Malibu City Council
March 24, 2025

II. Requiring the Applicant to Site the House Closer to the Street by 5’ Would Not Provide any Benefit but Would Require an Additional Entitlement and Impose a Significant Hardship on the Applicant
While relocating the Residence towards the street does not mitigate or reduce any impact associated with the proximity of the development to the stream, implementing this alternative could trigger a new entitlement for relief from the Front Yard setback requirement. The residence is currently proposed as close to the street as permitted by code (18 feet 2 inches).

Moving the proposed house closer to the street will cause an encroachment into the minimum Front Yard Setback in violation of Section 3.6(F)1 of the Malibu Local Coastal Program (LCP) Local Implementation Plan (LIP)1.

III. Staff’s Most Recent Findings are Contradicted by Prior City Findings in Support of Project Approval and yet there has Been No New Evidence in the Record to Warrant the Revised Recommendation of Denial
These most recent findings contained in the December 5, 2022, staff report are contradicted by staff’s findings in its February 22, 2022, Staff Report. The February staff report found that the proposed Single-Family Residence was the least environmentally damaging alternative. In CDP Finding #3, the report stated 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.” Alternatives analyzed in February included a smaller project, no basement and residence siting farther from the creek. Each of these alternatives were fully considered and rejected in the February report. The December staff report reversal is not supported by substantial evidence in the record. Nothing in the record justifies or explains the staff’s change in recommendation from approval to denial.

IV.Requiring the Applicant to Remove Bedrooms and/or Basement Area Would Not Serve to Minimize Impacts but Would Serve to Prejudice the Development Application
The December 5, 2022, Malibu Planning Commission Staff Report states “The elimination of bedrooms would result in the reduction of the dispersal area.” The rationale being that reducing the size of the project’s micro dosing leach field would limit environmental impacts. The applicant reiterates the comments above, noting that it is not possible for the applicant to minimize or avoid impacts which the experts have opined on and found do NOT exist. The project as designed (3 Bedrooms) has already been found not to have any impact upon ESHA or the environment. Therefore, further conditioning the project and limiting development (that already complies with all other development standards and LIP section 4.7) would not further any legitimate government interest and would substantially prejudice the applicant. 1 Section 3.6(F)1 states “Front yard setbacks shall be at least 20% of the total depth of the lot, or 65 feet, whichever is less.”
242
Adrian Fernandez
December 30, 2022

V. The Vast Majority of Property Is Located Within the 100-Foot Stream ESHA Buffer
The Malibu LCP depicts a significant portion of the subject property as within an Environmentally Sensitive Habitat Area (ESHA). For that reason, the entire property encroaches into the required 100-foot ESHA Buffer pursuant to section 4.6.1(A) of the Malibu LCP LIP2. As mapped by Project Biologist Andrew Forde and buffered, 95% of the property is located within the Stream ESHA Buffer. The remaining 5%, about 300 square feet, is located within the front yard setback and is not enough room to place an entire house project.

Portions of the OWTS are located within the area outside the Stream ESHA Buffer, but the area is not large enough to accommodate an entire dispersal field, let alone the subject house. A variance for development within the Stream ESHA buffer is inescapable in order to viably develop the subject property.

The applicant applied for such a variance in 2016. The February 22, 2022, Staff Report made findings to approve Variance 16-024 for development within a Stream ESHA Buffer. Finding 1 stated that “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.”
Staff was able to make Finding 3 because 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.” This encroachment is not unique to 31864 Sea Level Drive and can be found on other properties all along West Sea Level Drive.

The subject property has been cleared of native vegetation due to Fire Department required fuel modification. This fuel modification comes from legally existing structures within 200 feet of the subject property. Section 3.1 of the Malibu LCP Land Use Plan (LUP) states “... fuel modification areas required by the Los Angeles County Fire Department for existing, legal structures do not meet the definition of ESHA.” Due to this past and ongoing clearance, the areas outside the stream and riparian canopy are not considered ESHA and are not afforded the same level of protection as the stream.

As mentioned above, Andrew Forde concludes his July 7, 2022, letter by stating that “...moving the house 5 or even 10 ft. closer to the street would have no quantifiable positive biological benefits to the drainage area.” Therefore, as designed, the proposed single-family residence has no impact on the ESHA, let alone the ESHA buffer area which is cleared on an ongoing basis for fire protection.
2 Section 4.6.1(A) of the Malibu LCP LIP states “New development shall provide a buffer of no less than 100 feet in width from the outer edge of the canopy of riparian vegetation.” 243
Adrian Fernandez
December 30, 2022

It is unlawful for the City to require conditions of approval, let alone deny this project completely, in the absence of impacts and a required nexus. In order to meet constitutional requirements, 1) there must be a nexus between the development and the condition, and (2) there must be a “rough proportionality” between the nature and extent of the dedication or condition and the impact of the proposed development. The former test is commonly referred to as the “Nollan test” and the latter test is commonly referred to as “the Dolan test,” after the cases articulating the rules. Nollan v. California Coastal Com’n (1987) 483 U.S. 825; Dolan v. City of Tigard (1994) 512 U.S. 374. Nollan and Dolan are thus concerned with implementing one of the fundamental principles of modern takings jurisprudence, “to bar Government from forcing some people alone to bear public burdens which, in all fairness and justice, should be borne by the public as a whole.” Ehrlich v.

City of Culver City (1996) 12 Cal.4th 854, 880, citing Armstrong v. United States (1960) 364 U.S. 40, 49. See also Rohn v. City of Visalia (1989) 214 Cal.App.3d 1463, 1470 [if applicant is subject to an exaction that bears no relationship to the benefit conferred on the applicant or the burden imposed on the public, there is a taking of property].

VI. There were Similar Projects Approved on West Sea Level Drive As detailed in the applicant’s July 7, 2022 response, there have been numerous prior entitlements approved along West Sea Level Drive. Four Coastal Development Permits (CDPs) have been approved since the Coastal Act was first implemented in 1977, and two of those CDPs were approved after certification of the Malibu LCP. The two City of Malibu CDPs were both approved on March 20, 2006, for two different scopes and for two different properties.

At 31858 Sea Level Drive, CDP 05-162 was approved for a lot line adjustment and a swimming pool installation with no discretionary requests. The City of Malibu Biologist determined that there would be no impact on ESHA from the project scope even though the development proposal did not comply with the required stream setbacks.

At 31894 Sea Level Drive, CDP 05-043 was approved for a new single-family residence and OWTS. This approval included two Site Plan Reviews for construction on steep slopes and heights exceed limits in the Malibu LCP LIP and a Minor Modification for Side Yard Setback Encroachment. The March 20, 2006, Staff Report acknowledged that the entire property was located within the 100-foot ESHA setback, however, no Variance was required for this development scope.

VII. There are No Impacts to the Stream ESHA, Private Views and Cultural Resources Stream ESHA
Patt Healy of the Malibu Slow Growth Coalition submitted letters for both the February 22, 2022, and December 5, 2022, Planning Commission hearings raising concern about the size and bulk of the proposed residence, proximity to a blue line stream, impacts to private views, and impacts to cultural resources. Similar concerns were raised by Glenn & Elizabeth Lynch in their 244
Adrian Fernandez
December 30, 2022

comment letters for the same hearings. Some of these concerns were addressed in the applicant’s response on July 7, 2022.

Andrew Forde analyzed the impacts to the Blue Line Stream in his May 3, 2022 letter which was part of the July 7th response packet. In a surprising omission the only sentence provided and analyzed in the staff report was the statement by Mr. Forde that “[t]he consulting waste water engineer John Yaroslaski, of ENSITU Engineering, stated in his letter that an elimination of the 3rd bedroom of the proposed single-family residence would result in a reduction of the required leaching area for the septic system. This would allow the applicant to move his house 5 feet closer to the street.”
The staff report presents this to the Commission as a justification for denying the variance and requiring a redesign to move the house closer to the street. However, staff omits the portion of the biologist’s letter which goes on to state;
“... moving the house 5 or even 10 ft. closer to the street would have no quantifiable positive biological benefits to the drainage area.” Mr. Forde concluded that “As currently designed the proposed house will not have any significant impacts to the drainage.” Private Views
Along West Sea Level Drive, there is only one Primary View Determination near the subject property. It is PVD 12-109 at 31833 Sea Level Drive with a determination on December 6, 2012.

Photographs in the PVD demonstrate that there are no private view impacts to any nearby residences. At 26 feet, 2 inches, the proposed single-family residence is also of comparable height to the neighbors to the south, which are 26.46 feet and 28.55 feet in height respectively3.

Cultural Resources
A Phase II Archaeological Report was required for the processing of this application and was submitted by Clay Singer of C.A. Singer and Associates, Inc. Mr. Singer concluded his report by stating “regardless of how much excavation work is carried out in the future, the possibility of impacting significant archaeological resources is near zero.” As part of the draft resolution for the February 22, 2022, hearing, three cultural resource conditions were presented, including an archaeologist monitoring all excavations of three feet or deeper and immediate ceasing of work if 3 Data source: LARIAC Buildings 2014 GIS Feature Class. Updated April 28, 2021 by Los Angeles County Enterprise GIS. Data was cumulated through a process known as “Deep Learning.” 245
Adrian Fernandez
December 30, 2022

cultural resources are discovered during construction. The conditions were written pursuant to Sections 11.3(G)4and 11.5 of the Malibu LCP LIP5.

VIII. Conclusion
By Malibu standards or any other standards, the proposed residence is small. The Main living area of the residence is limited to 1,000 sq. ft. and includes one guest room. The Bedroom wing upstairs contains only two additional bedrooms and is limited to 796 sq. ft. The garage has been limited to a two-car garage; the minimum required by the code. Locating additional square footage below grade, thereby limiting the footprint and massing of the residence, is the most effective way to avoid project impacts.

This modest three-bedroom house is smaller than the average size home in this neighborhood.

For staff to suggest that the elimination of one of the bedrooms and the entire basement area is needed to avoid impacts to ESHA is neither supported by facts nor by expert opinion on the record. Such a recommendation would deprive the property of the privileges enjoyed by other property near the property with the same zoning classification. It should be noted that the vicinity is not restricted to the homes along the Western side of Sea Level Drive but rather those on both sides of the street and within the neighborhood generally. The proposed residence complies with the maximum development area permitted by code for developments within an ESHA or ESHA buffer per LIP section 4.7 and the residence will not have any impact upon ESHA or the environmental and is otherwise consistent with all other provisions of the LCP.

For all of the reasons stated above, we ask that staff reconsider its recent flip flop, and that the Planning Commission approve the applicant’s project as currently proposed.

Sincerely,

GAINES & STACEY, LLP
Fred Gaines
By

FRED GAINES
cc: Don Schmitz (Via Email)
4 Section 11.3(G)4.b states “Project applicant agrees to provide monitoring of all excavation or trenching by a qualified Chumash cultural resource monitor, chosen in consultation with the Native American Heritage Commission, State Historic Preservation Officer, and the City Native American Cultural Resources Advisory Committee, and the most likely descendent.”
5 Section 11.5 states “Any person who discovers important cultural resources during the course of construction for a project shall notify the Planning Manager of the discovery. Once important cultural resources are discovered, no further excavation shall be permitted without approval of the Planning Manager” 246

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
247
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

Recycled Paper

BIOLOGY REVIEW SHEET

PROJECT INFORMATION
Applicant:
(name and email)
Luke Tarr
[email protected]
Project Address: 31864 SEA LEVEL DR
Malibu, CA 90265
Planning Case No.: CDP 05-081
Project Description: NSFR - revision
Date of Review: January 18, 2021
Reviewer:

Dave Crawford Signature:

Contact Information: Phone: (310) 456-2489 ext 277 Email: [email protected]

SUBMITTAL INFORMATION
Site Plan:

Site Survey:

Landscape Plan: 1/11/21
Hydrozone Plan: 1/11/21
Irrigation Plan: 1/11/21
Fuel Modification Plan: 1/11/21
Grading Plan:

OWTS Plan:

Bio Assessment:

Bio Inventory:

Native Tree Survey:

Native Tree Protection
Plan:

Miscellaneous:

Previous Reviews: 12/16/20 (Incomplete), 12/28/20 (Incomplete),

REVIEW FINDINGS
Review Status: INCOMPLETE: Additional information and/or a response to the listed review comments is required.

APPROVED: The project has been approved with regards to biological impacts.

CANNNOT APPROVE AS SUBMITTED: The proposed project does not conform to the requirements of the MMC and/or LCP.

ERB: This project has the potential to impact ESHA and may require review by the Environmental Review Board pursuant to LIP Section 4.4.4 248
City of Malibu Biology Review Sheet
CDP 05-081
31864 Sea Level Drive
January 18, 2021

DISCUSSION:

1. The Maximum Applied Water Allowance (MAWA) for this project totals 52,527 gallons per year (gpy). The Estimated Applied Water Use (EAWU) totals 40,375 gpy. Therefore, the project meets the Landscape Water Conservation Ordinance Requirements.

RECOMMENDATIONS:

The project is recommended for APPROVAL with the following conditions:

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

B. Prior to or at the time of a Planning final inspection, the property owner/applicant shall submit to the case planner a copy of the plumbing permit for the irrigation system installation that has been signed off by the Building Safety Division.

C. 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 owner’s signed acceptance of responsibility for maintaining the landscaping and irrigation in accordance with the approved plans and MMC Chapter 9.22. (form attached) D. Prior to Final Plan Check Approval, if your property is serviced by the Los Angeles County Waterworks District No. 29, please provide landscape water use approval from that department.

For approval contact:

Nima Parsa
Address: 23533 West Civic Center Way, Malibu, CA 90265-4804 Email: [email protected] (preferred)
Phone: (310) 317-1389
Please note this action may require several weeks. As such, the applicant should submit their approved landscape plans to DPW as soon as feasible in order to avoid a delay at plan check.

E. Vegetation forming a view impermeable condition (hedge), serving the same function as a fence or wall, occurring within the side or rear yard setback shall be maintained at or below six feet in height. View impermeable hedges occurring within the front yard setback serving the same function as a fence or wall shall be maintained at or below 42 inches in height.

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

G. Invasive plant species, as determined by the City of Malibu, are prohibited. 249
City of Malibu Biology Review Sheet
CDP 05-081
31864 Sea Level Drive
January 18, 2021

H. Other than the approved 710sf of turf, no non-native plants are permitted in the rear yard and all plants shall be suitable for adjacent monarch butterfly habitat.

I. 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 Fire Department.

Lawns are prohibited on slopes > 5%.

J. Slope planting measures such as contour planting and terracing or other techniques shall be incorporated on slopes to interrupt the flow and rate of surface runoff in order to prevent surface soil erosion.

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

L. Grading shall be scheduled only during the dry season from April 1 - October 31. If it becomes necessary to conduct grading activities from November 1 – March 31, a comprehensive erosion control plan shall be submitted for approval prior to issuance of a grading permit and implemented prior to initiation of vegetation removal and/or grading activities.

M. Grading/excavation/vegetation removal scheduled between February 1 - September 15 will require nesting bird surveys by a qualified biologist prior to initiation of such activities. Surveys shall be completed no more than five days from proposed 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 the surveys shall be turned in to the City within two business days of completion of surveys.

N. 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.

O. The final approved landscape plan has been conditioned to protect natural resources in accordance with the Malibu General Plan. All areas shall be planted and maintained as described in the stamped-approved landscape plans. Failure to comply with the landscape conditions is a violation of the conditions of approval for this project.

P. Night lighting from exterior and interior sources shall be minimized. All exterior lighting shall be low intensity and shielded so it is directed downward and inward so that there is no offsite glare or lighting of natural habitat areas. Up-lighting is prohibited. 250
City of Malibu Biology Review Sheet
CDP 05-081
31864 Sea Level Drive
January 18, 2021

PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY, the City Biologist shall inspect the project site and determine that all planning conditions to protect natural resources are in compliance with the approved plans.
-o0oIf you have any questions regarding the above requirements, please contact the City Biologist office at your earliest convenience.
cc: Planning Project file
Planning Department
251
City of Malibu
23825 Stuart Ranch Rd., Malibu, California CA 90265-4861

ENVIRONMENTAL HEALTH REVIEW

REFERRAL
TO: City of Malibu Environmental Health DATE: 4/26/2005 FROM: City of Malibu Planning Department
PROJECT NUMBER: CDP 05-081
JOB ADDRESS: 31864 SEA LEVEL DR
APPLICANT / CONTACT: Luke Tarr
APPLICANT ADDRESS: 3878 Puerco Canyon Road
Malibu, CA 90265
APPLICANT PHONE #: (310)317-0500
APPLICANT FAX #:

APPLICANT EMAIL: [email protected]
PROJECT DESCRIPTION: NSFR - revision
TO: Malibu Planning Department and/or Applicant
FROM: City of Malibu Environmental Health Reviewer
Conformance Review Complete for project submittals reviewed with respect to the City of Malibu Local Coastal Plan/Local Implementation Plan (LCP/LIP) and Malibu Municipal Code (MMC). The Conditions of Planning conformance review and plan check review comments listed on the attached review sheet(s) (or else handwritten below) shall be addressed prior to plan check approval.

Conformance Review Incomplete for the City of Malibu LCP/LIP and MMC. The Planning stage review comments listed on the City of Malibu Environmental Health review sheet(s) shall be addressed prior to conformance review completion.

Signature Date
The applicant must submit to the City of Malibu Environmental Health Specialist to determine whether or not an onsite wastewater treatment system (OWTS) Plot Plan approval is required.

The Environmental Health Specialist may be contacted Tuesday and Thursday from 8:00 am to 11:00 am, or by calling (310) 456-2489, extension 364.

Rev 141008

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252
City of Malibu
Environmental Health Ɣ Environmental Sustainability Department 23825 Stuart Ranch Road · Malibu, California · 90265-4861 Phone (310) 456-2489 · Fax (310) 456-3356 · www.malibucity.org

T:\Env Health Review Log\Project Review\Sea Level Dr\31864 Sea Level Dr\CDP 05-081 (2020 revisions)\200403_31864 Sea Level_CDP 05-081_EH Conf rev_CRC.docx Recy cled Paper

ENVIRONMENTAL HEALTH REVIEW SHEET

PROJECT INFORMATION
Applicant:
(name and email
address)
Luke Tarr
[email protected]
Project Address: 31864 Sea Level Dr.

Malibu, CA 90265
Planning Case No.: CDP 05-081 (Revised)
Project Description: NSFR revisions, Variance
Date of Review: April 3, 2020
Reviewer: Melinda Talent Signature:

Contact Information: Phone: (310) 456-2489 x 364 Email: [email protected]

SUBMITTAL INFORMATION
Architectural Plans: Architectural plans by Eserts/Castro/Barns dated 7-18-09 submitted to Planning 8-31-16 Architectural plans by Eserts/Castro/Barns dated 7-18-09 submitted to Planning 8-31-16. Revised plans by Amit Apel Design Inc. dated 10-16-19 (received on 1-9-20)
Grading Plans: Grading and drainage plans by Ahsirt dated 10/07 OWTS Plan: OWTS plot plan by Ensitu Engineering dated 8-3-16, revised plan dated 4-21-17.

Revised plan dated 4-2-20.

OWTS Report: OWTS design report by Ensitu Engineering dated 8-3-16, revised report dated 3-8-17, revised report dated 5-22-17. Revised report dated 4-2-20.

Geology Report: Preliminary Soils and Engineering Report by GeoSystems dated 6-27-05, Response to Comments dated 4-6-06. Updated Soils and Engineering Report by Geosystems dated 9-20-19 (received on 1-9-20)
Miscellaneous: Letter from Norm Haynie requesting a variance for setback reduction dated 1-24-17 and 4-17-17
Previous Reviews: 1-23-20. Previous EH conformance review dated 7-2-08, 9-15-16, 2-23-17. Complete conformance review dated 6-2-17.

REVIEW FINDINGS
Planning Stage: CONFORMANCE REVIEW COMPLETE for the City of Malibu Local Coastal Program/Local Implementation Plan (LIP) and Malibu Municipal Code(MMC). The listed conditions of Planning stage conformance review and plan check review comments shall be addressed prior to plan check approval.

CONFORMANCE REVIEW INCOMPLETE for the City of Malibu LIP and MMC.

The listed Planning stage review comments shall be addressed prior to conformance review completion.

OWTS Plot Plan: NOT REQUIRED
REQUIRED (attached hereto) REQUIRED (not attached)
Based upon the project description and submittal information noted above, a conformance review was completed for a new advancedonsite wastewater treatment system (OWTS) proposed to serve the onsite wastewater treatment and disposal needs of the subject property. The proposed advanced OWTS meets the minimum requirements of the Malibu Municipal Code and the City of Malibu Local Coastal Program 253
City of Malibu Environmental Health Review Sheet
CDP 05-081 Revised
31864 Sea Level Dr.

April 3, 2020

T:\Env Health Review Log\Project Review\Sea Level Dr\31864 Sea Level Dr\CDP 05-081 (2020 revisions)\200403_31864 Sea Level_CDP 05-081_EH Conf rev_CRC.docx Recy cled Paper (LCP)/Local Implementation Plan (LIP). Please distribute this review sheetto all of the project consultants and, prior to final approval, provide a coordinated submittal addressing all conditions for final approval and plan check items.

The conditional conformance findings hereby transmitted complete the Planning stage Environmental Health review of the subject development project. In order to obtain Environmental Health final approval of the project OWTS Plot Plan and associated construction drawings (during Building Safety plan check), all conditions and plan check items listed below must be addressed through submittals to the Environmental Health office.

Conditions of Planning Conformance Review for Building Plan Check Approval:
1) Final Onsite Wastewater Treatment System (OWTS) Plot Plan: A final plot plan prepared by a City Registered OWTS Designer shall be submitted showing an OWTS design meeting the minimum requirements of the Malibu Municipal Code (MMC) and the Local Coastal Program (LCP)/Local Implementation Plan (LIP). The plans must include all necessary construction details, the proposed drainage plan for the developed property, and the proposed landscape plan for the developed property. The OWTSPlot Plan shall show essential features of the OWTS, existing improvements, and proposed/new improvements. The plot must fit on an 11” x 17” sheet leaving a 5” left margin clear to provide space for a City-applied legend. If the plan scale 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” x 22” for review by Environmental Health). 2) Final OWTS Design Report, Plans, and System Specifications: 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 proposed for use in the construction of the OWTS.

All plans and reports must be signed by a City Registered OWTS Designer and the plans stamped by the project Geologist, Coastal Engineer, and Structural Engineer as applicable. The final OWTS design report and constructiondrawings shall be submitted with the designer’s signature, professional registration number, and stamp (if applicable).

The final OWTS design submittal 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 (gpd), and shall be supported by calculations relating the treatment capacity to the number of bedroom equivalents, plumbing drainage fixture units, and the subsurface effluent dispersal system acceptance rate. The drainage 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. Sewage and effluent pump design calculations (as applicable). c. 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 the design basis for engineered systems.
254
City of Malibu Environmental Health Review Sheet
CDP 05-081 Revised
31864 Sea Level Dr.

April 3, 2020

T:\Env Health Review Log\Project Review\Sea Level Dr\31864 Sea Level Dr\CDP 05-081 (2020 revisions)\200403_31864 Sea Level_CDP 05-081_EH Conf rev_CRC.docx Recy cled Paper d. 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 (gpd) and gallons per square foot per day (gpsf). Specifications for the subsurface effluent dispersal system shall be shown to accommodate the design hydraulic loading rate (i.e., average and peak OWTSeffluent flow, reported in units of gpd). The subsurface effluent dispersal system design must take into account the number of bedrooms, fixture units, and building occupancy characteristics. e. All OWTSdesign drawings shall be submitted with the wet signature and typed name of the OWTS designer. If the plan scale is such that more space than is available on the 11” x 17” plot plan is needed to clearly show construction details, larger sheets may also be provided (up to a maximum size of 18” x 22” for review by Environmental Health). [Note: For OWTS final designs, full-size plans for are also required for review by Building & Safety and Planning.]
3) Building Plans: All project architectural plans and grading/drainage plans shall be submitted for Environmental Health review and approval. These plans must be approved by the Building Safety Division prior to receiving Environmental Health final approval. 4) Proof of Ownership: Proof of ownership of subject property shall be submitted. 5) Operations & Maintenance Manual: An operations and maintenance manual specified by the OWTS designer shall be submitted to the property owner and maintenance provider of the proposed advanced OWTS.
6) Maintenance Contract: A maintenance contract executed between the owner of subject property and an entity qualified in the opinion of the City of Malibu to maintain the proposed advanced onsite wastewater treatment system shall be submitted prior to Environmental Health approval. Please note only original “wet signature” documents are acceptable. 7) Advanced Onsite Wastewater Treatment System (OWTS)Covenant with Special Conditions:

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 onsite wastewater treatment system serving subject property is an alternative method of sewage disposal pursuant to the City of Malibu Municipal Code. Said covenant shall be provided by the City of Malibu Environmental Health Administrator. Please submit a certified copy issued by the City of Malibu Recorder.
8) Covenant to Forfeit 100% Expansion Effluent Disposal Area: A covenant running with the land shall be executed by the property owner and recorded with the City of Malibu 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% expansion effluent dispersal area (i.e., replacement disposal field(s) or seepage pit(s)) and (2) if the primary effluent 255
City of Malibu Environmental Health Review Sheet
CDP 05-081 Revised
31864 Sea Level Dr.

April 3, 2020

T:\Env Health Review Log\Project Review\Sea Level Dr\31864 Sea Level Dr\CDP 05-081 (2020 revisions)\200403_31864 Sea Level_CDP 05-081_EH Conf rev_CRC.docx Recy cled Paper 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 an 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 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 Environmental Sustainability Department. Please submit a certified copy issued by the City of Malibu Recorder.
9) OWTS Monitoring Plan: A monitoring and maintenance plan must be submitted to the Environmental Health Administrator for approval. The plan must adhere to the recommendations of the OWTS designer and include a monitoring plan, maintenance schedule, sampling program and corrective actions if the OWTS fails to function as designed or meet the prescribed standards outlined in the monitoring plan.
10) ProjectGeologist/Geotechnical Consultant Approval: Project Geologist/Geotechnical Consultant final approval of the OWTS plan shall be submitted to the Environmental Health Administrator. 11) City of Malibu Geologist/Geotechnical Approval: City of Malibu geotechnical staff final approval of the OWTS plan shall be submitted to the Environmental Health Administrator. 12) Cityof Malibu Planning Approval: City of Malibu Planning Department final approval of the OWTS plan shall be obtained.
13) Environmental Health Final Review Fee: A final fee in accordance with the adopted fee schedule at the time of final approval shall be paid to the City of Malibu for Environmental Health review of the OWTS design and system specifications.
14) OperatingPermit Application and Fee: In accordance with the Malibu Municipal Code,application shall be made to the Environmental Health office for an OWTS operating permit. An operating permit fee in accordance with the adopted fee schedule at the time of final approval shall be submitted with the application. The Operating Permitrenewal interval shall be in accordance with the Monitoring Plan to be implemented for the proposed OWTS (e.g., annual renewal, bi-annual renewal, etc.). -o0o
If you have any questions regarding the above requirements, please contact the Environmental Health office at your earliest convenience.
cc: Environmental Health file
Planning Department
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City of Malibu 23825 Stuart Ranch Road x Malibu, California 90265-4861 (310) 456-2489 x Fax (310) 456-3356 x www.malibucity.org

GEOTECHNICAL REVIEW SHEET
Project Information
Date: March 18, 2020 Review Log #: 4164
Site Address: 31864 Sea Level Drive
Lot/Tract/PM #: Planning #: CDP 05-081
Applicant/Contact: Luke Tarr, [email protected] BPC/GPC #:

Contact Phone #: 310-317-0500 Fax #: Planner: Adrian Fernandez Project Type: Revisions-New single-family residential development, new onsite wastewater treatment system (OWTS)
Submittal Information
Consultant(s) / Report
Date(s):
(Current submittal(s) in Bold.)
GeoSystems, Inc. (Gladson, CEG 1758; Tsai, GE 2268): 2-10-2020, 9-20-2019, 10-14-16
Ref: 3-14-08, 10-26-07, 4-6-06, 10-11-04, 6-19-02, 6-24-98, 8-21-96 Ref: Stratum Geotechnical Consultants: 4-6-11
EnSitu Engineering, Inc. (Yaroslaski, RCE 60149): 3-3-2020 Letter from Norman R. Haynie dated 1-3-17
Building plans prepared by Amit Apel Design, Inc. dated December 30, 2019.

Final OWTS Conformance Review Site Plan prepared by EnSitu Engineering, Inc. dated March 3, 2020.

Grading plans prepared by Ahsirt Engineering, Inc. dated November 2, 2019.

Previous Reviews: 1-27-2020, 7-17-2018, 1-25-17, 11-22-16, Environmental Health Review Sheets dated January 23, 2020 and September 15, 2016; Ref: 4-25-11, 4- 25-08, 2-25-08, 5-11-07, 5-2-06, 1-27-06
Review Findings
Coastal Development Permit Review
The revised residential development project is APPROVED from a geotechnical perspective.

The revised residential development project is NOT AP PROVED from a geotechnical perspective.

The listed ‘Review Comments’ shall be addressed prior to approval.

Building Plan-Check Stage Review
Awaiting Building plan check submittal. Please respond to the listed ‘Building Plan-Check Stage Review Comments’ AND review and incorporate the attached ‘Geotechnical Notes for Building Plan Check’ into the plans.

APPROVED from a geotechnical perspective. Please review the attached ‘Geotechnical Notes for Building Plan Check’ and incorporate into Building Plan-Check submittals.

NOT APPROVED from a geotechnical perspective. The listed ‘Building Plan-Check Stage Review Comments’ shall be addressed prior to Building Plan-Check Stage approval. 260
City of Malibu Geotechnical Review Sheet
(MAL5648) – 2 –
Remarks
The update geotechnical report, OWTS design report, and OWTS Final Conformance Review Plan were reviewed by the City from a geotechnical perspective. The project comprises constructing a new 2,197 square foot two-story single-family residence and attached 2-car garage and 1,000 square foot basement, decks, retaining walls, and grading (300 yards of R & R; 455 yards of cut under structure; 110 yards of cut and 10 yards of fill non-exempt; and 555 yards of export). A new onsite wastewater treatment system (OWTS) is proposed on the property that consists of a treatment tank system and 645 square foot leach field. The total absorption area is 977 square feet, the design flow is 600 gpd, and the loading rate is 0.615 gpsfd.

Review Comments:

1. None.

Building Plan-Check Stage Review Comments:

1. Please submit a fee of $1,016.00 to City geotechnical staff for building plan check review.

2. Include details in the grading plans for keyways, benching, and subdrain design, as necessary.

3. Include a note on the OWTS plans stating, “The Project Engineering Geologist shall observe and approve the installation of the leach field and provide the City inspector with a field memorandum(s) documenting and verifying that the leach field was installed per the approved OWTS plans.”

4. Please provide reduced setback letters from the OWTS, geotechnical and structural consultants for any reduced setbacks between the OWTS components and foundations, as applicable.

5. The following a note needs to be included into the project grading and building plans. ‘Prior to the placement of concrete slabs, the slab subgrade soils shall be pre-moistened to at least 120% of the optimum moisture content to the depth specified by the geotechnical engineer. The pre-moistened soils should be tested and verified to be by the geotechnical engineer within one day prior to the placement of the moisture barrier and sand.’

6. Please include the Consultant’s recommendations for removal and re-compaction of test pits and borings across the property as notes on the Grading Plans.

7. Section 7.4 of the City’s geotechnical guidelines requires a minimum thickness of 10 mils for vapor barrier beneath slabs-on-grade. Building plans shall reflect this requirement.

8. Please clearly show the Code-required minimum foundation setbacks from descending slopes on the plans, where applicable.

9. Please clearly show the limits and depths of the R & R grading on the grading plan.

10. Please include the following note on the plans: “The Project Geotechnical Consultant shall prepare an as-built report documenting the installation of the pile foundation elements for review by City Geotechnical staff. The report shall include total depths of the piles, depth into the recommended bearing material, and a map depicting the locations of the piles.”

11. Two sets of final grading, retaining wall, OWTS, and residence plans (APPROVED BY BUILDING AND SAFETY) incorporating the Project Geotechnical Consultant’s recommendations and items in this review sheet must be reviewed and wet stamped and manually signed by the Project Engineering Geologist and Project Geotechnical Engineer. City geotechnical staff will review the plans for conformance with the Project Geotechnical Consultants’ recommendations and items in this review sheet over the counter at City Hall. Appointments for final review and approval of the plans may be made by calling or emailing City Geotechnical staff.
261
City of Malibu Geotechnical Review Sheet
(MAL5648) – 3 –
Please direct questions regarding this review sheet to City Geotechnical staff listed below.

Engineering Geology Review by: March 18, 2020
Christopher Dean, C.E.G. #1751, Exp. 9-30-20 Date
Engineering Geology Reviewer (310-456-2489, x306)
Email: [email protected]
This review sheet was prepared by City Geotechnical Staff, including representatives of Cotton, Shires and Associates, Inc. and GeoDynamics, Inc., contracted through Cotton, Shires and Associates, Inc., as an agent of the City of Malibu.

262
City of Malibu
– GEOTECHNICAL –

NOTES FOR BUILDING PLAN-CHECK
The following standard items should be incorporated into Building Plan-Check submittals, as appropriate:

1. One set of grading, retaining wall, OWTS, and
residence plans, incorporating the Project
Geotechnical Consultant’s recommendations and
items in this review sheet, must be submitted to
City geotechnical staff for review. Additional
review comments may be raised at that time
that may require a response.

2. Show the name, address, and phone number of
the Project Geotechnical Consultant(s) on the
cover sheet of the Building Plans.

3. Include the following note on Grading and
Foundation Plans: “Subgrade soils shall be tested
for Expansion Index prior to pouring footings or
slabs; Foundation Plans shall be reviewed and
revised by the Project Geotechnical Consultant, as
appropriate.”

4. Include the following note on the Foundation
Plans: “All foundation excavations must be
observed and approved by the Project
Geotechnical Consultant prior to placement of
reinforcing steel.”

5. The Foundation Plans for the proposed project
shall clearly depict the embedment material and
minimum depth of embedment for the foundations
in accordance with the Project Geotechnical
Consultant’s recommendations.

6. Show the onsite wastewater treatment system on
the Site Plan.

7. Please contact the Building and Safety
Department regarding the submittal requirements
for a grading and drainage plan review.

8. A comprehensive Site Drainage Plan,
incorporating the Project Geotechnical
Consultant’s recommendations, shall be included
in the Plans. Show all area drains, outlets, and
non-erosive drainage devices on the Plans. Water
shall not be allowed to flow uncontrolled over
descending slopes.

Retaining Walls (As Applicable)

1. Show retaining wall backdrain and backfill design,
as recommended by the Geotechnical Consultant,
on the Plans.

2. Retaining walls separate from a residence require
separate permits. Contact the Building and Safety
Department for permit information. One set of
retaining wall plans shall be submitted to the City
for review by City geotechnical staff. Additional
concerns may be raised at that time which may
require a response by the Project Geotechnical
Consultant and applicant.
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City Of Malibu
23825 Stuart Ranch Road
Malibu, CA 90265

PLANNING DEPARTMENT
N඗ගඑඋඍ ඗ඎ Pඝඊඔඑඋ Hඍඉකඑඖඏ
Phone (310) 456-2489
www.malibucity.org
N඗ගඑඋඍ ඗ඎ Pඝඊඔඑඋ Hඍඉකඑඖඏ
The Malibu Planning Commission will hold a public hearing on Monday, February 6, 2023, at 6:30 p.m. for the project identified below which will be held via teleconference only in order to reduce the risk of spreading COVID-19 pursuant to AB 361 and the County of Los Angeles Public Health Officer’s Safer at Home Order.

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, including variances for construction within an Environmentally Sensitive Habitat Area buffer and dispersal field within the required 100-foot setback from the creek, and a site plan review for construction in excess of 18 feet, up to 26 feet, 2 inches in height
LOCATION / APN / ZONING: 31864 Sea Level Dr / 4470-027-020 / Single-family Medium (SFM) APPLICANT / OWNER(S): Amit Apel Design Inc. / Narod A. Najarian and Garo Bedrossian APPEALABLE TO: City Council and California Coastal Commission ENVIRONMENTAL REVIEW: Categorical Exemption CEQA Guidelines Sections 15303(a) and 15304(e) APPLICATION FILED: April 26, 2005
CASE PLANNER: Adrian Fernandez, Assistant Planning Director, [email protected] (310) 456-2489, ext. 482
For the projects identified above with a categorical exemption for environmental review, pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA), the Planning Director has analyzed these proposed projects and found that they are listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the projects are categorically exempt from the provisions of CEQA.

The Planning Director has further determined that none of the six exceptions to the use of a categorical exemption apply to these projects (CEQA Guidelines Section 15300.2).

A written staff report will be available at or before the hearing for the projects. All persons wishing to address the Commission regarding these matters will be afforded an opportunity in accordance with the Commission’s procedures.

LOCAL APPEAL – A decision of 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 ten days following the date of action (15 days for tentative maps) for which the appeal is made 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/planningforms or in person at City Hall, or by calling (310) 456-2489, extension 245.

COASTAL COMMISSION APPEAL – For projects appealable to the Coastal Commission, 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.

IF YOU CHALLENGE THE CITY’S ACTION IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE

PUBLIC HEARING DESCRIBED IN THIS NOTICE, OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE CITY, AT OR PRIOR TO THE PUBLIC HEARING.

RICHARD MOLLICA, Planning Director Date: January 12, 2023

ATTACHMENT F
269

Commission Agenda Report
To: Chair Smith and Members of the Planning Commission
Prepared by: Adrian Fernandez, Assistant Planning Director Approved by: Richard Mollica, Planning Director
Date prepared: April 4, 2023 Meeting Date: April 17, 2023 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 (Continued from April 3, 2023)
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. 23-03 (Attachment A) determining the California Environmental Quality Act (CEQA) does not apply to the project, and denying 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 project was before the Planning Commission on February 22, 2022.

The Commission Agenda Report for the February 22, 2022 Planning Commission meeting 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 Planning Commission
Meeting
04-17-23
Item

4.A.

EXHIBIT E
270

Malibu Local Coastal Program (LCP) and Malibu Municipal Code (MMC) provisions, and environmental review pursuant to CEQA.

On February 22, 2022, the Planning Commission opened a public hearing for the subject item. Commissioners and members of the public raised concerns related to ESHA impacts, the house and septic system proximity to the nearby stream, and potential cumulative environmental effects related to the future development of other surrounding undeveloped lots. After deliberation, the Planning Commission continued the item to a date uncertain.

The continuance was offered to give the applicant an opportunity to reduce potential impacts on biological resources by expanding development setbacks from the stream.

At the February 6, 2023 Planning Commission meeting, the Planning Commission reopened the public hearing and redeliberated on the subject item. A motion was granted to continue the item. While discussing the motion, the Commission requested that both the applicant and City staff bring additional evidence demonstrating whether relocating the residence is feasible and whether it would result in a reduction to ESHA impacts. On March 22, 2023, the applicant provided a response to the Planning Commission comments (Attachment C). The item was scheduled for the April 3, 2023 Planning Commission meeting and was continued to the April 17, 2023 meeting.

Project Overview
After the February 22, 2022 Planning Commission meeting, staff directed the applicant to consider other alternatives that would maximize stream setbacks, primarily the option to reduce the size of the residence. The proposed residence is approximately 50 feet from the stream flowline and 20 feet from riparian habitat. The proposed dispersal area is approximately 90 feet from the stream flowline and 60 feet from riparian habitat. Pursuant to LCP Local Implementation Plan (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.

The applicant is requesting variances to reduce these required setbacks.

OWTS
The lot size is 6,950 square feet. Pursuant to LIP Section 4.7.1, the maximum allowable development area is 1,738 square feet, which excludes the driveway. The residence includes a basement and a second floor for a total building size of 3,192 square feet, including garage. The OWTS dispersal system is required to maintain horizontal and vertical setbacks to the residence and property lines and therefore, the residence is not able to be placed directly over the dispersal area. However, OWTS-required setbacks pursuant to Malibu Municipal Code (MMC) Chapter 15.42 can be reduced subject to the Reduction in Setback Policy. All proposed reductions in setbacks between the OWTS to structures and/or other features must be supported by letters from project consultants. These setback reduction requests required Building Safety Division and Environmental Health Division 271

approvals. It is customary for these types of requests to be granted provided the setback reduction does not adversely affect the structural integrity of the OWTS and structures for which the setback is reduced. It is unclear whether this option was explored and the reasons it would not be possible to reduce setbacks are unknown to staff.

The proposed residence’s three bedrooms have an estimated wastewater flow of 600 gallons-per-day (gpd). The master bedroom is estimated at 300 gpd and every subsequent bedroom at 150 gpd. The elimination of bedrooms would result in the reduction of the dispersal area. The elimination of the basement would reduce the dispersal area setback from 15 feet to 8 feet without a setback reduction request. This would have a minor improvement on the proposed development’s site planning because the septic tank is placed in between the dispersal area and the house, and the septic tank is only required to maintain a 5-foot setback from the house. The combination of both eliminating one or two bedrooms and the basement would result in minor improvements to the stream setbacks. It should be noted that a reduction in the number of bedrooms does not equate to a reduction in building size.

ESHA Impacts
LCP Land Use Plan (LUP) Policy 3.23 requires new development adjacent to ESHA to minimize impacts to habitat values or sensitive species to the maximum extent feasible.

Native vegetation buffer areas shall be provided around ESHAs to serve as transitional habitat and provide distance and physical barriers to human intrusion. Buffers shall be of a sufficient size to ensure the biological integrity and preservation of the ESHA they are designed to protect. All buffers shall be a minimum of 100 feet in width, except for coastal sage scrub and chaparral ESHA where fuel modification is allowed to encroach into the buffer.

The LCP establishes ESHA impacts to be both a result of new development on ESHA and within 100 feet from ESHA. While the proposed development may not have quantifiable impacts on biological resources, the project’s ESHA impacts result from new development within 100 feet of stream ESHA. The proposed residence is approximately 20 feet from riparian habitat. This is far less than the required 100-foot buffer necessary to be provided around ESHA to serve as transitional habitat. The proposed distance does not provide adequate distance for physical barriers from human intrusion. It is the City Biologist’s opinion that increasing the riparian habitat-to-residence setback for the proposed residence and four other future residences on adjacent undeveloped lots would have a cumulative benefit to the adjacent ESHA.

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. Therefore, any alternative that would increase the setback from ESHA would further reduce impacts on ESHA. Further, LIP Section 13.26.5(E) explains:
272

“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.” Pursuant to the May 3, 2022 letter from project biologist, Forde Biological Consultants, “[t]he consulting waste water engineer John Yaroslaski, of ENSITU Engineering, stated in his letter that an elimination of the 3rd bedroom of the proposed single-family residence would result in a reduction of the required leaching area for the septic system. This would allow the applicant to move his house 5 feet closer to the street.” Therefore, reducing certain components of the project would allow the applicant to move the house five feet closer to the street (i.e., away from ESHA). Thus, stipulating it would be feasible to site the structure further away from ESHA.

The responses also state that the 100-foot stream ESHA buffer is located within the required fuel modification areas of existing surrounding buildings. Pursuant to LUP Policy

3.1, areas that are covered by required fuel modification areas are not considered ESHA other than streams and riparian habitat are not afforded the same level of protection as the stream. The project biologist states that “... moving the house 5 or even 10 feet closer to the street would have no quantifiable positive biological benefits to the drainage area” and concludes that “[a]s currently designed the proposed house will not have any significant impacts to the drainage.”
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. Therefore, any alternative that would increase the setback from ESHA would further reduce impacts on ESHA and provide additional distance from human intrusion. The applicant has yet to provide any evidence that demonstrates that the relocation of the proposed residence further away from the stream/riparian habitat is not feasible.

Groundwater Levels
The applicant response states that in 2005 (at the time groundwater for the site was tested) there was heavy rainfall similar to current rainfall and therefore, the testing documented a groundwater level that is “worse case.” According to the City geotechnical consultant reviewers, the project geotechnical consultant should be the one to address this matter. It could be as simple as stating that the findings already included in previous geotechnical reports properly addressed groundwater levels currently experienced or providing an addendum report. The effects of potential heavy rainfall as experienced in previous heavy rainfall events have been previously addressed to the satisfaction of City geotechnical consultant reviewers.
273

Conclusion
Staff’s findings are based on evidence in the record, including a letter from the project biologist and code requirements. Resiting the house further away from the creek would increase the stream ESHA buffer, which per the LCP would be a reduction to ESHA impacts and would provide further protection from human intrusion. Resiting the house further away from the stream does not necessarily mean other discretionary requests may be required. However, LIP Section 4.6.4(B) states that modifications to required development standards that are not related to ESHA protection (street setbacks, height limits, etc.) shall be permitted where necessary to avoid or minimize impacts to ESHA. To further extend the stream ESHA buffer takes precedent over other discretionary requests.

The findings to deny the proposed project were made because new evidence was uncovered that the proposed residence can be re-sited to increase the stream ESHA buffer, including evidence provided by the applicant. The applicant has yet to submit any new evidence that demonstrates the relocation of the residence is not feasible. The subject property is mostly within the 100-foot ESHA buffer, which means that a variance for an ESHA buffer encroachment could not be avoided. 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 disagrees with the assertion that the project does not have any ESHA impacts. A variance is requested due to the project’s encroachment into the stream ESHA buffer.

CORRESPONDENCE: Prior to the February 22, 2022 Planning Commission meeting, staff received three emails regarding this item (Attachment D). One of the emails came from Mrs. Elizabeth Lynch and Mr. Glenn Lynch. In summary, Mrs. and Mr. Lynch objected to the variances because they would be against public interest and safety and set a precedence for other nearby undeveloped lots, which could result in cumulative effects. We also received a letter from Ms. Georgia Goldfarb of the Malibu Monarch Project. Ms. Goldfarb objected to a condition suggested by the Environmental Review Board to remove milkweed plants because they could cause premature reproductive activity. Ms. Goldfarb disagrees with this theory and recommends that this condition be removed and supports the planting of native milkweed at the subject parcel. Lastly, staff also received a letter from Patt Healy of the Malibu Coalition for Slow Growth. In summary, Ms. Healy objected to the size of the residence and development, basement, potential impacts on cultural resources, potential private view obstructions, cumulative impacts, and distance to the creek. Ms. Healy would also like for the landscaping plans to reflect butterfly-friendly landscaping.

PUBLIC NOTICE: On March 9, 2023, 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 for public 274

hearing on the subject item for April 3, 2023 Planning Commission meeting (Attachment F). At its April 3, 2023 Regular Planning Commission meeting, the Commission continued the item to the April 17, 2023 Regular Planning Commission meeting.

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. 23-03. 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:

A. Planning Commission Resolution No. 23-03
B. Project Plans
C. Applicant Response, Dated March 22, 2023
D. Applicant Response, Dated July 7, 2022
E. Public Correspondence
F. Public Hearing Notice
275

ATTACHMENT A

CITY OF MALIBU PLANNING COMMISSION
RESOLUTION NO. 23-03

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

MALIBU, DETERMINING THE CALIFORNIA ENVIRONMENTAL QUALITY

ACT DOES NOT APPLY TO THE PROJECT, AND DENYING COASTAL
DEVELOPMENT PERMIT 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; 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 July 31, 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 continued the subject item to a date uncertain.
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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.

SECTION 2. Environmental Review.

Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15270, CEQA does not apply to projects which a public agency rejects or disapproves.

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 cannot make the findings of fact below, and denies 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.

A. General Coastal Development Permit (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. The basement could 277
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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’s 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 on and adjacent to the property, to the maximum extent feasible. The proposed residential development is not designed or sited to minimize ESHA buffer encroachment.

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

As stated in Finding 1 above, 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 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 ESHA buffer, would be more protective of biological resources and therefore, would be the least environmentally damaging alternative.

B. Variance No. 09-023 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 the identical zoning classification.

There are only three existing houses on the western side of Sea Level Drive with similar lot 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.

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. As stated in Finding 1, Section A, the proposed residence and OWTS could be redesigned and/or relocated to increase setbacks to the adjacent stream. LIP Section 4.7 requires the 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 and adjacent to the property, to the maximum extent feasible. Therefore, impacts to ESHA and ESHA buffer could be reduced should setbacks to the stream be increased.

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. 278
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As stated in previous findings, the May 3, 2022 letter from project biologist, Forde Biological Consultants, “[t]he consulting waste water engineer John Yaroslaski, of ENSITU Engineering, stated in his letter that an elimination of the 3rd bedroom of the proposed single-family residence would result in a reduction of the required leaching area for the septic system. This would allow the applicant to move his house 5 feet closer to the street.” Therefore, reducing certain components of the project would allow the applicant to move the house five feet closer to the street (i.e., away from ESHA). Thus, there exists a feasible alternative for siting the structure and this finding cannot be made.

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

The requested variance does not comply with all requirements of State law. As stated in previous findings. The LCP, which is State law, requires that proposed development be designed and sited to minimize ESHA impacts to the maximum extent feasible. The proposed residence and OWTS could be redesigned and/or relocated to increase setbacks to the adjacent stream.

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) 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 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. If the basement is removed, the house could be re-sited further away from the stream, reducing the house-to-dispersal area setback from 15 feet to 5 feet.

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 conditioned to minimize impacts to ESHA on and adjacent to the property, to the maximum extent feasible. As stated previously, the proposed OWTS could be reduced or redesigned to increase setbacks to the adjacent stream.

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 stated in previous findings, the May 3, 2022 letter from project biologist, Forde Biological Consultants, “[t]he consulting waste water engineer John Yaroslaski, of ENSITU Engineering, stated in his letter that an elimination of the 3rd bedroom of the proposed single-family residence would result in a reduction of the required leaching area for the septic system. This would allow the applicant to move his house 5 feet closer to the street.” Therefore, reducing certain components of 279
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the project would allow the applicant to move the dispersal field further away from ESHA. Thus, there exists a feasible alternative for siting the structure and this finding cannot be made.

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

As previously discussed in Section B, Finding 9, 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.

D. Environmentally Sensitive Habitat Area Overlay (LIP Chapter 4) 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 not consistent with LIP Section 4.7, which requires the 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 and adjacent to the property, to the maximum extent feasible. The proposed residential development is not designed or sited to minimize ESHA buffer encroachment.

SECTION 4. Planning Commission Action.

Based on the foregoing findings and evidence contained within the record, the Planning Commission hereby denies CDP No. 05-081, VAR Nos. 09-023 and 16-024, and SPR No. 06-032 SECTION 5. The Planning Commission shall certify the adoption of this resolution.

PASSED, APPROVED AND ADOPTED this 17th day of April 2023. _______________________________________
DENNIS R. SMITH, Planning Commission Chair
ATTEST:
____________________________________
REBECCA 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 280
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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.

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 of the City of Malibu at the Regular meeting held on the 17th day of April 2023 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________________
REBECCA EVANS, Recording Secretary
281

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
6 ( $ / ( 9 ( /
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 DWELLING2) 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, anyattached 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 andapproval 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.

ATTACHMENT
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5580.2400 4398.3000 2.24
5485.0800 4384.4600 59.02
5384.0900 4212.1600 26.06
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5345 4339 2.24
5561.6800 4319.9900 2.24
5418.0700 4330.5700 2.24
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5496.4600 4389.080 2.24
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5437.5700 4244.4200 2.24
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5343.6300 4296.5400 47.38
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5398.7900 4320.0400 2.24
5606.6200 4426.8900 2.24

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47.49 26.43

45.72 23.92
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46.41 47.49

26.43 43.18

42.45 35.04

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39.27 48.42

41.54 36.32

51.29 37.64

46.30 34.71

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46.56 N15°08'21"E 71.93'
N70°56'02 W" 75 0. 0'
N37°24'29"E 78.57'
N79°01'22"W 102.34'
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10.38' N04°32'43"W 64.83'
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5506.0000 4300.6700 48.8
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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@ AG 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 NK
86 7
E L=52 .48 P OFL
86 8
E L=26 .43 X
86 9 E L=28 .84 TP AB NK
87 0
87 2 P O FL
87 3
E L=25 .05 P OFL
87 4 E L=30 .13 TP BA NK
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 OFL
89 7 E L=28 .72 X
89 8
E L=30 .71 TP BA KN
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 NK
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 KN
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 AB KN
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 OFL
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 KN
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 AB NK
93 7
E L=31 .84 P O FL
93 8 E L=34 .27 X
93 9
E L=39 .31 TP AB 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 MAGNAIL 401
EL=5 DGE 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
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"IP 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"IP&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" PI 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

PROPERTY LINE

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. 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)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

26.048 ft
283
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:22 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

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
A
B
C
D FG
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

PROPERTY LINE

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, anyattached 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 andapproval 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 ALARMWILL ACTIVATE ALL OF THE ALRAMS IN THEINDIVIDUAL UNIT. RESIDENTIAL CODE R314.5

AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPING 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
284
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
285
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
286
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
B B
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
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'
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
287
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

46.11 42.46

45.52 41.59

41.62 40.41 X
X
X
X
X
TOP T
GB
N70°56'02 W" 75
N79°01'22"W
102.34'
N79°01'22"W
105.00'
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. •ā 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
288
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
GB GB
N70°56'02 W" 75 0. 0'
N79°01'22"W
102.34'
N79°01'22"W
105.00'
10' 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. •ā 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
289
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
GB

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'
10' 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. •ā 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
290
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
291
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
292
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
293

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
294

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
295

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
296

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 297
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
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N38°34'41"W 56 2. 0'
9'
80 .53'
9 .30'
89 .83'

20.00 N
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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 298
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
299
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'
300
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 BANK921
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 913EL=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
301
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.
302
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. 303
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.
304
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
305

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
306
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. 307
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. 308
®
®
®
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.
309
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
310
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
311
“ ” “ ”
“ ”
–
’
’
“ ” “ ”
” ” ”
“ ”
’
’
xxxxx
312
313

SECTION B-B

NOT TO SCALE
BB
xx
xxxx
xxxxxxx
314

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
315
From: Benjamin Suber <[email protected]>
Sent: Wednesday, March 22, 2023 9:16 AM
To: Adrian Fernandez <[email protected]>
Cc: Don Schmitz <[email protected]>; Fred Gaines ([email protected]) <[email protected]>; Scott Hoeft <[email protected]>; Adrienne Coryell <[email protected]>;
Subject: CDP 05‐082, 31864 Sea Level: Response to February 6 Plnn. Comm. Issues Good Morning Adrian,
I hope you are having a great start to your Wednesday morning. Attached is our response to concerns raised by the Planning Commission on February 6th. Please let us know if you have any questions about this response or if you need anything else to prepare for the April 3rd hearing. Thank you again and I hope you have a great Wednesday ahead.

Benjamin Suber : GIS Manager : Schmitz & Associates, Inc. 28230 Agoura Road, Suite 200, Agoura Hills, CA 91301
V: (818) 338-3636

ATTACHMENT C
316
1 March 22, 2023
City of Malibu Planning Department
Attn: Adrian Fernandez,
Assistant Planning Director
23815 Stuart Ranch Rd.

Malibu, CA 90265
RE: Coastal Development Permit (CDP) 05-081, 31864 Sea Level Drive: Response to Concerns Raised by Planning Commissioners
Dear Mr. Fernandez,
We are writing in response to concerns raised by Planning Commissioners during the February 6, 2023, Malibu Planning Commission Hearing for Coastal Development Permit (CDP) 05-081 at 31864 Sea Level Drive. We are also writing to respond to comments made by members of the public in opposition to this application.

Specific items of concern were presented in the staff report and with two letters of opposition written by Elizabeth & Glenn Lynch and Patt Healy, Malibu Slow Growth Coalition. Below are the applicant’s responses to the issues raised in the staff report and two letters of opposition:

I. Project as Designed Exceeds State Septic Standards
Planning Commission Vice Chair John Mazza questioned the standards used to design the OnSite Wastewater Treatment System (OWTS). The consulting wastewater engineer, John Yaroslaski of ENSITU Engineering states in his June 26, 2022 letter that “the project is designed to treat the wastewater from the residence to State Water Resources Control Board “California Ocean Plan” standards and Santa Monica Bay TMDL standards.” These standards are the minimum standards set forth to ensure that an OWTS does not cause any adverse environmental impacts.

Mr. Yaroslaski then states in the same June 26, 2022 letter that “the system is also designed with redundant disinfection (two disinfection units in series).” The first disinfection unit is a UV Disinfection Unit in the MicroSepTec Unit. The second disinfection unit is a Norweco BioKinetic BK-2000CD Chlorination/Dechlorination System. These two disinfection units were put in place to ensure that the OWTS does not impact adjacent water bodies and groundwater.

Through the design of the OWTS to California Ocean Plan and Santa Monica Bay TMDL Standards, the proposed OWTS meets the minimum standards set forth to ensure the OWTS does not have an adverse environmental impact. The voluntary addition of two additional disinfection units further reduces the risk of such environmental impact and therefore exceeds the California Ocean Plan and Santa Monica Bay TMDL standards.
317
2 II. Groundwater Observations from Date of Groundwater Test are Similar to Those of Winter 2022-2023
Vice Chair Mazza also raised concerns about historically high groundwater elevation reported in past groundwater reports. A Groundwater Test was conducted for the subject property on April 6, 2006 by Richard Gladson of Geosystems, Inc. Mr. Gladson states that the borings were dug in 2005 after an unusually high rainfall in the first two months of the year. For the 2004-2005 rainfall season, the closest weather station in Los Angeles reported rainfall at 246% above normal rainfall projections.

Figure 1: Seasonal Rainfall and Percent of Normal for Key California Cities, 2004-2005 As of March 20, 2023, the rainfall totals for Winter 2022-2023 are similar to those of Winter 2004-2005. At the closest weather station with a measurement, Camarillo is reporting rainfall at 185% above normal rainfall levels. Other nearby weather stations in Ventura and Los Angeles Counties are reporting rainfall levels between 165% and 193% above normal levels. 318
3 Figure 2: Seasonal Rainfall and Percent of Normal for Key California Cities, July 1, 2022 to March 20, 2023
Based on these rainfall levels, the groundwater elevations are as of now similar to the levels reported when the groundwater test was completed in 2006 and the testing documented a groundwater level that is “worst case.”
III. Vast Majority of Property Is Located Within the 100-Foot Stream ESHA Buffer and Surrounding Fuel Modification Reduces the Impact.

It was stated by staff during the February 6, 2023 Planning Commission hearing that the placement of the proposed single-family residence in the 100-foot Environmentally Sensitive Habitat Area (ESHA) buffer constitutes an environmental impact.

The entire property encroaches into the required 100-foot ESHA Buffer pursuant to section

4.6.1(A) of the Malibu LCP LIP1
. As mapped by Project Biologist Steven Nelson and buffered, 95% of the property is located within the Stream ESHA Buffer. The remaining 5% at over 300 square feet is located within the front yard setback and is not enough room to place a home.

Portions of the OWTS are located within the area outside the Stream ESHA Buffer, but the area is not large enough to accommodate an entire dispersal field. A variance for development within 1 Section 4.6.1(A) of the Malibu LCP LIP states “New development shall provide a buffer of no less than 100 feet in width from the outer edge of the canopy of riparian vegetation.” 319
4 the Stream ESHA buffer would be needed to successfully fulfill development on the subject property.

The applicant applied for such a variance in 2016. The February 22, 2022, Staff Report made findings to approve Variance 16-024 for development within a Stream ESHA Buffer. Finding 1 stated that “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.”
Staff was able to make Finding 3 because 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.” This encroachment is not unique to 31864 Sea Level Drive and can be found on all the properties along the West side of West Sea Level Drive.

The subject property has been historically and legally cleared of native vegetation due to Fire Department required fuel modification. This fuel modification comes from legally existing structures within 200 feet of the subject property. Section 3.1 of the Malibu LCP Land Use Plan (LUP) states “... fuel modification areas required by the Los Angeles County Fire Department for existing, legal structures do not meet the definition of ESHA.” Due to this past and ongoing clearance, the areas outside the stream and riparian canopy are not considered ESHA and are not afforded the same level of protection as the stream, which is an ESHA.

As can be seen in the below aerial map of the property, all native brush and plants have been cleared on and around the property for code required brush clearance for ‘other’ surrounding homes. The applicant does not propose any new development other than the home itself and the wastewater system and both the project biologist and the project wastewater engineer have made findings that the proposed development will NOT have any impact whatsoever upon ESHA or the environment, and therefore does NOT constitute an environmental impact. 320
5 Figure 3: Yellow Area represents Area of Existing Brush Clearance for Surrounding Homes. The stream itself is the only sensitive resource on site.

IV. Staff’s Most Recent Findings are Contradicted by Prior City Findings in Support of Project Approval and yet there has Been no New Evidence in the Record to Warrant the Revised Recommendation of Denial
The findings contained in the December 5, 2022 and February 6, 2023, staff reports are contradicted by staff’s findings in its February 22, 2022, Staff Report. The February 2022 staff report found that the proposed Single-Family Residence was the least environmentally damaging alternative. In CDP Finding #3, the report stated 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.” Alternatives analyzed in February included a smaller project, no basement and residence siting farther from the creek; these alternatives were previously considered and rejected in the February report only to be reconsidered in the December staff report with a fresh “Take” on impact assessment, which as noted above, is not supported by substantial evidence in the record. Nothing in the record justifies or explains the staff’s change in recommendation from approval to denial.

V. Project does not Maximize Limits Imposed by Section 4.7 of the Malibu LCP LIP Commissioner Kraig Hill stated that the project as proposed pushed Section 4.7 of the LCP LIP to the limits. Section 4.7 of the LCP LIP is in place to provide alternatives for applicants whose properties contain ESHA encroachments over the majority of a property. Two of the subsections within Section 4.7 of the LCP LIP provide further guidance for the subject property. 321
6 Section 4.7.1 of the LCP LIP states that “the allowable development area (as defined in Chapter 2 of the Malibu LIP) on parcels where all feasible building sites are ESHA or ESHA buffer shall be 10,000 square feet or 25 percent of the parcel size, whichever is less.” The subject property is 6,950 square feet and has a maximum allowable development area of 1,738 square feet. The proposed SFR has a development area comprising of 1,719 square feet.

Section 4.7.6 of the LCP LIP provides supplemental findings for a CDP on a property that has ESHA encroachments over the majority of a property. These findings include:

A. Application of the ESHA overlay Chapter would not allow construction of a residence on an undeveloped parcel.

B. The project is consistent with all provisions of the certified LCP with the exception of the ESHA overlay and it complies with the provisions of Section 4.7 of the Malibu LIP.

The draft resolution presented at the February 22, 2022 Planning Commission hearing contained the findings set forth in Section 4.7.6 of the LCP LIP. Staff acknowledged in the findings that “Neither the residence, fuel modification nor septic system’s dispersal can be sited outside of the ESHA buffer,” and that ESHA buffer encroachment cannot be avoided.

Any proposed single-family residence will be located within the ESHA Buffer regardless of proximity to a setback from the property line or distance from the stream or Sea Level Drive. If the applicant wanted to push Section 4.7 to the limits, he would have maxed out the development area at 1.738 square feet. Instead, he chose to develop on a 1,719 square foot development area, providing a difference of 19 square feet.

VI.Section 4.7.1 of the LCP LIP Already Presents a Limit on Development Area Patt Healy states in her February 6, 2023 letter for the Planning Commission hearing on the same day that “just because the applicant is allowed 25% the lot area for a structure doesn’t mean they should be allowed the maximum allowable footage...” Ms. Healy also requested that “all future applicants be limited to 25% of the lot size but no greater than 1,093 square feet” based on the size of the residence permitted at 31894 Sea Level Drive.

Section 4.7.1 of the LCP LIP states that “the allowable development area (as defined in Chapter 2 of the Malibu LIP) on parcels where all feasible building sites are ESHA or ESHA buffer shall be 10,000 square feet or 25 percent of the parcel size, whichever is less.” Other sections that provide caps on development area are Malibu Municipal Code Section 17.40.040(A)13 and LCP LIP Section 3.6.K which provide guidance on Total Development Square Footage (TDSF).

The subject property is not located in a zoning overlay district other than the ESHA overlay.

Imposing a cap on the development area would constitute a new development standard and would require a Local Coastal Program Amendment since it is essentially proposing a zoning overlay district.
322
7 VII. Requiring the Applicant to Remove bedrooms and/or basement area would not serve to Minimize Impacts but Would Serve to Prejudice the Development Application
The December 5, 2022, Malibu Planning Commission Staff Report states “The elimination of bedrooms would result in the reduction of the dispersal area.” The rationale being that reducing the size of the project’s micro dosing leach field would limit environmental impacts. The applicant reiterates his comments above, noting that it is not possible for the applicant to minimize or avoid impacts which the experts have opined on and found do NOT exist. The project as designed (3 Bedrooms) will not have any impact upon ESHA or the environment; therefore, further conditioning the project and limiting development (that already complies with all other development standards and LIP section 4.7), would not further any legitimate government interest and would substantially prejudice the applicant.

VIII. There are NO Impacts to the Stream ESHA, Private Views and Cultural Resources
Patt Healy of the Malibu Slow Growth Coalition submitted letters for both the February 22, 2022, December 5, 2022, February 6, 2023 Planning Commission hearings raising concern about the size and bulk of the proposed residence, proximity to a blue line stream, impacts to private views, and impacts to cultural resources. Similar concerns were raised by Glenn & Elizabeth Lynch in their comment letters for the same hearings. Some of these concerns were addressed in the applicant’s response on July 7, 2022.

Andrew Forde analyzed the impacts to the Blue Line Stream in his letter as part of the July 7, 2022, response and stated that “... moving the house 5 or even 10 ft. closer to the street would have no quantifiable positive biological benefits to the drainage area.” This sentence was identified by staff as a presentation of an alternative. However, Mr. Forde concluded that “As currently designed the proposed house will not have any significant impacts to the drainage.” Primary Views
Along West Sea Level Drive, there is only one Primary View Determination near the subject property. It is PVD 12-109 at 31833 Sea Level Drive with determination on December 6, 2012.

Photographs in the PVD demonstrate that there are no primaryview impacts to any nearby residences. At 26 feet, 2 inches, the proposed single-family residence is also of comparable height to the neighbors to the south, which are 26.46 feet and 28.55 feet in height respectively2 .

Cultural Resources
2 Data source: LARIAC Buildings 2014 GIS Feature Class. Updated April 28, 2021 by Los Angeles County Enterprise GIS. Data was cumulated through a process known as “Deep Learning.” 323
8 A Phase II Archaeological Report was required for the processing of this application and was submitted by Clay Singer of C.A. Singer and Associates, Inc. Mr. Singer concluded his report by stating “regardless of how much excavation work is carried out in the future, the possibility of impacting significant archaeological resources is near zero.” As part of the draft resolution for the February 22, 2022, hearing, three cultural resource conditions were presented, including an archaeologist monitoring all excavations of three feet or deeper and immediate ceasing of work if cultural resources are discovered during construction. The conditions were written pursuant to Sections 11.3(G)3
and 11.5 of the Malibu LCP LIP4. We are amenable to having a modified condition for archeological sterile ground monitoring.

IX. Conclusion
By Malibu standards or any other standards, the proposed residence is modest. The Main living area of the residence is limited to 1,000 sq. Ft. And includes one guest room. The Bedroom wing upstairs contains only 2 additional bedrooms and is limited to 796 sq. Ft. The garage has been limited to a 2-car garage; the minimum required by the code. Locating additional sq. Ft. Below grade, thereby limiting the footprint and massing of the residence is an effective way to avoid project impacts.

A 3-bedroom house is extremely reasonable. For staff to suggest that the elimination of one of the bedrooms and the entire basement area is needed to avoid impacts to ESHA is neither supported by facts nor by expert opinion on the record. Such a recommendation would deprive the property of the privileges enjoyed by other property near the property with the same zoning classification. It should be noted that the “Vicinity” is not restricted to the homes along the Western side of Sea Level Drive, but rather, those on both sides of the street and within the neighborhood generally. The proposed residence complies with the maximum development area permitted by code for developments within an ESHA or ESHA buffer per LIP section 4.7 and the residence will not have any impact upon ESHA or the environmental and is otherwise consistent with all other provisions of the LCP.

Accordingly, we ask that the Commission approve the applicant’s project as currently proposed and grant the Variances for Setbacks from ESHA.

Best Regards,
Schmitz & Associates, Inc.
3 Section 11.3(G)4.b states “Project applicant agrees to provide monitoring of all excavation or trenching by a qualified Chumash cultural resource monitor, chosen in consultation with the Native American Heritage Commission, State Historic Preservation Officer, and the City Native American Cultural Resources Advisory Committee, and the most likely descendent.”
4 Section 11.5 states “Any person who discovers important cultural resources during the course of construction for a project shall notify the Planning Manager of the discovery. Once important cultural resources are discovered, no further excavation shall be permitted without approval of the Planning Manager” 324
9 Donald W. Schmitz, II, AICP
President
325
July 7, 2022
Delivered Via Email: [email protected]
City of Malibu
23825 Stuart Ranch Rd.

Malibu, CA, 90265
Attention: Adrian Fernandez, Assistant Planning Director Re: CDP 05-081, 31864 Sea Level Drive – Planning Commission Concerns - SFR, OWTS and Biological Impacts
Dear Adrian:

Our office represents Narod Najarian and Garo Bedrossian, applicants for Coastal Development Permit (CDP) 05-081 for 31864 Sea Level Drive. The proposed project consists of a modest 3- bedroom SFR, garage and OWTS:
• New 1,799 sq. ft., two-story single-family residence (SFR), • 398 sq. ft. attached garage,
• 995 sq. ft. basement,
• 240 sq. ft. floor deck,
• 349 sq. ft. second floor deck,
• 125 sq. ft. second floor balcony,
• Permeable driveway, and
• New onsite wastewater treatment system (OWTS).

Introduction
The CDP application was heard before the Planning Commission on February 22, 2022. During the hearing, the Commission brought up concerns related to the size of the SFR and location of the OWTS related to potential impacts to the creek, suggesting that a smaller SFR, and/or relocated OWTS, may reduce those impacts. The matter was then continued to a date uncertain.

As set forth more fully in the correspondence, the 3-bedroom SFR, and OWTS, are feasible as proposed because:
• The proposed OWTS location and setbacks do not impact the creek. • There are no impacts to the creek whether the proposed SFR contains two or three bedrooms.

This is confirmed by both the OWTS consultant, John Yaroslaski, as well as the biology consultant, Andy Forde. Therefore, it is respectfully requested that the Planning Commission hearing of the subject CDP for the 3-bedroom SFR and OWTS, be rescheduled to the first available date.

ATTACHMENT D
326
I. The Proposed OWTS Location and Setbacks Do Not Impact the Creek.

Section 4.6.1.A of the LIP requires a 100’ buffer from a stream or riparian habitat1. Section 4.6.4.A allow a 50% reduction of the buffer to 50’.
2 The 50% reduction is appropriate in this case
because the easterly boundary line of the subject property is less than 100’ from the stream.

With a 50% reduction of the buffer, there will be no impacts to the creek. This is confirmed by OWTS consultant John Yaroslaski. In his correspondence of June 26th, 2022, John Yaroslaski, confirms that the current system design and location will have no identifiable impacts to the ground water or riparian water, individually or cumulatively. See John Yaroslaski correspondence, attached hereto as Exhibit 3.

This is also confirmed by biologist Andy Forde. In Andy Forde’s correspondence of May 3rd 2022, he also confirms that the location and setbacks of the proposed OWTS will not impact the creek.

See Andy Forde’s correspondence, attached hereto as Exhibit 1.

As demonstrated in Exhibit 2, 31864 Sea Level Drive is subject to existing fuel modification on the entire site to protect adjacent development. The entire length of the stream along Sea Level Drive has fuel modification encroachments from surrounding structures. These 200-foot fuel modification buffers are required by the Los Angeles County Fire Department.

II. There are No Impacts to the Creek Whether the Proposed SFR contains Two or Three Bedrooms.

The size of the proposed 3-bedroom SFR is feasible as proposed. Reducing the size will not affect the Creek. This has been confirmed by biologist Andy Forde. As stated in Andy Forde’s correspondence of May 3rd, 2022, the concept of reducing the size of the proposed SFR will have no scientifically discernable impacts to the adjacent stream and riparian habitat. See Andy Forde’s correspondence, attached hereto as Exhibit 1.

Based thereon, the modest size of the proposed 3-bedroom SFR is feasible, and there is no need to relocate or reduced the size or bedroom count because there will be no biological impact on the stream either as proposed or if reduced.

III. Drainage Plan
1 Section 4.6.1.a of the Malibu LCP LIP States “New development shall provide a buffer of no less than 100 feet in width from the outer edge of the canopy of riparian vegetation. Where riparian vegetation is not present, the buffer shall be measured from the outer edge of the bank of the subject stream.” 2 Section 4.6.4.A of the Malibu LCP LIP states that “Variances that modify buffers or ESHA protection standards shall not be granted except where there is no other feasible alternative for siting the development and it does not exceed the limits on allowable development area set forth in Section 4.7 of the Malibu LIP.” 327
Another concern brought up at the hearing was the drainage plan design in relation to a 100-year storm. The drainage plan was designed by Trisha Coffey of AHSIRT Engineering for an 85th percentile storm event (see Exhibit 4).

The proposed drainage system treats water to the 85th percentile through the design of a Biofiltration Device. This device is located at the converging point of two six-inch drains that are to be placed around the perimeter of the proposed footprint. The drainage is then sent to a velocity dissipation device after treatment in the Biofiltration Device. Trisha Coffey used this Filterra Biofiltration Device to ensure it was able to treat, maintain and purify water to the 85th percentile based on the standards designed by Filterra.

The attached drainage plan exhibit (Exhibit 5) visually demonstrates this process where the drainage plan was designed to meet one of the highest storm event thresholds possible.

This system was also designed to comply with Section 17.4.2 of the Malibu LCP LIP, which states that “For design purposes, with case-by-case considerations, post-construction Treatment Control BMPs (or suites of BMPs) shall be designed to treat, infiltrate, or filter the amount of stormwater runoff produced by all storms up to and including the 85th percentile, 24-hour storm event for volume-based BMPs and/or the 85th percentile, 1-hour storm event (with an appropriate safety factor, i.e. 2 or greater) for flow-based BMPs.” Ms. Coffey’s design complies with the Malibu LCP LIP by designing the drainage system to the 85th percentile.

IV. There is Precedent for Approving Similar Projects
The subject property is not the only property located in proximity to the stream/riparian setback.

Four existing residences and a total of 14 properties along West Sea Level Drive are similarly situated to the subject property and located in proximity to the stream/riparian setback. There is also an additional property developed with a SFR and accessory structures on Pacific Coast Highway, also located in proximity to the stream/riparian setback. (See Exhibit 6) Additionally, since the implementation of the LCP, there has been similarly situated CDP applications approved by the Malibu Planning Commission:
• CDP 05-043 for 31894 Sea Level Drive3
• CDP 05-162 for 31858 Sea Level Drive4
Thus, there is existing precedent to approve similarly situated projects. As a result, the subject project, with similar constraints, should be allowed to move forward.

V. The Proposed Setbacks from the Stream are Similar to those on West Sea Level Drive. 3 Both Coastal Development Permits were approved by the Malibu Planning Commission on March 20, 2006. 4 Id.
328
The applicant is proposing a 47-foot setback between the stream and proposed SFR and a 99- foot setback between the stream and the proposed OWTS. There are properties with smaller setbacks along West Sea Level Dr between the stream and OWTS’, as well as between the stream and SFRs.

The smallest setback between a SFR on West Sea Level Dr. and the stream is 42 feet. Out of the seven structures located along the stream near West Sea Level, four structures have setbacks less than 100-feet from the stream. See Exhibit 7, attached hereto.

The smallest setback between an OWTS and the stream on West Sea Level Dr. is 77 feet. There is also an OWTS on the other side of the stream with a smaller setback of 74 feet. Out of eight OWTS’ along the stream near West Sea Level Dr., five have a setback of under 100 feet. See Exhibit 8.

The proposed SFR and OWTS have similar setbacks from the stream as neighboring SFRs and OWTS’ along West Sea Level Dr. and on the west side of the stream. The proposed setbacks are also greater than many of the other setbacks from neighboring project along West Sea Level Dr.

As a result, the project should be allowed to move forward.

Conclusion
The applicant has addressed the Planning Commission’s concerns by working with both the septic consultant and the project biologist, to confirm the proposed 3-bedroom SFR and OWTS are feasible and will not impact the creek. There is also precedent for approving similarly situated projects. As a result, the current project should be allowed to move forward.

Therefore, for all the reason stated herein, it is respectfully requested that the Planning Commission hearing of the subject CDP be put back on calendar for the first available date.

Please do not hesitate to contact us if you have any questions about the contents of this submittal. Thank you for your time and consideration of this matter.

Please find the following exhibits as attachments to accompany this correspondence:
• Exhibit 1: A letter from Andrew M. Forde, Forde Biological Consultants regarding the biological impacts of the SFR and OWTS reduction.
• Exhibit 2: An overlay exhibit depicting surrounding fuel modification along Sea Level Drive.
• Exhibit 3: A letter from John Yaroslaski, ENSITU Engineering Inc the impacts on the OWTS for the subject property.
• Exhibit 4: Drainage Plan created by Trisha Coffey, AHSIRT Engineering • Exhibit 5: An exhibit demonstrating the design of the drainage plan completed by Trisha Coffey, AHSIRT Engineering.
329
• Exhibit 6: A geographic exhibit demonstrating permitting activity on West Sea Level Drive.
• Exhibit 7: An overlay exhibit demonstrating similar single-family residence setbacks from the stream/riparian habitat.
• Exhibit 8: An overlay exhibit demonstrating similar OWTS setbacks from the stream/riparian habitat.

Benjamin Suber
GIS Manager & Planner
Schmitz & Associates, Inc.
330
Benjamin Suber
Schmitz & Associates, Inc.
28230 Agoura Road, Suite 200,
Agoura Hills, CA 91301 May 3, 2022
RE – 31864 Sea Level Drive, City of Malibu, California
To Whom It May Concern,
Forde Biological Consultants (Forde) conducted a Biological Inventory at the property commonly known as 31864 Sea Level Drive, City of Malibu and prepared a report dated October 3, 2011. The report concluded that there was no Environmentally Sensitive Habitat Areas (ESHA) on the property. Steve Nelson also conducted a Biological Inventory and Assessment and prepared a report dated July 8, 2004. That report also concluded that there was no ESHA on the property. Both reports concluded that a drainage occurs adjacent the properties western boundary. The drainage has some native vegetation including protected native trees, but non-native vegetation dominates. The drainage is expected to support common species; however, special-status species are not expected to occur. The proposed house will not propose any new fuel modification clearance, as the area is heavily cleared already due to the density of surrounding residences on all sides of the subject lot.

We have been asked to opine on whether moving the proposed residence closer to the street would provide a benefit biologically to the aforementioned drainage. The consulting waste water engineer John Yaroslaski, of ENSITU Engineering stated in his letter that an elimination of the 3rd bedroom of the proposed Single-Family Residence would result in a reduction of the required leaching area for the septic system. This would allow the applicant to move his house 5 feet closer to the street.

In my professional opinion moving the house 5 or even 10 ft. closer to the street would have no quantifiable positive biological benefits to the drainage area. There would be no changes to fuel modification, run off, noise or light. As currently designed the proposed house will not have any significant impacts to the drainage.

Thank you for the opportunity to opine on this matter, and please don’t hesitate to contact me should you need any additional information or materials.
.

Sincerely,
Andrew McGinn Forde
1 0 6 6 4 P R E S I L L A R O A D • S A N T A R O S A V A L L E Y , C A • 9 3 0 1 2 P H O N E : 8 0 5 3 0 2 - 7 1 6 5 • F A X : 8 0 5 9 8 7 - 7 8 4 1 W W W . F O R D E B I O . C O M • E-M A I L : I N F O @ F O R D E B I O . C O M 1 0 6 6 4 P R E S I L L A R O A D • S A N T A R O S A V A L L E Y , C A • 9 3 0 1 2 P H O N E : 8 0 5 3 0 2 - 7 1 6 5 • F A X : 8 0 5 9 8 7 - 7 8 4 1 W W W . F O R D E B I O . C O M • E-M A I L : I N F O @ F O R D E B I O . C O M

B I O L O G I C A L C O N S U L T A N T S
331

2. SURROUNDING
FUEL

MODIFICATION
332
"Dedicated to achieving higher standards in onsite and decentralized wastewater systems." Engineering Inc
7475 Carmelita Ave
Atascadero, CA
93422
Tel: 805.772.0150
Fax: 805.772.0813
[email protected]

John N. Yaroslaski PE 60149
Ensitu Engineering Inc.
780 Monterey Avenue Suite B
Morro Bay, CA 93442
June 26, 2022
Garo Bedrossian
1033 Carol Drive #T14
West Hollywood, CA 90069
Subject: Subject: 31864 Sea Level Drive Malibu, CA – Effluent Quality and Impacts Dear Mr. Bedrossian:

PART 1 – FINDINGS
The project is designed to treat the wastewater from the residence to State Water Resources Control Board “California Ocean Plan” standards and Santa Monica Bay TMDL standards. The system is also designed with redundant disinfection (two disinfection units in series). With the additional treatment and low volume dosed distribution to the dispersal area EEI designed the system to have no adverse impacts on the surrounding water bodies, diurnal creek, or groundwater.

Thank you for the opportunity to have been of service. If you have any questions, or require additional assistance please feel free to contact me at (805) 772-0150.

Sincerely,

John N. Yaroslaski PE 60149
Ensitu Engineering Inc.

Project Engineer 60149
06/20
333
AHSIRT

ENGINEERING INC
PROJECT INFORMATION, EXISTING AND PROPOSED SITE PLAN 197-01 AUGUST 2019 TAC TJM G1 OF 4 “ ” “ ”
N
N
“ ”
–
’
’
“ ” “ ”
” ” ”
“ ”
’
’ ·
····
334
AHSIRT

ENGINEERING INC
GRADING AND DRAINAGE PLAN 197-01 AUGUST 2019 TAC TJM G2 OF 4 N
335

SECTION B-B NOT TO SCALE
B
B
AHSIRT

ENGINEERING INC
LSWPPP AND EROSION CONTROL PLAN 197-01 AUGUST 2019 TAC TJM G3 OF 4 N
··
····
·······
336
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 AHSIRT

ENGINEERING INC
NOTES 197-01 AUGUST 2019 TJM TAC G4 OF 4
“ ”
“ ”
“
”
“ ”
··
337
Designed to Treat to the 85th Percentile
338
339
CDP 05-162
App. 3/20/06
CDP 05-043
App. 3/20/06
CDP 15-073
Still Active
CDP 05-102
Withdrawn
CDP 05-101
Withdrawn
CDP 05-082
Still Active
CCC CDP 5-89-325
App. 9/13/89
CCC CDP 5-90-682
App. 2/7/91

6. PERMITTING

HISTORY
& STATUS
340
67’
42’
44’
159’
144’
80’
113’

7. BUILDING

SETBACKS
341
82’
108’
95’
128’
74’
103’

8. SEPTIC

SETBACKS
77’
69’
342
1 From: Liz .com>
Sent: Thursday, February 17, 2022 1:02 PM
To: Patricia Salazar <[email protected]>
Subject: Fwd: Item 5b
Sent from my iPhone
Begin forwarded message:

From: "LYNCH, BRAD (MFO‐Cairo)" org>
Date: February 17, 2022 at 12:22:10 PM PST
To: Liz .com>
Subject: RE: Item 5b
Good luck
From: Liz .com>
Sent: Thursday, February 17, 2022 10:05 PM
To: LYNCH, BRAD (MFO‐Cairo) .org>
Subject: Item 5b
Sent from my iPhone
This e‐mail and any files attached to it are intended solely for the use of the individual or entity to which they are addressed. The information may also be legally privileged. If you have received this e‐mail in error, please notify the sender and delete this e‐mail from your system. While the MFO seeks to ensure that this message is error and virus‐free, full security of this email cannot be guaranteed. Therefore, the sender disclaims any liability for damage caused by this email. 343
To: Chair Hill and the members of the Planning
Commission,Patricia Salazar and Kelsey Pettijohn
Submitted by:

Elizabeth C Lynch, Esq , Attorney at Law and Glenn H
Lynch
Re: Item 5.B. planning commission meeting 2/22/22
REQUEST:

NO VARIANCES BE GRANTED for coastal development
permit number 05–081 including three variances which
would allow: building in an ESHA, allowing the septic
system dispersal field to extend into the required 100 foot setback from the creek as well as a site plan review
regarding the height over 18 feet.

FACTS:

General description of the area:

West Sea Level Drive extends from Broad Beach Road to
the ocean. On the west side of Sea Level Drive there are five undeveloped lots, all located in an ESHA. All five lots are less than 100 feet from Encinal Creek “ – –the
stream”. The lot that is the subject of this permit, Lot 165, located at 31864 W. Sea level Drive, is one of the above mentioned lots – – Five contiguous, nonconforming,
undersized lots owned by several different owners. Not
344
one of these lots can be developed without several
variances being granted and in particular, a septic
variance.

Chronological timeline:

Malibu’s plan to set the septic system as 100 feet from the stream was adopted in September 2002.

The current owners purchased the restricted property in March 2019
The reasoning for denying the variance is that the
difficulties created by denying the variance were created by purchasing a property with a septic system restriction already in place.

Thus, the owners are denied claiming a “taking’ by the
fact that they bought the restricted property and it was restricted prior to purchase, not after purchase.

Further, the owners cannot claim special circumstances
because similar properties, i.e. the undeveloped four lots adjacent to lot 165 are primarily under the identical zoning classification with similar developmental limitations
related to the proximity to the stream.

It should be noted that there are lots that have been
developed on the west side of Sea Level Drive. These
three lots, south of lot 165, were developed in the 1990s.

The lots were created by subdivision. One lot is 11,720 sq 345
feet and the other lot is 10,724 sq ft. Page 1 staff report application 5–8 9–1037. The application was approved
with conditions requiring a 50 foot septic system set back from Encinal Creek. (Pg 6 Application number.: 5–8 9–
1037 heard by the Coastal Commission on 3/13–16/19.)
Therefore, the reasoning found on page 15 of the staff
report for the upcoming hearing is not applicable—the
reasoning being,“the strict application of the code would deprive property owners availability to develop the
property which is a privilege enjoyed by other properties in the vicinity.

If the document refers to other undeveloped properties in the vicinity then the only ones that are in the ESHA are the three properties to the south and four properties to the north of lot 165.

To the south, the lots are vastly larger than lot 165,
furthermore they were built at a time when the setback
requirement for the septic was 50 feet. It is not a viable argument to say that everything is equal. Just because a lot is much larger and was built in another time does not entitle the applicant to claim that he doesn’t have the same privilege as the next-door neighbor
Similarly, granting a variance is against public interest and safety. Not only will one variance have to be granted, but five variances will have to be granted to develop the area.

Therefore, five septic systems located within 100 feet of the stream could not only eviscerate any public health
346
considerations, but the impact of a septic malfunction on the stream could be enormous.

Of further note, Encinal Creek , “the stream”, empties into the ocean within a few hundred feet of lot 165. Seepage from the septic systems could cause unimaginable
damage to the sea life and the ocean in general.

CONCLUSION
The variances should be denied for all the for the following reasons: the burden was self created, the necessity of
granting multiple variances to other parties, the party does not suffer special circumstances. In addition, the applicant cannot claim they’re denied special privileges enjoyed by the neighbors. In addition there are huge public safety implications.

This document has been submitted based on the
information and belief the facts alleged in this report are true. Further, should it be necessary we request the right to submit an amendment.

Respectfully submitted,
Elizabeth and Glenn Lynch
31862 W. Sea Level Dr.
347
1 Rebecca Evans
From: Patricia Salazar
Sent: Tuesday, February 22, 2022 10:23 AM
To: Rebecca Evans
Subject: FW: Item 5B 31864 Sea Level Drive
Attachments: Comment. Sea Level Dr 22.02.21 Monarch.docx Patricia Salazar | Senior Administrative Analyst | Planning Department 23825 Stuart Ranch Road, Malibu CA, 90265
(310) 456‐2489 extension 245
From: Georgia Goldfarb < .net>
Sent: Monday, February 21, 2022 2:46 PM
To: Kraig Hill < .com>; John Mazza .net>; Jeffrey D Jennings .com>; Dennis Smith < .COM>; Mark Wetton < .com>
Cc: Patricia Salazar <[email protected]>
Subject: Item 5B 31864 Sea Level Drive
Dear Commissioners,
Please see attached for comment on Sea Level Drive.

Georgia Goldfarb
348
Dear Commissioners:

Native milkweed has grown along the coast, in the coast range for unknown time, at least since about the 60s. It has currently been observed growing wild in numerous areas including Bluffs Park, Heathercliff, Leo Carrillo, Pt Dume and private residences. Regarding the theoretical concern that milkweed itself will cause monarch butterflies to break diapause (their nonreproductive state during the period of overwintering), solid scientific proof does not exist in my and others’ opinion. Many, including myself, think reproductive activity during the overwintering period is more likely related to temperature, i.e. warm temperatures.

As you probably know, western monarchs are in a phase of quasi-extinction, their numbers having dropped during the overwintering count of 2020 to 2,000 from historical levels of more than a million in the last century. The population decline is due to human encroachment, removing the food and habitat for both caterpillars and butterflies (milkweed and pollinator plants); and use of pesticides. This year for as yet unknown reasons the overwintering population resurged to about 250,000, but the threat of extinction is not over.

Given the certainty that both milkweed and pollinator plants – including those blooming in winter – are required for butterfly survival, and the lack of evidence re whether or not the presence of milkweed near an overwintering site is detrimental, I support the planting of native milkweeds at this property. Asclepias californica is particularly important since it is an early emerging milkweed which provides food for the first generation of larvae from monarchs leaving the overwintering site. https://calscape.org/Asclepias-californica-() A. fascicularis and A. eriocarpa, which emerge later, are also native to the Santa Monica Mountains and Malibu and should be included in a milkweed garden. https://calscape.org/Asclepias-fascicularis-(Narrow-LeafMilkweed)?srchcr=sc568b82681ffe9 https://calscape.org/Asclepias-eriocarpa-() Therefore, we urge you to require both native milkweeds and pollinator plants, of all seasons, of the Santa Monica Mountains.

Thank you,
Georgia Goldfarb
Malibu Monarch Project
Outreach & Science
Malibu Monarch Project
20650 Whitecap Way
Malibu, California 90265
[email protected]
349
1 Rebecca Evans
From: Patricia Salazar
Sent: Tuesday, February 22, 2022 10:23 AM
To: Rebecca Evans
Subject: FW: 5B 2-22-22 sealevel dr.

Attachments: pc 2-22-22 sealeveldr. (1).docx
Received.

Thank you,
Patricia Salazar | Senior Administrative Analyst | Planning Department 23825 Stuart Ranch Road, Malibu CA, 90265
(310) 456‐2489 extension 245
From: healy com>
Sent: Monday, February 21, 2022 1:02 PM
To: Kraig Hill .com>; Jeffrey D Jennings .com>; John Mazza net>; Dennis Smith .COM>; Mark Wetton < .com>
Cc: Patricia Salazar <[email protected]>
Subject: 5B 2‐22‐22 sealevel dr.

Commissions, attached are MCSG's cmments on 5B. et me know if you have questions. Patt 350
1 To Members of the Planning Commission
From: Malibu Coalition for Slow Growth (MCSG) by Patt Healy Date 2-22-22
Agenda Item 5B Coastal Development Permit No. 05-081/31864 Sea Level Honorable Commissioners:

If this project is not denied outright, we respectfully ask that it be denied without prejudice or continued giving the applicant the opportunity to redesign. Prior to approval we think further studies are needed.

Square Footage
According to staff report the total allowable square footage is 1737 sq.ft.,(25% of the lot size). In calculating square footage the applicant/ Staff counted only the square footage of the residence and excluded the above ground garage which is 349 square feet bringing the proposed square footage for the project to 2069 square feet when the maximum allowed is 25% of the lot which is 1737 square feet.

Just because the applicant is allowed 25% the lot area for a structure doesn’t mean they should be allowed the maximum allowable footage especially since the residence is so close to a blue line stream ESHA and 4 additional residences will be constructed along this blue line stream in the future.

We recommend the residence be redesigned to be the same size as the residence beside the Creek at the entrance to Sea Level Dr. which according to the website REDFIN is 1093 sq ft. and that all future applicants be limited to 25% of the lot size but no greater than 1093 square feet.

Road Widening
Furthermore, if the road widening is occurring on any portion of the applicant’s property, this amount has to be deducted from the gross size of the lot and the structure size reduce accordingly.
351
2 Basement
Has the level of the groundwater been studied? How high will it be in wet years when the water table is high ? The city has to be confident their will be no basement flooding. If unknown, a groundwater study must be done because of the residence proximity to Encinal Creek. One should be sure there will not be a situation like La Paz where groundwater was reached during excavation. Moreover, this appears to be a spec house and a new resident owner should be assured there will be no basement flooding.

Cultural Resources
Because creeks were the water source, the Chumash built their villages beside creeks, Encinal Creek was no exception. A Chumash burial site was found between Sea Level Dr and this creek. Most likely these artifacts would be buried beneath the fill that staff says covers the site.

Clearly having a monitor for 3 ft of excavation only is not enough.

See https://www.latimes.com/archives/la-xpm-1992-05-24-me-138-story.htmlon regarding excavation of Chumash remains.

Therefore, we disagree with the Archeologist assessment there no cultural resources onsite.
.The applicant should be required to have a Chumash Monitor on site during all grading, excavation and other soil disturbance to be sure artifacts are preserved.

In addition LCP requirements re Cultural Recources need to be adhered to.

Permeable Surfaces
What percentage of the lot is permeable ? Does it meet the city requirement for lot permeability?
352
3 Ground Floor Rear Deck
Is the ground floor deck permeable? Is it fire resistant? If not, it shouldn’t be allowed.

How far is the deck set back from the creek? Decks are development and development is not allowed within 100 feet of this creek, a blue line stream. Hence the deck in any event should be eliminated.

Protecting Resident Views
Just because residents didn’t file for view protection doesn’t mean they should be denied this protection. Currently residents across the street from these 5 vacant lots have views of this creek ESHA and its trees.

Most residents are unaware they have the ability to protect their views.

Staff should be cognizant of this fact and require this and future residences on these vacant lots be one story. Otherwise, the residents will be looking at a solid wall of structures.

Cumulative Impact
The cumulative impact of 5 OWTS could pollute the creek. Instead piecemealing these septic systems , there cumulative impact should be studied now to protect the creek and the ocean water quality since the creek outfall is into an Area of Special Biological Significance.

Landscaping
Since this is a designated Monarch overwintering site, the project landscaping should consist of native drought tolerant fire resistant pollinator plants especially ones which are the Monarchs favorites. 353
4 Distance From Creek
The staff report is not consistent in measuring the distance of the Development from the creek. On table 3 it says rear setback is 23 ft.

Other portions of the staff report say the creek setback is 40 ft. (staff report page 4), 50 ft. (staff report page 5). What is the correct answer? Conclusion
This project has to be send back and redesigned if it is not denied and need studies should be done. Thank you for considering these comments.
354
1 Rebecca Evans
From: Elizabeth Lynch >
Sent: Sunday, December 4, 2022 1:42 PM
To: Rebecca Evans; Adrian Fernandez; Elizabeth Lynch; Dennis Smith; John Mazza; Kraig Hill; Jeffrey D Jennings; Mark Wetton
Subject: Item 5.B December 5, 2022 Hearing
Follow Up Flag: Follow up
Flag Status: Flagged
Dear Miss Evans:

Would you please forward this document to all members of the Planning Commission so that they will have it prior to the December 5, 2022 meeting.

Further, I will be signing up to speak at the meeting.

Thank you for your efforts,
Elizabeth C. Lynch
December 4, 2022 E
To: Chair Smith and Members of the
Planning Commission
Submitted by:

Elizabeth C. Lynch, Esq. and Glenn H Lynch
Re: Item 5.B. Planning Commission Meeting December 5, 2022 Re: 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 W. Sea Level Dr., within the appealable coastal zoneCommission
355
2 APN 4470–027–020
On November 22, 2022 a Supplemental Commission Agenda
Report was prepared by Adrian Fernandez, Assistant Planning Director and approved by Richard Mollica, Planning
DirectorEssentially, the supplemental report recommends adopting Planning Commission Resolution No. 22–09 (Attachment A), which recommends denial of Coastal Development Permit CDP No. 05–

08. As interested and impacted property owners we fully agree to the findings.

Further, it should be noted that when the project was before the planning commission on February 22, 2022 that Glenn and Elizabeth Lynch submitted written arguments and spoke at a virtual hearing. We respectfully request all commentary, written and spoken, be made part of the record in this matter.

Respectfully submitted,
Elizabeth and Glenn Lynch
Sent from my iPad
356
From:

Sent: Sunday, December 4, 2022 9:32 PM
To: Kraig Hill < >; John Mazza < >; Mark Wetton
< >; Dennis Smith < >; Jeffrey D Jennings
>
Cc: Patricia Salazar <[email protected]>
Subject: December 5,2022 agenda item 5B 31864 Sea Level Drive, Honorable Planning Commissioners,
The previous concerns of the Malibu Coalition for Slow Growth are in our previous email which is contained in the staff report. These concerns still exist and further studies should be required.

We concur with staff that the applicant can redesign the residence in order to set it back from the creek as required by the MLCP and to so will decrease water usage.

The Staff report states "The applicant response states that the proposed OWTS is not expected to have an adverse effect on the adjacent stream and associated riparian habitat. The response includes letters from the project biologist and OWTS designer as well as various other exhibits. The response concludes that the proposed three-bedroom residence and OWTS are feasible and will not impact the creek." These studies may or may not be correct but this proposed OWTS shouldn't and can not be considered in isolation. There are already 4 existing OWTS closer than 100 feet from the creek. There is the proposed OWTS and 4 more lots yet to be developed whose OWTS can't meet the required 100 feet setback from the creek.

It is hard to conceive that the cumulative impact of all these systems will not have a negative impact on the water quality of the creek and the cumulative impact should be considered not only in considering this project but all future projects on the creek side of Sea Level Drive. If the residences are smaller the impact to water quality will be less.

Respectfully,
Patt Healy for Malibu Coalition for Slow Growth.
357
1 Rebecca Evans
From: Richard Mollica
Sent: Monday, December 5, 2022 11:14 AM
To: Rebecca Evans
Cc: Patricia Salazar
Subject: FW: CDP 05-081, 31864 Sea Level Drive
From: Don Schmitz <[email protected]>
Sent: Monday, December 5, 2022 10:16 AM
To: Richard Mollica <[email protected]>; Adrian Fernandez <[email protected]> Cc: Scott Hoeft <[email protected]>; Adrienne Coryell <[email protected]>; Schmitz and Associates <[email protected]>; Fred Gaines ([email protected]) <[email protected]>; Garo Bedrossian ; Don Schmitz <[email protected]> Subject: RE: CDP 05‐081, 31864 Sea Level Drive
Good morning Adrian and Richard;
Due to the staff report being published close of business last Thursday, and available to us on Friday the 2nd to begin responding to the findings for the recommendation of denial, we simply do not have adequate time to prepare and will need to postpone this matter.

Please confirm that the item will be postponed, and that it will be heard on a date certain in January.

Sincerely,
Don
Donald W. Schmitz II / President / A.I.C.P.
28230 Agoura Rd. Suite 200
Agoura Hills, CA 91301
Cell: (310) 617‐0773  |  Office: (818) 338‐3636

[email protected]  |  www.schmitzandassociates.com|  www.facebook.com 358
5820 Canoga Avenue, Suite 300
Woodland Hills, CA 91367
T (818) 933-0200
F (818) 933-0222
www.gaineslaw.com
December 30, 2022
VIA EMAIL ONLY: [email protected]
Adrian Fernandez
Assistant Planning Director
City of Malibu Planning Department
23815 Stuart Ranch Rd.

Malibu, CA 90265
Re: Coastal Development Permit (CDP) 05-081, 31864 Sea Level Drive: Response to Staff Report and Public Correspondence
Dear Adrian,
As you know, this firm, along with Schmitz & Associates, represents the applicants in the abovereferenced matter, Narod Najarian and Garo Bedrossian. We are writing in response to the Recommendation of Denial in the December 5, 2022, Malibu Planning Commission Staff Report (“Staff Report”) for Coastal Development Permit (CDP) 05-081 at 31864 Sea Level Drive. We are also writing to respond to comments made by members of the public in opposition to this application.

Specific items of concern were presented in the staff report and with two letters of opposition written by Elizabeth & Glenn Lynch and Patt Healy, Malibu Slow Growth Coalition. Below are the applicant’s responses to the issues raised in the staff report and two letters of opposition:

I. Staff’s Impact Findings and Recommendation of Denial are Entirely Speculative and are not Supported by Evidence in the Record
LIP Section 13.9 requires findings to be made prior to approving a CDP. Of those findings, subsection (C) requires that the project be the “least damaging alternative.” Additionally, LIP Section 4.7 requires that new development be sited and designed to “minimize” impacts to Environmentally Sensitive Habitat Area (“ESHA”). Both of these findings/rules, cited by staff in support of project denial are premised upon there being an “impact” in the first instance that warrants mitigation or avoidance. Here, there is no such impact to ESHA or the environment that would require the implementation of further avoidance strategy or mitigation. The project has been designed in the first instance to completely avoid any impacts to ESHA. 359
Adrian Fernandez
December 30, 2022