARE REUSABLE.

TO ENSURE THAT EACH NEW PLANT
HAS AN EMITTER ON ITS ROOT BALL,USE THIS ADAPTOR FROM NETAFIM.

IT IS CALLED A MICRO TUBING
ADAPTOR. THE MODEL NUMBER IS:

TLMTUBEADP.

CLIP THIS ADAPTOR ONTO THE

NEAREST INLINE EMITTER IN THE
GRID TO THE PLANT. THEN ATTACH A
LENGTH OF 1
4" DRIP TUBING, AND RUN

IT TO THE TOP OF THE ROOT BALL,
AND STAPLE IT DOWN.

THIS ADAPTOR AND 1
4" TUBING MAY

BE REMOVED AFTER THE ROOTS OF

THE PLANTS MOVE OUT INTO THE
NATIVE SOIL.
125
31684 Sea Level Drive. Malibu, CA 90265

SMALL SPECIMEN TREES
Olea wilsonii - Fruitless olive
Cercis occidentalis - Western Redbud

FRONT YARD PLANTING
Acacia cousin itt
Little River Wattle
Agave ‘Blue glow’
Blue glow agave
Agave ‘Blue Flame’
Aloe picatilis - Fan Aloe
Asteriscus maritimus
Gold Coin Daisy
Senecio repens
Blue chalk sticks

NORTH SIDE YARD
Podocarpus henkelii
Long-leafed Yellowwood
Chondropetalum
Large Cape Rush
Senecio serpens
Blue chalksticks

SEDUM MIX
Sedum angelina, Sedum
‘Blue Spruce, Sedum
‘Dragon’s Blood’
Carex tumulicola Aeonium ‘Salad Bowl’
Portulucaria afra prostrata
126
31684 Sea Level Drive. Malibu, CA 90265

CITRUS TREES
Citrus Imrpoved Meyer Lemon
Citrus Tangerine Tree
Citrus Lime Tree

BACK YARD PLANTING
$UFWRVWDSK\ORV3DFL¿F0LVW
Manzanita
Portulacaria afra ‘prostrata’
Elephant food SEDUM MIX
Sedum angelina, Sedum
‘Blue Spruce, Sedum
‘Dragon’s Blood’
Salvia Bee’s Bliss
Bee’s Bliss Sage
Baccharis Pilularis ‘Pigeon Point’
Pigeon Point Coyote Brush
Aeonium ‘Salad Bowl’
Asteriscus maritimus
Gold Coin Daisy
Asclepias speciosa
Showy Milkweed
Agave ‘Blue Flame’
Agave ‘Blue glow’
Blue glow agave
127
“ ” “ ”
“ ”
–
’
’
“ ” “ ”
” ” ”
“ ”
’
’
xxxxx
128
129

SECTION B-B

NOT TO SCALE
BB
xx
xxxx
xxxxxxx
130

PAVER APPLICATION
3" MIN.
3" MIN. 3" MIN.

PAVER
BASE

SECTION AT DURASLOPE CHANNEL
EXISTING SOILS.
4" CONCRETE
SLAB

SLAB APPLICATION
H20 RATED GRATE PER

ARCHITECT PLANS

LANDSCAPE APPLICATION

NOT VEHICLE RATED

VEHICLE APPLICATION
NOT H20 RATED
“ ”
“ ”
“
”
“ ”
xx
131
ATTACHMENT 3
Northwest view of the proposed residence
Site Photographs
Southwest view of the proposed residence
South view of the proposed residence South view of West Sea Level Drive 132
Site Photographs
Picture of the Encinal Creek which located just west of the subjectproperty Picture of Live Oak Tree near the northwest corner of the proposed residence but outside its protected zone 133

BIOLOGY REVIEW

REFERRAL SHEET
City of Malibu
23825 Stuart Ranch Rd., Malibu, California CA 90265-4804 (310) 456-2489 FAX (310) 456-7650
FROM:

TO: City of Malibu Biologist
City of Malibu Planning Department REVISED DATE01/11/2021 JOB ADDRESS: 31864 SEA LEVEL DR
APPLICANT / CONTACT: Luke Tarr
APPLICANT ADDRESS: 33202 1/4 U Mulholland Hwy
APPLICANT PHONE #: (310)317-0500
APPLICANT FAX #:

PROJECT DESCRIPTION: NSFR - revision
Malibu, CA 90265
PROJECT NUMBER: CDP 05-081
APPLICANT EMAIL: [email protected]
Malibu Planning Department and/or Applicant
FROM: City Biologist, Dave Crawford
PLANNER: Adrian Fernandez
TO:

The project review package is INCOMPLETE and; CANNOT proceed through Final Planning Review until corrections and conditions from Biological Review are incorporated into the proposed project design
(See Attached).

The project is APPROVED, consistent with City Goals & Policies associated with the protection of biological resources and CAN proceed through the Planning process.

The project may have the potential to significantly impact the following resources, either individually or cumulatively: Sensitive Species or Habitat, Watersheds, and/or Shoreline Resources and therefore Requires Review by the Environmental Review Board (ERB).

Signature Date
Additional requirements/conditions may be imposed upon review of plan revision Contact Information:

Dave Crawford, City Biologist, [email protected], (310) 456-2489, extension 277 Rev 05/29/2018
X
1/15/21
134
City of Malibu
Biology ● Planning Department
23825 Stuart Ranch Road · Malibu, California · 90265-4861 Phone (310) 456-2489 · Fax (310) 456-3356 · www.malibucity.org