SUBJECT SITE

GLENHURST AVE

LARGA AVE FLETCHER DR

ATWATER AVE

GARDEN AVE

2

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A0.0LARGA / COVER SHEET

OWNER:

LARGA

3116-3124 LARGA AVELOS ANGELES. CA 90039

PLOT DATE: 6/3/16 2:52 PM

MIKE LUTZ / MARC HOMES8282 WHITE OAK ST. #112RANCHO CUCAMONGA, CA 91730

A0.0

A1.0

A1.1

A1.2

A1.3

A2.1

A2.2

A3.1

A3.2A3.3A4.1A6.1

A8.1

A8.2

A8.3

A8.4

COVER SHEET

ARCHITECTURAL SURVEY

SITE PLAN

FIRST & SECOND FLOOR PLANS

THIRD & ROOF PLANS

NORTH & WEST ELEVATIONS

SOUTH & EAST ELEVATIONS

SECTIONS A & B

SECTIONS C & DSECTIONS E,F,G,H,I&JENLARGED STAIR PLANS & STAIR SECTIONWINDOW & DOOR SCHEDULES

UNIT1&2 ELELVATIONS

UNIT 1&2 ELEVATIONS

UNIT 3 ELEVATIONS

UNIT 3 ELEVATIONS

SHEET INDEX PROJECT DIRECTORY

ARCHITECT:TELEMACHUS STUDIO670 MOULTON AVE. #5LOS ANGELES, CA 90031P: 323 441 9070

CIVIL ENGINEER:DHS & ASSOCIATES275 CENTENNIAL WAY SUITE 205TUSTIN, CA 92780P: 714 665 6569

STRUCTURAL ENGINEER:BOB ONISHI5800 HANNUM AVE. SUITE A220CULVER CITY, CA 90203P: 310 591 6920 F: 310 568-0111

LANDSCAPE ARCHITECT:XYZ STRUCTURAL ENGINEERING123 AVE.LOS ANGELES, CA 90000P: 310 123 4567 F: 310 123 4567

PARKING SUMMARY

UNIT QTY TYPE

1 2 1 STANDARD / 1 COMPACT2 2 1 STANDARD / 1 COMPACT3 2 1 STANDARD / 1 COMPACT

TOTAL 6 PARKING SPACES

UNIT-1

BLD CODE AREA

ZONING AREA

GARAGE/U1ST FLOOR 2ND FLOOR

531 SF

UNIT #

668 SF

364 SF616 SF108 SF

TOTAL

1,877 SF

1,358 SFPARCEL-A1,458 SF

LOT AREA HEIGHT

30'-0"

3RD FLOOR

678 SF

634 SF

AREA

SCHOOL DIST. 1,543 SF668 SF200 SF 675 SF

UNIT-2

BLD CODE AREA

ZONING AREA

687 SF 861 SF

313 SF801 SF278 SF

2,323 SF

1,811 SF

775 SF

732 SF

SCHOOL DIST. 2,051 SF861 SF416 SF 774 SF

UNIT-3

BLD CODE AREA

ZONING AREA

657 SF 793 SF

335 SF715 SF275 SF

2,243 SF

1,739 SF

793 SF

749 SF

SCHOOL DIST. 1,945 SF793 SF361 SF 791 SF

TOTAL

BLD CODE AREA

ZONING AREA

2,521 SF 3,108 SF

1,341 SF2,840 SF931 SF

8,568 SF

6,535 SF

2,939 SF

2,764 SF

SCHOOL DIST. 7,323 SF3,108 SF1,284 SF 2,931 SF

B

Z

S

B

Z

S

B

Z

S

B

Z

S

PARCEL-B2,142 SF

PARCEL-C1,504 SF

6,600 SF(0.151 AC)

30'-0"

30'-0"

BUILDING CODE AREA: AREA WITHIN INSIDE PERIMETER OF EXTERIOR WALL. INCLUDE STAIRS, CORRIDORS, ECT. EXCLUDE SHAFTS, EXTERIOR WALLS.ZONING CODE AREA: AREA WITHIN EXTERIOR WALL OF A BUILDING. EXCLUDE EXTERIOR WALLS, STAIRS, SHAFTS, MACHINE ROOMS, PARKING, ETC.SCHOOL DISTRICT AREA: AREA WITHIN THE PERIMETER OF A STRUCTURE MEASURED FROM EXTERIOR FACE OF EXTERIOR WALL. EXCLUDE GARAGE, DETACHEDACCESSORY STRUCTURE, ENCLOSED PATIO.

PROJECT DATA

LEGAL DESCRIPTION:LOT 118 TRACT TR-7499 IN THE CITY OF LOS ANGELES, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PERMAP RECORDED IN MB 90 - 22/23

PROJECT DESCRIPTION:DEMO OF 2 EXISTING SINGLE FAMILY RESIDENCES - NEW CONSTRUCTION OF 3 SINGLE FAMILY RESIDENCES UNDERCITY OF LOS ANGELES SMALL LOT SUBDIVISION ORDINANCE

SITE ADDRESS:3116-3124 LARGA AVENUE. LOS ANGELES. CA 90039

PROPERTY SUMMARY:ZONE RD2-1-RIO LOT SIZE (SQ.FT.) 38' X 150' 5,622 GARAGE AREA (SQ.FT.) 0 BUILDING COVERAGE (%) (SQ.FT.) 0% 0PAVING COVERAGE (%) (SQ.FT.) 0% 0LANDSCAPE COVERAGE (%) (SQ.FT.) 0% 0

BUILDING SUMMARY:DENSITY 3-UNITS

NOTE:(1) DESIGN BASED ON 2013 CRC / 2012 IRC(2) BUILDING TO BE EQUIPPED WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM ACCORDANCE WITH SECTION R313.3 OR NFPA 13D(3) FIRE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIVISION PRIOR TO INSTALLATION

SYMBOL LEGEND

ELEVATION / SECTION KEYNOTE

WALL TYPE

WINDOW SYMBOL

DOOR SYMBOL

2

AA

1

03

C/L CENTERLINE0 DIAMETER OR ROUND@ ATPERP PERPENDICULARADJ ADJUSTABLEAFF ABOVE FINISH FLOORCLR. CLEARDIA DIAMETERDN. DOWNEA. EACHEQ. EQUALFIN. FINISHFLUOR. FLUORESCENTF.F. FINISH FACE, FINISH FLOORF.O.S. FACE OF STUDFV FIELD VERIFYGA. GAUGEGYP. GYPSUM BOARDHR. HOURHVAC HEATING, VENTILATION & AIR CONDITIONINGMAX. MAXIMUMM.C. MEDICINE CABINETMIN. MINIMUMMTD. MOUNTEDN/A NOT APPLICABLEN.I.C. NOT IN CONTRACTNO. NUMBERNOM. NOMINALN.T.S. NOT TO SCALEO.A. OVERALLO.C. ON CENTERO.D. OUTSIDE DIMENSIONPL. PLATEPLYWD. PLYWOODRAD. RADIUSREQ. REQUIREDRM ROOMR.O. ROUGH OPENINGSIM. SIMILARSPEC. SPECIFICATIONSQ. SQUARESTL. STEELTYP. TYPICALU.N.O. UNLESS NOTED OTHERWISEV.I.F. VERIFY IN FIELD

.214-1001_larga_title1:1.25

OPPORTUNIT Y ZONE

N E A R B Y 2 0 1 8 P R O J E C T

P R O J E C T R E N D E R I N G

A P P R O V E D 3 U N I T S M A L L L O T P R O J E C TA T W A T E R V I L L A G E , L O S A N G E L E S , C A

T H E H O F F M A N C O M P A N Y18881 Von Karman Ave., Ste 150, Irvine, CA 92612T (949) 553-2020 • www.hoffmanland.comCA Corp. BRE Lic #01473762

The

Hoffman

Company

Disclaimer: The information contained herein is provided from sources deemed reliable. The Hoffman Company

does not guarantee the accuracy of any of the information herein. All information should be independently verified.

I N F O R M A T I O N P A C K A G E

AGENT CONTACT

Bryant BrislinCA BRE #01877964

T 714.814.5624bbrislin@hoffmanland.com

Nick GianniniCA BRE #01849360

T 949.705.0930ngiannini@hoffmanland.com

ADDRESS 3116 Larga Avenue

AREA/MUNICIPALIT Y Atwater Village/City of Los Angeles

ASSESSOR'S PARCEL NUMBER 5437-001-012

LAND SF 6,000

ACREAGE 0.14

ZONING RD2-1-RIO

GENERAL PLAN DESIGNATION Low Medium II Residential

SPECIAL DESIGNATION OPPORTUNITY ZONE

PLANNED PROJEC T Approved 3 Unit Small Lot Project

H 2S I T E D E T A I L

AGENT CONTACT

Bryant BrislinCA BRE #01877964

T 714.814.5624bbrislin@hoffmanland.com

Nick GianniniCA BRE #01849360

T 949.705.0930ngiannini@hoffmanland.com

GLENHURST AVE

LARGA AVE

H 3C L O S E - U P A E R I A L

GLENHURST AVE

LARGA AVE

H 4C L O S E - U P A E R I A L W I T H O V E R L A Y

SUBJECT SITE

FLETCHER DR

N SAN FERNANDO RD

EAGL

E ROC

K BL

VD N

GLEN

DALE

AVE

S BRAND BLVD

5

2

H 5Z O O M E D - O U T A E R I A L

SUNSET BLVD

VALLEY BLVD

MAIN ST

E 1ST ST

BEVERLY BLVD

HUNTINGTON DR

LOS ROBLES AVE

W KENNETH RD

GLENDA

LE B

LVD

2

5

5

101

10

60

110

710

10

110

134

210

DOWNTOWN LA3.8 MILES

HOLLYWOOD4.2 MILES

KOREATOWN2.9 MILES

HIGHLAND PARK8.0 MILES

SILVER LAKE2.2 MILES

ECHO PARK0.9 MILES

PASADENA10.2 MILESEAGLE ROCK

6.5 MILES

GLENDALE5.5 MILES

BURBANK9.0 MILES

LOS FELIZ2.8 MILES SUBJECT SITE

H 6V I C I N I T Y A E R I A L

H 7A S S E S S O R ’ S T A X M A P

SUBJECT SITE

OS, GW CR, C1, C1.5, C2, C4, C5, C W, ADP, LASED, CEC, USC, PVSP, PPSPA, RA CM, MR, WC, CCS, UV, UI, UC, M1, M2, LAX, M3, SLRE, RS, R1, RU, RZ, RW1 P, PBR2, RD, RMP, RW2, R3, RAS, R4, R5 PF

HILLSIDE

H 8Z I M A S Z O N I N G M A P

Property View Facing Southeast From Glenhurst Avenue

Property View Facing South From Larga Avenue

Property View Facing Southeast From Larga Avenue

H 9S T R E E T V I E W

SUBJECT SITE

GLENHURST AVELARGA AVE

FLETCHER DR

ATWATER AVEGARDEN AVE

ADDRESS DATE SOLD BED BATH SALES PRICE BLDG SF $/SF3116 Rivers Edge Ct. 03/27/18 3 3.5 $1,050,000 1,958 $5363117 Rivers Edge Ct. 03/09/18 3 3.5 $989,000 1,958 $505

3118 Rivers Edge Ct. 02/01/18 3+Den 3.5 $989,000 2,046 $483

3119 Rivers Edge Ct. 01/19/18 3+Den 3.5 $989,000 2,046 $483

3120 Rivers Edge Ct. 02/15/18 3 3.5 $1,020,000 1,958 $521

3121 Rivers Edge Ct. 02/15/18 3 3.5 $1,020,000 1,958 $521

Average $1,009,500 1,987 $508

HYPERION AVE RIVERS EDGE

H 1 0R I V E R S E D G E C O M P A R A B L E S A L E S

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A0.0LARGA / COVER SHEET

OWNER:

LARGA

3116-3124 LARGA AVELOS ANGELES. CA 90039

PLOT DATE: 6/3/16 2:52 PM

MIKE LUTZ / MARC HOMES8282 WHITE OAK ST. #112RANCHO CUCAMONGA, CA 91730

A0.0A1.0A1.1A1.2A1.3A2.1A2.2A3.1A3.2A3.3A4.1A6.1A8.1A8.2A8.3A8.4

COVER SHEETARCHITECTURAL SURVEYSITE PLANFIRST & SECOND FLOOR PLANSTHIRD & ROOF PLANSNORTH & WEST ELEVATIONSSOUTH & EAST ELEVATIONSSECTIONS A & BSECTIONS C & DSECTIONS E,F,G,H,I&JENLARGED STAIR PLANS & STAIR SECTIONWINDOW & DOOR SCHEDULESUNIT1&2 ELELVATIONSUNIT 1&2 ELEVATIONSUNIT 3 ELEVATIONSUNIT 3 ELEVATIONS

SHEET INDEX PROJECT DIRECTORY

ARCHITECT:TELEMACHUS STUDIO670 MOULTON AVE. #5LOS ANGELES, CA 90031P: 323 441 9070

CIVIL ENGINEER:DHS & ASSOCIATES275 CENTENNIAL WAY SUITE 205TUSTIN, CA 92780P: 714 665 6569

STRUCTURAL ENGINEER:BOB ONISHI5800 HANNUM AVE. SUITE A220CULVER CITY, CA 90203P: 310 591 6920 F: 310 568-0111

LANDSCAPE ARCHITECT:XYZ STRUCTURAL ENGINEERING123 AVE.LOS ANGELES, CA 90000P: 310 123 4567 F: 310 123 4567

PARKING SUMMARY

UNIT QTY TYPE

1 2 1 STANDARD / 1 COMPACT2 2 1 STANDARD / 1 COMPACT3 2 1 STANDARD / 1 COMPACT

TOTAL 6 PARKING SPACES

UNIT-1

BLD CODE AREA

ZONING AREA

GARAGE/U1ST FLOOR 2ND FLOOR

531 SF

UNIT #

668 SF

364 SF616 SF108 SF

TOTAL

1,877 SF

1,358 SFPARCEL-A1,458 SF

LOT AREA HEIGHT

30'-0"

3RD FLOOR

678 SF

634 SF

AREA

SCHOOL DIST. 1,543 SF668 SF200 SF 675 SF

UNIT-2

BLD CODE AREA

ZONING AREA

687 SF 861 SF

313 SF801 SF278 SF

2,323 SF

1,811 SF

775 SF

732 SF

SCHOOL DIST. 2,051 SF861 SF416 SF 774 SF

UNIT-3

BLD CODE AREA

ZONING AREA

657 SF 793 SF

335 SF715 SF275 SF

2,243 SF

1,739 SF

793 SF

749 SF

SCHOOL DIST. 1,945 SF793 SF361 SF 791 SF

TOTAL

BLD CODE AREA

ZONING AREA

2,521 SF 3,108 SF

1,341 SF2,840 SF931 SF

8,568 SF

6,535 SF

2,939 SF

2,764 SF

SCHOOL DIST. 7,323 SF3,108 SF1,284 SF 2,931 SF

B

Z

S

B

Z

S

B

Z

S

B

Z

S

PARCEL-B2,142 SF

PARCEL-C1,504 SF

6,600 SF(0.151 AC)

30'-0"

30'-0"

BUILDING CODE AREA: AREA WITHIN INSIDE PERIMETER OF EXTERIOR WALL. INCLUDE STAIRS, CORRIDORS, ECT. EXCLUDE SHAFTS, EXTERIOR WALLS.ZONING CODE AREA: AREA WITHIN EXTERIOR WALL OF A BUILDING. EXCLUDE EXTERIOR WALLS, STAIRS, SHAFTS, MACHINE ROOMS, PARKING, ETC.SCHOOL DISTRICT AREA: AREA WITHIN THE PERIMETER OF A STRUCTURE MEASURED FROM EXTERIOR FACE OF EXTERIOR WALL. EXCLUDE GARAGE, DETACHEDACCESSORY STRUCTURE, ENCLOSED PATIO.

PROJECT DATA

LEGAL DESCRIPTION:LOT 118 TRACT TR-7499 IN THE CITY OF LOS ANGELES, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PERMAP RECORDED IN MB 90 - 22/23

PROJECT DESCRIPTION:DEMO OF 2 EXISTING SINGLE FAMILY RESIDENCES - NEW CONSTRUCTION OF 3 SINGLE FAMILY RESIDENCES UNDERCITY OF LOS ANGELES SMALL LOT SUBDIVISION ORDINANCE

SITE ADDRESS:3116-3124 LARGA AVENUE. LOS ANGELES. CA 90039

PROPERTY SUMMARY:ZONE RD2-1-RIO LOT SIZE (SQ.FT.) 38' X 150' 5,622 GARAGE AREA (SQ.FT.) 0 BUILDING COVERAGE (%) (SQ.FT.) 0% 0PAVING COVERAGE (%) (SQ.FT.) 0% 0LANDSCAPE COVERAGE (%) (SQ.FT.) 0% 0

BUILDING SUMMARY:DENSITY 3-UNITS

NOTE:(1) DESIGN BASED ON 2013 CRC / 2012 IRC(2) BUILDING TO BE EQUIPPED WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM ACCORDANCE WITH SECTION R313.3 OR NFPA 13D(3) FIRE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIVISION PRIOR TO INSTALLATION

SYMBOL LEGEND

ELEVATION / SECTION KEYNOTE

WALL TYPE

WINDOW SYMBOL

DOOR SYMBOL

2

AA

1

03

C/L CENTERLINE0 DIAMETER OR ROUND@ ATPERP PERPENDICULARADJ ADJUSTABLEAFF ABOVE FINISH FLOORCLR. CLEARDIA DIAMETERDN. DOWNEA. EACHEQ. EQUALFIN. FINISHFLUOR. FLUORESCENTF.F. FINISH FACE, FINISH FLOORF.O.S. FACE OF STUDFV FIELD VERIFYGA. GAUGEGYP. GYPSUM BOARDHR. HOURHVAC HEATING, VENTILATION & AIR CONDITIONINGMAX. MAXIMUMM.C. MEDICINE CABINETMIN. MINIMUMMTD. MOUNTEDN/A NOT APPLICABLEN.I.C. NOT IN CONTRACTNO. NUMBERNOM. NOMINALN.T.S. NOT TO SCALEO.A. OVERALLO.C. ON CENTERO.D. OUTSIDE DIMENSIONPL. PLATEPLYWD. PLYWOODRAD. RADIUSREQ. REQUIREDRM ROOMR.O. ROUGH OPENINGSIM. SIMILARSPEC. SPECIFICATIONSQ. SQUARESTL. STEELTYP. TYPICALU.N.O. UNLESS NOTED OTHERWISEV.I.F. VERIFY IN FIELD

.214-1001_larga_title1:1.25

H 1 1C O L O R R E N D E R I N G

H 1 2P R E L I M I N A R Y P A R C E L M A P

H 1 3S I T E P L A N

H 1 4F L O O R P L A N S

H 1 5R O O F P L A N

H 1 6N O R T H & W E S T E L E V A T I O N

H 1 7S O U T H & E A S T E L E V A T I O N

H 1 8S E C T I O N S A & B

H 1 9S E C T I O N S C & D

H 2 0S E C T I O N S E , F, G , H , I , & J