HomeMy WebLinkAbout03_Evans Residence Modification Permit_PA2024-0222CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 29, 2025
Agenda Item No. 3
SUBJECT: Evans Residence (PA2024-0222)
▪Modification Permit
SITE LOCATION: 1801 Port Taggart Place
APPLICANTS/OWNERS: Leslie M Evans Trust
PLANNER: Oscar Orozco, Associate Planner
949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
•Zoning District: PC3 (Harbor View Hills Planned Community)
PROJECT SUMMARY
A request for a modification permit to allow an addition to an existing 2,930-square-foot
single-unit dwelling that is greater than 10% of the existing square footage. The existing
single-unit dwelling is nonconforming due to the dimensions of the existing garage. Title 20
(Planning and Zoning) of the Newport Beach Municipal Code (NBMC) limits additions to a
maximum of 10% of the existing gross floor area when a residence has nonconforming
parking. The total addition includes 409 square feet, which is a 14% addition. The addition
otherwise complies with all applicable development standards and no other deviations are
requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversions of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Modification Permit
filed as PA2024-0222 (Attachment No. ZA 1).
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DISCUSSION
• The Property is zoned PC3 (Harbor View Hills) and is located within the
Low/Medium Density Residential subarea (Area 7). This subarea allows for the
development of detached, single-unit dwellings. The surrounding neighborhood is
developed with both single-story and two-story, single-unit dwellings.
• The Property was originally developed in 1972 with a two-story, single-unit,
dwelling. There is an attached, 462-square-foot, two-car, garage at the front of the
dwelling-unit.
Figure 1: Oblique Aerial image of Neighborhood
• While PC3 specifies the number of required parking spaces (two per dwelling unit
in a garage), it does not specify the required interior dimensions. PC3 defers to the
residential parking standards of the Newport Beach Municipal Code (NBMC)
Section 20.40.090 (Parking Standards for Residential Uses). The subject lot is
greater than 40 feet wide and requires a two-car garage with minimum dimensions
of 20 feet wide by 20 feet deep or two one-car garages that are 10 feet wide by 20
feet deep .
• The existing interior clear dimensions of the two-car garage measure 20 feet wide
by 19 feet, 11 inches deep. Therefore, the existing garage depth does not comply.
Subject Property
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The garage was compliant with the zoning standards in place at the time of
construction. As the result of subsequent amendments to the Zoning Code, the
garage is now substandard in size and is considered legal nonconforming.
• NBMC Subsection 20.38.030(C) (Determination of Nonconformity –
Nonconforming Structure) defines a “legal nonconforming structure” as any
structure that was lawfully erected but does not conform with the current
development standards for the zoning district in which it is located by reason of
adoption or amendment of the Zoning Code. The existing structure is considered
legal nonconforming as it was legally permitted, but is now nonconforming due to
the substandard interior garage dimensions.
• NBMC Subsection 20.38.060(A)(2) (Nonconforming Parking - Residential) limits
additions to residential structures with nonconforming parking dimensions to 10%
of the existing gross floor area within any 10-year period. Larger additions may be
permitted subject to the approval of a modification permit. The applicant proposes
a 409-square-foot (14% of the existing gross floor area) addition and leaving the
garage dimensions unchanged.
• The proposed 409-square-foot addition is intended to accommodate the
construction of an expanded living room and entryway on the first floor and an
expanded bedroom along with a new bathroom on the second floor. The proposed
remodel and construction will comply with all applicable development standards,
including height, setbacks, and lot coverage. The resulting home will consist of four
bedrooms and four and a half bathrooms with a total floor area of approximately
3,339 square feet (including the 462-square-foot garage). The proposed structure
will not appear out of character with the bulk and scale of other single-unit dwellings
within the neighborhood.
• The new floor plan configuration will allow for the existing water heater,
washer/dryer, and storage cabinets to be removed from the garage. The new floor
plan configuration will make the existing nonconforming garage more functional
and will restore it back to its permitted use. In addition, it will increase the width of
the garage from 16 feet, 2 inches wide, to 20 feet wide, therefore, making the
garage compliant with the minimum 20-foot width requirement.
• The scope of work described above does not require modification to the garage.
Increasing the scope of work to include modifications to the depth of the garage
would require major structural alterations and significant cost while providing a
negligible benefit of one inch.
• An alternative to this proposal is to reduce the size of the addition to not more than
10% of the existing gross floor area of the structure as authorized under NBMC
Section 20.38.060(A) (Nonconforming Parking - Residential). Given the intent of
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the project is to provide for more living area for the residents, a redesign to reduce
the size of the addition to 293 square feet will significantly impact the objectives of
the project and would not provide similar benefits to the applicant.
• The garage provides two useable parking spaces that are only substandard by one
inch. The existing conditions fulfill the intent of the NBMC by providing adequate
parking onsite. The applicant will continue to use the existing two-car garage and
park on-site.
• The proposed parking configuration will continue to accommodate the parking of
two vehicles within the garage and fulfills the intent of the Zoning Code.
Additionally, the on-site driveway in front of the garage is approximately 21 feet, 3
inches wide by 22 feet, 9 inches long, accommodating two additional open parking
spaces on-site. Demand for on-street parking in the neighborhood is not
anticipated to increase as a result of the project.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303, Article 19 of Chapter 3 under Class 3 (New Construction or Conversion of
Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment.
The Class 3 (New Construction or Conversion of Small Structures) exemption includes
construction of one single-family residence, or a second dwelling unit in a residential zone.
The proposed project includes the remodel of an existing single-family residence with
nonconforming parking and the construction of a 409 square foot addition to an existing
single-unit dwelling.
The exceptions to this exemption under Section 15300.2 are not applicable. The project
location does not impact an environmental resource of hazardous or critical concern, does
not result in cumulative impacts, does not have a significant effect on the environment
due to unusual circumstances, does not damage scenic resources within a state scenic
highway, is not a hazardous waste site, and is not identified as a historical resource.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
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An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
______________________________
Oscar Orozco, Associate Planner
LAW/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Justification Letter
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A
MODIFICATION PERMIT FOR AN ADDITION GREATER THAN
10% TO A SINGLE-UNIT DWELLING WITH A LEGAL
NONCONFORMING GARAGE LOCATED AT 1801 PORT
TAGGART PLACE (PA2024-0222)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Foubister Architects (“Applicants”), with respect to the property
located at 1801 Port Taggart Place and legally described as Lot 25 of Tract No. 6938
requesting approval of a modification permit.
2. The Applicant requests a modification permit to allow an addition to an existing 2,930-
square-foot single-unit dwelling that is greater than 10% of the existing square footage.
The existing single-unit dwelling is nonconforming due to the dimensions of the existing
garage. Title 20 (Planning and Zoning) of the Newport Beach Municipal Code (NBMC)
limits additions to a maximum of 10% of the existing gross floor area when a residence
has nonconforming parking. The total addition includes 409 square feet, which is a 14%
addition. The addition otherwise complies with all applicable development standards and
no other deviations are requested.
3. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the PC3 (Harbor View Hills Planned
Community) Zoning District.
4. The subject property is not located within the coastal zone; therefore, a coastal
development permit is not required.
5. A public hearing was held on May 29, 2025, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment.
2. This exemption includes additions to existing structures provided that the addition does
not result in an increase of more than 50% of the floor area of the structure before the
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addition, or 2,500 square feet, whichever is less. The proposed project includes the
remodel of an existing single-unit dwelling with nonconforming parking and the
construction of a 409 square foot addition to an existing single-unit dwelling.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050(E) (Modification Permits – Required Findings) of the
NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The existing development is a 2,930 square-foot, single-unit dwelling with an attached
two car garage. The neighborhood is comprised of one-story and two-story single-unit
dwellings. The modification permit will allow an expansion of the existing two-story
single-unit dwelling, which is compatible with other properties in the neighborhood.
2. The addition would provide more living area for the residents by increasing the size of
the dwelling unit by 409 square feet. The addition is two stories and is consistent with
the design and height of other properties in the neighborhood.
3. There is no change to the density or the use as a result of the proposed remodel and
addition.
Finding:
B. The granting of the modification is necessary due to the unique physical characteristic(s) of
the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1. The existing structure was built in the early 1970s and complied with development
standards, including parking requirements, at the time of construction. Subsequent
amendments to the standards have rendered the interior clear dimensions of the existing
two-car garage to be substandard in size.
2. NBMC Subsection 20.38.030(C) (Determination of Nonconformity – Nonconforming
Structure) defines a “legal nonconforming structure” as any structure that was lawfully
erected but does not conform with the current development standards for the zoning
district in which it is located by reason of adoption or amendment of the Zoning Code.
The existing structure is considered legal nonconforming as it was legally permitted but
is now nonconforming due to the substandard interior garage dimensions.
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3. The proposed project does not require modification to the garage. Modifying the garage
walls to conform to the minimum interior garage dimensions, which are not within the
area of the proposed construction, would require substantial foundation and framing
work due to the structural significance of the wall. Rebuilding the garage wall would
significantly increase the scope and cost of the project.
4. The granting of the modification permit is necessary to allow a reasonable addition to
an existing dwelling that was constructed in compliance with garage standards in effect
at the time of original construction, and that are adequate in width for the parking of two
vehicles.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated with the
property and that the strict application of the Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. The existing garage is nonconforming because it is located 22 feet, 9 inches from the
front property line where 32-foot feet is required for the front yard setback. Therefore,
the existing garage is nonconforming to the front setback. If the existing garage wall
were moved approximately one inch forward (towards the street) to achieve the required
20-foot clear interior depth, this would place the garage further into the required 32-foot
front yard setback, which would not be more consistent with the Zoning Code.
2. The rear wall of the garage has been identified by the project architect and Building
Division as a critical load bearing wall that supports the structure both vertically and
laterally. In addition, the rear wall of the garage has a footing beneath it that provides
lateral shear support. Adjusting the wall location to increase the depth by one inch would
cause substantial foundation and framing work and would add significant scope and cost
to the project.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits to the
applicants with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. Bringing the garage into compliance with current Zoning Code requirements would
provide a negligible benefit but it would unreasonably require significant alterations to
the structure well beyond the scope of the planned addition.
2. The intent of the project is to provide an expanded living room and entryway on the first
floor and an expanded bedroom along with a new bathroom on the second-floor
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additional living area, including a new laundry room, a larger kitchen, and a new family
room. A redesign to reduce the size of the addition to 293 square feet will significantly
impact the objectives of the project and would not provide similar benefits to the
Applicants.
3. Facts in support of Finding C are hereby incorporated by reference.
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or welfare,
to the occupants of the property, nearby properties, the neighborhood, or the City, or result
in a change in density or intensity that would be inconsistent with the provisions of this
Zoning Code.
Facts in Support of Finding:
1. The proposed remodel and construction will comply with all applicable development
standards, including height, setbacks, lot coverage and will provide adequate protection
for light, air, and privacy. The addition will not preclude access to the dwelling and will
be consistent in scale with other dwellings in the neighborhood.
2. The proposed project maintains more than the minimum five-foot side yard for fire
access in accordance with Zoning Code Section 20.30.110 (Setbacks Regulations and
Exceptions), Subsection A(1)(c).
3. The approval of this modification permit is conditioned such that the Applicants are
required to obtain all necessary permits in accordance with the Building Code and other
applicable Codes.
4. In addition to the two-car garage, the property includes a driveway adequate in size to
accommodate parking for two additional vehicles on-site, minimizing demand for on-
street parking.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has
no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Modification
Permit filed as PA2024-0222, subject to the conditions set forth in Exhibit “A,” which is
attached hereto and incorporated by reference.
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3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning of the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF MAY 2025.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The Applicants shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Modification Permit.
4. This Modification Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
5. Any change to the approved plans shall require review by the Planning Division. An
amendment to or the processing of a new modification permit may be required.
6. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior clear dimensions (20 feet wide by minimum 19 feet,
11 inches deep) shall be kept clear of obstructions including cabinets, shelving, or similar
that may impact the ability to adequately park two vehicles.
8. Prior to the issuance of a building permit, the Applicants shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
9. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
10. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the NBMC, which restricts hours of noise-generating construction
activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday
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Zoning Administrator Resolution No. ZA2025-###
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through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays, or Holidays.
11. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the NBMC.
12. To the fullest extent permitted by law, Applicants shall indemnify, defend and hold harmless
the City, its City Council, its boards and commissions, officials, officers, employees, and
agents from and against any and all claims, demands, obligations, damages, actions,
causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses
(including without limitation, attorney’s fees, disbursements and court costs) of every kind
and nature whatsoever which may arise from or in any manner relate (directly or indirectly)
to City’s approval of Evans Residence including, but not limited to Modification Permit
filed as PA2024-0222. This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred
in connection with such claim, action, causes of action, suit or proceeding whether incurred
by Applicants, City, and/or the parties initiating or bringing such proceeding. The Applicants
shall indemnify the City for all of the City's costs, attorneys' fees, and damages which the
City incurs in enforcing the indemnification provisions set forth in this condition. The
Applicants shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition
Fire Prevention Division
13. The Project shall be designed to incorporate a fire sprinkler system in accordance with
2022 CFC 903 and 2022 NFPA13D.
14. The Property shall maintain an open passage/walkway of 36 inches (wide) along one side
yard from the front to rear of property for emergency access.
Public Works Department
15. Prior to the building permit final, a new sewer clean out shall be installed on the existing
sewer lateral per City Standard 406.
16. Prior to the building permit final, the Applicant shall reconstruct the existing damaged
driveway per City Standard 162.
17. The Applicant shall obtain an encroachment permit and encroachment agreement for the
existing decorative walkway within the Port Taggart Place public right of way.
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Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Modification Permit (PA2024-0222)
1801 Port Taggart Place
Subject Property
15
Attachment No. ZA 3
Applicant’s Project Justification Letter
16
FOUBISTER ARCHITECTS
840 Glenneyre St.
LAGUNA BEACH, CA. 92651
PROJECT NAME PORT TAGGART
PROJECT ADDRESS 1801 PORT TAGGART
DATE: 03/13/2025
Plan Check #:
1. The granting of the modification is necessary due to the uniquely large front yard setback of the property,
making the entire front façade of the existing structure non-conforming. This includes the front wall of the
existing garage which is currently nonconforming in two regards; it is deficient in size (length and width) and over
the front yard setback by approximately 3”.
The existing structure was built in the 1970s and complied with parking development standards at the time of
construction. Subsequent amendments to the standards have rendered the interior clear dimensions of the
existing garage substandard, making it a legal nonconforming structure.
In the current design, the wing wall at the rear of the garage, between the refrigerator and garage has been
shifted to increase the width of the garage from 18’-3” to the required 20’-0”. The substandard garage depth
cannot be mitigated however as the front wall is over the existing front yard setback, and the rear wall is a major
shear wall that also supports the ridge beam of the roof above and therefore cannot feasibly be shifted per the
attached letters from the contractor and structural engineer.
2. The granting of the modification is necessary due to the practical difficulties associated with the front façade of
the building being over the existing front yard setback, creating an excessive limit on the parameters of an
alteration.
The front wall of the garage is located approximately 3” over the existing front yard setback, and the front wall of
bedrooms 3 and 4 on the second story are located approximately 11 ½” over the existing front yard setback.
The current development standards would require the front garage wall to be moved 3” to within the setback,
which would further reduce the already deficient garage depth from 19’-8” to 19’-5”. This would also then
require the rear garage wall to move 7” to meet the required 20’ depth. Per the attached letters from the
17
structural engineer and contractor, moving the rear wall of the garage would create substantial reconstruction of
the home and add significant costs to the project.
The granting of the modification permit is necessary to allow a reasonable addition to an existing dwelling that
was constructed in compliance with garage standards at the time of construction and a front façade that is within
the average front yard setback for the neighborhood.
3. We have revised the scope of the proposed additions to ensure they are within the existing setbacks and
increased the width of the garage to the required 20’, however there are no alternatives to the modification
permit that would allow the reduction of mass of the second story on the front façade benefiting the
surrounding property owners and occupants, or allow the garage to meet the required 20’ depth.
Bringing the garage into conformance with current Zoning Code requirements would provide a negligible benefit,
while also requiring unreasonably significant reconstruction and costs to the structure well beyond the scope of
the planned addition and remodel.
The intent of the project is to reduce the apparent mass of the home from the street and provide additional
living area, while trying to be as efficient as possible in the construction of the remodel. A redesign to bring the
garage and front façade of the home into conformance with current Zoning Code requirements will significantly
impact the objectives of the project and would not provide similar benefits to the applicants.
4. The granting of the modification would not be detrimental to public health, safety, or welfare to the occupants of
the property, nearby properties, the neighborhood, or the city as it will remain in keeping with the compatibility
of the existing development in the neighborhood.
The proposed construction will provide adequate protection for light, air, and privacy. The addition will not
preclude access to the dwelling and will be consistent in scale with other dwellings in the neighborhood. The
proposed project maintains more than the minimum 3’ side yard for fire access in accordance with Zoning Code
Section 20.30.110, Subsection A(1)(c).
The approval of this modification permit is conditioned such that the applicants are required to obtain all
necessary permits in accordance with the Building Code and other applicable codes. In addition to the 2 car
garage, the property includes a driveway adequate in size to accommodate parking for 2 additional vehicles on
site, minimizing demand for on-street parking.
18
19
ESI/FME Job No.: T028
ESI/FME, Inc.
STRUCTURAL ENGINEERS & COUNSULTANTS
1800 E. 16th Street, Santa Ana, CA 92701 Tel: (714) 835-2800 Fax: (714) 835-2819
April 7, 2025
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Attn: Building Department
Re: 1801 Port Taggart Pl. - Garage
Please note that it is our recommendation that the back wall of the garage at 1801 Port Taggart Pl. is not
moved as it is a critical bearing wall that supports the house both vertically and laterally. The wall has a
footing directly underneath it and is also a lateral shear wall helping support the house seismically.
Adjusting this wall would cause substantial foundation and framing work given the structural significance of
the wall. A large portion of the 2nd floor currently sits on the wall.
Please see snapshot below highlighting the wall in question.
20
ESI/FME Job No.: T028
ESI/FME, Inc.
STRUCTURAL ENGINEERS & COUNSULTANTS
1800 E. 16th Street, Santa Ana, CA 92701 Tel: (714) 835-2800 Fax: (714) 835-2819
-
Please feel free to reach out if there are any additional questions regarding this matter.
Sincerely,
ESI/FME, Inc
Farhad Manshadi P.E.
(657) 335-4113
Structural Engineers
21
Attachment No. ZA 4
Project Plans
22
Door symbol - see door schedule
Window symbol - see window schedule
Keynote symbol - see keynotes
Color/material symbol - see color/fin. list
Equipment symbol - see equipment list
Plumbing fixtures symbol per schedule
Plumbing accessories symbol per schedule
Ceiling height symbol
Sheet Number
Sheet Number
Interior ElevationNumber
Section Number
Sheet Number
Detail Number
Spot elevation
A10
1
2
3
4
2
A9
4
D1
A.B. ANCHOR BOLTABV. ABOVEA.C. ASPHALT CONCRETEA.F.F. ABOVE FINISH FLOORAL ALUMINUMALT ALTERNATEAPP APPROXIMATEARCH ARCHITECTURALBD BOARDBLW BELOWBET BETWEENBLDG BUILDINGBM BEAMBOT BOTTOMBYN BEYONDBW BOTH WAYSC.J. CEILING JOISTSC.M.U. CONCRETE MASONRY UNITSC.O. CLEAR OPENINGCAB CABINETCLG CEILINGCEM CEMENTCER CERAMICCLR CLEARCOL COLUMNCONC CONCRETECONN CONNECTIONCONST CONSTURUCTIONCONT CONTINUOUSCONTR CONTRACTORD DEPTHD.F. DRINKING FOUNTAIN, DOUGLAS FIRD.S. DOWNSPOUTDB. DOUBLEDET DETAILDIA DIAMETERDIM DIMENSIONDN DOWNDR DOORDWG DRAWINGDWR DRAWERE.N. EDGE NAIL(ING)E.W. EACH WAYEA EACHELEC ELECTRIC, ELECTRICALELEV ELEVATIONE.I.F.S. EXTERIOR INSULATION AND FINISH SYSTEMEQ EQUALEQUIP EQUIPMENTESMT EASMENTEXH EXHAUST[E] EXISTINGEXP EXPOSEDF.N. FIELD NAILING FACE OF CONCRETE
F.N.A.F.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFRMG FRAMINGFDN FOUNDATIONFIN FINISHFLR FLOORFT FOOTFTG. FOOTINGGA GAUGEGALV GALVINIZEDGAR GARAGEGFF GARAGE FINISH FLOORG.F.I. GROUND FAULT INTERRUPTORG.F.R.C. GLASS FIBER REINFORCEDCEMENTG.I. GALVINIZED IRONGLS GLASSGR GRANITEGRD GRADEGYP. BD. GYPSUM BOARDH.M, HOLLOW METALH.C. HOLLOW COREHC HANDICAPPEDHD HIGH DENSITY, HOLD DOWNHDW HARDWAREHR HOURHT HEIGHTHRT. HEATERI.D. INSIDE DIAMETERIN INCHINS. INSULATIONINT. INTERIORJAN. JANITORJT. JOINTKIT. KITCHENL. LENGTHLAV. LAVATORYM.C. MEDICINE CHESTM.O. MASONRY OPENINGMAS. MASONRYMAX. MAXIMUMMECH. MECHANICALMED. MEDIUMMFG. MANUFACTURERMIN. MINIMUMMISC. MISCELLANEOUSMTD MOUNTEDMTL. METAL[N] NEWN.I.C. NOT IN CONTRACTN.T.S. NOT TO SCALENAT. NATURALO.C. ON CENTERO.D. OUTSIDE DIAMETEROPN. OPENINGOPP OPPOSITE
P/A PLANTING AREAP.S.I. POUNDS / SQUARE INCHPL. PLATEPLAS PLASTERPLY PLYWOODPOL POLISH, POLISHEDPM. PAIRPT. PAINTR RADIUS, RAFTERR.D. ROOF DRAINR.O. ROUGH OPENINGR.R. ROOF RAFTERR.S. ROUGH SAWNRA RETURN AIRREQ REQUIREDRI RISERRM ROOMR.O.W. RIGHT OF WAYS STAINLESSS.C. SOLID CORESCH. SCHEDULESECT. SECTIONSH SHELFSHTG SHEATHINGSHWR SHOWERSIM SIMULARSPEC SPECIFICATIONSSQ SQUAREST. STREETSTD STANDARDSTL STEELSTN STONESTUC STUCCOSTRUCT STRUCTURALSYM SYMMETRICALT&B TOP AND BOTTOMT&G TOUNGE AND GROOVET TREAD, TEMPERED GLASSTC TOP OF CONCRETE / CURB / CHIMNEYTD TOP OF DECKTP TOP OF PLATETT TOP OF TRELLISTR TOP OF ROOFTRAIL TOP OF HANDRAILTW TOP OF WALLTEL TELEPHONETHK THICKTYP TYPICALU.N.O. UNLESS NOTED OTHERWISEUR URINALV.T.R. VENT THROUGH ROUGHW WIDE, WIDTHW/ WITHW.C. WATER CLOSET, WALL COVERINGWD WOODWP WATERPROOFW.R. WATER RESISTANT
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PROJECT SITE
OWNER: MR. AND MRS. EVANS1801 PORT TAGGART PL ,NEWPORT BEACH, CA 92660-
ARCHITECT:FOUBISTER ARCHITECTSC/O: RORY FOUBISTER, AIA840 GLENNEYRE STREETLAGUNA BEACH, CA 92651949-436-2286
CODE ANALYSISCODE: 2022 CBC, CRC, CMC, CEC, CPC, CGBS, CEES & NBMC TITLE 24AND LOCAL CITY ORDINANCES.CONSTRUCTION TYPE: V-BZONING DESIGNATION: PC-3OCCUPANCY CLASSIFICATION: RS-D (R-1)OCCUPANCY SEPARATIONS: 1-HRNUMBER OF STORIES: 2NUMBER OF BEDROOMS: 4SPRINKLERED: YES
PROJECT ADDRESS1801 PORT TAGGART PLACE, NEWPORT BEACH, CA 92660
ACCESSOR'S PARCEL NUMBERAPN: 458-422-01
LEGALN TR 6938 BLK LOT 25
STRUCTURAL: ----
1801 PORT TAGGART PLACE
PROJECT TEAM PROJECT SUMMARYCITY NOTES SHEET INDEX
SYMBOLS
ABBREVIATIONS
REVISIONS
VICINITY MAP
1. DESTRUCTIVE REMOVAL OF WORK PERFORMED WITHOUT PERMITS MAY BE REQUIRED FOR INSPECTION(S).
2. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH THE CITY.
3. UNDERGROUND UTILITIES REQUIRED.
4. THE STRUCTURAL DESIGN AND DETAILS FULLY CONFORM TO ALL APPROPRIATE REQUIREMENTS OF THIS CODE, THE CALIFORNIA RESIDENTIAL CODE(R301.1.3 CRC)
5. APPLICATIONS FOR WHICH NO PERMIT IS ISSUED WITHIN 180 DAYS FOLLOWING THE DATE OF APPLICATION SHALL AUTOMATICALLY EXPIRE. (CRCR105.3.2)
6. EVERY PERMIT ISSUED SHALL BECOME INVALID UNLESS WORK AUTHORIZED IS COMMENCED WITHIN 180 DAYS OR IF THE WORK AUTHORIZED ISSUSPENDED OR ABANDON FOR A PERIOD OF 180 DAYS. A SUCCESSFUL INSPECTION MUST BE OBTAINED WITHIN 180 DAYS. A PERMIT MAY BEEXTENDED IF A WRITTEN REQUEST STATING JUSTIFICATION FOR EXTENSION AND AN EXTENSION FEE IS RECEIVED PRIOR TO EXPIRATION OF THEPERMIT AND GRANTED BY THE BUILDING OFFICIAL. NO MORE THAN ONE (1) EXTENSION MAY BE GRANTED. PERMITS WHICH HAVE BECOME INVALIDSHALL PAY A REACTIVATION FEE OF APPROXIMATELY 50% OF THE ORIGINAL PERMIT FEE AMOUNT WHEN THE PERMIT HAS BEEN EXPIRED FOR UP TOSIX (6) MONTHS. WHEN A PERMIT HAS BEEN EXPIRED FOR A PERIOD IN EXCESS OF ONE (1) YEAR, THE REACTIVATION FEE SHALL BE APPROXIMATELY100% OF THE ORIGINAL PERMIT FEE. (R105.5 CRC)
7. AN AUTOMATIC FIRE SPRINKLER SYSTEM IS NOT REQUIRED
8. THIS PROJECT SHALL COMPLY WITH THE: 2022 CALIFORNIA RESIDENTIAL CODE (CRC), 2022 CALIFORNIA MECHANICAL CODE (CMC), 2022CALIFORNIA PLUMBING CODE (CPC), 2022 CALIFORNIA ELECTRICAL CODE (CEC), 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC),2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS (CEES) AND THE CITY LOCAL ORDINANCES.
9. ISSUANCE OF A BUILDING PERMIT BY AUTHORITY HAVING JURISDICTION DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVECOVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACTYOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT
10. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT
11. ALL NONPLIANT PLUMBING FIXTURES SHALL BE REPLACED BY WATER CONSERVING FIXTURES FOR A BUILDING UNDERGOING ALTERATION.
JOB SITE HOUSEKEEPINGTHE LOT AND STREET ADJACENT TO THE LOT SHALL BE KEPT AS CLEAN AND ORDERLY AS POSSIBLE DURING CONSTRUCTION BY OBSERVING THE FOLLOWINGRULES:a. INSTALL TEMPORARY CONSTRUCTION FENCING ON THE SIDE AND REAR PROPERTY BOUNDARIES OR THE TOPS OF SLOPES WHERE WALLS DO NOT EXIT.FENCING IS TO BE SIX (6') FEET HIGH, TUBULAR FRAMED FOURTEEN (14') FEET CHAIN LINK PANELS WITH TAN OR GREEN MESH SCREENING. ONE FOURTEEN (14')FOOT PANEL SHALL CONNECT TO THE SIDE YARD FENCING AND BE INSTALLED PARALLEL TO THE STREET. PORTABLE TOILETS ARE TO BE KEPT BEHIND THIS FRONTSCREEN.b. CONSTRUCTION MATERIALS, SUPPLIES, EQUIPMENT, TOOLS AND OTHER SUCH ITEMS SHALL BE STORED ON THE LOT ON WHICH CONSTRUCTION ISTAKING PLACE. NO CONSTRUCTION MATERIALS, SUPPLIES, EQUIPMENT, TOOLS AND/OR OTHER SUCH ITEMS MAY BE STORED OR KEPT ON THE STREET OR ANYOTHER LOT, EVEN WITH THE LOT OWNER'S PERMISSION.c. TRASH CONTAINERS SHALL BE PLACED ON THE LOT AND EMPTIED WEEKLY OR BEFORE OVERFLOWING.d. THE REQUIRED JOB SITE TOILET SHALL BE PLACED ON THE LOT AND FACING INTO THE LOT. A TEMPORARY PORTABLE TOILET IN GOOD CONDITION SHALL BEPROVIDED WITH A BI-WEEKLY CHEMICAL MAINTENANCE PROGRAM. THESE UNITS SHALL BE MAINTAINED IN A CLEAN, SANITARY AND ODORLESS CONDITION.TOILET FACILITIES SHALL BE LOCATED IN SUCH A MANNER AS NOT TO INFRINGE ON NEIGHBORING HOME-SITE OWNERS AND SHALL BE PLACED SO THEENTRANCE FACES TOWARD THE HOUSE, AWAY FROM THE STREET.e. A FORTY (40) GALLON COVERED GARBAGE CONTAINER SHALL BE PLACED ON THE LOT FOR ALL ORGANIC TRASH, BOTTLES, CANS, FRUIT PEELINGS, PITS,CORES, LOOSE PAPER, MILK CARTONS, FOOD WRAPPINGS AND ANY OTHER DEBRIS LEFT BY THE CONSTRUCTION PERSONNEL. THIS MATERIAL CAUSESUNPLEASANT ODORS AND ATTRACTS INSECTS. THEREFORE, THE GARBAGE CONTAINER LID MUST BE REPLACED ON THE CAN AFTER EACH USE AND THE CANEMPTIED WHEN FULL.f. MEASURES TO BE TAKEN FOR DUST CONTROL ON LOT DURING CONSTRUCTION.g. THE JOB SITE SHALL BE POLICED AT THE END OF EACH SHIFT TO SEE THAT ALL TRASH IS PICKED UP AND PUT IN THE PROPER CONTAINER. ANY TRASHSUBJECT TO BLOWING, SUCH AS ROOFING PAPER, INSULATION, AND PACKING MATERIAL, SHALL BE CONTROLLED CONTINUOUSLY.h. AT THE END OF EACH SHIFT DURING CONSTRUCTION, THE STREET AND GUTTERS ADJACENT TO THE JOB SITE SHALL BE SWEPT AND ALL DIRT, ROCKS, SANDAND DEBRIS REMOVED. HOSING DOWN OF THIS DEBRIS IN THE STREET ONLY PUSHES IT IN FRONT OF SOME OTHER PROPERTY AND IS NOT PERMITTED. EXCESSDIRT, FILL OR ANY OTHER SUCH MATERIAL SHALL NOT BE DUMPED OR STORED ON THE STREET OR ON ANY OTHER LOT.i. JOB SITE CONSTRUCTION TRAILERS NOT BUILT FOR CONSTRUCTION OFFICE PURPOSES ARE NOT PERMITTED, (E.G. TRAVEL TRAILERS ARE NOT PERMITTED).CONSTRUCTION MACHINES AND TRUCKS ARE NOT TO BE LEFT ON THE STREET OVERNIGHT.j. RADIO PLAYING OR PLAYING OF MUSIC BY ANY MEANS IS NOT PERMITTED ON THE JOB SITE.k. ALL CONSTRUCTION SITES WILL BE SUBJECT TO INSPECTION AT ANY TIME. RULE VIOLATIONS WILL BE REPORTED TO THE OWNER/CONTRACTOR INWRITING AND BY PHONE IF POSSIBLE. CORRECTION OF RULE VIOLATION SITUATIONS IS EXPECTED WITHIN TWENTY-FOUR (24) HOURS OF NOTICE IN WRITING ORBY PHONE, WHICHEVER IS RECEIVED FIRST.l. VENDORS' PETS ARE NOT ALLOWED ON THE JOB SITE.m. IF THESE RULES CAUSE A TEMPORARY HARDSHIP, RELIEF CAN BE REQUESTED IN WRITING FROM THE BOARD OF DIRECTORS.
SATURDAYS - ONLY QUIET, "FINISHING" WORK WILL BE PERMITTED.SUNDAYS AND HOLIDAYS - NO WORK PERMITTED.HOLIDAYS ARE CHRISTMAS EVE, CHRISTMAS DAY, NEW YEARS EVE, NEWYEARS DAY, FOUR DAY THANKSGIVING, MEMORIAL DAY, LABOR DAY ANDJULY 4TH.
ZONING STANDARDS
DESCRIPTION REQUIRED EXISTING PROPOSED CONFORMS (Y/N)
LOT AREA 7,000 SF 8,297 SF 8,297 (NO CHANGE)YESLOT WIDTH (AVG.)50'-0" 70'-0"70'-0" (NO CHANGE)YESLOT DEPTH (AVG.)N/A ± 134'-1 1/2"± 134'-1 1/2" (NO CHANGE)YES
MAX. BUILDING HEIGHT 29'-0"23'-11"23'-11"YESSETBACKS:
FRONT YARD 23'-0" 23'-0" 20'-8 12"YES
REAR YARD 10'-0"10'-0"10'-0"YES SIDE YARD 5-0"5'-0"5'-0"YESLOT COVERAGE 60%1,787 SF / 21.5%1,964 SF / 23.7%YES
LANDSCAPE OPEN SPACE N/A N/A N/A N/A
IRRIGATED AREA N/A N/A N/A N/A
PARKING 2 COVERED 2 COVERED / 2 UNCOVERED (NO CHANGE)YES
PROJECT DATA
DESCRIPTION EXISTING PROPOSED TOTAL REMODELLIVING AREA: LEVEL 1 1,252 SF +197 SF 1,449 SF 1,449 SF LEVEL 2 1,216 SF +212 SF 1,428 SF 1,428 SFTOTAL LIVING AREA 2,468 SF +409 SF 2,877 SF 2,877 SFGARAGE462 SF +0 SF 462 SF 0 SFTOTAL ELEV. DECK /TERRACE 73 SF -73 SF 0 SF 0 SF
MECHANICAL / STORAGE
LEVEL 1 N/A N/A N/A N/A LEVEL 2 N/A N/A N/A N/A BASEMENT N/A N/A N/A N/A
TOTAL MECH./STORAGE N/A N/A N/A N/A
PROJECT SUMMARY TABLES
USE SFR ZONE PC-3 LOT SLOPE (%)
PROJECT DESCRIPTIONREMODEL OF AN EXISTING SINGLE FAMILY RESIDENCE, MODIFY FRONT YARD SETBACK
DAYS AND HOURS OF OPERATIONa. ENTRY AND EXIT OF CONSTRUCTION PERSONNEL IS TO BE BY THECONSTRUCTION GATE.CONSTRUCTION MAY ONLY BE CONDUCTED DURING THE FOLLOWINGHOURS:OCTOBER 1 - APRIL 30: MONDAY - FRIDAY, 8:00 AM - 5:00 PMMAY 1 - SEPTEMBER 30: MONDAY - FRIDAY, 7:00 AM - 5:00 PM
A001 TITLE SHEET
A002 CAL GREEN
A003 CAL GREENA004GENERAL NOTES
TOPO SURVEY
A101 SITE PLAN
A201 AS BUILT FIRST FLOOR PLAN
A202 AS BUILT SECOND FLOOR PLANA203AS BUILT ROOF PLANA204AS BUILT ELEVATIONSA205AS BUILT ELEVATIONS
A401 PROPOSED FIRST FLOOR PLAN
A402 PROPOSED SECOND FLOOR PLAN
A403 PROPOSED ROOF PLAN
A404 PROPOSED ELEVATIONSA405PROPOSED ELEVATIONS
DEFERRED SUBMITTAL
SURVEY:FOUBISTER ARCHITECTSC/O: RORY FOUBISTER, AIA840 GLENNEYRE STREETLAGUNA BEACH, CA 92651949-436-2286
MAX. HEIGHT ELEV. DETERMINATION CALC.
CORNER E. GRADES AT N.FOOTPRINT CORNERS (FT)N.225.40'E. 225.80'
S. 226.46'
W.226.31'
AVG. E. GRADE 225.99'
LOT SLOPE CALCULATION
CORNER E. GRADES AT N.FOOTPRINT CORNERS (FT)HIGHEST (S.)226.46'LOWEST (N.)225.40'
DISTANCE BETWEEN 66.27'
AVG. LOT SLOPE 1.60%
MAX. BUILDING HEIGHT ELEV.=225.99' + 29.00' = 254.99' (3:12 SLOPE ORGREATER)
225.99' + 24.00' = 249.99' (FLAT ROOF)
FRONT YARD SETBACK REDUCTION CALCULATION
E. FRONT YARD SETBACK 10% MAX. REDUCTION PROPOSED SETBACK
23'-0"-2'-3 12"=20'-8 1/2"
CALCULATION TABLES
A001
PLOT DATE:03/12/2025
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949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
23
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2020, Includes August 2019 Supplement)Y = YESN/A = NOT APPLICABLERESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.)
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENTBUILDING DIVISION100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915www.newportbeachca.gov | (949) 644-3200
RESIDENTIAL
CONSTRUCTION MINIMUM REQUIREMENTS
Applicable Standards: 2022 California Residential Code (CRC); 2022 California BuildingCode (CBC); 2022 California Plumbing Code (CPC); 2022 California Electrical Code (CEC);2022 California Mechanical Code (CMC); 2022 Building Energy Efficiency Standards(BEES); 2022 California Green Building Standards Code (Cal Green); & Chapter 15 of theNewport Beach Municipal Code (NBMC)
GENERAL:
1. Residential building undergoing permitted alterations, additions or improvements shallreplace non-compliant plumbing fixtures with water-conserving plumbing fixtures meetingthe requirements of 2022 California Green Building Standards Code, Section 4.303.1Plumbing fixture replacement is required prior to issuance of a certificate of occupancy orfinal inspection by the Chief Building Official. (Civil Code, Section 1101.1 et seq., NBMC15.11.010)
2. Issuance of a building permit by the City of Newport Beach does not relieve applicants ofthe legal requirements to observe covenants, conditions and restrictions, which may berecorded against the property or to obtain plans. You should contact your communityassociations prior to commencement of any construction authorized by this permit.
3.
4.
5.
6.
7.
8.
9.
Prior to performing any work in the city right-of-way an encroachment permit must beobtained from the Public Works Department.
A site survey by a licensed surveyor shall be required prior to foundation concrete pour.
Garage ceiling height. The minimum unobstructed vertical clearance for parking spacesshall be seven feet, except that the front four feet may have a minimum vertical clearanceof four feet. (NBMC 20.40.090 A 4)
Utilize one of the city’s approved franchise hauler to recycle and/or salvage a minimum of65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1,4.408.3)
Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum headclearance shall be 6”-8” measured vertically from the sloped line adjoining tread nosing.(CRC 311.7.2)
Advisory Note: Homeowners Association (HOA) approval is independent of the Cityprocess and may be required for this improvement. Please check with the HOA Board.
Additional permits are required for detached structures including but not limited to:
a. Accessory structures, detached patio covers, and trellises,b. Masonry or concrete fences over 3.5 ft. high or within 3 feet of the property line,c. Retaining walls over 4 ft. high from the bottom of the foundation to the top of thewall and any retaining wall within 3 ft. of property line regardless of height.
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 1
d.Electrical and Plumbing for exterior improvements detached from the house (i.e. barbeque,fountain, fire feature)
CONSTRUCTION:
10. Pedestrian protection adjacent to public way to be as follows:
CBC TABLE 3306.1PROTECTION OF PEDESTRIANS
HEIGHT OFCONSTRUCTION
8 feet or less
DISTANCE FROM CONSTRUCTION TO LOT LINE
Less than 5 feet
5 feet or more
Less than 5 feet
5 feet or more, but not more than one-fourth the height of construction
More than 8 feet 5 feet or more, but between one-fourth and one-half the height ofconstruction
5 feet or more, but exceeding one-half the height of construction
TYPE OF PROTECTIONREQUIRED
Construction railings
None
Barrier and covered walkway
Barrier and covered walkway
Barrier
None
11. All exterior lath and plaster shall have two layers of 10-minute Grade D paper over wood-based sheathing. (CRC R703.7.3, CBC 2510.6)
12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approvedequal, to a height of not less than 72 inches above drain inlet. Backing for tile shall becement board or cement plaster. (CRC R307.2, CBC 1209.2.3)
13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC2406.4)
a.
c.
Swinging, bi-fold, and sliding doors.b. When located within 60 inches above the floor of wet surfaces such as tubs,showers, saunas, steam rooms, or outdoor swimming pool.
Glazing adjacent to doors:
i. Within a 24-inch arc of either vertical edge of doors or within 60 inches ofwalking surface.ii. Where the glazing is on a wall perpendicular to the plane of the door in aclosed position and within 24 inches of the hinge side of an in-swingingdoor.
d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than18 inches above the floor, top edge more than 36 inches above floor, and within36 inches of a walking surface, measured horizontally.e.
f.
g.
Glazing where the bottom exposed edge of the glazing is less than 36 inchesabove the plane of the adjacent walking surface of stairways, landings betweenflights of stairs and ramps.
Glazing adjacent to the landing at the bottom of a stairway where the glazing isless than 36 inches above the landing and within 60 inches horizontally of thebottom tread.Glazing in guards and railings.
14. All doors from the house into the pool area shall be equipped with an approved alarm oran approved alternate drowning prevention safety feature. (CBC 3109 (115922))
15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2,907.2.11.3 & 907.2.11.4):
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 2
a.b.
c.
d.
e.
f.
In each sleeping room.Outside each separate sleeping area in the immediate vicinity of the bedrooms.
On each additional story, including basements and habitable attics.
Not less than 3 feet horizontally from the door or opening of a bathroom thatcontains a bathtub or shower.
A minimum of 20 feet horizontally from any permanently installed cookingappliance.Smoke alarms shall be hardwired with battery back-up and interconnected unlessexempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.11.5 &907.2.11.6.
16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3):
a.
b.
Outside of each sleeping area in the immediate vicinity of the bedroom(s).
On every occupiable level of the dwelling unit including basements.
c. Where a fuel-burning appliance is located within a bedroom or its attachedbathroom, a carbon monoxide alarm shall be installed within the bedroom.
Carbon monoxide alarms shall be hardwired with battery back-up and interconnectedunless exempted in accordance with CRC R315.6(4).
17. Electrical receptacle outlets, switches and controls shall be located no more than 48”measured from the top of the outlet box and not less than 15” measured from the bottomof the outlet box above the finish floor. CRC R327.1.2
18. Doorbell buttons shall not be installed more than 48” above exterior floor or landing. CRCR327.1.4
19. All fenestrations on windows and doors shall have U-factors (0.30 max) and Solar HeatGain Coefficient (SHGC=0.23 max) values in accordance with T-24 energy calculations.All fenestrations must have temporary and permanent labels.
TEMPORARY GENERATOR:
20. Hand operated construction tools powered by electricity must use power provided bySouthern California Edison through a temporary pole or available outlet. In the rare casewhere electricity is not readily available and a portable temporary generator is necessary,then the following restrictions must be adhered to:
a. Must be portable and may be easily relocated.
b.
Time in UseHours
0 – 1 day> 1 day
c.
RequiredSetback fromProperty Line10 feet20 feet
Required Setbackfrom AdjacentStructures5 feet5 feet
If the minimum distance cannot be achieved, then the generator shall be locatedthe most extreme distance practical to inhibit noise. Other methods to inhibit noisemay be utilized when practical.
Temporary generators are to be located a minimum distance from any propertyline according to the following table:
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 3
d. May be operational for a maximum of five consecutive calendar days. After fiveconsecutive calendar days of use, power shall be provided using a temporarypower pole.
e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PMMonday through Friday. No use on the weekends or federal holidays.
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 4
FIREPLACE:
19. All fireplaces:
a.
b.
c.
Factory-built fireplaces, chimneys and all their components shall be listed andinstalled in accordance withinstructions. (CRC R1004.1)
Factory built wood burning fireplaces shall be qualified at the U.S. EPA’s VoluntaryFireplace Program Phase 2 emissions level. (CRC 1004.1.1)
Decorative shrouds shall not be installed at the termination of factory-builtchimneys except where such shrouds are listed and labeled for use with thespecific factory-built chimney system and are installed in accordance withmanufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.1.1 & CMC802.5.4.3)
d.
e.
Horizontal openings are not allowed, for exhaust vents, in walls closer than 3 feetto a property line. (Tables R302.1(1) & (2)). Horizontal vent caps shall be 2 feetclear from property lines.
Exhaust openings shall not be directed onto walkways. (R303.5.2)
20. Solid fuel burning fireplaces:
a.
b.
c.
d.
Provide a permanently anchored gaseous fuel burning pan to the firebox of a solidfuel burning fireplace.
Solid fuel burning fireplace must comply with the California Energy Standardsmandatory measures.
Chimney shall extend at least 2 ft. higher than any portion of the building within 10ft. but shall not be less than 3 ft. above the highest point where the chimney passesthrough the roof. (CRC R1003.9)Liquid fueled fireplaces are not allowed for interior use.
21. Direct vent gas appliance fireplace:
a.
MECHANICAL:
22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with anexhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted toterminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1202.5.2.1, CMC402.5)
23. Where water closet compartment is independent of the bathroom or shower area, a fanwill be required in each area. Bathrooms shall have an exhaust fan with humidity controlsensor, min. 50 CFM capacity. (CRC R303.3)
24. Where whole house fans are used in bathroom areas, the fan must run continuously andshall not be tied to a humidity control sensor. (Cal Green 4.506.1(2)).
25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90-degree elbows. (CMC 504.4.2.1)
26. Environmental air ducts shall terminate min. 3 feet from property line or openings intobuilding, and 10 feet from a forced air inlet. (CMC 502.2.1)
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 5
Direct vent sealed-combustion gas appliance fireplace must comply with the CalGreen code requirements and must comply with US EPA New SourcePerformance Standards (NSPS). (Cal Green 4.503.1)
their listing and manufacturer's installation
27. Mechanical equipment shall be installed per the manufacture’s installation instructions.(CMC 303.1)
28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3)
29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table150.1-A.)
PLUMBING:
30. Separate water meters are required for all new duplexes. Separate fire risers are requiredat each water meter.
31. Plumbing Fixtures:
a.
b.
New Construction & Addition/Alterations that increases condition space area,volume, or size (Cal Green 4.303.1):i. Comply with CAL Green Mandatory Requirements
Addition & Alteration: Existing fixtures shall be replaced to meet the followingrequirements:
i. Shower Heads: 1.8 gpm @ 80 psi
ii. Lavatory Faucets: 1.2 gpm @ 60 psiiii. Kitchen Faucets: 1.8 gpm @ 60 psi
iv. Water Closet: 1.28 gallons per flush
32. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from itscenter to any side wall or obstruction. (CPC 402.5)
33. The water heater burner to be at least 18 inches above the garage floor, if located in agarage. (CPC 507.13)
34. Install a 3-inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection ofwater heaters located in garage. (CPC 507.13.1)
35. Water heaters to be strapped at top and bottom with 1 ½” x 16-gauge strap with 3/8”diameter. X 3” lag bolt each end. (CPC 507.2)
36. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC701.2(2) (a). and 903.1.1)
37. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4)
38. Roof and deck drain systems inside the building are required to be installed with directionalDWV drainage fittings. (CPC 1101.4 and & 706.0)
39. Cleanouts are required within 2 feet of the connection between the building interiorroof/deck drain piping system and the exterior onsite storm drain system. (CPC 1101.13)
40. All hose bibbs shall have vacuum breakers. (CPC 603.5.7)
41. The maximum amount of water closets on a 3-inch horizontal drainage system line is 3.(CPC Table 703.2)
42. The maximum amount of water closets on a 3-inch vertical drainage system line is 4. (CPCTable 703.2)
43. Provide a condensate drain no more than 2 inches above the base of the water heaterspace. (Cal Energy Code 150.0 (n))
44. Insulate all hot water pipes. (Cal Energy Code 150.0 (j) (1), and CPC 609.12).
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 6
45.
46.
Isolation valves are required for tankless water heaters on the hot and cold supply lineswith hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (6))
Install 1 automatic clothes washer connection per one- and two-family dwelling.Table 422.1)
ELECTRICAL:
47. Electrical service shall be underground for new construction, replacement building, oraddition to an existing building exceeds fifty (50) percent of the gross floor area of theexisting building. (NBMC 15.32.015)
48. Edison Company approval is required for meter location prior to installation.
49. Field inspectors shall review and approve underground service requirement prior toconcrete placement.
50. Service equipment and subpanels shall have a min 30” wide by 36” deep clear work space.(CEC 110.26)
51. All lighting is required shall be high efficacy. (California energy code section 150.0 (k) andTable 150.0-A.)
52. Provide a listed 1-inch raceway to accommodate a dedicated 208/240-volt circuit for futureelectrical vehicle (EV) charger. (Cal Green 4.106.4.1)
53. All receptacle outlets are required shall be listed tamper resistant (CEC 406.12 and250.52)
54. Combination type AFCI circuit breakers are required for all 120-volt single phase 15/20amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12)
55. A minimum of one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3))
56. GFCI protection is required for all receptacle outlets located outdoors, garages, accessorybuildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branchcircuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feetof a bathtub or shower stall. (CEC 210.8)
57. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9(C))
58. Subpanels are not allowed to be located in bathrooms or clothes closets. Avoid installingsub-panels in fire wall envelope unless the panel is listed, or fire protection is clearlydetailed to the satisfaction of the building official. (CEC 240.24 (D) and (E)
59. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductorsmust use a two-pole circuit breaker or an identified handle tie. Group non-cable circuits inpanel. (CEC 210.4(B)) (CEC 210.4(D))
60. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, andpantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (B)(1))
61. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)(1))
62. Kitchen counter tops must have receptacle outlets so no point along the counter walls ismore than 24 inches from a receptacle. (CEC 210.52 (C)(1))
63. Island and peninsular counter(CEC 210.52(C)(1), (2),and (3))
64. The spacing for general receptacle outlets must be located so that no point on any wall,fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)(1))
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 7
tops must have at least one receptacle.
(CPC
65. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H))
66. Garages shall have at least one receptacle for each car space on the interior. The branchcircuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52(G) (1)).
67. Laundry rooms must have at least one dedicated 20 amp receptacle circuit.210.11(C) (2)).(CEC
68. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.)
FOUNDATION:
69. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches abovethe earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2)
70. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative-treatedwood shall be of hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronzeor copper. (CRC R317.3, CBC 2304.10.6)
71. Anchor bolts shall include steel plate washers, a minimum of 0.229” x 3” x 3” in size,between sill plate and nut. (CRC R602.11.1, CBC 2308.3, Acceptable alternate SDPWS4.3.6.4.3)
2022 CorrList\RESIDENTIALConstructionMinimumReq 11/2022 8 A002
PLOT DATE:03/12/2025
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949 - 436 - 2286840 GLENNEYRE STREET
LAGUNA BEACH, C A.
24
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2020, Includes August 2019 Supplement)Y = YESN/A = NOT APPLICABLERESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER, OWNER, CONTRACTOR, INSPECTOR ETC.)
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENTBUILDING DIVISION100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915www.newportbeachca.gov | (949) 644-3200
2022 CALGREEN - RESIDENTIALMINIMUM REQUIREMENTS
Scope
1. 2022 California Green Building Standards Code (CG) is applicable to all new residential buildings,including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types ofdwellings containing sleeping accommodations with or without common toilets or cooking facilitiesregulated by the Department of Housing and Community Development (HCD-1). (NBMC 15.11.010,CG Section 101.3.1(3)).
2. 2022 California Green Building Standards Code (CG) is applicable to additions or alterations of existingresidential buildings where the addition or alteration increases the building’s conditioned area, volume,or size. The requirements shall apply only to and/or within the specific area of the addition or alteration.(301.1.1)
Energy Efficiency
3. New one- and two-family dwellings and townhouses with attached private garages shall install a listednominal 1 inch inside diameter raceway to accommodate a dedicated 208/240 volt branch circuit.(4.106.4.1)a. The raceway shall originate at the main service or subpanel and terminate into a listed cabinet,box, or enclosure in close proximity to the proposed location of an EV charger.b. The service panel or subpanel shall provide capacity to install a minimum 40 ampere dedicatedbranch circuit and space reserved for installation of a branch circuit overcurrent protective device.c. The service panel or subpanel circuit directory shall identify the overcurrent protective devicesspace reserved for future EV charging as “EV CAPABLE.”
d. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE.”
CorrList\RESIDENTIAL CALGreenMandatoryMeasures 11-2022 1
Material Conservation and Resources Efficiency
4. Annular spaces around pipes, electric cables, conduits, or other openings in sole/bottom plates atexterior walls shall be protected against the passage of rodents by closing such openings with cementmortar, concrete masonry or other similar method. (4.406.1)
5. Utilize one of the city’s approved franchise hauler to recycle and/or salvage a minimum of 65% of thenonhazardous construction and demolition waste. (4.408.1, 4.408.3)
Water Efficiency and Conservation
6. New residential developments shall comply with City’s water efficient landscape ordinance. (4.304.1,NBMC 14.17)
7. Plumbing fixtures and fittings shall comply with the following (4.303.1):
FIXTURE TYPESingle ShowerheadsMultiple ShowerheadsResidential Lavatory FaucetsCommon and Public use Lavatory FaucetsKitchen FaucetsMetering FaucetsWater ClosetsWall Mounted UrinalAll Other Types of Urinal
2. Lavatory faucets shall not have a flow rate less than 0.8 gpm at 20 psi.
Environmental Quality
8. Moisture content of building materials used in wall and floor framing is checked before enclosureaccording to one of the following (4.505.3):a. Moisture content shall be determined with either a probe-type or contact-type moisture meter.Equivalent moisture verification methods may be approved by the enforcing agency and shallsatisfy requirements found in Section 101.8 of this code.
b. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the gradestamped end of each piece to be verified.
c. At least three random moisture readings shall be performed on wall and floor framing withdocumentation acceptable to the enforcing agency provided at the time of approval to enclose thewall and floor framing.
9. Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC in Section 94522(a)(2)and other toxic requirements in Sections 94522(e)(1) and (f)(1) of the California Code of Regulations,Title 17, commencing with Section 94520. (4.504.2.3)
10. Carpet and carpet systems shall be compliant with one of the following (4.504.3):
a. Carpet and Rug Institute’s Green Label Plus Program.b. California Department of Public Health Specification 01350.
c. NSF/ANSI 140 at the Gold level.d. Scientific Certifications Systems Indoor Advantage™ Gold
11. Minimum 80% of floor area receiving resilient flooring shall comply with one of the following (4.504.4):
a. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) HighPerformance Product Database.
b. Products certified under UL GREENGUARD Gold.c. Certified under the Resilient Floor Covering Institute (RFCI) FloorScore program.
d. California Department of Public Health Specification 01350.
CorrList\RESIDENTIAL CALGreenMandatoryMeasures 11-2022 2
1.8 gpm @ 80 psiCombine flow rate of 1.8 gpm @80 psi1.2 gpm @ 60 psi20.5 gpm @ 60 psi1.8 gpm @ 60 psi0.2 gallons per cycle maximum1.28 gallons/flush10.125 gallons/flush0.5 gallons/flush
1. Includes single and dual flush water closets with an effective flush rate of 1.28 gallons or less when tested per ASME A122.19.233.2 for single flushand ASME A112.19.14 for dual flush toilets.
MAXIMUM FLOW RATE
12. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) limits set forthin Table 4.504.1 or Table 4.504.2. (4.504.2.1)
ADHESIVE VOC LIMIT 1,2(Less Water and Less Exempt Compounds in Grams per Liter)ARCHITECTURAL APPLICATIONSIndoor carpet adhesivesCarpet pad adhesivesOutdoor carpet adhesivesWood flooring adhesiveRubber floor adhesivesSubfloor adhesivesCeramic tile adhesivesVCT and asphalt tile adhesivesDrywall and panel adhesivesCove base adhesivesMultipurpose construction adhesivesStructural glazing adhesivesSingle-ply roof membrane adhesivesOther adhesives not specifically listedSPECIALTY APPLICATIONSPVC weldingCPVC weldingABS weldingPlastic cement weldingAdhesive primer for plasticContact adhesiveSpecial purpose contact adhesiveStructural wood member adhesiveTop and trim adhesive
Metal to metalPlastic foamsPorous material (except wood)WoodFiberglass
SEALANT VOC LIMIT(Less Water and Less Exempt Compounds in Grams per Liter)SEALANTSArchitecturalMarine deckNonmembrane roofRoadwaySingle-ply roof membraneOther SEALANT PRIMERSArchitecturalNonporousPorousModified bituminousMarine deckOther
250775500760750
VOC LIMIT250760300250450420
SUBSTRATE SPECIFIC APPLICATIONS 3050503080
1. If an adhesive is used to bond dissimilar substrates together, the adhesive with the highest VOC content shall be allowed.2. For additional information regarding methods to measure VOC content specified in table, see South Coast Air Quality Management District Rule 1168.
51049032525055080250140250
VOC LIMIT50501501006050655050507010025050
CorrList\RESIDENTIAL CALGreenMandatoryMeasures 11-2022 3
14. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior or exterior ofthe building shall comply with low formaldehyde emission standards as set forth in Table 4.504.5 below(4.504.5):
FORMALDEHYDE LIMITS1(Maximum Formaldehyde Emissions in Parts per Million)PRODUCTHardwood plywood veneer coreHardwood plywood composite coreParticleboardMedium density fiberboardThin medium density fiberboard2
LIMIT0.050.050.090.110.13
1. Values in this table are derived from those specified by the California Air Resources Board, Air Toxics Control Measure for Composite Wood as testedin accordance with ASTM E 1333-96(2002). For additional information, see California Code of Regulations, Title 17, Sections 93120 through 93120.122. Thin medium density fiberboard has a maximum thickness of 5/16 inch (8 mm).
15. All duct and other related air distribution component openings shall be covered with tape, plastic, sheetmetal or other methods acceptable to the building inspector to reduce the amount of water, dust anddebris, which may enter the system until final startup of the HVAC equipment. (4.504.1)
16. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside thebuilding. Unless functioning as a component of whole house ventilation system, fans must be controlledby a humidity control capable of adjustment between a relative humidity range of less than or equal to50% to maximum 80%. (4.506.1)
17. Duct systems are sized, designed and equipment is selected using the following methods (4.507.2):
a. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2016 (ResidentialLoad Calculation), ASHRAE handbooks or equivalent design software or methods.
b. Size duct systems according to ANSI/ACCA 1 Manual D-2016 (Residential Duct Systems),ASHRAE handbooks or other equivalent design software or methods.
c. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (ResidentialEquipment Selection) or other equivalent design software or methods.
Installer and Special Inspector Qualifications
18. HVAC system installers shall be trained and certified or work under direct supervision of trained andcertified installers in the proper installation of HVAC systems. (702.1)
19. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline theyare inspecting. (702.2)
Documentations
20. An operation and maintenance manual, CD, web-based reference or other approved media shall beprovided by the builder to the building occupant or owner at the final inspection. It shalloperation and maintenance instruction of the equipment and appliances. (4.410.1)include
21. Documentation shall be provided to verify that finish materials used comply with VOC limits as set forthin Tables 4.504.1, 4.504.2, & 4.504.3. (4.504.2.4)
22. Documentation shall be provided to verify that composite wood products used comply withformaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1)
23. Documentation which shows compliance with CAL Green code including construction documents,plans, specifications, builder or installer certification, and inspection reports and verification shall beavailable at the final inspection. (703.1)
24. CAL Green Documentation Compliance Certification form (City form) is required to be submitted to theBuilding Inspector prior to final building inspection. (703.1)
CorrList\RESIDENTIAL CALGreenMandatoryMeasures 11-2022 5
13. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limits set forthin Table 4.504.3. (4.504.2.2)
VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS 2,3
(Grams of VOC per Liter of Coating,Less Water and Less Exempt Compounds)COATING CATEGORYFlat coatingsNonflat coatingsNonflat-high gloss coatings
Aluminum roof coatings
Bond breakersConcrete curing compoundsConcrete/masonry sealersDriveway sealersDry fog coatingsFaux finishing coatingsFire resistive coatingsFloor coatingsForm-release compoundsGraphic arts coatings (sign paints)High temperature coatingsIndustrial maintenance coatingsLow solids coatings1Magnesite cement coatingsMastic texture coatingsMetallic pigmented coatingsMulticolor coatingsPretreatment wash primersPrimers, sealers, and undercoatersReactive penetrating sealersRecycled coatingsRoof coatingsRust preventative coatingsShellacsClearOpaqueSpecialty primers, sealers and undercoatersStainsStone consolidantsSwimming pool coatingsTraffic marking coatingsTub and tile refinish coatingsWaterproofing membranesWood coatingsWood preservativesZinc-rich primers
SPECIALTY COATINGS
Basement specialty coatingsBituminous roof coatingsBituminous roof primers
400400503503503501005015035035010025050042025012045010050025042010035025050250
730550100250450340100420250275350340
1. Grams of VOC per liter of coating, including water and including exempt compounds.2. The specified limits remain in effect unless revised limits are listed in subsequent columns in the table.3. Values in this table are derived from those specified by the California Air Resources Board, Architectural Coatings Suggested Control Measure,February 1, 2008. More information is available from the Air Resources Board.
VOC LIMIT50100150
CorrList\RESIDENTIAL CALGreenMandatoryMeasures 11-2022 4
A003
PLOT DATE:03/12/2025
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949 - 436 - 2286840 GLENNEYRE STREET
LAGUNA BEACH, C A.
25
GENERAL NOTES1. ALL WORK, INCLUDING MATERIALS AND WORKMANSHIP, SHALL CONFORM TO THE REQUIREMENTSOF LOCAL CODES, LAWS, AND ORDINANCES AND AS SPECIFIED BY ALL BY ALL GOVERNINGAUTHORITIES WHERE APPLICABLE. REFERENCE IS TO THE LATEST ACCEPTED EDITION OR REVISION. INTHE EVENT OF CONFLICT WITH CODE REQUIREMENTS, THAT CODE REQUIREMENT OR NOTE WHICHESTABLISHES THE HIGHER STANDARD SHALL TAKE PRECEDENCE.2. THE INTENTION OF THE CONTRACT DOCUMENTS IS TO INCLUDE ALL LABOR AND MATERIALS,EQUIPMENT, AND TRANSPORTATION NECESSARY FOR THE COMPLETE AND PROPER EXECUTION OFTHE WORK.3. THE CONTRACTOR SHALL VISIT THE JOB SITE PRIOR TO BIDDING ANY PORTION OF THE WORK. THECONTRACTOR SHALL VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TO BEGINNINGWORK, INCLUDING BUT NOT LIMITED TO EXISTING INTERIOR WALLS AND ROOF STRUCTURES.SHOULD ANY CONDITION ARISE WHERE THE INTENT OF THE DRAWINGS IS IN DOUBT OR WHERETHERE IS A DISCREPANCY BETWEEN THE CONTRACT DOCUMENTS AND THE FIELD CONDITIONS, ORWITHIN THE CONTRACT DOCUMENTS, THE CONTRACTOR SHALL NOTIFY THE ARCHITECTIMMEDIATELY FOR CLARIFICATION. ACCEPTANCE OF THESE CONTRACT DOCUMENTS RELEASESARCHITECT FROM ANY LIABILITY OF INACCURATE PORTRAY OF EXISTING CONDITIONS WHATSOEVERAS ESTABLISHED BY CONSULTING ENGINEERS AND/OR SURVEYORS.
4. DIMENSIONS ARE FROM FACE OF STUDS OR TO CENTER OF WALL AS INDICATED ON DRAWINGS,UNLESS NOTED OTHERWISE.5. WRITTEN DIMENSIONS TAKE PRECEDENCE. DO NOT SCALE DRAWINGS. WALLS NOT DIMENSIONEDARE TO ALIGN WITH EXISTING WALLS OR BE ABUTTED OR APPLIED TO EXISTING WALLS PERDRAWINGS. DOORS NOT DIMENSIONED AND SHOWN JAMB TIGHT SHALL BE SET 3" FROMPERPENDICULAR WALL TO OUTER EDGE OF DOOR JAMB.6. REFERENCE TO ANY DETAIL OR DRAWING IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THEAPPLICATION OF SUCH DETAILS OR DRAWINGS.7. THE DESIGN, ADEQUACY AND SAFETY OF ERECTION BRACING, SHORING, TEMPORARY SUPPORTS,ETC., IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR. THE CONTRACTOR SHALL BE RESPONSIBLEFOR THE STABILITY OF THE STRUCTURE AND PROVIDE NECESSARY BRACING PRIOR TO THEAPPLICATION OF ALL SHEAR WALLS, ROOF AND FLOOR DIAPHRAGMS, AND FINISH MATERIALS. THECONTRACTOR SHALL BE RESPONSIBLE FOR INITIATING, MAINTAINING, AND SUPERVISING ALLSAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK.8. THE STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS, AS WELL AS THE
DRAWINGS OF OTHER CONSULTANTS, ARE SUPPLEMENTARY TO THE ARCHITECTURAL DRAWINGS. ITSHALL BE THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO CHECK WITH THE ARCHITECTURALDRAWINGS BEFORE THE INSTALLATION OF WORK SHOWN ON THE DRAWINGS OF CONSULTANTS.THE CONTRACTOR SHALL BRING ANY DISCREPANCY BETWEEN THE ARCHITECTURAL DRAWINGSAND THE DRAWINGS OF THE CONSULTING ENGINEERS TO THE ATTENTION OF THE ARCHITECT FORCLARIFICATION. ANY WORK INSTALLED IN CONFLICT WITH THE ARCHITECTURAL DRAWINGS ANDNOT BROUGHT TO THE ARCHITECT'S ATTENTION SHALL BE CORRECTED BY THE CONTRACTOR AT THECONTRACTOR'S EXPENSE AND AT NO EXPENSE TO THE OWNER OR ARCHITECT.9. PRIOR TO PERFORMANCE OF WORK, THE CONTRACTOR SHALL REQUIRE EACH SUBCONTRACTOR TONOTIFY THE CONTRACTOR OF ANY WORK CALLED OUT IN THE DRAWINGS FOR HIS TRADE THATCANNOT BE FULLY GUARANTEED.10. CONTRACTOR SHALL VERIFY THE LOCATION AND SIZE OF ALL OPENINGS WITH ALL DRAWINGS ANDMANUFACTURED ITEMS WHERE APPLICABLE.11. THE CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK AND BE SOLELY RESPONSIBLE FOR ALLCONSTRUCTION, MEANS, METHODS, TECHNIQUES, SEQUENCES, PROCEDURES, SAFETY AND FORCOORDINATING ALL PORTIONS OF THE WORK.12. THE CONTRACTOR HERE-IN AGREES TO REPAIR OR REPLACE ANY OR ALL WORK, TOGETHER WITHANY OTHER ADJACENT WORK WHICH MAY BE DISPLACED IN CONNECTION WITH SUCHREPLACEMENT, THAT MAY PROVE TO BE DEFECTIVE IN WORKMANSHIP OR MATERIALS WITHIN APERIOD OF ONE YEAR FORM THE DATE OF ACCEPTANCE, ORDINARY WEAR AND UNUSUAL ABUSEOR NEGLECT EXCEPTED.13. CONTRACTOR SHALL PROTECT ALL EXISTING STRUCTURES, LANDSCAPING, MATERIALS, ETC., DURINGCONSTRUCTION. CONTRACTOR SHALL PATCH AND REPAIR ALL SURFACES DISRUPTED OR DAMAGEDDURING CONSTRUCTION TO MATCH EXISTING ADJACENT SURFACES.14. THE CONTRACTOR SHALL ON A DAILY BASIS KEEP THE PREMISES FREE FORM ALL ACCUMULATIONSOF WASTE MATERIAL OR RUBBISH CAUSED BY HIS EMPLOYEES, SUBCONTRACTORS, OR WORK, ANDAT THE COMPLETION OF THE WORK SHALL REMOVE ALL RUBBISH, DEBRIS, EQUIPMENT, AND SURPLUSMATERIALS FROM IN AND ABOUT THE BUILDING AND LEAVE THE PREMISES "BROOM CLEAN".15. ANY DEVIATION FROM THE CONSTRUCTION DOCUMENTS OR SPECIFICATIONS BY THECONTRACTOR OR OWNER WITHOUT THE ARCHITECT'S APPROVAL RELEASES THE ARCHITECT OFRESPONSIBILITY AND LIABILITY IN CONNECTION WITH ALL WORK SO INVOLVED.16. CLARIFICATIONS ON AND/OR INCONSISTENCIES WITH THE DRAWINGS AND SPECIFICATIONS SHALLBE BROUGHT TO THE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR PRIOR TOCOMMENCEMENT OF WORK. ADDITIONAL CHARGES WILL NOT BE GRANTED BASED ON CLAIMS OFINCOMPLETE, INACCURATE, OR INCONSISTENT DRAWINGS AND SPECIFICATIONS.17.PRIOR TO ANY EXCAVATION, A MEETING WILL BE HELD ON SITE THAT WILL BE ATTENDED BY THEPROJECT ENGINEER, GEOLOGIST, PROJECT BUILDING INSPECTOR, GENERAL AND SHORINGCONTRACTORS.18. A CAL/OSHA PERMIT IS REQUIRED WHERE EXCAVATIONS EXCEED 5FT AND A COPY OF THE PERMITSHALL BE SUPPLIED TO THE CITY PRIOR TO ISSUING A BUILDING PERMIT. THERE SHALL BE NOTRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TODESCEND, OR OBTAIN PERMIT FROM STATE OF CALIFORNIA, DIVISION OF OCCUPATIONAL SAFETY
AND HEALTH (CAL/OSHA). THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR
TO COMMENCE ANY WORK. CONTACT CAL/OSHA AT 714-558-4451 FOR ADDITIONALINFORMATION.19. THE REQUIREMENTS OF THE 2019 EDITION OF THE CALIFORNIA BUILDING CODE AND 2019
CALIFORNIA RESIDENTIAL CODE (TITLE 24) HAVE BEEN TAKEN IN CONSIDERATION.20.ALL NEW UTILITIES WILL BE UNDERGROUND TO NEAREST UTILITY POLE.21.THE RESPONSIBLE CERTIFIED GEOTECHNICAL ENGINEER WILL INSPECT AND APPROVE ALL GRADINGAND EXCAVATIONS PRIOR TO PLACEMENT OF FORMS, REINFORCING STEEL OR CONCRETE. INCASES INVOLVING ENGINEERED FILL, A SOILS ENGINEER SHALL PROVIDE THE INSPECTION ANDAPPROVAL.22.LICENSED CIVIL ENGINEER/ ARCHITECT THAT PREPARED THE DRAINAGE PLAN SHALL CERTIFY AT THECOMPLETION OF THE PROJECT THAT THE SITE DRAINAGE IS IN SUBSTANTIAL COMPLIANCE WITH THEAPPROVED DRAINAGE PLAN.23.THE PLANS SHALL COMPLY WITH THE 2019 CALIFORNIA CODES. CBC, CRC, CPC, CMC, CEC ANDCGBS, 2016 ENERGY CODE AND ALL APPLICABLE LOCAL CODES AND ORDINANCES.
24.PROJECT SHALL COMPLY WITH NPDES, SUSMP AND BMP REQUIREMENTS.25.CONTACT DIG ALERT PRIOR TO DIGGING.26.STRUCTURAL OBSERVATIONS BY DESIGN ENGINEER.27.OWNERS ON ADJACENT PROPERTIES THAT MUST UNDERPIN THEIR BUILDINGS DUE TO THEPROPOSED EXCAVATION SHALL BE NOTIFIED IN WRITING TEN DAYS PRIOR TO BEGINNING THE
EXCAVATION. COPIES OF THESE NOTIFICATION LETTERS SHALL BE PROVIDED TO THE CITY PRIOR TOBEGINNING THE EXCAVATION.28.TERMITE PROTECTION. IN GEOGRAPHICAL AREAS WHERE HAZARD OF TERMITE DAMAGE IS KNOWNTO BE VERY HEAVY, WOOD FLOOR FRAMING SHALL BE OF NATURALLY DURABLE SPECIES (TERMITERESISTANT) OR PRESERVATIVE TREATED IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES,PRODUCT PRESERVATIVE AND END USE OR PROVIDED WITH APPROVED METHODS OF TERMITEPROTECTION. 2304.11.6 FIGURE 2603.829.WOOD SUPPORTED BY EXTERIOR FOUNDATION WALLS. WOOD FRAMING MEMBERS, INCLUDINGWOOD SHEATHING, THAT REST ON EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES(203 MM) FROM EXPOSED EARTH SHALL BE OF NATURALLY DURABLE OR PRESERVATIVE-TREATEDWOOD. 2304.11.2.2
30.FASTENERS FOR PRESERVATIVE TREATED AND FIRE-RETARDANT-TREATED WOOD SHALL BE OF HOTDIPPED ZINC-COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER. THECOATING WEIGHTS FOR ZINC-COATED FASTENERS SHALL BE IN ACCORDANCE WITH ASTM A 153.2304.9.5. EXCEPTION: FASTENERS OTHER THAN NAILS, TIMBER RIVETS, WOOD SCREWS AND LAGSCREWS SHALL BE PERMITTED TO BE OF MECHANICALLY DEPOSITED ZINC COATED STEEL WITH
COATING WEIGHTS IN ACCORDANCE WITH ASTMB695, CLASS 55 MINIMUM. 2304.9.5. FASTENINGSFOR WOOD FOUNDATIONS SHALL BE AS REQUIRED IN AFPA TECHNICAL REPORT NO. 731.PROVIDE HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM THE STREET WITH A MINIMUM SIZE OF
4" HIGH AND 1/2" WIDE (CRC R319.1)32.PROVIDE PORTABLE TOILET AND HAND-WASH PER OSHA REGULATIONS OR CONSTRUCTIONWORKERS CAN USE THE RESTROOM INSIDE THE HOUSE.33.SPECIAL INSPECTOR SHALL REGISTER WITH THE CITY.34.PRIOR TO FINAL INSPECTION THE LICENSED CONTRACTOR, ARCHITECT OR ENGINEER INRESPONSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST PROVIDE TO THE BUILDINGDEPARTMENT OFFICIAL WRITTEN VERIFICATION THAT ALL APLLICABLE PROVISIONS FROM THEGREEN BUILDING STANDARDS CODE HAVE BEEN IMPLEMENTED AS PART OF THE CONSTRUCTION.CGC 102.335.COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2019 ENERGY EFFICIENCYSTANDARDS IS NECESSARY FOR THIS PROJECT. REGISTERED, SIGNED, AND DATED COPIES OF THEAPPROPRIATE CF1R, CF2R, AND CF3R FORMS SHALL BE MADE AVAILABLE AT NECESSARY INTERVALSFOR BUILDING INSPECTOR REVIEW. FINAL COMPLETED FORMS WILL BE AVAILABLE FOR THE BUILDINGOWNER.
LIGHT & VENTILATION
1. ALL HABITABLE ROOMS SHALL HAVE AN AGGREGATE GLAZING AREA OF NOT LESS THAN 8% OF THEFLOOR AREA OF THE ROOM. NATURAL VENTILATION SHALL BE THROUGH WINDOWS, DOORS, LOUVERSOR OTHER APPROVED OPENINGS TO THE OUTDOOR AIR. THE MINIMUM OPENABLE AREA TO THEOUTDOORS SHALL BE 4% OF THE FLOOR AREA BEING VENTILATED.
2. FOR THE PURPOSE OF DETERMINING LIGHT AND VENTILATION, ANY ROOM SHALL BE CONSIDERED AS APORTION OF AN ADJOINING ROOM WHEN AT LEAST 50% OF THE AREA OF THE COMMON WALL ISOPEN AND UNOBSTRUCTED AND PROVIDES AN OPENING OF NOT LESS THAN 10% OF THE FLOOR AREAOF THE INTERIOR ROOM BUT NOT LESS THAN 25 S.F.
3. BATHROOMS, WATER CLOSET COMPARTMENTS AND OTHER SIMILAR ROOMS SHALL BE PROVIDED WITHGLAZED AREA IN WINDOWS OF NOT LESS THAN 3 S.F., ONE HALF SHALL BE OPENABLE.EXCEPTION: THE GLAZED AREAS SHALL NOT BE REQUIRED WHERE ARTIFICIAL LIGHT AND A LOCAL EXHAUSTSYSTEM ARE PROVIDED. THE MINIMUM LOCAL EXHAUST RATES SHALL BE 50 CUBIC FEET PER MINUTE FORINTERMITTENT VENTILATION OR 20 CUBIC FEET PER MINUTE FOR CONTINUOUS VENTILATION. EXHAUST AIRFROM THE SPACE SHALL BE EXHAUSTED DIRECTLY TO THE OUTDOORS.
4. EVERY DWELLING UNIT SHALL BE PROVIDED WITH HEATING FACILITIES CAPABLE OF MAINTAINING 68DEG. MINIMUM AT A POINT 3' ABOVE THE FLOOR AND 2' FROM EXTERIOR WALLS IN ALL HABITABLEROOMS. THE INSTALLATION OF PORTABLE SPACE HEATERS SHALL NOT BE USED TO ACHIEVECOMPLIANCE.
5. UNDER-FLOOR VENTILATION: THE UNDER FLOOR SPACE BETWEEN THE BOTTOM OF THE FLOOR JOISTAND THE EARTH SHALL BE PROVIDED WITH VENTILATION OPENINGS THROUGH FOUNDATION OREXTERIOR WALLS. ONE SUCH OPENING SHALL BE WITHIN 3' OF EACH CORNER OF THE BUILDING.
MINIMUM NET AREA OF VENTILATION OPENINGS SHALL BE NOT LESS THAN 1/150 OF THEUNDER-FLOOR SPACE AREA. OPENINGS SHALL ALSO BE NOT LESS THAN 1 S.F. FOR EACH 150 SQUAREFEET OF EXTERIOR WALL. OPENINGS SHALL BE COVERED WITH OPENINGS NOT EXCEEDING ¼".
EMERGENCY ESCAPE AND RESCUE OPENINGS -
SECURITY BARS, GRILLES, GRATES AND COVERS
1. COVERS AND SECURITY DEVICES OVER EMERGENCY ESCAPE WINDOW WELLS MUST BE EASILY OPERABLEFROM THE INSIDE OF THE WELL WITHOUT THE USE OF SPECIAL KNOWLEDGE, TOOLS, OR KEYS. AND,WHEN REQUIRED BY THE BUILDING DIVISION, AN OPENING ASSISTING DEVICE (SUCH AS SPRINGLOADING) SHALL BE EMPLOYED.
2. THE OWNER MUST MAINTAIN EFFICIENT AND SMOOTH OPERATION OF ALL SUCH REMOVABLE COVERSAND SECURITY DEVICES TO INSURE THEIR RELIABLE OPERATION FOR THE LIFE OF THE COVER OR DEVICE.
3. COVERS AND SECURITY DEVICES ARE DESIGNED TO SUPPORT ACTUAL AND/OR ANTICIPATED LOADS.FOR EXAMPLE, COVERS AND DEVICES WHICH ARE ACCESSIBLE TO FOOT TRAFFIC AND CONTAIN"STANDING SURFACES" SHALL BE DESIGNED TO WITHSTAND AT LEAST 40 LBS. PER SF.
4. THE MINIMUM CLEAR OPENING AT GRADE LEVEL FOR WINDOW WELLS USED FOR EMERGENCY ESCAPEOR RESCUE SHALL BE 9 SF WITH A MINIMUM DIMENSION OF 36 INCHES.
5. WHEN A COVER OR SECURITY DEVICE IS UTILIZED AT AN EMERGENCY ESCAPE OR RESCUE WELL, APERMANENT SIGN, AS APPROVED BY THE BO SHALL BE AFFIXED TO THE HOME ADJACENT TO THE WELLSTATING: "EMERGENCY ESCAPE & RESCUE WELL - DO NOT BLOCK"
6. WHEN A COVER OR SECURITY GRILLE IS USED AT EMERGENCY ESCAPE AND RESCUE WINDOW WELLS, ITMAY NOT BE APPARENT TO A PERSON LOOKING UP AT THE COVER OR DEVICE THAT THEY CAN READILYEXIT THE WINDOW WELL IN AN EMERGENCY. THEREFORE, A PERMANENT SIGN, AS APPROVED BY THEBUILDING DIVISION SHALL BE AFFIXED TO THE WALL ADJACENT TO SUCH WINDOWS STATING:"EMERGENCY EXIT"
COMBUSTIBLE CONSTRUCTION AND FLAME & SMOKE SPREAD NOTES
1. SEAL ALL PENETRATIONS IN WALLS BETWEEN GARAGES AND DWELLING WITH NON-COMBUSTIBLE FIRERATED MATERIAL.
2. PENETRATIONS IN FIRE-RESISTANCE-RATED WALLS SHALL COMPLY WITH IBC
3. PENETRATIONS SHALL BE FIRE-STOPPED BY A SYSTEM INSTALLED AS TESTED IN ACCORDANCE WITH ASTME 814 OR UL 1479, AND SHALL HAVE AN F RATING OF NOT LESS THAN THE REQUIREDFIRE-RESISTANCE-RATING OF THE WALL PENETRATED.
4. JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTANCE-RATED WALLS, FLOOR OR FLOOR CEILINGASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES SHALL BE PROTECTED AN APPROVEDFIRE-RESISTANT JOINT SYSTEM WITH A FIRE-RESISTANCE RATING NOT LESS THAN THAT OF THE ASSEMBLYIN WHICH IT IS INSTALLED.
5. WALL, AND CEILING SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN IBC WALL AND CEILINGFINISHES SHALL HAVE A SPREAD FLAME INDEX NOT GREATER THAN 200.é WALL AND CEILING FINISHESSHALL HAVE A SMOKE DEVELOPED INDEX NOT GREATER THAN 450
6. CONCEALED INSULATING MATERIALS SHALL HAVE A FLAME SPREAD INDEX OF NOT MORE THAN 25 ANDA SMOKE DEVELOPED INDEX OF NOT MORE THAN 450.
7. ALL FOAM PLASTIC INSULATION SHALL HAVE A FLAME SPREAD INDEX OF NOT MORE THAN 75 AND ASMOKE-DEVELOPED INDEX OF NOT MORE THAN 450
8. PENETRATIONS THROUGH WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALLBE PROTECTED (SUCH AS THOSE FOR VENTS, PIPES, DUCTS, CABLES AND WIRES) WITH AN APPROVEDMATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION.9. ALL BUILDING MATERIALS, SYSTEMS AND/OR ASSEMBLIES OF NEW BUILDINGS, ADDITIONS,ALTERATIONS, AND REPAIRS SHALL COMPLY WITH THE FHSZ REQUIREMENTS AS AMENDED BY THE CITYOF LAGUNA BEACH.10. THE WALKING SURFACE MATERIAL OF DECKS, PORCHES, BALCONIES AND STAIRS, WITH ANY PORTIONOF SUCH SURFACE WITHIN 10' OF THE BUILDING, SHALL BE CONSTRUCTED WITH ONE OF THEFOLLOWING MATERIALS:A. NONCOMBUSTIBLE MATERIAL (AS DEFINED IN CBC 202)
B. IGNITION-RESISTANT MATERIAL (COMPLYING WITH R337.4)C. EXTERIOR FIRE RETARDANT TREATED WOOD.
11. EXTERIOR WALL COVERINGS SHALL EXTEND FROM THE TOP OF THE FOUNDATION TO THE ROOF, ANDTERMINATE AT 2" NOMINAL SOLID WOOD BLOCKING BETWEEN RAFTERS AT ALL ROOF OVERHANGS, ORTERMINATE AT AN ENCLOSED EAVE.
DRAFT STOPPING
IN COMBUSTIBLE CONSTRUCTION WHERE THERE IS USABLE SPACE BOTH ABOVE AND BELOW THECONCEALED SPACE OF A FLOOR/CEILING ASSEMBLY, DRAFTSTOPS SHALL BE INSTALLED SO THAT THE AREAOF THE CONCEALED SPACE DOES NOT EXCEED 1000 SQUARE FEET. DRAFTSTOPPING SHALL DIVIDE THECONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. WHERE THE ASSEMBLY IS ENCLOSED BY A FLOORMEMBRANE ABOVE AND A CEILING MEMBRANE BELOW, DRAFTSTOPPING SHALL BE PROVIDED INFLOOR/CEILING ASSEMBLIES UNDER THE FOLLOWING CIRCUMSTANCES
A. CEILING IS SUSPENDED UNDER THE FLOOR FRAMING
B. FLOOR FRAMING IS CONSTRUCTED OF TRUSS-TYPE OPEN-WEB OR PERFORATED MEMBERS
DRAFTSTOPPING MATERIALS. DRAFTSTOPPING SHALL NOT BE LESS THAN 1/2-INCH GYPSUM BOARD,3/8-INCH WOOD STRUCTURAL PANELS, OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.DRAFTSTOPPING SHALL BE INSTALLED PARALLEL TO THE FLOOR FRAMING MEMBERS UNLESS OTHERWISEAPPROVED BY THE BUILDING OFFICIAL. THE INTEGRITY OF DRAFTSTOPS SHALL BE MAINTAINED.
COMBUSTIBLE INSULATION CLEARANCE. COMBUSTIBLE INSULATION SHALL BE SEPARATED MINIMUM 3INCHES FROM RECESSED LUMINAIRES, FAN MOTORS, AND OTHER HEAT-PRODUCING DEVICES.
WINDOW REQUIREMENTS
WINDOWS WHICH ARE INSTALLED IN EXTERIOR WALLS OF DWELLING UNITS, WHERE THE OPENING ISLOCATED MORE THAN 72 INCHES ABOVE THE EXTERIOR FINISHED GRADE OR OTHER SURFACE SHALL:
A. HAVE THE LOWEST PART OF THE CLEAR OPENING OF THE WINDOW BE A MINIMUM OF 24 INCHESABOVE FINISHED FLOOR OF THE ROOM IT IS LOCATED IN.B. GLAZING BETWEEN FINISHED FLOOR AND A HEIGHT OF 24 INCHES SHALL BE FIXED OR HAVE OPENINGSSUCH THAT A 4 INCH DIAMETER SPHERE CANNOT PASS.C. OPENINGS BETWEEN FINISHED FLOOR AND A HEIGHT OF 24 INCHES MAY HAVE GUARDS WHICHCOMPLY WITH ASTM F2090.
SAFETY GLAZING OR TEMPERED GLASS IS REQUIRED IN HAZARDOUS LOCATIONS PER R308
BATHROOMS / SHOWERS
THE MIXING VALVE IN A SHOWER (INCLUDING OVER A TUB) SHALL BE PRESSURE BALANCING SET AT AMAXIMUM 120˚ F. THE WATER-FILLER VALVE IN BATHTUBS/WHIRLPOOLS SHALL HAVE A TEMPERATURELIMITING DEVICE SET AT A MAXIMUM OF 120˚ F. THE WATER HEATER THERMOSTAT CANNOT BE USED TOMEET THESE PROVISIONS.
NEW OR RECONFIGURED SHOWER STALLS SHALL BE A MINIMUM FINISHED INTERIOR OF 1,024 SQUAREINCHES, BE CAPABLE OF ENCOMPASSING A 30 INCH DIAMETER CIRCLE. ANY DOORS SHALL SWING OUT OFTHE ENCLOSURE HAVE A CLEAR OPENING OF 22 INCHES MINIMUM.
HYDRO-MASSAGE TUBS (I.E. JACUZZI TUBS) SHALL HAVE ACCESS TO THE MOTOR, BE SUPPLIED BY A GFCIPROTECTED DEDICATED CIRCUIT, AND BE LISTED BY A RECOGNIZED TESTING AGENCY (I.E. UL). ALL METALCABLES, FITTINGS, PIPING, OR OTHER METAL SURFACES, WITHIN 5 FEET OF THE INSIDE WALL OF THE HYDROMASSAGE TUB SHALL BE PROPERLY BONDED. HYDRO-MASSAGE TUBS SHALL BE BONDED WITH A MINIMUM#8 AWG BARE COPPER WIRE AND THE BONDING SHALL BE ACCESSIBLE.
THE WATER CLOSET SHALL HAVE A MINIMUM CLEARANCE OF 30 INCHES WIDE (15 INCHES ON CENTER)AND 24 INCHES IN FRONT.
WHERE THE WATER CLOSET (OR OTHER PLUMBING FIXTURE) COMES INTO CONTACT WITH THE WALL ORFLOOR, THE JOINT SHALL BE CAULKED AND SEALED TO BE WATERTIGHT.
BATHTUB AND SHOWER FLOORS AND WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND INSHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE FOR A MINIMUM OF 6FEET ABOVE THE FLOOR.
CEMENT, FIBER-CEMENT, FIBER-MAT REINFORCED CEMENT INSTALLED IN ACCORDANCE WITHMANUFACTURERS RECOMMENDATIONS SHALL BE USED AS A BASE FOR WALL TILE IN TUB AND SHOWERAREAS AND WALL AND CEILING PANELS IN SHOWER AREAS.
INTERIOR ENVIRONMENT
HABITABLE ROOMS SHALL BE PROVIDED WITH NATURAL LIGHT BY MEANS OF EXTERIOR GLAZED OPENINGSWITH AN AREA NOT LESS THAN 8% OF THE FLOOR AREA OF SUCH ROOMS.
ARTIFICIAL LIGHT SHALL BE PROVIDED THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 6FOOT-CANDLES OVER THE AREA OF THE ROOM AT A HEIGHT OF 30" ABOVE THE FLOOR.
FOR THE PURPOSE OF DETERMINING LIGHT AND VENTILATION REQUIREMENTS, ANY ROOM SHALL BECONSIDERED AS A PORTION OF AN ADJOINING ROOM WHEN AT LEAST ONE-HALF OF THE AREA OF THECOMMON WALL IS OPEN AND UNOBSTRUCTED AND PROVIDES AN OPENING OF NOT LESS THANONE-TENTH OF THE FLOOR AREA OF THE INTERIOR ROOM BUT NOT LESS THAN 25 SQUARE FEET.
STAIRWAYS WITHIN DWELLING UNITS AND EXTERIOR STAIRWAYS SERVING A DWELLING UNIT SHALL HAVEAN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT-CANDLE MEASURED AT THE CENTER OF THE TREADSAND LANDINGS.
EXTERIOR STAIRWAYS SERVING A DWELLING UNIT SHALL HAVE AN ARTIFICIAL LIGHT SOURCE LOCATED INTHE IMMEDIATE VICINITY OF THE TOP LANDING OF THE STAIRWAY.
A004
PLOT DATE:03/12/2025
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949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK3PROPOSED SETBACK4NEW FLOOR AREA
5 (E) GRADE
6 FINISH GRADE7(E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT
14 TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)
16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT20POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21RETRACTABLE POOL COVER
22 SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER
24 OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER
46 PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER
50 SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH52SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW
56 SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY
58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)
61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST63DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)
64 ROOF DRAIN W/ OVERFLOW PER C65SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT679" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
CONC.-1
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08/05/2024
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949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK3PROPOSED SETBACK4NEW FLOOR AREA
5 (E) GRADE
6 FINISH GRADE7(E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT
14 TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)
16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT20POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21RETRACTABLE POOL COVER
22 SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER
24 OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER
46 PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER
50 SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH52SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW
56 SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY
58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)
61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST63DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)
64 ROOF DRAIN W/ OVERFLOW PER C65SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT679" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
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.
949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK3PROPOSED SETBACK4NEW FLOOR AREA
5 (E) GRADE
6 FINISH GRADE7(E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT
14 TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)
16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT20POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21RETRACTABLE POOL COVER
22 SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER
24 OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER
46 PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER
50 SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH52SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW
56 SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY
58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)
61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST63DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)
64 ROOF DRAIN W/ OVERFLOW PER C65SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT679" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
CONC.-1
GLASS-1
GLASS-2
GYP.-1
MTL-1
STONE-1
STUC-1
TILE-1
VEG.
WD-1
GRAVEL
LEGEND
TRUENORTHPROJECTNORTH
32
REF. / FRZR.
MICRO.
LOW STOR.
GARAGE
F.F. 226.07'
LIVING ROOM
F.F. 226.66'
UP
UP
PORCH
ENTRY
F.F. 226.66'
STOR./
DW.TR.
STOR.
STOR.
W/D
STOR.
UPPER CAB.
LOW STOR.
UPPER CAB.
16'
-
0
"
2'-
8
12"
20'-4"5'-7"9'-312"6'-1112"
5'-
7
"
8'-8
12"
24'
-
1
0
"
3'-4"
15'-7"3'-2"
39
'
-
1
"
22
'
-
7
"
16'
-
0
"
49'
-
5
"
3'-2"3'-2"5'-8"
6'-7"30'-9"
37'-4"
5'-
7
12"
4'-9
"
2'-312"
6'-1112"
42'-2"
5'-1012"3'-5"1'-912"
10
'
-
4
"
4'-6
"
10
'
-
4
12"
10
'
-
1
0
"
3'-1
0
12"
1'-712"
14'-1012"
4'-
1
"
8'-1
"
2'-5
12"
7'-0"
3'-10"
3'-612"
2'-
6
"
16'
-
8
12"2'-6"
5'-7
12"
4'-
0
"
4'-
4
"
2'-
0
"
6'-
5
"
5'-812"11'-6"3'-912"
17'-5"
7'-
5
"
36"
6'-7
"
DINING
F.F. 226.66'
KITCHEN
F.F. 226.66'
PANTRY
F.F. 226.66'
POWDER
F.F. 226.66'
LAUNDRY
F.F. 226.66'
B
B
A
A
C
C
D
D
1 1
4 4
3 3
2 2
4
3
2
1
1
2
17'-034"2'-714"
20
'
-
0
"
19'-8"
PLOT DATE:04/02/2025
18
0
1
P
O
R
T
T
A
G
G
A
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P
L
,
N
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I
A
9
2
6
6
0
F O U B I S T E R
SCALE
A R C H I T E C T S
REVISION:
PROPOSED STUD WALL
EXISTING WALL TO DEMO
EXISTING WALL
SITE WALL/ HARDSCAPE - REFER TO SITEPLAN A1.1
MATERIALS
LIGHT WOOD SIDING
TRANSPARENT GLASS
CLASS A SLATE TILE ROOF TO MATCH EXISTING
VEGETATION/LANDSCAPINGPER LANDSCAPE PLAN
CONCRETE
GYPSUM BOARD
KEYNOTES
SEMI-TRANSLUCENT GLASS
SMOOTH TROWEL - INTEGRAL COLOR SMOOTH STUCCO - DOVE GREY
OVER GROUTED RUBBLE STONE WITH MORTAR WASH
TPO COOL ROOFING WITHGRAVEL BALLAST
METAL - KYNAR 500 FINISH STATUTORY BRONZE
FO
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B
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.
949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK3PROPOSED SETBACK4NEW FLOOR AREA
5 (E) GRADE
6 FINISH GRADE7(E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT
14 TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)
16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18 A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT20POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21 RETRACTABLE POOL COVER
22 SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER24OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42 TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER
46 PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER
50 SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH52SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW
56 SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)
61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST63DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)64 ROOF DRAIN W/ OVERFLOW PER C65SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT679" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
CONC.-1
GLASS-1
GLASS-2
GYP.-1
MTL-1
STONE-1
STUC-1
TILE-1
VEG.
WD-1
GRAVEL
LEGEND
TRUENORTHPROJECTNORTH A401
14" = 1'-0"
PROPOSED LEVEL 1 FLOOR PLAN
33
B
B
A
A
C
C
D
D
1 1
4 4
3 3
2 2
BED 1
F.F. 236.75'
CAL-KING
QUEEN
CAL-KING
UP QUEEN
BED 2
F.F. 235.50'
BED 3
F.F. 235.50'
FLEX ROOM
F.F. 235.50'
BATH 3
CLOSET
BATH 1
UP
5'-9
"
6'-
4
12"
4'-
9
"
6'-3
"
49'
-
5
"
5'-512"15'-112"
43'-4"
5'-312"
6'-7"
4'-1012"
17'-11"10'-2"
40'-8"
4'-
5
"
9'-
0
"
9'-
0
"
4'-
5
"
6'-0
12"
6'-
1
12"
6'-
0
"
12'
-
2
"
26
'
-
1
0
"
49'
-
5
"
5'-8"5'-11"6'-4"
10
'
-
5
"
4'-5
"
6'-7"
12'-512"
5'-1012"3'-0"2'-4"
11
'
-
1
12"
13
'
-
0
"
9'-9
"
4'-9
"
6'-
9
"
4'-1
12"
5'-
7
12"
9'-9
12"
5'-0
12"
4'-5"5'-11"
0'-7"
6'-0"
6'-0
"
2'-0"
5'-312"1'-9"5'-012"
2'-112"
1'-10"
6'-
0
"
3'-
2
12"
BED 4
F.F. 235.50'
BATH 2
LANDING
F.F. 236.75'
4
3
2
1
PLOT DATE:04/02/2025
18
0
1
P
O
R
T
T
A
G
G
A
R
T
P
L
,
N
E
W
P
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T
B
E
A
C
H
,
C
A
L
I
F
O
R
N
I
A
9
2
6
6
0
F O U B I S T E R
SCALE
A R C H I T E C T S
REVISION:
PROPOSED STUD WALL
EXISTING WALL TO DEMO
EXISTING WALL
SITE WALL/ HARDSCAPE - REFER TO SITEPLAN A1.1
MATERIALS
LIGHT WOOD SIDING
TRANSPARENT GLASS
CLASS A SLATE TILE ROOF TO MATCH EXISTING
VEGETATION/LANDSCAPINGPER LANDSCAPE PLAN
CONCRETE
GYPSUM BOARD
KEYNOTES
SEMI-TRANSLUCENT GLASS
SMOOTH TROWEL - INTEGRAL COLOR SMOOTH STUCCO - DOVE GREY
OVER GROUTED RUBBLE STONE WITH MORTAR WASH
TPO COOL ROOFING WITHGRAVEL BALLAST
METAL - KYNAR 500 FINISH STATUTORY BRONZE
FO
U
B
I
S
T
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A
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C
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,
EX
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949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK3PROPOSED SETBACK4NEW FLOOR AREA
5 (E) GRADE
6 FINISH GRADE7(E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT
14 TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)
16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18 A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT20POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21 RETRACTABLE POOL COVER
22 SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER24OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42 TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER
46 PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER
50 SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH52SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW
56 SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)
61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST63DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)64 ROOF DRAIN W/ OVERFLOW PER C65SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT679" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
CONC.-1
GLASS-1
GLASS-2
GYP.-1
MTL-1
STONE-1
STUC-1
TILE-1
VEG.
WD-1
GRAVEL
LEGEND
TRUENORTHPROJECTNORTH A402
14" = 1'-0"
PROPOSED LEVEL 2 FLOOR PLAN
34
TILE-1
TILE-1
249.85' RIDGE (E.)
0'-
8
"
2'-3"
2'-312"
23'-0"FYSB
5'-
0
"
SY
S
B
2
3
5'
-
0
"
S
Y
S
B
2
1
2
3
2
1
TILE-1
TILE-1
TILE-1
TILE-1
TILE-1
32'-318"
6'-1"21'-9"13'-10"1'-6"
1'-6"
6'-1
"
1'-6
"
25
'
-
4
12"
1'-6
"
11
'
-
3
14"
11
'
-
3
14"
1'-6
"
1'-6"5'-9"1'-6"36'-1"1'-6"
1'-6
"
16
'
-
6
12"
32'
-
1
0
12"
1'-6
"
TILE-1
7'-
7
"
248.10' RIDGE
24
9
.
2
9
'
R
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D
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0'-712"
20'-812"FYSB
PLOT DATE:03/12/2025
18
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A R C H I T E C T S
REVISION:
PROPOSED STUD WALL
EXISTING WALL TO DEMO
EXISTING WALL
SITE WALL/ HARDSCAPE - REFER TO SITEPLAN A1.1
MATERIALS
LIGHT WOOD SIDING
TRANSPARENT GLASS
CLASS A SLATE TILE ROOF TO MATCH EXISTING
VEGETATION/LANDSCAPINGPER LANDSCAPE PLAN
CONCRETE
GYPSUM BOARD
KEYNOTES
SEMI-TRANSLUCENT GLASS
SMOOTH TROWEL - INTEGRAL COLOR SMOOTH STUCCO - DOVE GREY
OVER GROUTED RUBBLE STONE WITH MORTAR WASH
TPO COOL ROOFING WITHGRAVEL BALLAST
METAL - KYNAR 500 FINISH STATUTORY BRONZE
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949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK
3 PROPOSED SETBACK4NEW FLOOR AREA5(E) GRADE
6 FINISH GRADE
7 (E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT14TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT
20 POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21RETRACTABLE POOL COVER22SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER
24 OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER46PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER50SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH
52 SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW56SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY
58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST
63 DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)
64 ROOF DRAIN W/ OVERFLOW PER C
65 SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT
67 9" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
CONC.-1
GLASS-1
GLASS-2
GYP.-1
MTL-1
STONE-1
STUC-1
TILE-1
VEG.
WD-1
GRAVEL
LEGEND
TRUENORTHPROJECTNORTH
PROPOSED ROOF PLAN
A206
14" = 1'-0"
35
5'-0"SYSB
LEVEL 1 F.F.
226.66'
LEVEL 1 F.F.
226.66'
LEVEL 2B F.F.
236.75'LEVEL 2A F.F.
235.50'
LEVEL 2B PLATE HT.
244.75'LEVEL 2A PLATE HT. (E.)
243.26'
T.O. RIDGE (E.)
249.85'
T.O. RIDGE (E.)
249.85'
10
'
-
1
"
5'-
1
14"
5'-1
34"
8'-
1
0
"
7'-9
"
6'-
7
14"
18'
-
1
"
28
'
-
3
12
3
12
8
"
23'
-
2
"
MAX. HT.
255.66'
MAX. HT.
255.66'
1'-3
"
1'-
6
"
8'-
0
"
16'
-
7
"
STUC-1 STUC-1
WD-1
STONE-1STONE-1
STONE-1STUC-1STUC-1
LEVEL 1 F.F.
226.66'
LEVEL 1 F.F.
226.66'
2
1
LEVEL 2B F.F.
236.75'LEVEL 2A F.F.
235.50'
LEVEL 2B PLATE HT.
244.75'LEVEL 2A PLATE HT. (E.)
243.26'
T.O. RIDGE (E.)
249.85'
T.O. RIDGE (E.)
249.85'
10'
-
1
"
5'-
1
14"
5'-
1
34"
8'-
1
0
"
7'-
9
"
6'-
7
14"
18
'
-
1
"
28'
-
3
12
3
12
8
"
23
'
-
2
"
MAX. HT.
255.66'
MAX. HT.
255.66'
1'-
3
"
1'-
6
"
8'-
0
"
16
'
-
7
"
STUC-1STUC-1STUC-1
STUC-1
WD-1
WD-1
STONE-1
STONE-1
PROPOSED FRONT ELEVATION 1
PRPOSED RIGHT ELEVATION 2
A404
14" = 1'-0"
PLOT DATE:03/12/2025
18
0
1
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F O U B I S T E R
SCALE
A R C H I T E C T S
REVISION:
PROPOSED STUD WALL
EXISTING WALL TO DEMO
EXISTING WALL
SITE WALL/ HARDSCAPE - REFER TO SITEPLAN A1.1
MATERIALS
LIGHT WOOD SIDING
TRANSPARENT GLASS
CLASS A SLATE TILE ROOF TO MATCH EXISTING
VEGETATION/LANDSCAPINGPER LANDSCAPE PLAN
CONCRETE
GYPSUM BOARD
KEYNOTES
SEMI-TRANSLUCENT GLASS
SMOOTH TROWEL - INTEGRAL COLOR SMOOTH STUCCO - DOVE GREY
OVER GROUTED RUBBLE STONE WITH MORTAR WASH
TPO COOL ROOFING WITHGRAVEL BALLAST
METAL - KYNAR 500 FINISH STATUTORY BRONZE
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949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK3PROPOSED SETBACK4NEW FLOOR AREA
5 (E) GRADE
6 FINISH GRADE7(E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT
14 TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)
16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT20POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21RETRACTABLE POOL COVER
22 SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER
24 OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER
46 PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER
50 SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH52SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW
56 SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY
58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)
61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST63DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)
64 ROOF DRAIN W/ OVERFLOW PER C65SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT679" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
CONC.-1
GLASS-1
GLASS-2
GYP.-1
MTL-1
STONE-1
STUC-1
TILE-1
VEG.
WD-1
GRAVEL
LEGEND
TRUENORTHPROJECTNORTH
36
1
2
5'-0"SYSB4'-11"
LEVEL 1 F.F.
226.66'
LEVEL 1 F.F.
226.66'
LEVEL 2B F.F.
236.75'
LEVEL 2B PLATE HT.
244.75'LEVEL 2A PLATE HT.
243.26'
T.O. RIDGE (E.)
249.85'
T.O. RIDGE (E.)
249.85'
8'-
1
0
"
6'-
7
14"
5'-
1
34"
10
'
-
1
"
8'-
0
"
5'-
1
14"
16
'
-
7
"
28'
-
3
12
3
12
8
"
23
'
-
2
"
MAX. HT.
255.66'
MAX. HT.
255.66'
1'-
3
"
1'-
6
"
7'-9
"
18
'
-
1
"
LEVEL 2A F.F.
235.50'
STUC-1STUC-1STUC-1
STUC-1
2
3
1
2
7'-
0
"
0'-1012"1'-5"
20'-812" (P) FYSB
23'-0" (E) FYSB
26'-012"
LEVEL 1 F.F.
226.66'
LEVEL 1 F.F.
226.66'
LEVEL 2A PLATE HT.
243.26'
LEVEL 2A PLATE HT. (E.)
243.26'
T.O. RIDGE (E.)
249.85'
T.O. RIDGE (E.)
249.85'
8'-
1
0
"
6'-
7
14"
5'-
1
34"
16
'
-
7
"
28'
-
3
12
3
12
8
"
23
'
-
2
"
MAX. HT.
255.66'
MAX. HT.
255.66'
7'-
9
"
LEVEL 2A F.F.
235.50'
LEVEL 2A F.F.
235.50'
STUC-1 STUC-1
WD-1
STONE-1
A405
14" = 1'-0"
PROPOSED BACK ELEVATION 3
PROPOSED LEFT ELEVATION 4
PLOT DATE:03/12/2025
18
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SCALE
A R C H I T E C T S
REVISION:
PROPOSED STUD WALL
EXISTING WALL TO DEMO
EXISTING WALL
SITE WALL/ HARDSCAPE - REFER TO SITEPLAN A1.1
MATERIALS
LIGHT WOOD SIDING
TRANSPARENT GLASS
CLASS A SLATE TILE ROOF TO MATCH EXISTING
VEGETATION/LANDSCAPINGPER LANDSCAPE PLAN
CONCRETE
GYPSUM BOARD
KEYNOTES
SEMI-TRANSLUCENT GLASS
SMOOTH TROWEL - INTEGRAL COLOR SMOOTH STUCCO - DOVE GREY
OVER GROUTED RUBBLE STONE WITH MORTAR WASH
TPO COOL ROOFING WITHGRAVEL BALLAST
METAL - KYNAR 500 FINISH STATUTORY BRONZE
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949 - 436 - 2286840 GLENNEYRE STREET LAGUNA BEACH, C A.
1 PROPERTY LINE
2 (E) SETBACK3PROPOSED SETBACK4NEW FLOOR AREA
5 (E) GRADE
6 FINISH GRADE7(E) CURB/EDGE OF PAVEMENT8CURB CUT9DRIVEWAY - SLOPE PER CIVIL
10 (E) FIRE HYDRANT
11 MAILBOX12PLANTING/SOFTSCAPE PER LANDSCAPE PLANS13SITE WALL - UNDER SEPARATE PERMIT
14 TRASH STORAGE AREA
15 GAS METER LOCATION (REFER TO CIVIL AND SURVEYDRAWINGS)
16 WATER METER (REFER TO CIVIL AND SURVEY DRAWINGS)
17 ELECTRICAL PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACEOF PANEL TO ANY OBSTRUCTION) - VERIFY LOCATION W/POWER COMPANY18A/C EQUIPMENT ON CONCRETE CURB W/ SOUND ATTENUATEDSCREEN19POOL/SPA - UNDER SEPARATE PERMIT20POOL EQUIPMENT. COORDINATE WITH POOL CONSULTANT. GCTO PROVIDE REQ'D CLEARANCES AROUND EQUIPMENT21RETRACTABLE POOL COVER
22 SELF CLOSING, SELF LATCHING GATE - 5'-0" TALL,NON-CLIMBABLE ALUMINUM AND WOOD23BBQ, PROVIDE GAS AND ELECTRICAL PER OWNER
24 OUTDOOR FIREPLACE/FIREPIT WITH DRAINAGE, +18" A.F.F.25 CONTINUOUS RECESSED STRIP DRAIN40INSULATION PER TITLE 24 RECOMMENDATIONS
41 MINIMUM 1/2" GYPSUM BOARD IS REQ'D BETWEEN DWELLINGWALL AND A GARAGE. GARAGE CEILING TO BE 5/8" TYPE X IFHABITABLE OR SLEEPING ROOMS ARE ABOVE (R302.6).SEPARATION SHALL EXTEND FROM FLOOR TO ROOF SHEATHING42TANKLESS WATER HEATER, W/ RECIRCULATION LINE - VERIFYSIZE REQ'D WITH MANUFACTURER43FAU - PROVIDE GAS SHUT OFF AND ELECTRICAL VENTING PERMANUFACTURER (CMC 904.1)44 A.V. RACK INTEGRATED IN CASEWORK45WASHER/DRYER PER OWNER
46 PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT, MINIMUM4" DIA. TO OUTSIDE AIR, EQUIPPED WITH A BACK-DRAFTDAMPER. DUCT LENGTH IS LIMITED TO 14' WITH 2 ELBOWS. SEEMEP DRAWINGS47RECESSED SHOWER WITH HOT MOPPED PAN 4" BELOWADJACENT F.F. WITH FLOOR TO CEILING TILE PEROWNER/DESIGNER. SLOPE TILE FINISH TOWARD DRAIN,MINIMUM 1/4" PER FOOT. PROVIDE CONTINUOUSLY OPERATEDMECHANICAL EXHAUST VENTILATION PER R408.3, EXHAUSTEDTO OUTSIDE AIR, MINIMUM RATE OF 50 CFM, 3 SONE, ENERGYSTAR AND HUMIDITY CONTROLLED48FRAMELESS TEMPERED SHOWER GLASS ENCLOSURE49SHOWER BENCH - COORDINATE WITH INTERIOR DESIGNER
50 SHOWER CONTROLS - COORDINATE WITH INTERIOR DESIGNER
51 SHOWER DRAIN WITH TILE FINISH52SHOWER/BATHROOM NICHE - COORDINATE WITH INTERIORDESIGNER53EXHAUST HOOD PER OWNER/DESIGNER. PROVIDE MINIMUMRATE 100 CFM, A MAX SOUND RATING OF 3 SONE, AND CUTEDTO OUTSIDE AIR REGARDLESS OF TYPE54 BUILT-IN BATHTUB55FREESTANDING BATHTUB WITH INTEGRATED OVERFLOW
56 SINK WITH GARBAGE DISPOSAL, PER OWNER
57 BUILT-IN CABINETRY
58 FLUSH MOUNT REFRIGERATOR PER OWNER/DESIGNER59RECESSED CURTAIN/SHADE TRACK, MOTORIZED W/ REMOTECONTROL60ATTIC CRAWL SPACE ACCESS DOOR (30" X 22" MINIMUM)
61 EDGE OF WALL/ROOF (ABOVE/BELOW/BEYOND AS OCCURS)
62 FIREPLACE - SEAL COMBUSTION TYPE, DIRECT VENT EXHAUST63DECORATIVE CHIMNEY SHROUD BY 'AMERICAN CHIMNEYSHROUD.' UL LISTING (MH30042) AND WH LISTING (5091753)
64 ROOF DRAIN W/ OVERFLOW PER C65SKYLIGHT WITH AUTOMATIC NIGHT SHADE, CLEAR FLAT GLASS.(ESR-4166)
66 PROPOSED SOLAR AREA - UNDER SEPARATE PERMIT679" TALL BLACK WEATHER RESISTANT METAL ADDRESSNEMBERS. MINIMUM STROKE WIDTH OF 1/2". COLOR TO BECOORDINATED WITH ARCHITECT AND SHALL BE POWDERCOATED.
CONC.-1
GLASS-1
GLASS-2
GYP.-1
MTL-1
STONE-1
STUC-1
TILE-1
VEG.
WD-1
GRAVEL
LEGEND
TRUENORTHPROJECTNORTH
37