HomeMy WebLinkAbout3.0_The Nice Guy Restaurant_PA2025-0252CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT March 5, 2026 Agenda Item No. 3
SUBJECT: The Nice Guy Restaurant (PA2025-0252)
▪Conditional Use Permit
SITE LOCATION: 2607 West Coast Highway
APPLICANT: Adam Koral
OWNER: PCH Restaurant and Marina, LLC
PLANNER: Laura Rodriguez, Assistant Planner
lrodriguez@newportbeachca.gov, 949-644-3216
PROJECT SUMMARY
A request for a conditional use permit (CUP) to renovate an existing 5,260-square-foot restaurant space on the waterfront, formerly occupied by GuacAmigos, and operate a
restaurant known as The Nice Guy with a Type 47 (On-Sale General – Eating Place) Alcoholic Beverage Control license, late hour operations, and live entertainment. Proposed hours of operation are 11 a.m. to 12 a.m., Monday through Saturday, and 9:30 a.m. to 12 a.m. on Sunday. A CUP is required to authorize a restaurant with alcoholservice and late hour operations (defined by the Newport Beach Municipal Code as service
provided after 11 p.m.). If this CUP is approved, the restaurant operator will be requiredto obtain an operator license from the Newport Beach Police Department, as they intendto offer alcoholic beverages for on-site consumption in conjunction with late houroperations and live entertainment. No dancing is proposed. Approval of the project willalso supersede the Minor Use Permit filed as PA2023-0119 and Staff Approval No.
SA2018-010.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,because it has no potential to have a significant effect on the environment and theexceptions to this Exemption do not apply; and
3)Adopt Resolution No. PC2026-005 approving the Conditional Use Permit filed asPA2025-0252 (Attachment No. PC 1).
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Mixed-Use Water 1 (MU-W1) Mixed-Use Water (MU-W1) Vacant (formerly GuacAmigos restaurant)
NORTH Mixed-Use Horizontal 1 (MU-H1) Mixed-Use Mariners’ Mile (MU-MM) Mariners’ Mile Square (retail, fitness facility, offices)
SOUTH N/A N/A Harbor
EAST MU-W1 MU-W1 Restaurant (The Shamrock Bar and Grill)
WEST MU-W1 MU-W1 Restaurant (The House)
Subject Property
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INTRODUCTION
Project Setting
As shown in the “Vicinity Map” on the preceding page, the subject property is located on
the south side of West Coast Highway, within the Mariners’ Mile Corridor and along the
waterfront (Project Site). The Project Site is approximately 27,000 square feet and is developed with a 5,260-square-foot, single-story restaurant building originally constructed in 1968. There are commercial slips behind that are accessible from a gate located on the side of the restaurant; however, these slips are not associated with the restaurant
operations. Vehicular access to the property is provided from West Coast Highway. The
property is developed with 55 diagonal parking spaces and features a “one-way” circulation pattern with vehicles entering from the westerly driveway and exiting through the easterly driveway. Pedestrian access to the site is available from the pedestrian crosswalk at the corner of West Coast Highway and Tustin Avenue. The existing parking
lot has landscaping along the front property line, which provides partial screening of
parked cars from West Coast Highway. The Project Site is surrounded by other waterfront commercial properties and restaurants such as The Shamrock Bar and Grill, Rusty Pelican, Billy’s At The Beach, and The House.
History
While the building has been vacant since late 2024, it has a longstanding history of operating as a restaurant albeit with various operators and operational characteristics. Past operators include Ancient Mariner Restaurant, Landry’s Seafood House (1994),
Joe’s Crab Shack (1997), and, most recently, GuacAmigos (2018).
A chronological summary of the property’s entitlements is provided below:
•On August 20, 1987, the Planning Commission approved Use Permit No. UP3288,which authorized on-site valet parking and the use of compact parking spaces tosatisfy the restaurant’s parking requirement.
•On March 19, 1998, the Planning Commission approved Use Permit No. UP3627,
which allowed operational changes to the restaurant, including the addition of latehour operations, and live entertainment.
•On January 18, 2019, the Community Development Director approved Staff
Approval No. SA2018-010, which allowed an interior remodel of the restaurant andthe loss of two parking spaces related to Americans with Disabilities Act (ADA)upgrades. The Staff Approval acknowledged that the restaurant had beenoperating with a Type 47 (On-Sale General – Eating Place) Alcoholic Beverage
Control (ABC) license and continued allowances for late hour operations and live
entertainment.
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• On July 27, 2020, the Community Development Director approved Emergency Temporary Use Permit No. UP2020-042, which allowed for an 1,836-square-foot outdoor dining patio within the parking lot during the COVID-19 pandemic. The
outdoor dining patio has since been removed, and the temporary authorization has
expired.
• On October 26, 2023, the Zoning Administrator approved the Minor Use Permit filed
as PA2023-0119 authorizing an additional form of live entertainment, consisting of a DJ and/or pre-programmed amplified music. The approval maintained the Type 47 ABC license while eliminating late hour operations. Project Description
The applicant proposes to renovate the vacant restaurant space and operate The Nice
Guy, an Italian American-themed restaurant offering a premium dine-in experience with alcohol service ancillary to food service, late hour operations, and live entertainment. The proposed hours of operation are 11 a.m. to 12 a.m., Monday through Saturday, and 9:30
a.m. to 12 a.m. on Sunday. Live entertainment will be offered daily until midnight and may
include live music from a piano, a small ensemble, a DJ, or pre-programmed amplified music.1 Dancing is not proposed. Interior improvements include a new seating layout, a small stage, lighting, paint, and
finishes. The new floor plan will provide approximately 1,184 square feet of dining area,
a 140-square-foot bar area, 2,256 square feet of kitchen and back of house area, and approximately 115 square feet designated for live entertainment. The bar configuration will be smaller than the previous configuration with 17 bar seats proposed. The live entertainment stage will be located towards the southern left corner of the restaurant and
facing towards the dining area. A floor plan depicting these improvements is provided for
review as part of the Project Plans (Attachment No. PC 2). Exterior improvements include new siding, roofing, stucco, paint, and an entry canopy. No additional square footage is proposed, and both the number of seats and the total
occupant load will be decreased. The project will be served with an existing 130-square-
foot trash enclosure. A full project description is available as Attachment Nos. PC 3. A comparison of the previous operational characteristics and the project are listed in Table 1 on the following
page.
1 “Amplified” music is defined by the Newport Beach Municpal Code (NBMC) to mean “the increase in the
degree of sound level of voices or instruments through electronic devices and equipment (e.g., amplifiers,
loudspeakers, microphones, etc”.
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Table 1, Operational Characteristics
Operational
Characteristic
Existing Allowance Proposed
Gross Floor Area 5,260 SF No change
Outdoor Dining Area N/A N/A
Total Seats 144 (dining area) 34 (bar seating) 114 (dining area) 17 (bar seating)
Occupancy 196 140
Hours of Operation 11 a.m. to 10:30 p.m., Monday to Thursday
11 a.m. to 11 p.m., Friday
Saturday, holidays 9:30 a.m. to 10:30 p.m. on Sunday
11 a.m. to 12 a.m., Monday to Saturday
9:30 a.m. to 12 a.m. on
Sunday
Live Entertainment DJ, pre-programmed amplified music, singing DJ, piano, small ensemble, or pre-programmed amplified music
Dancing Waitstaff only, within the interior of the restaurant Prohibited
Alcoholic Beverage
Sales
Type 47 (On-Sale General – Eating Place) No change
Parking1 57 spaces required 55 spaces provided 53 spaces required 55 spaces provided
1 On August 26, 2025, the City Council adopted Ordinance No. 2025-13 to amend the food service parking requirements
for Title 21 (Local Coastal Program Implementation Plan) to be consistent with Title 20 (Planning and Zoning) of the
NBMC. The land use, “Food service with late hours”, now requires one parking space per 100 square feet of gross floor
area.
DISCUSSION Analysis
General Plan Consistency The Project Site is categorized as Mixed-Use Water 1 (MU-W1) by the Land Use Element of the General Plan. The MU-W1 designation is applied to waterfront locations along
Mariners’ Mile Corridor and intended to provide areas where marine-related, visitor-
serving, commercial, and residential uses are allowed. A restaurant is consistent with the MU-W1 land use categorization, as restaurants are both a visitor-serving and commercial use.
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While not an exhaustive list, the project is consistent with and in furtherance of the
following General Plan Policies:
• Land Use Policy LU 5.2.2 (Buffering Residential Areas). Require that
commercial uses adjoining residential neighborhoods be designed to be
compatible and minimize impacts. Although the Project Site is not adjacent to a residential zoning district, residential neighborhoods are located nearby. The nearest residential zoning district is
approximately 485 feet north along Tustin Avenue. Residences on Tustin Avenue
are not likely to perceive noise from the restaurant, as they are separated from the property by the highly traveled West Coast Highway and intervening structures. Residential properties are also located approximately 800 feet south, across Newport Harbor and on Lido Isle. Several restaurant windows face the harbor.
Because noise can travel further distances more efficiently across water, all
restaurant windows and doors facing the water are conditioned to remain closed after 10 p.m. to help alleviate potential noise impacts to the nearby properties on Lido Isle.
• Land Use Policy 6.19.2 (Bay Fronting Properties). Encourages marine-related
and visitor-serving retail, restaurant, hotel, institutional, and recreational uses, with
some allowance for residential uses.
The project will revitalize an existing restaurant space that has been vacant since
late 2024. It intends to provide a premium dining experience for visitors and residents of Newport Beach. As the restaurant is located on the waterfront, a new operator will once again attract customers who can enjoy expansive harbor views.
• Land Use Policy 6.19.6 (Corridor Identity and Quality) Implement landscape,
signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent
with the Mariners’ Mile Specific Plan District and Mariners’ Mile Strategic Vision
and Design Plan.
Land Use Policy 6.19.7 (Architecture and Site Planning). While a diversity of
building styles is encouraged, the form, materials, and colors of buildings located
along the harbor front should be designed to reflect the area’s setting and nautical
history.
The Mariners’ Mile Strategic Vision and Design Plan is intended to provide guidance on appropriate architecture, landscape, and signage that respect the heritage of Mariners’ Mile. In this case, the applicant is proposing to replace the exterior façade with grey colored stucco, dark wood trim for exterior doors, and
black with white accent-colored awnings. The proposed building color is
considered a neutral tone, which is allowed in the design plan. The awnings, which
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are encouraged to be dark, create visual interest and contribute to a balanced
composition along the building’s exterior elevations. Nautical elements, which are consistent with the history and character of Mariners’ Mile, are encouraged. The project may use stainless steel, polished chrome, brass, and/or bronze as architectural features to incorporate nautical references. Proposed signage shall
be consistent with the plan.
• Noise Policy N 1.7 (Commercial/Entertainment Uses). Limit hours and/ or
require attenuation of commercial/ entertainment operations adjacent to residential
and other noise sensitive uses in order to minimize excessive noise to these
receptors. The project will offer live entertainment until midnight, which may include a piano, small ensemble, or DJ with amplified sound. Due to the potential for noise impacts,
a Noise Impact Study (Noise Study) was conducted by RK Engineering Group,
Inc., dated October 14, 2025. The Noise Study estimated the project’s expected noise levels during live music and DJ entertainment and evaluated potential impacts to the residences on Lido Isle, which are the nearest sensitive receptors. The study analyzed projected noise levels during the day, when the restaurant’s
windows are expected to be open, and at night, when the windows are expected to be closed. Those projected noise levels were compared to standards provided in Section 10.26.025 (Exterior Noise Standards) of the NBMC. The study concluded that the project would not exceed the City’s noise level standards nor would it create an increase in significant noise on the property, subject to certain
recommendations, such as closing all doors and windows facing the bay after 10 p.m. during any live entertainment. The Noise Study is provided as Attachment No. PC 4. A full General Plan consistency analysis is available in the Draft Resolution provided as
Attachment No. PC 1.
Local Coastal Program The Project Site is located within the Coastal Zone. It is categorized as Mixed-Use Water
Related (MU-W) by the Coastal Land Use Plan (CLUP) and is located within the Mixed-Use Water (MU-W1) Coastal Zoning District. The project is consistent with the CLUP and is an allowed use within the MU-W1 coastal zoning district. Since it is limited to operational changes and remodeling, the project is not considered an intensification of use and a coastal development permit is not required.
Zoning Code Similar to the MU-W1 categorization in the Land Use Element of the General Plan, the Project Site is zoned Mixed-Use Water (MU-W1). The MU-W1 District applies to
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waterfront properties along the Mariners’ Mile Corridor in which nonresidential uses and
residential dwelling units may be intermixed. Table 2-9 (Allowed Uses and Permit Requirements) in Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and Permit Requirements) of the NBMC allows restaurants with alcohol sales and late hours, subject to the approval of a conditional use permit (CUP). It is important to note that live
entertainment is not considered an independent land use, rather it is an operational
characteristic of the proposed restaurant that can be permitted through the CUP. Live entertainment is further regulated under Title 5 (Business Licenses and Regulations) of the NBMC. Chapter 5.25 (Operator License for Establishment Offering Alcoholic Beverages for On-Site Consumption in Combination with Late Hours, Entertainment,
and/or Dance) requires the restaurant operator to obtain an operator license from the
Newport Beach Police Department (NBPD) because the restaurant will serve alcoholic beverages for on-site consumption in combination with late hours and live entertainment. Additionally, Chapter 5.28 (Live Entertainment Establishments) requires the operator to obtain a live entertainment permit prior to commencement of any live entertainment
offerings.
The proposed project complies with all applicable development standards of the MU-W1 District. A discussion of the required findings and considerations for alcohol sales, late hour operations, and the CUP are described under separate sections below.
Alcohol Sales Findings
The restaurant has historically operated with a Type 47 (On-Sale General – Eating Place) ABC License and the applicant proposes operating with a Tyle 47 ABC License. To allow
the sale or service of alcoholic beverages, the Planning Commission must first make a
finding of consistency with Section 20.48.030 (Alcohol Sales) of the NBMC:
1. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol
Sales) of the Zoning Code.
The purpose and intent of Section 20.48.030 (Alcohol Sales) of the NBMC is to maintain a healthy environment for residents and businesses by establishing a set of consistent standards for the safe operation of alcohol establishments. The project has been reviewed by the NBPD and conditioned to ensure that the purpose and intent of this
section is maintained and that a healthy environment for residents and businesses is
preserved. Alcohol service will be provided for the convenience of customers of the restaurant, and it is not intended to act as a separate use and destination from the restaurant.
The NBPD prepared a Memorandum for the project (Attachment No. PC 5) that includes
a Crime and Alcohol Related Statistics Report using the latest available data from 2024, as data from 2025 is not yet available. Coincidently, the 2024 data lines up with last year the currently vacant restaurant space was active and has been incorporated into the factors for consideration which are detailed in the draft resolution (Attachment No. PC 1).
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In summary, the NBPD Memorandum concluded that the NBPD has no concerns with the
project and does not anticipate any increase in crime or alcohol-related incidents, subject to the appropriate conditions of approval. Operational conditions of approval recommended by the NBPD related to the sale of alcoholic beverages include, but are not limited to, serving food until closing and not operating as a bar, tavern, cocktail lounge,
or nightclub. These conditions will help ensure compatibility with the surrounding uses
and will help minimize potential alcohol-related impacts. Additionally, Condition of Approval No. 39 in the draft Resolution requires the restaurant operator to obtain an Operator License prior to the commencement of late hours and/or live entertainment. All NBPD recommended conditions are incorporated into Exhibit “B” of the draft resolution.
Late Hour Operations Considerations
In addition to the considerations related to alcohol, the Planning Commission must also consider the following potential impacts as described in Section 20.48.090(G)(3)(a) (Late-
Hour Operations) when reviewing an application to allow late hour operations:
1. Consider potential impacts from music, dancing and voices associated with
allowed indoor and outdoor uses and activities upon adjacent or nearby uses. 2. Consider potential impacts from high levels of lighting and illumination upon
adjacent or nearby uses.
3. Consider potential impacts from increased pedestrian and vehicular traffic activity
during late night and early morning hours upon adjacent or nearby uses. 4. Consider potential impacts from increased trash and recycling collection activities
upon adjacent or nearby uses.
5. Consider potential impacts from occupancy loads of the use upon adjacent or
nearby uses. As previously noted in the General Plan consistency analysis above, the Noise Study confirmed that live entertainment and late hour operations are not expected to generate
noise levels that will negatively impact the nearby uses.
In addition to the Noise Study, the Project Site has not had any recent use permit violations or complaints related to noise levels. The staff report prepared in 2023 for PA2023-0119 noted that there had been no calls for service for loud music or noise
disturbances since January 1, 2019. This term, 2019 through 2023, captured an
operational period when the restaurant featured both live entertainment and late hours, like what is proposed today. While the project will have a new operator, a lack of noise violations suggest that live
entertainment and late hours can be successfully managed at this location. A comparison
of The Nice Guy’s proposed operating hours to those approved for surrounding restaurants are provided in Table 2 on the following page.
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Table 2, Hours of Operation Comparison
Restaurant Address Hours of Operation1
The Nice Guy (Project) 2607 West Coast Highway • 11 a.m. to 12 a.m.,
Monday to Saturday
• 9:30 a.m. to 12 a.m. on
Sunday
Sol Grill 2400 West Coast Highway • 11 a.m. to 11 p.m., daily
Uchi Sushi Restaurant 2510 West Coast Highway • 5 p.m. to 11 p.m., daily
The House 2601 West Coast Highway • 12 p.m. to 11 p.m.2 Wednesday to Friday
• 11 a.m. to 11 p.m. Saturday to Sunday The Shamrock Bar and Grill 2633 West Coast Highway • 6 a.m. to 2 a.m., daily
Rusty Pelican 2735 West Coast Highway • 11 a.m. to 10 p.m., daily
• Outdoor dining: 11 a.m. to 9 p.m., daily
Billy’s At The Beach 2751 West Coast Highway • 11 a.m. to 2 a.m., daily;
• Outdoor dining: 11 a.m. to 10 p.m. Sunday to Thursday, and 11 a.m. to 12 a.m., Friday and Saturday
Newport Whaler 2800 West Coast Highway • 7 a.m. to 2 a.m., daily;
• Outdoor dining: 7 a.m. to 12 a.m.3
ARC Carne & Cantina 2902 West Coast Highway • 8 a.m. to 12 a.m., daily
The Winery Restaurant and Wine Bar 3131 West Coast Highway • 8 a.m. to 2 a.m., daily
A Market 3400 West Coast Highway • 6 a.m. to 7 p.m., daily Starfish 191 Riverside Avenue • 10 a.m. to 9 p.m., Sunday to Thursday
• 10 a.m. to 10 p.m., Friday and Saturday
Little Billy’s Café 2606 Avon Street • 7 a.m. to 6 p.m., daily
1 “Late Hour Operations” means facilities that provide service after 11 p.m., any day of the week as defined in Chapter
20.70 Definitions in the NBMC.
2 The House is authorized under UP2011-001 to extend its operation hours until 2 a.m. (1:30 a.m. for outdoor dining
area) if an Operator License is secured pursuant to Chapter 5.25 of the NBMC.
3 Outdoor dining area is limited from 7 a.m. to 12 a.m. when live entertainment is provided. As shown in Table 2, there is a wide range of operating hours for restaurants within the Mariners’ Mile Corridor, including multiple restaurants authorized to operate until 2 a.m. In comparison, the applicant is requesting to operate until 12 a.m., which is well within the
range of previous City approvals.
Additionally, the Noise Study conducted by RK Engineering Group, Inc. demonstrates that noise impacts to nearby residences and properties are not expected to be negatively
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impacted by the requested forms of live entertainment. The project is also conditioned to
ensure additional signage is posted at visible locations at the parking area requesting patrons to keep noise at a minimum. Should noise complaints arise, the project is conditioned to require the operator to perform a follow-up noise study analysis to determine whether a violation is occurring and how the noise may be mitigated.
Standard conditions of approval included in Exhibit “B” of the draft resolution (Attachment No. PC 1) require compliance with Section 20.30.070 (Outdoor Lighting) of NBMC. The applicant must ensure any proposed lighting fixtures be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto
adjacent properties or roadways.
The City’s Public Works Department does not anticipate the project to create pedestrian or vehicular traffic impacts, as the property has historically operated as a restaurant with late hours and live entertainment. The project is not anticipated to need additional trash
collection as the existing enclosure provides sufficient space. Additionally, trash collection
for the facility is prohibited between the hours of 10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and 9 a.m. on Sundays and Federal holidays, minimizing potential noise impacts from trash collection.
Lastly, the project is anticipated to be less impactful than previous operations, as it is
reducing the occupancy load from 196 persons to 140 persons.
Conditional Use Permit Findings
In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use
Permits), the Planning Commission must make the following findings for approval of a conditional use permit:
1. The use is consistent with the General Plan and any applicable Specific Plan;
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of the Zoning Code and Municipal Code;
3. The design, location, size, and operating characteristics of the use are compatible
with the allowed uses in the vicinity;
4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities; and
5. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
As described above under the sections for special considerations and as demonstrated in the draft resolution, staff believes that sufficient facts exist in support of each finding.
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The Project Site is developed as a restaurant and has operated as one since 1968. The
project will reopen a currently vacant restaurant space, consistent with the purpose and intent of the MU-W1 General Plan and Zoning. The MU-W1 land use category allows a maximum floor area to land ratio (FAR) of 0.5 for a commercial properties. The Project Site currently has a 0.38 FAR and the project will not increase the FAR. It is adequately
served by existing utilities. Since the restaurant has a gross floor area of 5,260 square
feet, the Project Site is required to provide a 48-square-foot trash closure per 20.30.120 (Solid Waste and Recyclable Materials Storage) of the NBMC. The existing trash closure is approximately 130 square feet, which provides sufficient capacity and exceeds the minimum requirement needed for structures between 5,001 and 10,000 square feet in
gross floor area.
Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC requires one parking space per 100 square feet of gross floor area (GFA). The GFA of the project is 5,260 square feet which requires 53 parking spaces (5,260 / 100 = 52.6, rounded up).
The surface lot provides 55 parking spaces, which includes three ADA spaces, and
satisfies the parking requirement. While previous approvals required on-site valet, the project does not require valet operations to satisfy parking requirements. The project was reviewed by the City’s Building Division, Fire Department, and Public
Works Department to ensure adequate public and emergency vehicle access is provided
and there were no concerns identified. The City’s Code Enforcement Division has also reviewed the project and, while there have been violations related to lighting and outdoor dining within the last five years, there were no violations related to noise levels or operating hours. Furthermore, the NBPD has reviewed the proposed operation and has
no concerns, subject to the appropriate conditions of approval which have all been
incorporated into the draft resolution. The project will provide an opportunity for the property owner to secure a new tenant, eliminate a vacancy, and reinvest in the property while providing an amenity to both
residents and visitors. The project is sufficiently conditioned to help prevent impacts to
any persons residing or working in the surrounding neighborhood. Summary and Alternatives
Staff finds that the project is consistent with Title 20 (Planning and Zoning) and the
General Plan, as discussed in the analysis above. The Project Site has historically operated as a restaurant with similar operational characteristics. If approved, the project will allow a new operator to improve and occupy the existing vacant restaurant space with a new restaurant that includes alcohol service, late hours, and live entertainment. Due to
this combination of operating characteristics, the operator will be required to obtain an
operator license issued by the NBPD, which will help ensure compliance with all conditions and that the restaurant remains compatible with the surrounding neighborhood.
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Should the Planning Commission feel the facts are not in evidence of support for the project
application, the following alternative options are available to the Planning Commission: 1. The Planning Commission may suggest specific changes that are necessary to alleviate any concerns. If the requested changes are substantial, the item could be
continued to a future meeting. Should the Planning Commission choose to do so,
staff will return with a revised resolution incorporating new findings and/or conditions; or 2. If the Planning Commission believes that there are insufficient facts to support the
findings for approval and a denial action is more appropriate, staff would
recommend a continuance to prepare a resolution reflecting this course of action. Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3 because it has no potential to have a significant effect on the environment. The project consists of a tenant improvement to an existing building to continue operating a restaurant. The applicant is not proposing additional footage to the
existing building configuration. Therefore, the Class 1 exemption is applicable. The
exceptions to the Class 1 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, and is not a hazardous waste site, and is not identified as
a historical resource. Public Notice
Notice of this hearing 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 meeting, 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.
Prepared by:
Submitted by:
____________________________ Laura Rodriguez, Assistant Planner JP/lr
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ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Project Plans PC 3 The Nice Guy Project Description PC 4 Noise Study Prepared by RK Engineering Group, Inc., October 14, 2025 PC 5 Newport Beach Police Department Memorandum
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Attachment No. PC 1
Draft Resolution with Findings and
Conditions
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RESOLUTION NO. PC 2026-005
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, SUPERSEDING ALL PREVIOUS APPROVALS AND APPROVING A CONDITIONAL USE PERMIT TO OPERATE AN EATING AND DRINKING ESTABLISHMENT WITH A TYPE 47 (ON-SALE GENERAL – EATING PLACE) ALCOHOL BEVERAGE CONTROL LICENSE,
LATE HOURS, AND LIVE ENTERTAINMENT FOR THE PROPERTY LOCATED AT 2607 WEST COAST HIGHWAY (PA2025-0252)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Adam Koral (“Applicant”), on behalf of PCH Restaurant and
Marina, LLC (“Owner”), concerning the property located at 2607 West Coast Highway, and
legally described in Exhibit “A,” which is attached hereto and incorporated herein byreference (“Property”).
2.The Applicant requests a conditional use permit (“CUP”) to renovate an existing 5,260-
square-foot restaurant space on the waterfront, formerly occupied by GuacAmigos, and
operate a restaurant under the name “The Nice Guy” with a Type 47 (On-Sale General–Eating Place) Alcohol Beverage Control (“ABC”) license, live entertainment license,and late hour operations from 11:00 a.m. to 12:00 a.m., Monday through Saturday, and9:30 a.m. to 12:00 a.m. on Sundays. A CUP is required to authorize a restaurant with
alcohol service and late hour operations, which is defined by the Newport Beach
Municipal Code (“NBMC”) as service provided after 11:00 p.m. The operator is alsorequired to obtain an operator license from the Newport Beach Police Department(“NBPD”) pursuant to Chapter 5.25 (Operator License for Establishments OfferingAlcohol Beverages for On-Site Consumption in Combination with Late Hours,
Entertainment, and/or Dance) to offer alcoholic beverages for on-site consumption in
combination with late hour operations and live entertainment (“Project”).
3.The Property has been developed with a 5,260-square-foot eating and drinkingestablishment (“Restaurant”) since 1968, with various subsequent operators and
operational characteristics. The Restaurant obtained its first use permit (Use Permit No.
UP3288) on August 20, 1987. The Planning Commission approved Use Permit No.UP3288 to authorize the use of compact parking spaces and on-site valet parking.
4.On March 19, 1998, the Planning Commission approved Use Permit No. UP3627 to
allow for operational changes to the Restaurant including the addition of late hour
operations (after 11:00 p.m.), and live entertainment.
5.On January 18, 2019, the Community Development Director approved Staff ApprovalNo. SA2018-010, which allowed for an interior remodel of the Restaurant and the loss
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Planning Commission Resolution No. PC2026-005 Page 2 of 20
of two parking spaces related to Americans with Disabilities Act (“ADA”) upgrades. At that time, the Restaurant operated under the name “GuacAmigos,” with a Type 47 (On-
Sale General – Eating Place) ABC license, late hour operations, and live entertainment.
6.On July 27, 2020, the Community Development Director approved Emergency TemporaryUse Permit No. UP2020-042, which allowed for an 1,836-square-foot outdoor dining patiowithin the parking lot during the COVID-19 pandemic. The outdoor dining patio has since
been removed, and the temporary authorization has expired.
7.On October 26, 2023, the Zoning Administrator approved Minor Use Permit No. PA2023-0119 to allow an additional form of live entertainment, a DJ and/or pre-programmedamplified music, and eliminate late hour operations. This approval superseded all previous
approvals but kept all conditions of approval applicable to Staff Approval No. SA2018-010.
8.The Property is designated as Mixed-Use Water 1 (MU-W1) by the Land Use Element ofthe General Plan and is located within the Mixed-Use Water (MU-W1) Zoning District.
9.The Property is located within the coastal zone. The Property is designated as Mixed-Use
Water-Related (MU-W) by the Coastal Land Use Plan and is located within the Mixed-UseWater (MU-W1) Coastal Zoning District.
10.The Project does not require a coastal development permit (“CDP”) because the Property
is already developed as a restaurant, and the proposed operational changes will not
constitute an intensification of use that would be considered development.
11.A public hearing was held on March 5, 2026, in the Council Chambers at 100 Civic CenterDrive, Newport Beach. A notice of the time, place, and purpose of the hearing was given
in accordance with Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and
Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, waspresented to and considered by the Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This Project is categorically exempt from the California Environmental Quality Act(“CEQA”) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQAGuidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it hasno potential to have a significant effect on the environment.
2.The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing,licensing, or minor alteration of existing public or private structures, facilities, mechanicalequipment, or topographical features, involving negligible or no expansion of existing orformer use. In this case, the Project proposes a tenant improvement to an existingrestaurant and operational changes. The Project is not proposing an expansion of the
existing restaurant or a meaningful intensification of use. Therefore, the Class 1exemption is applicable.
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Planning Commission Resolution No. PC2026-005 Page 3 of 20
SECTION 3. REQUIRED FINDINGS.
Alcohol Sales
In accordance with Section 20.48.030(C)(3) (Alcohol Sales) of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A.The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales).
Facts in Support of Finding:
1.The crime rate in the reporting district and adjacent reporting districts as compared to
other areas in the City:
a.The Property is in Reporting District 25 (“RD 25”). RD 25 includes the commercial
corridor along Old Newport Boulevard, the Mariners’ Mile corridor, and the residential
neighborhoods north of Mariners’ Mile. RD 25 is abutted to the west by RD 24, to theeast by RD 26, and to the south by RD 22 which encompasses the harbor with RD15 beyond.
b.The NBPD is required to report Part One Crimes, combined with all arrests for other
crimes, both felonies and misdemeanors except traffic citations, to the ABC. PartOne Crimes are the eight most serious crimes defined by the FBI Uniform CrimeReport as criminal homicide, rape, robbery, aggravated assault, burglary, larceny-theft, auto theft, and arson. In 2024, the most recent year for which data are
available, the Crime Count for RD 25 was 172, which was 54% above the citywide
average of 112. The Crime Count was 548 for RD 15, 306 for RD 24, and 157 forRD 26. While the crime count for RD 25 was lower than RD 15 and RD 24, it wasstill reported as a high crime area. The highest volume of crime in this area wastheft/larceny, and the highest volume of arrests in the area was driving under the
influence (“DUI”).
c.Because RD 25 had a 20% higher number of reported crimes than the citywideaverage, the area was found to have undue concentration.
d.While the area was found to have undue concentration, the Property has historically
operated as a restaurant with alcohol service, live entertainment, and late houroperations. There were eight calls for service at this location in 2024. None of thecalls were related to the operational characteristics, but one call was for alcohol.However, the proposed Restaurant has a new operator that intends to comply withall conditions of approval. Therefore, the NBPD does not object to the request subject
to the appropriate conditions of approval. All NBPD recommended conditions ofapproval have been included in Exhibit “B” of this Resolution.
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Planning Commission Resolution No. PC2026-005 Page 4 of 20
2.The number of alcohol-related calls for service, crimes, or arrests in the reporting district
and in adjacent reporting districts.
a.Crime and Alcohol-related data for 2024 reflects the following numbers of arrests:
Reporting District Alcohol Related Arrests1 Total Arrests
RD 25 44 129 RD 15 175 425
RD 24 54 235
RD 26 22 107
Newport Beach 740 2,976
1 Alcohol Related Arrests include DUI (alcohol), public intoxication, and liquor law relatedarrests.
b.In RD 25, DUI, public intoxication, and liquor law violations make up 34% of arrests.In comparison, DUI, public intoxication, and liquor law violations make up 41% of RD
15 arrests, 23% of RD 24 arrests, and 21% of RD 26 arrests.
c.The NBPD has provided operational conditions of approval to help minimize anypotential detrimental impacts and has no concerns with the request. Additionally, theApplicant will take appropriate action to discourage and correct objectionable
conditions that constitute a nuisance.
3.The proximity of the establishment to residential zoning districts, day care centers,
hospitals, park and recreation facilities, places of worship, schools, other similar uses,
and any uses that attract minors.
a.The nearest residential zoning district is located 485 feet north of the Property onTustin Avenue. The zoning district is separated from the Property by West CoastHighway which is a 5-lane highway, and multiple businesses.
b.The Project does not abut a religious facility, park, recreational facility, school, orsimilar use that attract minors. The nearest sensitive land use that attracts minors isthe Bright Horizons day care center, located approximately 270 feet northeast of theProperty at 2500 West Coast Highway. It is also separated from the Property by WestCoast Highway.
4.The proximity to other establishments selling alcoholic beverages for either off-site or
on-site consumption
a.There are seven businesses within 450 feet of the Restaurant that sell alcohol as
illustrated in Table 1 below:
Table 1: Active ABC Licenses within 450 feet of the Restaurant
Business Name Address ABC License Type Sol Grill 2400 West Coast Highway Type 41 (On-Sale Beer and Wine – Eating Place)
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Planning Commission Resolution No. PC2026-005 Page 5 of 20
The House 2601 West Coast
Highway
Type 57 (Special On-Sale
General) and Type 58 (Caterer Permit)
The Shamrock Bar and Grill 2633 West Coast Highway Type 47 (On-Sale General – Eating Place)
Rusty Pelican 2735 West Coast
Highway
Type 47 (On-Sale General -
Eating Place), Type 58 (Caterer Permit), and Type 68 (Portable Bar License) Billy’s At The Beach 2751 West Coast Highway Type 47 (On-Sale General - Eating Place) and Type 58 (Caterer Permit)
Newport Whaler 2800 West Coast Highway Type 47 (On-Sale General - Eating Place) Louie’s By The Bay 2801 West Coast Highway Type 47 (On-Sale General - Eating Place)
b.The Project is located within Census Tract 634. This census tract has a populationof 4,776 residents with 17 active on-sale alcohol licenses. That is a per capita ratioof one on-sale license for every 281 residents. Compared to Orange County’s on-
sale per capita ratio of one license for every 822 residents, this location meets thelegal criteria for undue concentration pertaining to alcohol establishments pursuantto the Business and Professions code.
c.The Project’s proximity to the other establishments is not a concern. The Property
has historically operated as a restaurant that has also served alcohol for on-siteconsumption. As previously noted, the operational conditions of approvalrecommended by the NBPD will ensure compatibility with the surrounding uses andminimize alcohol related impacts.
5.Whether or not the proposed amendment will resolve any current objectionable
conditions.
a.No objectionable conditions are presently occurring at the Property. The previousoperator, GuacAmigos, did not incur any citations or disciplinary actions related to
its respective ABC license as noted on the Department of ABC website. While theprevious operator had nine code enforcement cases, those violations were relatedto use permit violations involving outdoor dining, non-compliance with lightstandards, and offering live entertainment without approval. All violations wereremedied and closed. There are no active code cases on the Property.
Conditional Use Permit
By Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits) of the NBMC, the following findings and facts in support of such findings are set forth:
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Planning Commission Resolution No. PC2026-005 Page 6 of 20
Finding:
B.The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1.The Property is designated as Mixed-Use Water 1 (MU-W1) by the Land Use Element
of the General Plan. Mixed-Use Water 1 (MU-W1) is applied to waterfront locations
along Mariners’ Mile Corridor in which marine-related, commercial, visitor-serving, andresidential uses are allowed. The Project is consistent with the Mixed-Use Water 1 (MU-W1) category as restaurants are visitor-serving and commercial uses.
2.The Project is consistent with the following General Plan Land Use policies applicable
to the Project:
a.Land Use Element Policy LU 2.4 (Economic Development). Accommodate uses
that maintain or enhance Newport Beach’s fiscal health and account for market
demands, while maintaining and improving the quality of life for current and future
residents.
The Project revitalizes an existing restaurant building to operate an Italian Americanthemed restaurant with live entertainment throughout a weekly dinner service. The
Restaurant intends to deliver a premium dining experience to visitors and residents
of the City and continue contributing to the economic success of the Mariners’ MileCorridor.
b.Land Use Element Policy LU 5.2.2 (Buffering Residential Areas). Require that
commercial uses adjoining residential neighborhoods be designed to be compatible
and minimize impacts through such techniques as:
Incorporation of landscape, decorative walls, enclosed trash containers, downward
focused lighting fixtures, and/or comparable buffering elements; Attractive
architectural treatment of elevations facing the residential neighborhood; Location of
automobile and truck access to prevent impacts on neighborhood traffic and privacy.
Although the Property is not directly adjacent to a residential zoning district, thereare residential neighborhoods nearby. The nearest residence is located
approximately 485 feet north of the Property on Tustin Avenue. The residences on
Tustin Avenue are not likely to perceive noise from the Restaurant, as it is separatedfrom the Property by West Coast Highway and intervening structures. Furthermore,the existing parking lot is currently landscaped which provides partial screening ofcars from West Coast Highway. There are residential homes approximately 800 feetsouth of the Property across the Newport Harbor and on Lido Isle. Several windows
of the Restaurant face the harbor where noise can travel more efficiently acrosswater. To alleviate any impact to adjacent or nearby properties on Lido Isle, allrestaurant windows and doors facing the bay shall remain closed after 10:00 p.m.Illumination from the parking lot will be directed away from the residences as the
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Planning Commission Resolution No. PC2026-005 Page 7 of 20
Property’s existing parking lot is buffered by the Restaurant itself. Any proposed lighting fixtures shall be located, aimed, and maintained to shield adjacent properties
and not produce glare onto nearby properties.
c.Land Use Element Policy 6.19.2 (Bay Fronting Properties). Encourages marine-
related and visitor-serving retail, restaurant, hotel, institutional, and recreational
uses, with some allowance for residential uses.
The Project is revitalizing the existing restaurant space that has been vacant since late 2024. The Project intends to provide a premium dining experience for visitors and residents of Newport Beach. As the Restaurant is located on the waterfront, a new operator will attract customers who will be able to enjoy expansive harbor views.
d.Land Use Element Policy 6.19.6 (Corridor Identity and Quality) Implement
landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities
consistent with the Mariners’ Mile Specific Plan District and Mariners’ Mile Strategic
Vision and Design Plan.
Land Use Element Policy 6.19.7 (Architecture and Site Planning). While a
diversity of building styles is encouraged, the form, materials, and colors of buildings
located along the harbor front should be designed to reflect the area’s setting and
nautical history.
The Mariners Mile’ Strategic Vision and Design Plan is intended to provide guidance on appropriate architecture, landscape, and signage that respect the heritage of Mariners’ Mile. In this case, the Applicant is proposing to replace the exterior façade with grey colored stucco, dark wood trim for exterior doors, and black with white-
accent colored awnings, which is compatible with other surrounding properties in the
corridor. The proposed color is considered a neutral tone, which is allowed in the design plan. The awnings, which are encouraged to be dark, create visual interest and contribute to a balanced composition along the building’s exterior elevations. Nautical elements, which are consistent with the history and character of Mariners’
Mile, are encouraged. The Applicant may use stainless steel, polished chrome,
brass, and/or bronze as architectural features to incorporate nautical references.
e.Noise Element Policy N 1.7 (Commercial/Entertainment Uses). Limit hours
and/or require attenuation of commercial/entertainment operations adjacent to
residential and other noise sensitive uses in order to minimize excessive noise to
these receptors.
The Project will offer live entertainment daily until midnight which may include a piano, small ensemble, or DJ with amplified sound. Since the live entertainment will use amplified sound, a Noise Impact Study (“Study”) was conducted by RK
Engineering Group, Inc. dated October 14, 2025. The Study estimated the Project’s expected noise levels during live entertainment and evaluated potential impacts to the nearest sensitive receptors. The Study analyzed projected noise levels during the day, when the restaurant’s windows are expected to be open, and at night, when
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Planning Commission Resolution No. PC2026-005 Page 8 of 20
the windows are expected to be closed. The Study’s projected noise levels were compared to the standards provided in Section 10.26.025 (Exterior Noise Standards)
of the NBMC. The Study concluded that the Project would not exceed the City’s noise
level standards nor would it create an increase in significant noise on the Property subject to certain recommendations. Condition of Approval No. 5 requires all doors and windows facing the bay be closed at 10:00 p.m., as recommended by RK Engineering Group, Inc., to ensure compliance with the City’s noise level standards.
3.The Property is not located in a specific plan area.
Finding:
C.The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1.The Property is located within the Mixed-Use Water (MU-W1) Zoning District, which
applies to waterfront properties along the Mariners’ Mile Corridor in which nonresidentialuses and residential dwelling units may be intermixed. Eating and drinkingestablishments with late hours are allowed in the MU-W1 Zoning District with theapproval of a CUP.
2.Pursuant to Section 20.22.020 (Mixed-Use Zoning Districts Land Uses and PermitRequirements) Table 2-9 (Allowed Uses and Permit Requirements), restaurants withalcohol sales are typically allowed in the MU-W1 with a minor use permit. However,because the Project proposes to operate daily with late hours (past 11:00 p.m.), a
conditional use permit is required.
3.The MU-W1 land use category allows a floor area to land ratio (“FAR”) of 0.5 for acommercial-only use. The Property complies with this requirement, as the lot isapproximately 27,000 square feet in area and consists of a 5,260-square-foot single-
story commercial building resulting in an FAR of 0.38 FAR. Furthermore, the Project will
not increase the FAR.
4.The Project is an upscale, sit-down restaurant with food and drink options. Interiorimprovements to the Restaurant will provide approximately 1,184 square feet of dining
area, a 140-square-foot bar area, 2,256 square feet of kitchen and back of house area,
and approximately 115 square feet designated for live entertainment. As a result, theRestaurant will provide 114 seats in the dining area and 17 seats at the bar. TheProject’s proposed occupancy is 140.
5.Because the Project proposes a Type 47 ABC License in conjunction with late hours and
live entertainment daily, Condition of Approval No. 39 is included to require that theoperator obtain approval of an Operator License pursuant to Chapter 5.25 (OperatorLicense for Establishments Offering Alcohol Beverages for On-Site Consumption inCombination with Late Hours, Entertainment, and/or Dance) of the NBMC. The Operator
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Planning Commission Resolution No. PC2026-005 Page 9 of 20
License will be reviewed by the NBPD and will allow the opportunity for more restrictive conditions such as a security plan to regulate and control potential late-hour nuisances
associated with the Project should it become necessary. The Project is not proposing any
dancing.
6.On August 26, 2025, the City Council adopted Ordinance No. 2025-13 to amend thefood service parking requirements for Title 21 (Local Coastal Program Implementation
Plan) to be consistent with Title 20 (Planning and Zoning) of the NBMC. Section
20.40.040 (Off-Street Parking Spaces Required) of the NBMC requires one parkingspace per 100 square feet of gross floor area. The gross floor area of the Project is5,260 square feet which requires 53 parking spaces. The Property’s parking lot provides55 parking spaces which includes three ADA spaces. Therefore, the Project meets the
parking requirement. The existing parking lot is currently landscaped which provides
partial screening from West Coast Highway.
7.Pursuant to Table 3-5 (Nonresidential Projects – Minimum Storage Areas Required) ofSection 20.30.120 (Solid Waste and Recyclable Materials Storage) of the NBMC,
structures with a GFA between 5,001 and 10,000 square feet require a 48-square-foot
trash enclosure. The existing trash enclosure on the Property is approximately 130square feet and complies with the minimum size requirement. Furthermore, the trashenclosure provides additional area to accommodate any additional waste generationcommon with restaurant uses.
Finding:
D.The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding:
1.The Study conducted by RK Engineering Group, Inc. confirmed that live entertainmentand late hour operations are not expected to generate noise levels that will negatively
impact the nearby uses. The Property has not had any recent use permit violations or
complaints related to noise levels. The staff report prepared in 2023 for PA2023-0119indicated that there had been no calls for service for loud music or noise disturbancessince January 1, 2019. From 2019 through 2023, the previous restaurant operated withboth live entertainment and late hours, similar to the proposed Project. Furthermore,
while the Project will have a new operator, lack of noise violations suggest that late hours
and live entertainment can be successfully managed at this location. Should noisecomplaints arise, Condition of Approval No. 7 requires the operator to perform a follow-up noise study analysis to determine whether a violation is occurring and how the noisemay be mitigated.
2.The Property is abutting the waterfront and is surrounded by a number of restaurantswith a wide range of operating hours. Several of these restaurants, ARC Carne &Cantina, Billy’s At The Beach, Newport Whaler, Shamrock Bar and Grill, and The Houseare authorized to provide alcoholic beverages for on-site consumption and operate with
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Planning Commission Resolution No. PC2026-005 Page 10 of 20
late hours. Currently, Billy’s At the Beach, Newport Whaler, The Winery Restaurant and Bar, and The House are authorized to operate up until 2:00 a.m. In comparison, the
Applicant is requesting to operate until 12:00 a.m., which is well within the range of
previous City approvals.
3.The Property was previously approved through Use Permit No. UP3627 to operate withlate hours, live entertainment, and the sale of alcoholic beverages for on-site consumption.
Given the operational history of the Property and the presence of similar restaurants
within Mariners’ Mile Corridor, the Project is not anticipated to be incompatible with thenearby commercial and residential properties.
Finding:
E.The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding:
1.The Property is approximately 113 feet wide by 240 feet deep, 27,120 square feet inarea, is developed with a 5,260-square-foot single-story commercial building and isserved by existing utilities. The Project will take over the existing space and operate
consistent with historic approvals for late hours, live entertainment, and alcoholic
beverage service.
2.The Property is developed with diagonal parking. The Project site features a “one-way”circulation pattern with vehicles entering from the westerly driveway and exiting through
the easterly driveway.
3.The Building Division, Public Works Department, and Fire Department have reviewedthe Project to ensure adequate public and emergency vehicle access is provided anddo not have any concerns with the Project.
Finding:
F.Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general welfare
of persons residing or working in the neighborhood of the proposed use.
Fact in Support of Finding:
1.The Project is anticipated to be an amenity to the surrounding area by providing dining
as a public convenience to nearby businesses, residents, and visitors of the area. TheProject will provide an opportunity for the property owner to secure a new tenant,eliminate a vacancy, and reinvest in the Property.
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Planning Commission Resolution No. PC2026-005 Page 11 of 20
2.Appropriate conditions of approval have been included to protect the general welfare ofthe nearby area. Specifically, Condition of Approval Nos. 41 and 43 ensure that the
Project shall serve food until closing and cannot operate as a bar, tavern, cocktail
lounge, or nightclub, thereby helping to eliminate the potential of becoming a hazard tothe general welfare of the nearby area.
3.Condition of Approval No. 40 requires all owners, managers, and employees selling
alcohol are required to undergo and successfully complete a certified training program
in responsible methods and skills for selling alcoholic beverages within 60 days of hire.The certified program must meet the standards of the certifying/licensing bodydesignated by the State of California and records of successful completion shall bemaintained on the premises.
4.The Project has been reviewed by the NBPD and includes conditions of approval toensure that potential conflicts with the surrounding land uses are minimized to thegreatest extent possible. The operator is required to take reasonable steps todiscourage and correct objectionable conditions that constitute a nuisance related to
litter and graffiti on the exterior of the building and noise generated by the Project.
5.Fact 5 in Support of Finding C is hereby incorporated by reference.
6.Facts 1 in Support of Finding D is hereby incorporated by reference.
Late Hour Operations
Pursuant to Section 20.48.090(G)(3)(a) (Eating and Drinking Establishments) of the NBMC, the Planning Commission must consider the following potential impacts upon adjacent or
nearby uses when reviewing an application to allow late-hour operations:
Finding:
G.Consider potential impacts from music, dancing and voices associated with allowed
indoor and outdoor uses and activities upon adjacent or nearby uses.
Facts in Support of Finding
1.The Restaurant operations are fully indoors and no outdoor dining is proposed. The
Property has previously operated as a restaurant with late hours in conjunction with live
entertainment, dancing, and singing which did not receive use permit violations from theCity’s Code Enforcement Division related to noise levels. Therefore, the Project is notanticipated to generate impacts to adjacent or nearby uses.
2.Fact 2e in Support of Finding B is hereby incorporated by reference.
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Planning Commission Resolution No. PC2026-005 Page 12 of 20
Finding:
H.Consider potential impacts from high levels of lighting and illumination upon adjacent or
nearby uses.
Fact in Support of Finding:
1.The Project does not propose high levels of new lighting or illumination. Standard
conditions of approval are included in Exhibit “B” of the resolution to ensure compliancewith Section 20.30.070 (Outdoor Lighting) of NBMC. The Applicant shall ensure anyproposed lighting fixtures be designed, shielded, aimed, located and maintained toshield adjacent properties and not produce glare onto adjacent properties or roadways.
Finding:
I.Consider potential impacts from increased pedestrian and vehicular traffic activity during
late night and early morning hours upon adjacent or nearby uses.
Fact in Support of Finding:
1.The Property provides sufficient parking with 55 available parking spaces on site when
only 53 are required. The City’s Public Works Department does not anticipate the Project
to create pedestrian or vehicular traffic impacts, as the Property has historically operatedas a restaurant with late hours and live entertainment. Condition of Approval No. 35requires the restaurant operator to ensure vehicles do not queue onto the public right ofway. Additionally, signage requesting patrons to keep noise to a minimum will be placed
in the Property’s parking lot to minimize potential noise impacts.
Finding:
J.Consider potential impacts from increased trash and recycling collection activities upon
adjacent or nearby uses.
Fact in Support of Finding:
1.The Project is not anticipated to need additional trash collection as the existing trash
enclosure on site provides more than double the minimum requirement.
Finding:
K.Consider potential impacts from occupancy loads of the use upon adjacent or nearby
uses.
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Planning Commission Resolution No. PC2026-005 Page 13 of 20
Fact in Support of Finding:
1.The Project is anticipated to be less impactful than previous operators, as it is reducing
the occupancy load from 196 persons to 140 persons.
Finding:
L.Consider potential impacts from any other factors that may affect adjacent or nearby
uses
Fact in Support of Finding:
1.There are no new potential impacts from any other factors that may affect adjacent or
nearby uses.
2.Facts 1, 2, and 3 in Support of Finding D are hereby incorporated by reference.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Planning Commission of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15301
under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code ofRegulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significanteffect on the environment.
2.The Planning Commission of the City of Newport Beach hereby approves Conditional Use
Permit No. PA2025-0252, subject to the conditions outlined in “Exhibit B,” which is attachedhereto and incorporated by reference.
3.This resolution supersedes all previous approvals, which upon vesting of the rights
authorized by the conditional use permit filed as PA2025-0252, shall become null and void.
4.This action shall become final and effective 14 days following the date this Resolutionwas adopted unless within such time an appeal is filed with the City Clerk by theprovisions of Title (20 Planning and Zoning) of the NBMC.
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Planning Commission Resolution No. PC2026-005 Page 14 of 20
PASSED, APPROVED, AND ADOPTED THIS 5TH DAY OF MARCH 2026.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________ Tristan Harris, Chair
BY:_________________________
Jon Langford, Secretary
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Planning Commission Resolution No. PC2026-005 Page 15 of 20
EXHIBIT “A”
LEGAL DESCRIPTION
APN: 049-150-27
Parcel 1:
The Northwesterly 87.99 feet of the Southeasterly 1,387.99 feet of Lot "H” of Tract No. 919, in the City of Newport Beach, County of Orange, State of California, as shown on a map thereof recorded in Book 29, Pages 31, 32, 33 and 34 of Miscellaneous Maps, records of said Orange County, said footage being measured along the Southwesterly line of said Lot "H'' and the
Northwesterly and Southeasterly lines of said 87.99 feet, being parallel with the Northwesterly line
of said Lot "H”.
Parcel 2:
The Southeasterly 25 feet of the Northwesterly 575 feet of Lot "H'' of Tract No. 919, as shown on
a map thereof recorded in Book 29, Pages 31, 32, 33 and 34 of Miscellaneous maps, records of said Orange County, said 575 feet being measured along the Southwesterly line of said Lot "H" and the Southeasterly line thereof being parallel with the Northwesterly line of said Lot "H".
Excepting any of Parcels 1 and 2 which was formerly tidelands lying Southerly and Waterward of
the U.S. Bulkhead line between Stations U.S. 129 and U.S. 130 which is also the mean high tide line established in Orange County Superior Court Case No. 23687.
Commonly known as 2607 West Coast Highway, Newport Beach, California
31
INT
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A
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B
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Planning Commission Resolution No. PC2026-005 Page 16 of 20
EXHIBIT “B”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.The development shall be in substantial conformance with the approved site plan, floorplans, 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 unlessspecifically waived or modified by the conditions of approval.
3.The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may cause the revocation of this UsePermit.
4.The hours of operation shall be limited to between 11:00 a.m. and 12:00 a.m. Monday
through Saturday, and between 9:30 a.m. and 12:00 a.m. on Sundays.
5.During any live entertainment, amplified music, or DJ event after 10:00 p.m., all doors
and windows facing the bay shall remain closed.
6.There shall be no live entertainment allowed on the premises without first obtaining a
live entertainment permit from the City.
7.Should noise complaints arise, the Operator shall perform a follow-up analysis to
determine whether a violation is occurring and how the noise would be mitigated, if
needed.
8.Approval of this Use Permit shall supersede the conditions of approval from all previous
approvals.
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 thecurrent business owner, property owner or leasing agent.
10.The owner/operator shall post signs at clearly visible locations on the establishment at
the on-site parking area under the owner/operator’s control. The signs shall request
patrons to keep noise to a minimum. The design of the sign shall be in accordance with
the Mariners’ Mile Strategic Vision and Design Framework Guidelines.
11.This Use Permit may be modified or revoked by the Planning Commission should theydetermine that the proposed uses or conditions under which it is being operated ormaintained are detrimental to the public health, welfare, or materially injurious toproperty or improvements in the vicinity or if the property is operated or maintained to
constitute a public nuisance.
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Planning Commission Resolution No. PC2026-005 Page 17 of 20
12.Any change in operational characteristics, expansion in the area, or other modification
to the approved plans, shall require an amendment to this Use Permit or the processing
of a new Use Permit.
13.A copy of this Resolution, including these conditions of approval, shall be incorporatedinto the Building Division and field sets of plans before issuance of the building permits.
14.The site shall not be excessively illuminated based on the luminance recommendationsof the Illuminating Engineering Society of North America, or, in the opinion of the Directorof Community Development, the illumination shall not create an unacceptable negativeimpact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
15.Prior to the issuance of a building permit, the Applicant shall pay any unpaidadministrative costs associated with the processing of this application to the Planning
Division.
16.All noise generated by the proposed use shall comply with the provisions of Chapter10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards)and 10.26.030 (Interior Noise Standards), and other applicable noise control
requirements of the Newport Beach Municipal Code (“NBMC”).
17.Construction activities shall comply with Section 10.28.040 (Construction Activity –Noise Regulations) of the NBMC, which restricts hours of noise-generating constructionactivities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m. Mondaythrough Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays or Federal holidays.
18.No outside paging system shall be utilized in conjunction with this establishment.
19.All trash shall be stored within the building, within dumpsters stored in the trash
enclosure comprised of three walls and a self-latching gate, or otherwise screened from
view of neighboring properties, except when placed for pick-up by refuse collectionagencies. The trash enclosure shall have a decorative solid roof for aesthetic andscreening purposes.
20.Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
21.The exterior of the business shall be always maintained and free of litter and graffiti. Theowner or operator shall provide for daily removal of trash, litter debris, and graffiti from thepremises and on all abutting sidewalks within 20 feet of the premises.
22.The operator shall ensure that the trash dumpsters and/or receptacles are maintainedto control odors. This may include the provision of either fully self-contained dumpsters
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Planning Commission Resolution No. PC2026-005 Page 18 of 20
or periodic steam cleaning of the dumpsters if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14 including all future amendments and Water Quality related
requirements.
23.Deliveries and refuse collection for the facility shall be prohibited between the hours of10:00 p.m. and 7:00 a.m. on weekdays and Saturdays, and between the hours of 10:00
p.m. and 9:00 a.m. on Sundays and Federal holidays unless otherwise approved by the
Director of Community Development. Such approval may require an amendment to thisUse Permit.
24.Storage outside of the building, in the front, or at the rear of the property shall be
prohibited except for the required trash container enclosure.
25.A Special Events Permit is required for any event or promotional activity outside thenormal operating characteristics of the approved use, as conditioned, or that wouldattract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the NBMC to require such
permits.
26.This approval shall expire and become void unless exercised within 24 months from theactual 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.
27.To the fullest extent permitted by law, the applicant shall indemnify, defend and holdharmless the City, its City Council, its boards and commissions, officials, officers,employees, and agents from and against any 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) ofevery kind and nature whatsoever which may arise from or in any manner relate (directlyor indirectly) to City’s approval of The Nice Guy Restaurant including, but not limitedto conditional use permit (PA2025-0252). This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit, orproceeding whether incurred by the applicant, City, and/or the parties initiating or bringingthe such proceeding. The applicant shall indemnify the City for all the City's costs,attorneys' fees, and damages that which City incurs in enforcing the indemnification
provisions outlined in this condition. The applicant shall pay to the City upon demand any
amount owed to the City under the indemnification requirements prescribed in thiscondition.
Fire Department
28.The tenant improvement shall require fire alarm alterations and occupant notificationper the 2025 National Fire Protection Agency (NFPA) 72.
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Planning Commission Resolution No. PC2026-005 Page 19 of 20
29.Kitchen appliances and line-up changes shall comply with 2024 NFPA17A for fixedfire suppress systems.
30.Carbon dioxide systems for beverage dispensing shall comply with 2025 California FireCode 5307.
Building Division
31.A five percent minimum of one accessible seating shall be required per each type ofseating.
32.An accessible path of travel shall be required from the parking area and public right-of-way
per Chapter 11B Section202.4 of the California Building Code.
33.The plumbing fixture count shall comply with California Plumbing Code Table 422.1
Public Works Department
34.Parking layout shall comply with City Standard 805.
35.The operator shall prevent vehicles from queuing onto the public right of way.
Newport Beach Police Department
36.The approval is for a restaurant with on-sale alcoholic beverage services. The type ofalcoholic beverage license issued by the California Board of Alcoholic Beverage Control(“ABC”) shall be a Type 41 (On-sale Beer & Wine – Eating Place) or Type 47 (On-Sale
General – Eating Place) license in conjunction with the restaurant as the principal use
of the facility.
37.The Applicant shall comply with all federal, state, and local laws, and all conditions ofthe ABC License. Material violation of any of those laws or conditions in connection with
the use is a violation and may be cause for revocation of the Conditional Use Permit.
38.The establishment shall close at 12:00 a.m., daily with the exception of New Year’s Eve.
39.Prior to commencement of late hour operations or live entertainment, the operator of the
establishment shall secure, maintain, and abide by an Operator License pursuant to
Chapter 5.25 (Operator License for Establishments Offering Alcoholic Beverages for
On-Site Consumption in Combination with Late Hours, Entertainment, and/or Dance) of
the NBMC.
40.All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible beverage service within60 days of hire. The certified program must meet the standards of the State of California.The establishment shall comply with the requirement of this section within 60 days ofapproval. Records of each owner’s and employee’s successful completion of the
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Planning Commission Resolution No. PC2026-005 Page 20 of 20
required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach.
41.Food service shall be made available to patrons until closing.
42.“VIP” passes or other passes to enter the establishment, as well as door charges, covercharges, or any other form of admission charge, including minimum drink requirement
or the sale of drinks, is prohibited excluding charges for prix fixe meals.
43.Approval of this Conditional Use Permit does not permit the establishment to operate asa bar, tavern, cocktail lounge, or nightclub, as defined by the NBMC.
44.No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
45.There shall be no reduced-price alcoholic beverage promotion after 9:00 p.m.
46.No games or contests requiring or involving the consumption of alcoholic beverages
shall be permitted.
47.The sale of alcoholic beverages for consumption off the premises is prohibited.
48.There shall be no exterior advertising or signs of any type, including advertising directed
to the exterior from within, promoting or indicating the availability of alcoholic beverages.Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior,shall constitute a violation of this condition.
49.There shall be no dancing allowed on the premises.
50.The removal or relocation of tables, chairs, stools, or other furniture to accommodate anarea for standing or dancing shall be prohibited.
51.Any event or activity staged by an outside promoter or entity, where the Applicant,
operator, owner or his employees or representatives share in any profits, or pay anypercentage or commission to a promoter or any other person is prohibited.
52.The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide daily removal of trash, litter, and debris from the
premises, and on all abutting sidewalks within 20 feet of the premises. Graffiti shall beremoved within 48 hours of written notice from the City.
53.Strict adherence to maximum occupancy limits shall be required.
54.The Applicant shall maintain a security recording system with a 30-day retention andmake those recordings available to the City upon request.
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Attachment No. PC 2
Project Plans
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STAGE DJ
ENTRY
HOST
COVER SHEET
A-1
PROJECT INFORMATION
WORK DESCRIPTION
SHEET INDEX
A/CACOUSADADJAFFALTALUMARCHASPHBDBLDGBLKBLKGBMBSMTBWCLOCLGCLRCMCMUCOLCONCCONTCONSTCORRCTCTRCTSKCU FTDDIADIMDISPDNDRDETDWGEEAEDFEIFSEJELELECTELEVEQEQUIPEWEWCEXHEXISTEXPEXTFFFHCFINFIXTFLFLASHFL.D.FLEXFLUORFTGAGALGCGIGRGRDGYP BDGWBHBHDWHMHORIZHRHTHVAC
AIR CONDITIONINGACOUSTICALAREA DRAINADJUSTABLEABOVE FINISHED FLOORALTERNATIVEALUMINUMARCHITECTURALASPHALTBOARDBUILDINGBLOCKBLOCKINGBEAMBASEMENTBOTH WAYSCLOSETCEILINGCLEAR(ANCE)CENTIMETERCONCRETE MASONRY UNITCOLUMNCONCRETECONTINUOUSCONSTRUCTIONCORRIDORCERAMIC TILECENTERCOUNTERSUNKCUBIC FOOTDEPTHDIAMETERDIMENSIONDISPENSERDOWNDOORDETAILDRAWINGEASTEACHELECTRIC DRINKING FOUNTAINEXTERIOR INSULATION & FINISH SYSTEMEXPANSION JOINTELEVATIONELECTRICALELEVATOREQUALEQUIPMENTEACH WAYELECTRIC WATER COOLEREXHAUSTEXISTINGEXPANSIONEXTERIORFINISHED FLOORFIRE HOSE CABINETFINISH(ED)FIXTUREFLOORFLASHINGFLOOR DRAINFLEXIBLEFLUORESCENTFEETGAUGEGALVANIZEDGENERAL CONTRACTORGALVANIZED IRONGUARDRAILGRADEGYPSUM BOARD
HOSE BIBBHARDWAREHOLLOW METALHORIZONTALHANDRAILHEIGHTHEATING, VENTILATING, AIR COND.
IDINFOINSULINTJANJTLAMLAVLHLTMASMATMAXMECHMEPMETMFGMFRMINMISCNNIC
NO OR#NRCNTSOAOCOHODOPNGOPPOVHPARTPCFPLASPLAPSFPSIPTPVCPLYWPNLRR/AREINF.REQ'DRDREREBARRESRHRMSSCHEDSHTSIMSPECSQSSSTCSTDSTLSTRUCT
TOCTHKTOST/RTYPULVCTVERTVESTVWCW
INSIDE DIAMETERINFORMATIONINSULATIONINTERIORJANITORJOINTLAMINATELAVATORYLEFT HANDLIGHTMASONRYMATERIALMAXIMUMMECHANICALMECHANICAL, ELECTRICAL&PLUMBINGMETALMANUFACTURINGMANUFACTURERMINIMUMMISCELLANEOUSNORTHNOT IN CONTRACTNUMBER
NOISE REDUCTION COEFFICIENTNOT TO SCALEOUTSIDE AIRON CENTEROPPOSITE HANDOUTSIDE DIAMETEROPENINGOPPOSITEOVERHEADPARTITIONPOUNDS PER CUBIC FOOTPLASTERPLASTICPOUNDS PER SQUARE FOOTPOUNDS PER SQUARE INCHPAINTEDPOLYVINYL CHLORIDEPLYWOODPANEL
RADIUS, STAIR RISERRETURN AIRREINFORCED, REINFORCINGREQUIREDROOF DRAINREFER TOREINFORCING BARRESILIENTRIGHT HANDROOMSOUTHSCHEDULED, SCHEDULESHEETSIMILARSPECIFICATIONSSQUARESTAINLESS STEELSOUND TRANSMISSIONCOEFFICIENTSTANDARDSTEELSTRUCTURESTAIR TREADTOP OF CURB ELEVATIONTHICK(NESS)TOP OF SLAB, TOP OF STEELTOILET ROOMTYPICALUNDERWRITER'S LABORATORIESVINYL COMPOSITION TILEVERTICALVESTIBULEVINYL WALL COVERINGWEST, WIDTH, WIDEWATER CLOSETWATER DISPENSER
ABBREVIATIONS
DIRECTORY
DETAIL
CEILING FAN WITH LIGHTS
TELEPHONE JACK
DOOR BELL
THERMOSTAT
TELEVISION JACKTV
T
MATCH LINE
ELEVATION
INTERIOR ELEVATIONS
EXHAUST FAN WITH LIGHT AND HEATER
SWITCH WITH DIMMER
WEATHERPROOF SWITCH
RECESSED EXHAUST FAN
REC. EXHAUST FAN WITH HEATER
REC. EXAUST FAN WITH LIGHT
DM
WP
3-WAY SWITCH
220 VOLT OUTLET
GFI PROTECTED WALL OUTLET
WEATHERPROOF WALL OUTLET
SINGLE POLE SWITCH
3
WP
GF
I
DOOR TYPE
FLUORESCENT, 1TUBE
DUPLEX WALL OUTLET
DUPLEX WALL OUTLET 1/2 SWITCHED
FLOOR OUTLET
OUTDOOR DUAL SPOT
FLUORESCENT, 2 TUBES
CEILING LIGHT FIXTURE
WALL MOUNTED FIXTURE, VERIFY HEIGHT
CEILING RECESSED LIGHT FIXTURE
CEILING RECESED WALL WASH FIXTURE
120 VOLT HW SMOKE ALARM w/BATTERY BACK-UP
CARBON MONIXIDE ALARMREQUIRED PER SECTION R315.2
EXHAUST FAN
CMA
SD
SMOKE DETECTOR120v HARDWIREw/ BATTERY BACK
SYMBOLS
CALIFORNIA BUILDING CODE CALIFORNIA (CBC) 2022 EDITIONENERGY CODE (TITLE 24) 2022 EDCALIFORNIA GREEN BLDG STANDARDS CODE (CAL GREEN) 2022 EDCALIFORNIA FIRE CODE PART 9 2022 EDITIONCALIFORNIA ELECTRICAL CODE (CEC) 2022 EDITIONCALIFORNIA PLUMBING CODE (CPC) 2022 EDITIONCALIFORNIA MECHANICAL CODE (CMC) 2022 EDITIONCOUNTY OF ORANGE 2022 DEVELOPMENT CODENEWPORT BEACH MUNICIPAL & ZONING 2022 DEVELOPMENT CODENEWPORT BEACH FIRE CODE NATIONAL FIRE PROTECTION ASSOCIATION (NFPA) CODECITY OF NEWPORT BEACH MUNICIPAL CODE ORDINANCE 2025-6
GOVERNING CODES
WINDOW TYPE
FLOOR OUTLET WITH COVER
1A1.1
WCWD
GYPSUM WALLBOARD
ST
YD YARD
NEWPORT
2607 W. COAST HWY, NEWPORT BEACH, CA 92663
SCOPE: EXTERIOR + INTERIOR ALTERATIONS / TENANT IMPROVEMENT TO EXISTING COMMERCIAL SPACE. NEW KITCHEN EQUIPMENT. NEW DINING SEATING AND FURNITURE, NEW BAR, NEW INTERIOR PAINT AND FINISHES, NEW FLOORING & LIGHTS. NEW SHINGLE ROOF, PAINT EXISTING BRICK WALL, REPLACE WOOD SIDINGS WITH STUCCO, REMOVE EXISTING ENTRY CANOPY AND REPLACE WITH FABRIC AWNING, REPLACE EXISTING AWNINGS & NEW EXTERIOR WOOD SIDING AT ENTRY.
SEPARATE PERMIT:1. MECHANICAL 3. PLUMBING2. ELECTRICAL 4. SIGNAGE
A1 COVER SHEETA2GENERAL NOTESA3GREEN BUILDING NOTESA3.1 GREEN BUILDING NOTESA3.2 GREEN BUILDING NOTESA4ACCESSIBILITY NOTESA5 SITE PLANA6 EXISTING PLANA6.1 CONSTRUCTION PLANA6.2 PROPOSED FLOOR PLANA6.3 FIRE LIFE SAFETY PLANA7 EXISTING EXTERIOR ELEVATIONSA7.1 EXISTING EXTERIOR ELEVATIONSA7.2 PROPOSED EXTERIOR ELEVATIONSA7.3 PROPOSED EXTERIOR ELEVATIONSA8 ENLARGED RESTROOM PLAN & ELEVATIONSA8.1 ENLARGED RESTROOM PLAN & ELEVATIONS
SITE ADDRESS: 2607 W. COAST HWYNEWPORT BEACH, CA 92663APN:049 150 27TRACT:919LOT:HBLOCK:27MAP REF. NO.:P.M. 196-29GOVERNING CODE:CBC 2022PROPOSED OCCUPANCY:A-2 (RESTAURANT)PROPOSED USE:RESTAURANTEXISTING USE:RESTAURANT CONSTRUCTION TYPE:VBZONING:AE (FLOOD ZONE)ZONING DISTRICT:MU-W1GENERAL PLAN:MU-W2COASTAL LAND USE:MU-WCOASTAL ZONING:MU-W1AREA, LOT:0.62 ACAREA, BUILDING:5260 SFNUMBER OF STORIES:ONE (1)WATER SOURCE:CITYSPRINKLERED:YESLEGAL DESCRIPTION:N TR 919 BLK LOT H TR 919 LOT H POR OF LOT AS DESC IN DD-2897/23
EXISTING WALL
EXISTING CLADDING ON GLAZED CURTAIN
(N) INTERIOR WALL (NON-LOAD BEARING)
(N) CLADDING ON GLAZED CURTAIN WALL
(N) BAR DIE WALL
OCCUPANCY LOAD CALCULATIONS
PLUMBING FIXTURES
DESCRIPTION AREA OCCUPANCY LOAD FACTOR NUMBER OF OCCUPANTS
DINING AREA (TABLES & CHAIRS)1027 SF A-2 15 69FIXED SEATS 157 LF A-2 18" / LF 60
KITCHEN/BAR 1966 SF A-2 200 10STORAGE290 SF S 300 1
HWOOD GROUP9229 W SUNSET BLVD #900, WEST HOLLYWOOD, CA 90069310 859-1011
DESIGNER/CONTRACTOR BUILT, INC9105 SUNSET BLVD. LOS ANGELES, CA 90039
TENANT NATALIA RIBEIRO NATALIA@BUILTINC.COM(201) 207-6703
APPLICANT
TOTAL OCCUPANCY
OCCUPANCY TYPE
140
A-2
70 MALES
WC1 : 1-75 OCCUPANCY
LAVATORIES:1: 1-200 OCCUPANCY
70 FEMALES
WC1 : 1-75 OCCUPANCY
LAVATORIES:1: 1-200 OCCUPANCY
URINAL:1: 1-100 OCCUPANCY
TOTAL PLUMBING FIXTURES
PLUMBING FIXTURES (MIN.)2 WC, 1 LAVATORY 1 URINAL 1 WC AND 1 LAVATORY
2 WC2 LAVATORY3 URINAL
3 WC 2 LAVATORY
OCCUPANCY SF KEY PLAN
1/16" = 1'-0"
TOTAL: 140
EXIT REQUIREMENTS
OCCUPANT LOAD MIN. NO OF EXITS
1-500 2 EXITS 500-1000 3 EXITS 1000 <4 EXITS
OCCUPANT LOAD: 140 = 2 EXITS REQUIRED 2607 W.COAST HWYNEWPORT BEACH, CA 92663
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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INITIALS
N.R.
PARCEL MAP
KITCHEN1966 SF
STO 60 SF
STO 168 SF
STO 62 SF
BAR140 SF
RECEPTION
FIXED SEATS157 LF
DINING AREA1027 SF
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GENERAL NOTES
A-2
I. SCOPEA.WORK OF THE CONTRACT INCLUDES FURNISHING OF ALL LABOR, MATERIALS, APPLIANCES, TRANSPORTATION AND SERVICES REQUIRED FOR SATISFACTORY CONSTRUCTION OF THIS PROJECT.
B.CONTRACTOR SHALL VERIFY EXISTING CONDITIONS AND EFFECT ALL ALTERATIONS, ADJUSTMENTS, ETC. TO DELIVER COMPLETE RESTAURANT INSTALLATIONS TO CONFORM TO CONTRACT DRAWINGS AND SPECIFICATIONS.
C.THE OWNER RESERVES THE RIGHT TO INSTALL RESTAURANT FIXTURES OR TO USE A PORTION OF THE CONSTRUCTION AREA AFTER SUBSTANTIAL COMPLETION BY THE CONTRACTOR. SUCH OCCUPANCY SHALL IN NO WAY IMPLY ACCEPTANCE OF ANY PART OF THE WORK.
2.PERMITSALL PERMITS AND INSPECTIONS REQUIRED, UNLESS ALREADY OBTAINED, SHALL BE OBTAINED AND PAID FOR BY THE CONTRACTOR. OWNER WILL REIMBURSE CONTRACTOR FOR PRINCIPAL PLAN CHECK AND PERMIT FEE.
3.TEMPORARY FACILITIES ELECTRIC, WATER AND TOILET SERVICE REQUIRED IN THE PERFORMANCE OF THE CONTRACT SHALL BE FURNISHED BY THE CONTRACTOR.
4.ADDENDA TO SPECIFICATIONSBULLETINS AND INSTRUCTIONS ISSUED BY THE ARCHITECT DURING THE PERIOD OF BIDDING WILL BE INCORPORATED IN THE CONTRACT DOCUMENTS BY MEANS OF ADDENDA TO THE SPECIFICATIONS.
5.TESTS AND INSPECTIONSALL TESTS AND INSPECTIONS, OF ANY KIND, REQUIRED HEREINAFTER IN THE SPECIFICATIONS, AND WHICH INVOLVE EXPENSE, SHALL BE PAID BY THE CONTRACTOR AND REIMBURSED BY OWNER.
6.PROTECTION OF WORK IN PLACE ALL WORK IN PLACE SHALL BE ENCLOSED WITH ADEQUATE PROTECTION. PERMANENT OPENINGS USED AS THOROUGHFARES FOR THE INTRODUCTION OF WORK AND MATERIALS TO THE STRUCTURE SHALL HAVE HEADS, JAMBS AND SILLS WELL BLOCKED AND BOARDED, REPAIR ALL DAMAGE TO EXISTING WORK.
7.GUARANTEEDCONTRACTOR SHALL GUARANTEE THE WORK OF EACH TRADE AND THE ENTIRE WORK FOR (I) YEAR.
8.CLEANINGALL SUBCONTRACTORS SHALL REMOVE ALL DIRT AND RUBBISH CAUSED BY THEIR WORK, FROM THE BUILDING AND SITE ON A DAILY BASIS. AT COMPLETION OF THE WORK, THE CONTRACTOR SHALL THOROUGHLY CLEAN INTERIOR AND EXTERIOR OF BUILDING.
9.ALL GLASS SHALL BE WASHED CLEAN AT COMPLETION (INTERIOR AND EXTERIOR OF BUILDING). ALL FLOORS AND MILLWORK SHALL BE THOROUGHLY CLEANED AND FREE OF CONSTRUCTION DEBRIS
10.SUBSTITUTIONSWHEREVER TERM "OR EQUAL" IS USED, IT SHALL MEAN EQUAL PRODUCT AS APPROVED BY THE ARCHITECT.
11.EQUIPMENT UNDER THIS CONTRACT AND FURNISHED BY OTHERS (IE, LIGHT FIXTURES, KITCHENEQUIPMENT) IT SHALL BE THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO ACQUAINT HIMSELF WITH THE DIMENSIONS OF ALL EQUIPMENT UNDER THIS CONTRACT SO THAT PREPARATIONS CAN BE MADE TO PROVIDE ENTRY INTO THE BUILDING WITH SUFFICIENT CLEARANCES AND SO ADEQUATE FLOOR AREA IS AVAILABLE.
II.PROGRESSTHE CONTRACTOR SHALL CAUSE THE WORK TO BE DILIGENTLY PURSUED TO ENTIRE COMPLETION. SHOULD HE FAIL TO SUPPLY A SUFFICIENCY OF WORKMEN OR MATERIALS OR FAIL TO MAKE TIMELY ARRANGEMENTS WHICH MAY BE REQUIRED FOR PROGRESS, THEN THE CONTRACTOR SHALL PROVIDE EVIDENCE SATISFACTORY TO THE OWNER THAT SAID DEFICIENCIES ARE DUE TO CAUSES BEYOND THE CONTRACTOR'S CONTROL. UNLESS HE PROVIDES SUCH EVIDENCE, THE OWNER SHALL HAVE THE RIGHT, AFTER TWO DAYS NOTICE IN WRITING, TO MAKE SUCH ARRANGEMENTS AND SUPPLY SUCH WORKMEN AND MATERIALS AT THE CONTRACTOR'S EXPENSE. THE SAME RELATIONSHIP SHALL EXIST BETWEEN THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS.
12.COORDINATIONCONTRACTOR SHALL COORDINATE CONSTRUCTION SCHEDULING, PROCESS AND PROCEDURES WITH BUILDING OWNER. ALL WORK PERFORMED UNDER THIS CONTRACT SHALL COMPLY WITH PROVISIONS OF THE TENANT LEASE.
DIVISION 5 - METALS
05100-METAL FRAMINGI.LIGHT GAUGE METAL FRAMING: A. ALL STUD FRAMING MEMBERS, RUNNER TRACKS, BRIDGING AND NON-LOAD BEARING STUDS SHALL BE GALVANIZED AND OF TYPE AND SIZE INDICATED ON DRAWINGS. B. MATERIALS AND INSTALLATION SHALL BE IN STRICT CONFORMANCE WITH MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS AS APPROVED BY THE ARCHITECT. C. MINIMUM 20 GA. AT PARTITIONS. STEEL FRAMING (UNLESS OTHERWISE NOTED ON PLANS). 3 5/8" STEEL STUDS (UNLESS OTHERWISE NOTED).
2.STRUCTURAL METAL FRAMING AS PER STRUCTURAL SPECIFICATIONS.
3.METAL FASTENING:POWER DRIVEN STUDS: MINIMUM 7/32" DIAMETER BY 1/8" WASHER. WHERE ATTACHING STUD RUNNER TRACKS, MAXIMUM SPACING SHALL NOT EXCEED 3'-0" O.C. PROVIDE MINIMUM OF TWO (2) POWER DRIVEN STUDS PER RUNNER TRACK.
4.PROVIDE GALVANIC INSULATION BETWEEN DISSIMILAR METALS.05600-ARCHITECTURAL METALWORK
I. ARCHITECTURAL METALWORK:ALL EXPOSED METAL WITHIN PROJECT SHALL BE SEALED WITH A POLYURETHANE SEALER U.O.N.
ALL ARCHITECTURAL METALWORK SHALL BE INSTALLED BY GENERAL CONTRACTOR, EXCEPT FOR THE METAL INTEGRAL TO MILLWORK, WHICH WILL BE INSTALLED BY THE MILLWORK CONTRACTOR. GENERAL CONTRACTOR IS RESPONSIBLE FOR PROPER COORDINATION OF ALL ARCHITECTURAL METAL WORK.
1.EXTERIOR AND INTERIOR METAL WORK FABRICATOR: T.B.D.
5.CURTAIN RODS, RINGS AND HOLD OPENS:A.FURNISH AND INSTALL PER DRAWINGS.B.PROVIDE BLOCKING AND BACKING AS REQUIRED. C.SUBMIT FIVE (5) SAMPLES TO ARCHITECT
FABRICATOR: T.B.D.
DIVISION 1- GENERAL REQUIREMENTS
DIVISION 6 - WOOD AND PLASTICS
I. INCLUDED (BUT NOT LIMITED TO)
A.ROUGH CARPENTRY INCLUDING ALL WOOD STUDS: FURRING, BLOCKING, GROUNDS, ROUGH FRAMES, WOOD CURBS, BUCKS, NAILERS, BACKING, FIXTURE FRAMING, EQUIPMENT SUPPORTS, ETC. AS DETAILED.
B. ROUGH HARDWARE.C. INSTALLATION OF FINISH HARDWARE.D. COMPLETE SHOP DRAWINGS FOR APPROVAL.
1.WORKMANSHIP:AS PER WOODWORK INSTITUTE OF CALIFORNIA, LATEST EDITION. CUSTOM GRADE.
2.MATERIALS (SEE STRUCTURAL DRAWINGS)A. FRAMING LUMBER, SILLS: SEE STRUCTURAL DRAWINGS.B. STRUCTURAL PLYWOOD: AS PER STRUCTURAL DRAWINGS.C. PLYWOOD: D.F. AS PER PS-166 (EXTERIOR GLUE) GROUP W WITH INTERIOR-UNDERLAYMENT. D. FINISH WOOD AND WOOD TRIM:WHITE OAK WALL PANELS, ROUGH SAWN STAIN GRADE. MUST MEET ASTM-E84 OR UL723 FOR CLASSC FLAME SPREADOAK CEILING BEAMSE. PAINT GRADE WOOD TRIM:OAK, PAINT GRADE, FINGER JOINTED, S4S, WIC GRADE: CUSTOM.
3.FINISH CARPENTRY INSTALLATION:AS A MINIMUM REQUIREMENT, COMPLY WITH STANDARDS FOR CUSTOM GRADE OF THE MANUAL OF MILLWORK, OF THE WOODWORK INSTITUTE OF CALIFORNIA. FINISH WOODWORK SHALL BE RE-SAWN OR SMOOTHLY DRESSED, BELT SANDED AT MILL AND HAND SANDED PRIOR TO ERECTION AS NOTED. FINISH FREE FROM OPEN JOINTS, HAMMER AND MACHINE MARKS, STRUCTURAL DEFECTS AND SURFACE BLEMISHES. WHEREVER PRACTICAL, CONCEAL MEANS OF FASTENING VARIOUS PARTS AND MEMBERS TOGETHER. WHERE SURFACE NAILING IS UNAVAILABLE, NEATLY SET NAILS FOR PUTTY STOPPING.
DIVISION 7 - THERMAL AND MOISTURE PROTECTION
DIVISION 8 - DOORS AND WINDOWS
08100 - METAL DOORS AND FRAMESI.HOLLOW METAL DOORS: FLUSH TYPE, THICKNESS AS INDICATED ON THE DOOR SCHEDULE. FORMED OF TWO SHEETS OF #18 GAUGE STEEL WITH #20 GAUGE VERTICAL REINFORCING MEMBER EXTENDING FULL HEIGHT OF DOOR, SPACED NO OVER 6" ON CENTERS. VERTICAL SEAMS AT DOOR EDGES: WELDED AT MAXIMUM OF 2" SPACING, GROUND AND FILLED WITH MINERAL FILLER AND FINISHED FLUSH AND SMOOTH. PROVIDE ASTRAGAL AT DOUBLE DOORS. WHEN CALLED FOR, PROVIDE WITH U.L. LABEL AND FUSIBLE LINK WHERE REQUIRED FOR RATED DOOR.
2.HOLLOW METAL FRAMES: A. FRAMES: COMBINATION TYPE WITH BUCK, FRAME AND TRIM FORMED TO INDICATED DESIGN AND FABRICATION FROM #16 GAUGE STEEL. CONSTRUCT FRAMES WITH WELDED STEEL AND MITERED CORNERS. WELDS GROUND SMOOTH ON EXPOSED SURFACES. FRAMES SHALL HAVE INTEGRAL STOPS EXCEPT WHERE DETAILED OTHERWISE.
08200-WOOD DOORS AND WINDOWS: EXTERIOR DOORS AND WINDOWS BY SHELL CONTRACTOR.
1.SCOPE: FURNISH ALL MATERIALS NECESSARY FOR A COMPLETE INSTALLATION OF DOORS AND WINDOWS (INCLUDING THRESHOLD AND HARDWARE), FIXED WINDOWS, OPERABLE WINDOWS AND MISCELLANEOUS TRIM.
2.WOOD DOORS AND WINDOWS: SHALL BE OF DESIGN SIZE AND TYPE AS SHOWN ON DRAWINGS. CONSTRUCT PER W.I.C. BANDING AND FACE VENEERS SHALL BE APPEARANCE GRADE. INTERIOR GLASS: GLASS TO BE CLEAR TEMPERED, THICKNESS AS PER DETAILS. EXTERIOR GLASS: INSULATED GLASS ON ALL WINDOWS/DOORS.B. FINISH WOOD WITH MIN. FOUR COATS PAINT AT EXTERIOR, TWO COATS PAINT AT INTERIOR.C. CONTRACTOR SHALL PROVIDE SHOP DRAWINGS.
08710 - FINISH HARDWARE
I.SCOPE:A.FURNISH ALL FINISH HARDWARE REQUIRED TO COMPLETE THE WORK AS INDICATED ON THE DRAWINGS AND AS HEREIN SPECIFIED. PROVIDE ALL TRIM, ATTACHMENTS AND FASTENINGS SPECIFIED OR REQUIRED FOR PROPER AND COMPLETE INSTALLATION. INCLUDE ALL HARDWARE UNDER THIS SECTION OF THE SPECIFICATIONS THAT IS NOT SPECIFIED IN OTHER SECTIONS, WHETHER OR NOT SUCH HARDWARE IS HEREIN SPECIFICALLY SCHEDULED.
2. LOCK STRIKE:A. ALL LOCK STRIKES SHALL BE BOXED, AND SHALL HAVE A CURBED LIP OF SUFFICIENT LENGTH TO PROTECT THE TRIM AND/OR JAMB.3. KEYING AND MASTER KEYING: BY OWNER.4.DOOR HANGING:A.THE HAND OF LOCK SHALL BE INDICATED ON THE DRAWINGS. IF DOOR HAND IS CHANGED DURING CONSTRUCTION, CONTRACTOR SHALL MAKE NECESSARY CHANGES IN HARDWARE AT NO ADDITIONAL EXPENSE TO OWNER. 5. DOOR HARDWARE: SEE SCHEDULE6.DOOR HANDLES: SEE SCHEDULE 7. FINISH OF HARDWARE: SEE SCHEDULE8.HARDWARE LIST:A. SUBMIT COMPLETED HARDWARE SCHEDULE BASED ON OUTLINE HARDWARE GROUPS SHOWN ON DOOR SCHEDULE.9.DECORATIVE DOOR PULLS, SEE SCHEDULE
08800 - GLAZING1.SCOPE:EXTENT OF GLASS WORK AS INDICATED ON ARCHITECTURAL DRAWINGS AND SCHEDULE.2. MATERIAL:A. SHALL COMPLY WITH FLAT GLASS MARKETING ASSOCIATIONS (FGMA) "GLAZING MANUAL" UNLESS OTHERWISE NOTED.B. SHALL COMPLY WITH UNIFORM BUILDING CODE (UBC) CHAPTER 24 "GLASS AND GLAZING".C.SHALL COMPLY WITH THE U.S. CONSUMER PRODUCT SAFETY COMMISSION "SAFETY STANDARD FOR ARCHITECTURAL GLAZING MATERIALS" 16 CFR1201D.ACCEPTABLE MANUFACTURERS:1.PPG INDUSTRIES, INC.2. LIBBEY-OWENS-FORD CO.3.APPROVED EQUALE.FLOAT GLASS: CONFORMING TO ASTM C1036, TYPE I, CLASS I,,QUALITY Q3 OR BETTER.I.THICKNESS: AS RECOMMENDED BY MANUFACTURED FOR SIZE OF LIGHT TO BE GLAZED AND DESIGN LOADS BUT NO LESS THAN 3/16"2.COLOR: CLEARF. TEMPERED GLASS: GLASS AS SPECIFIED ABOVE AND CONFORMING TO REQUIREMENTS OF ASTM C1048, KIND "FT".
DIVISION 9 - FINISHES
09120 - CEILING SUSPENSION SYSTEMSSUSPENDED CEILINGS:FURNISH MATERIALS AND LABOR REQUIRED FOR INSTALLATION OF SUSPENDED GYPSUM BOARD CEILINGS AND SUSPENDED ACOUSTICAL TILE CEILINGS, INDICATED ON THE DRAWINGS, AS SPECIFIED AND AS NECESSARY TO COMPLETE THE CONTRACT, INCLUDING BUT NOT LIMITED TO THESE MAJOR ITEMS:A.HANGER WIRE: 8 GAUGE MINIMUM, GALVANIZED ANNEALED LOW CARBON STEEL.B.MAIN SUSPENSION RUNNERS #16 GAUGE COLD ROLLED STEEL CHANNELS 1 1/2", WEIGHING 475 LBS/100 LINEAR FEET.
DIVISION 9 - FINISHES
09120 - CEILING SUSPENSION SYSTEMSSUSPENDED CEILINGS:FURNISH MATERIALS AND LABOR REQUIRED FOR INSTALLATION OF SUSPENDED GYPSUM BOARD CEILINGS AND SUSPENDED ACOUSTICAL TILE CEILINGS, INDICATED ON THE DRAWINGS, AS SPECIFIED AND AS NECESSARY TO COMPLETE THE CONTRACT, INCLUDING BUT NOT LIMITED TO THESE MAJOR ITEMS:
A. A. HANGER WIRE: 8 GAUGE MINIMUM, GALVANIZED ANNEALED LOW CARBON STEEL.
B. B. MAIN SUSPENSION RUNNERS #16 GAUGE COLD ROLLED STEEL CHANNELS 1 1/2", WEIGHING 475 LBS/100 LINEAR FEET.
09250 - GYPSUM DRYWALL
1.FURNISH MATERIALS AND PERFORM LABOR REQUIRED TO EXECUTE THIS WORK AS INDICATED ON THE DRAWING, AS SPECIFIED AND AS NECESSARY TO COMPLETE THE CONTRACT.
2.REFERENCE SPECIFICATIONS:EXCEPT AS MAY BE MODIFIED BY THESE SPECIFICATIONS AND APPLICABLE LAWS AND ORDINANCES AT THE PLACE OF BUILDING. INSTALL THIS WORK TO CONFORM TO THE REQUIREMENTS OF "STANDARD SPECIFICATION FOR GYPSUM WALLBOARD INTERIOR FINISHES", AS APPROVED BY THE AMERICAN NATIONAL STANDARD INSTITUTE AS ANSI #A97.1. 3. MATERIALS:
A.GYPSUM WALLBOARD: TAPERED EDGE SHEET CONFORMING TO ASTM C36: 5/8" THICKNESS UNLESS NOTED OTHERWISE. USE TYPE 'X' ONE-HOUR BOARD THROUGHOUT. USE TYPE R, CONFORMING TO ASTM C360 AT TOILET ROOMS, DISHWASHING AND JANITOR CLOSETS. OR WHERE NOTED ON DRAWINGS.
B.JOINTS, REINFORCING TAPE, ADHESIVE AND METAL CORNER REINFORCEMENT: STANDARD PRODUCTS RECOMMENDED BY THE MANUFACTURER OF THE GYPSUM WALLBOARD USED IN THE WORK.
C.FASTENERS: SELF-DRILLING, SELF-TAPPING, COUNTERSUNK BUGLE HEAD DRYWALL SCREWS, FOR ATTACHEMENT FOR WALLBOARD TO METAL STUDS.
3. FINISH: GYP. BD. SCHEDULED TO RECEIVE PAINT AND/OR VENEER PLASTER TO BE LEVEL 5 FINISH.
09300 - CERAMIC TILEI.CERAMIC TILE TO BE THIN-SET IN 1/32" MORTAR AND MORTAR IS TO MEET ANSI 118.1SPECIFICATIONS. JOINTS ARE TO MEET ANSI AI 18.6 SPECIFICATIONS. THE TILE IS TO MEET ANSI 1008.5 SPECIFICATIONS. TILE INSTALLATION AT THIN-SET LOCATIONS TO MEET SPECIFICATIONS OF THE TILE COUNCIL OF AMERICA, METHOD FI42-94 AT FLOORS AND W243-94 AT WALLS.
2. FOR TYPE, COLOR, MANUFACTURER, JOINT THICKNESS, AND LOCATION SEE FINISH SCHEDULE.
3.SETTING MATERIALS:
A. PORTLAND CEMENT: ASTM C150, TYPE I
B. SAND: ASTM C144
C.WATER: CLEAN AND POTABLE.
D.PORTLAND-CEMENT MORTAR: ONE PART PORTLAND CEMENT AND SIX PARTS DAMP SAND BY VOLUME, WITH WATER-RESISTANT ADMIXTURE.
E.DRY-SET MORTAR: CONFORMING TO ANSI AI 18.1 OR EQUAL TO TCA FORMULA 759.
F.LATEX PORTLAND CEMENT MORTAR: CONFORMING TO ANSI AI 18.4. G. ORGANIC ADHESIVE: CONFORMING TO ANSI A136.1, TYPE I.
H.BOND COAT: PORTLAND CEMENT PAST ON A PLASTIC BED OR DRY-SET MORTAR ON A CURED BED.
I.WATERPROOF MEMBRANE: LATICRETE 9235 OR APPROVED EQUAL.
J.EPOXY MORTAR: ANSI AI 18.3, LATICRETE "LATAPOXY" SP-100-724.
4.GROUTING MATERIALS:A.LATEX-PORTLAND-CEMENT GROUT: SPECIAL LATEX EMULSIONS WITH COMMERCIAL PORTLAND-CEMENT GROUT, REPLACING ALL OR PART OF WATER ACCORDING TO DIRECTIONS SPECIFIED BY LATEX MANUFACTURER.B.DRY-SET GROUT: L&M "DRY CURE WALL GROUT", TILE MATE 719 MANUFACTURED BY UPCO COMPANY OR APPROVED EQUAL.C.EPOXY GROUT: ANSI AI 18.3 LATICRETE "LATAPROXY" SP-100-724.D. COLORING MATERIALS FOR COLORED JOINTS: STANDARD COMMERCIAL BRAND OF CHEMICALLY INERT COLORING MATERIAL ACCURATELY MEASURED BY WEIGHT IN DEFINITE MANNER FOR EACH BATCH OF GROUT TO PRODUCE CONSISTENTLY EVEN COLOR.
09500-ACOUSTICAL TREATMENT
1.SCOPE:AS INDICATED ON DRAWING. SEE FINISH SCHEDULE FOR MANUFACTURER AND SIZE OFACOUSTICAL TILE CEILING. 2. MATERIAL:R-II FIBERGLASS SOUND ATTENUATION BATT INSULATION IN PERIMETER WALLS OF TOILET ROOMS AND KITCHEN.
09900 - PAINTING
I.SCOPE:FURNISH AND APPLY PAINTING AND FINISHING, AS INDICATED AND SPECIFIED. FOR TYPE, COLOR AND LOCATION OF PAINTED FINISH, SEE FINISH MATERIAL SPECIFICATIONS.
2.GENERAL:
A.FIELD CONDITIONS: VERIFY DRAWING DIMENSIONS WITH ACTUAL FIELD CONDITIONS. INSPECT RELATED WORK AND ADJACENT SURFACES. REPORT TO THE ARCHITECT ALL CONDITIONS WHICH PREVENT PROPER EXECUTION OF THIS WORK.
B.DELIVER MATERIALS TO THE JOB IN UNOPENED CONTAINERS BEARING MANUFACTURER'S NAME AND PRODUCT DESIGNATION CORRESPONDING TO DESIGNATION ON MATERIAL LIST.
C. STORAGE: STORE IN DRY., CLEAN, WELL VENTILATED AREAS IN A MANNER TO PREVENT DAMAGE OR FIRE, AND IN CLOSED CONTAINERS. REMOVE EMPTY CONTAINERS AND PAINT SOILED OR OILY RAGS FROM THE SITE AT THE END OF EACH DAY'S WORK.
D. COLORS AND GLOSS: AS SELECTED AND APPROVED BY THE OWNER. NO EXTRA WILL BE ALLOWED FOR SPECIAL OR DEEP TONE COLORS.
E. SUBMIT SAMPLES USING MATERIALS APPROVED FOR THE PROJECT, EACH COLOR AND PAINT FINISH SELECTED BY THE ARCHITECT. PREPARE FIVE (5) DUPLICATE SAMPLES 8 1/2" X 11" SHOWING SUCCESSIVE COATINGS. FOR TRANSPARENT AND STAINED FINISHED, PREPARE SAMPLES ON SPECIES AND QUALITY OF WOOD USED IN THE WORK.
F.ENVIRONMENTAL CONDITIONS: APPLY NO PAINT WHEN TEMPERATURE IS BELOW 55 DEGREES FAHRENHEIT, ENSURE PROPER VENTILATION DURING ALL INTERIOR PAINTING.
G.HARDWARE: ENSURE THAT HARDWARE IS REMOVED BEFORE PAINTING IS STARTED AND REPLACED ONLY WHEN PAINT FINISHES ARE THOROUGHLY DRY. FITTING, REMOVAL AND REINSTALLATION OF FINISH HARDWARE IS SPECIFIED IN FINISH CARPENTRY AND MILLWORK SECTIONS.
H. COATS: THE NUMBER OF COATS SPECIFIED IS THE MINIMUM NUMBER ACCEPTABLE. IF FULL EVEN COVERAGE IS NOT OBTAINED WITH THE SPECIFIED NUMBER OF COATS, APPLY AT NO EXTRA COST, SUCH COATS AS ARE NECESSARY TO PRODUCE THE REQUIRED FINISH, AS APPROVED BY THE OWNER.
3.MATERIALS:
A.REVIEW THE PAINT AND FINISH SCHEDULES WITH THE ARCHITECT, AND SUBMIT COMPLETE LIST OF MATERIALS PROPOSED FOR THE WORK, USING THE HIGHEST GRADE MATERIAL AVAILABLE FROM MANUFACTURER.
B. EMPLOY COATS AND UNDERCOATS FOR ALL TYPES OF FINISHES IN STRICT ACCORDANCE WITH THE RECOMMENDATIONS OR THE MANUFACTURERS.
4.CONDITIONS OF SURFACES:ALL SURFACES TO RECEIVE PAINT SHALL BE CLEAN, DRY SMOOTH AND DUST FREE BEFORE APPLICATION OF ANY MATERIAL. PREPARE SURFACES AS FOLLOWS:
A.WOOD: SAND SMOOTH AND REMOVE DUST. FILL OPEN JOINTS, CRACKS, NAIL HOLES AND OTHER PITS OR DEPRESSIONS FLUSH AND SMOOTH WITH PUTTY OR WOOD DOUGH AFTER PRIMING.COLOR PUTTY TO MATCH FINISH PAINT COAT. TOUGH UP KNOTS OR SAP STREAKS WITH SHELLACOR OTHER APPROVED SEALER BEFORE PRIMING.
B. PRIMED FERROUS METAL: REMOVE ALL FOREIGN MATTER. TOUCH UP ABRASIONS WITH FERROUS METAL PRIMER.
C. UNPRIMED FERROUS METAL: REMOVE ALL RUST, MILL SCALE, AND FOREIGN MATTER BY WIRE BRUSHING, SCRAPING, SANDBLASTING OR SOLENT, AS REQUIRED TO PROVIDE A CLEAN SMOOTH SURFACE.
D.GALVANIZED METAL: REMOVE ALL FOREIGN MATTER AND CLEAN ENTIRE SURFACE WITH MINERAL SPIRITS. PRETREAT WITH PHOSPHORIC ACID ETCH OR VINYL WASH. APPLY PRIMER THE SAME DAY AS PRE-TREATMENT IS APPLIED.
E.GYPSUM BOARD: REMOVE ALL FOREIGN MATTER. FILL ALL PITS FLUSH AND SMOOTH WITH SPACKLE.
5.PRIMING:
A.WOOD: BEFORE INSTALLATION, PRIME AND BACK-PRIME ALL ITEMS PARTIALLY OR COMPLETELY CONCEALED IN THE FINISH WORK. USE FACTORY-MIXED PRIMER. FOR WOOD HAVING A STAINED OR TRANSPARENT FINISH USE 4LB. CUT SHELLAC.
B.GALVANIZED METAL: PRIME ALL SURFACES EXCEPT WHERE TO BE EMBEDDED IN CONCRETE, MASONRY OR ROOFING: ALLOW TO DRY BEFORE INSTALLATION.
6.APPLICATION:
A. APPLY MATERIAL EVENLY, FREE FROM SAGS, RUNS, CRAWLS, HOLIDAYS OR DEFECTS. MIX TO PROPER CONSISTENCY, BRUSH OUT SMOOTH LEAVING MINIMUM OF BRUSH MARKS, ENAMEL AND VARNISH UNIFORMLY FLOWED ON.
B. APPLY PAINT BY BRUSHES, ROLLER OR SPRAY EXCEPT DRYWALL, PRIME COAT BY ROLLER ONLY.
C.TINT ALL PIGMENTED UNDERCOATS TO APPROXIMATELY SAME SHADE AS FINAL COAT. PERCEPTIBLY INCREASE THE DEPTH OF SHADE IN SUCCESSIVE COATS.
D.ALLOW EACH COAT TO THOROUGHLY DRY BEFORE SUCCEEDING COAT APPLICATION. FOR OIL PAINTS, ALLOW AT LEAST 48 HOURS BETWEEN COATS OF EXTERIOR WORK, EXCEPT WHERE OTHERWISE RECOMMENDED BY MANUFACTURER.
E.FINISH ALL FOUR EDGES OF DOORS WITH THE SAME NUMBER AND KIND OF COATINGS AS SPECIFIED FOR THEIR MAIN SURFACES. WHERE OPENINGS INTO ROOMS HAVING DIFFERENT FINISHES, FINISH DOOR EDGES AS DIRECTED.
F.DO NOT PAINT FACTORY FINISHED ITEMS UNLESS SPECIFICALLY DIRECTED.
G.PAINT VISIBLE SURFACES OF METAL DUCTS AND VENTS.
H.FINISH MILL OR SHOP PRIMED ITEMS WITH MATERIALS COMPATIBLE WITH PRIME COAT. I. MISCELLANEOUS PAINTING: SURFACES TO BE PAINTED AND NOT SPECIFICALLY DESCRIBED HEREIN, SHALL BE PAINTED WITH A PRODUCT SPECIFICALLY MANUFACTURED OR PREPARED FOR THE MATERIAL AND THE SURFACE: PRIME COAT AND TWO FINISH COATS.
J. UPON COMPLETION, REMOVE ALL RUBBISH CAUSED BY THIS TRADE. REMOVE SPOTS FROM FLOORS, GLASS AND OTHER SURFACES. LEAVE PREMISES IN A CLEAN AND ORDERLY FASHION.
K. AT THE COMPLETION OF OTHER TRADES AND FIXTURE INSTALLATION TOUCH UP DAMAGED SURFACES AS REQUIRED.
L. FIRE SPRINKLER HEADS MUST BE MASKED DURING PAINTING OF ADJACENT SURFACES.
M.PROVIDE ACCESSORIES BY BOBRICK OR APPROVED EQUAL, SATIN STAINLESS STEEL (ACCESSORIES SHALL NOT HAVE KEYS OR PINS).
10800 - TOILET AND BATH ACCESSORIES
A. SEE DRAWINGS FOR ACCESSORY TYPE AND LOCATION.
B. PROVIDE BLOCKING AND BACKING AS REQUESTED.
C.MOUNTING LOCATIONS SHALL COMPLY WITH APPLICABLE CODES FOR HANDICAPPED ACCESSIBILITY.
DIVISION II - EQUIPMENT
I.WHERE ILLUSTRATED ON PLANS, ALL, KITCHEN EQUIPMENT, P.O.S. REGISTERS, SECURITY SYSTEMS, COMPUTERS, MUSIC SYSTEM AND TELEPHONE SYSTEM WILL BE SUPPLIED BY OWNER. GENERAL CONTRACTOR SHALL PROVIDE NECESSARY STAGING IN ORDER TO PROVIDE OWNER WITH AMPLE "LEAD TIME" FOR OWNER'S SUBCONTRACTOR.
DIVISION 16 - ELECTRICAL
OUTDOOR ELECTRIC HEATERS - SEE ELECTRICAL DRAWINGS 16000 - ELECTRICAL SWITCHES, OUTLETS, COVERS AND PLATES
NOTE:ALL ELECTRICAL SWITCHES, OUTLETS, COVERS AND PLATES SHALL BE FINISHED AS FOLLOWS PER LOCATIONS:
KITCHEN/BACK OF HOUSE:PLATE/COVER FINISH: STAINLESS STEEL SWITCH OUTLET FINISH: WHITE ACRYLIC
COOKLINE/SERVICEPLATE/COVER FINISH: WHITE ACRYLIC SWITCH/OUTLET FINISH: WHITE ACRYLIC
DINING/ENTRY/BAR/LOGGIA - MILLWORKPLATE/COVER FINISH: T.B.D. SWITCH/OUTLET FINISH: T.B.D.DINING/ENTRY/BAR/LOGGIA - PAINT GRADEPLATE/COVER FINISH: T.B.D. SWITCH/OUTLET FINISH: T.B.D.
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
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INITIALS
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42
GREEN BUILDING NOTES
A-3
CHAPTER 5NONRESIDENTIAL MANDATORY MEASURES
SECTION 5.101 GENERAL5.101.1 SCOPEThe provisions of this chapter outline planning, design and development methods that include environmentally responsible site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties.
DIVISION 5.1 PLANNING AND DESIGN
2022 CALIFORNIA GREEN BUILDING STANDARDS CODENONRESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2023)
SECTION 5.102 DEFINITIONS5.102.1 DEFINITIONSThe following terms are defined in Chapter 2 (and are included here for reference)
CUTOFF LUMINAIRES. Luminaires whose light distribution is such that the candela per 1000 lamp lumens does not numerically exceed 25 (2.5 percent) at an angle of 90 degrees above nadir, and 100 (10 percent) at a vertical angle of 80 degrees above nadir. This applies to all lateral angles around the luminaire.
LOW-EMITTING AND FUEL EFFICIENT VEHICLES.Eligible vehicles are limited to the following:
1. Zero emission vehicle (ZEV), enhanced advanced technology PZEV (enhanced AT ZEV) or transitional zero emission vehicles (TZEV) regulated under CCR, Title 13, Section 1962.2. High-efficiency vehicles, regulated by U.S. EPA, bearing a fuel economy and greenhouse gas rating od 9 oe 10 as regulated under 40 CFR Section 600 Subpart D.
NEIGHBORHOOD ELECTRIC VEHICLE (NEV). A motor vehicle that meets the definition of "low-speed vehicle" either in Section 385.5 of the Vehicle Code or in 49CFR571.500 (as it existed on July 1, 2000), and is certified to zero-emission vehicle standards.
TENANT-OCCUPANTS. Building occupants who inhabit a building during its normal hours of operation as permanent occupants, such as employees, as distinguished from customers and other transient visitors.
VANPOOL VEHICLE. Eligible vehicles are limited to any motor vehicle, other than a motortruck or truck tractor, designed for carrying more than 10 but not more than 15 persons including the driver, which is maintained and used primarily for the nonprofit work-related transportation of adults for the purpose of ridesharing.
Note: Source: Vehicle Code, Division 1, Section 668
ZEV. Any vehicle certified to zero-emission standards.
SECTION 5.106 SITE DEVELOPMENT5.106.1 STORM WATER POLLUTION PREVENTION FOR PROJECTS THAT DISTURB LESS THAN ONE ACRE OF LAND. Newly constructed projects and additions which disturb less than one acre of land, and are not part of a larger common plan of development or sale, shall prevent the pollution of storm water runoff from the construction activities through one or more of the following measures:
5.106.1.1 Local ordinance. Comply with a lawfully enacted storm water management and/or erosion control ordinance.
5.106.1.2 Best Management Practices (BMPs). Prevent the loss of soil through wind or water erosion by implementing an effective combination of erosion and sediment control and good housekeeping BMPs.
1. Soil loss BMPs that should be considered for implementation as appropriate for each project include, but are not limited to, the following:a. Scheduling construction activity during dry weather, when possible.b. Preservation of natural features, vegetation, soil, and buffers around surface waters.c. Drainage swales or lined ditches to control stormwater flow.d. Mulching or hydroseeding to stabilize disturbed soils.e. Erosion control to protect slopes.f. Protection of storm drain inlets (gravel bags or catch basin inserts).g. Perimeter sediment control (perimeter silt fence, fiber rolls).h. Sediment trap or sediment basin to retain sediment on site.i. Stabilized construction exits.j. Wind erosion control.k. Other soil loss BMPs acceptable to the enforcing agency.2. Good housekeeping BMPs to manage construction equipment, materials, non-stormwater discharges and wastes that should be considered for implementation as appropriate for each project include, but are not limited to, the following:a. Dewatering activities.b. Material handling and waste management.c. Building materials stockpile management.d. Management of washout areas (concrete, paints, stucco, etc.).e. Control of vehicle/equipment fueling to contractor's staging area.f. Vehicle and equipment cleaning performed off site.g Spill prevention and control.h. Other housekeeping BMPs acceptable to the enforcing agency.
DIVISION 5.2 ENERGY EFFICIENCY
SECTION 5.201 GENERAL5.201.1 Scope [BSC-CG]. California Energy Code [DSA-SS]. For the purposes of mandatory energy efficiency standards in this code, the California Energy Commission will continue to adopt mandatory building standards.
DIVISION 5.3 WATER EFFICIENCY AND CONSERVATION
SECTION 5.301 GENERAL5.301.1 Scope. The provisions of this chapter shall establish the means of conserving water use indoors, outdoors and in wastewater conveyance.
SECTION 5.302 DEFINITIONS5.302.1 Definitions. The following terms are defined in Chapter 2 (and are included here for reference)
EVAPOTRANSPIRATION ADJUSTMENT FACTOR (ETAF) [DSA-SS]. An adjustment factor when applied to reference evapotranspiration that adjusts for plant factors and irrigation efficiency, which ae two major influences on the amount of water that needs to be applied to the landscape.
FOOTPRINT AREA [DSA-SS]. The total area of the furthest exterior wall of the structure projected to natural grade, not including exterior areas such as stairs, covered walkways, patios and decks.
METERING FAUCET. A self-closing faucet that dispenses a specific volume of water for each actuation cycle. The volume or cycle duration can be fixed or adjustable.
GRAYWATER. Pursuant to Health and Safety Code Section 17922.12, "graywater" means untreated wastewater that has not been contaminated by any toilet discharge, has not been affected by infectious, contaminated, or unhealthy bodily wastes, and does not present a threat from contamination by unhealthful processing, manufacturing, or operating wastes. "Graywater" includes, but is not limited to wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines and laundry tubs, but does not include waste water from kitchen sinks or dishwashers.
MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). The California ordinance regulating landscape design, installation and maintenance practices that will ensure commercial, multifamily and other developer installed landscapes greater than 2500 square feet meet an irrigation water budget developed based on landscaped area and climatological parameters.
MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). [HCD] The California model ordinance (California Code of Regulations, Title 23, Division 2, Chapter 2.7), regulating landscape design, installation and maintenance practices. Local agencies are required to adopt the updated MWELO, or adopt a local ordinance at least as effective as the MWELO.
POTABLE WATER. Water that is drinkable and meets the U.S. Environmental Protection Agency (EPA) Drinking Water Standards. See definition in the California Plumbing Code, Part 5.
POTABLE WATER. [HCD] Water that is satisfactory for drinking, culinary, and domestic purposes, and meets the U.S. Environmental Protection Agency (EPA) Drinking Water Standards and the requirements of the Health Authority Having Jurisdiction.
RECYCLED WATER. Water which, as a result of treatment of waste, is suitable for a direct beneficial use or a controlled use that would not otherwise occur [Water Code Section 13050 (n)]. Simply put, recycled water is water treated to remove waste matter attaining a quality that is suitable to use the water again.
SUBMETER. [HCD 1] A secondary device beyond a meter that measures water consumption of an individual rental unit within a multiunit residential structure or mixed-use residential and commercial structure. (See Civic Code Section 1954.202 (g) and Water code Section 517 for additional details.)
WATER BUDGET. Is the estimated total landscape irrigation water use which shall not exceed the maximum applied water allowance calculated in accordance with the Department of Water Resources Model Efficient Landscape Ordinance (MWELO).
5.106.5.3 Electric vehicle (EV) charging. [N] Construction to provide electric vehicle infrastructure and facilitate electric vehicle charging shall comply with Section 5.106.5.3.1 and shall be provided in accordance with regulations in the California Building Code and the California Electrical Code.
Exceptions: 1.On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:a.Where there is no local utility power supplyb.Where the local utility is unable to supply adequate power.c.Where there is evidence suitable to the local enforcement agency substantiating the local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project.2. Parking spaces accessible only by automated mechanical car parking systems are not required to comply with this code section
5.106.5.3.1 EV capable spaces. [N] EV capable spaces shall be provided in accordance with Table 5.106.5.3.1 and the following requirements:1.Raceways complying with the California Electrical Code and no less that 1-inch (25 mm) diameter shall be provided and shall originate at a service panel or a subpanel(s) serving the area, and shall terminate in close proximity to the proposed location of the EV capable and into a suitable listed cabinet, box,enclosure or equivalent. A common raceway may be used to serve multiple EV charging spaces.2.A service panel or subpanel (s) shall be provided with panel space and electrical load capacity for a dedicated 208/240 volt, 40-ampere minimum branch circuit for each EV capable space, with delivery of 30-ampere minimum to an installed EVSE at each EVCS.3.The electrical system and any on-site distribution transformers shall have sufficient capacity to supply full rated amperage at each EV capable space. 4.The service panel or subpanel circuit directory shall identify the reserved overcurrent protective devices space(s) as "EV CAPABLE". The raceway termination location shall be permanently and visibly marked as "EV CAPABLE."
Note: A parking space served by electric vehicle supply equipment or designed as a future EV charging space shall count as at least one standard automobile parking space only for the purpose of complying with any applicable minimum parking space requirements established by an enforcement agency. See vehicle Code Section 22511.2 for further details.
ABBREVIATION DEFINITIONS:HCD Department of Housing and Community DevelopmentBSCCalifornia Building Standards CommissionDSA-SS Division of the State Architect, Structural SafetyOSHPD Office of Statewide Health Planning and DevelopmentLRLow RiseHRHigh RiseAAAdditions and AlterationsNNew
5.106.4.1.2 Long-term bicycle parking. For new buildings with tenant spaces that have 10 or more tenant-occupants, provide secure bicycle parking for 5 percent of the tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.
5.106.4.1.3 For additions or alterations that add 10 or more tenant-occupant vehicular parking spaces, provide secure bicycle parking for 5 percent of the tenant vehicular parking spaces being added, with a minimum of one bicycle parking facility.
5.106.4.1.4 For new shell buildings in phased projects provide secure bicycle parking for 5 percent of the anticipated tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.
5.106.4.1.5 Acceptable bicycle parking facility for Sections 5.106.4.1.2, 5.106.4.1.3, and 5.106.4.1.4 shall be convenient from the street and shall meet one of the following:
1. Covered, lockable enclosures with permanently anchored racks for bicycles;2. Lockable bicycle rooms with permanently anchored racks; or3. Lockable, permanently anchored bicycle lockers.
Note: Additional information on recommended bicycle accommodations may be obtained from Sacramento Area Bicycle Advocates.
5.106.4.2 Bicycle parking. [DSA-SS] For public schools and community colleges, comply with Sections 5.106.4.2.1 and 5.106.4.2.2
5.106.4.2.1 Student bicycle parking. Provide permanently anchored bicycle racks conveniently accessed with a minimum of four two-bike capacity racks per new building.5.106.4.2.2 Staff bicycle parking. Provide permanent, secure bicycle parking conveniently accessed with a minimum of two staff bicycle parking spaces per new building. Acceptable bicycle parking facilities shall be convenient from the street or staff parking area and shall meet one of the following:
1. Covered, lockable enclosures with permanently anchored racks for bicycles;2. Lockable bicycle rooms with permanently anchored racks; or3. Lockable, permanently anchored bicycle lockers.
5.106.4 BICYCLE PARKING. For buildings within the authority of California Building Standards Commission as specified in Section 103, comply with Section 5.106.4.1. For buildings within the authority of the Division of the State Architect pursuant to Section 105, comply with Section 5.106.4.2
5.106.4.1 Bicycle parking. [BSC-CG] Comply with Sections 5.106.4.1.1 and 5.106.4.1.2; or meet the applicable local ordinance, whichever is stricter.
5.106.4.1.1 Short-term bicycle parking. If the new project or an addition or alteration is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors' entrance, readily visible to passers-by, for 5% of new visitor motorized vehicle parking spaces being added, with a minimum of one two-bike capacity rack.Exception: Additions or alterations which add nine or less visitor vehicular parking spaces.
CHAPTER 3 GREEN BUILDING
SECTION 301 GENERAL
301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory in
the application checklists contained in this code. Voluntary green building measures are also included in the application checklists and may be included in the design and construction of structures covered by this code, but are not required unless adopted by a city, county, or city and county as specified in Section 101.7.
301.3 NONRESIDENTIAL ADDITIONS AND ALTERATIONS. [BSC-CG] The provisions
of individual sections of Chapter 5 apply to newly constructed buildings, building additions of 1,000 square feet or greater, and/or building alterations with a permit valuation of $200,000 or above (for occupancies within the authority of California Building Standards Commission). Code sections relevant to additions and alterations shall only apply to the portions of the building being added or altered within the scope of the permitted work.
A code section will be designated by a banner to indicate where the code section only applies to newly constructed buildings [N] or to additions and/or alterations [A]. When the code section applies to both, no banner will be used.
301.3.1 Nonresidential additions and alterations that cause updates to plumbing fixtures only:
Note: On and after January 1, 2014, certain commercial real property, as defined in Civil Code Section 1101.3, shall have its noncompliant plumbing fixtures replaced with appropriate water-conserving plumbing fixtures under specific circumstances. See Civil Code Section 1101.1 et seq. for definitions, types of commercial real property affected, effective dates, circumstances necessitating replacement of noncompliant plumbing fixtures, and duties and responsibilities for ensuring compliance.
301.3.2 Waste Diversion. The requirements of Section 5.408 shall be required for additions and alterations whenever a permit is required for work.
301.4 PUBLIC SCHOOLS AND COMMUNITY COLLEGES. (see GBSC)301.5 HEALTH FACILITIES. (see GBSC)
SECTION 302 MIXED OCCUPANCY BUILDINGS
302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy.
SECTION 303 PHASED PROJECTS
303.1 PHASED PROJECTS. For shell buildings and others constructed for future tenant improvements,
only those code measures relevant to the building components and systems considered to be new construction (or newly constructed) shall apply.
303.1.1 Initial Tenant improvements. The provisions of this code shall apply only to the initial tenant improvements to a project. Subsequent tenant improvements shall comply with the scoping provisions in Section 301.3 non-residential additions and alterations.
5.106.5.3.3 Use of automatic load management systems (ALMS).ALMS shall be permitted for EVCS. When ALMS is installed, the required electrical load capacity specified in Section5.106.5.3.1 for each EVCS may be reduced when serviced by an EVSE controlled by an ALMS. Each EVSE controlled by an ALMS shall deliver a minimum 30 amperes to an EV when charging one vehicle and shall deliver a minimum 3.3 kW while simultaneously charging multiple EVs.
5.106.5.3.4 Accessible EVCS.When EVSE is installed, accessible EVSC shall be provided in accordance with the California Building Code, Chapter 11B, Section 11B-228.3.Note: For EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s).
5.106.5.4 Electric Vehicle (EV) charging: medium-duty and heavy-duty. [N]Construction shall comply with section 5.106.5.4.1 to facilitate future installation of electric vehicle supply equipment (EVSE). Construction for warehouses, grocery stores and retail stores with planned off-street loading spaces shall also comply with Section 5.106.5.4.1 for future installation of medium- and heavy-duty EVSE. Exceptions:1.On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:a.Where there is no local utility power supply.b.Where the local utility is unable to supply adequate power.c.Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project. When EVSE(s) is/are installed, it shall be in accordance with the California Building Code, the California Electrical Code and as follows:
5.106.5.4.1 Electric vehicle charging readiness requirements for warehouse, grocery stores and retail stores with planned off-street loading spaces.[N]In order to avoid future demolition when adding EV charging supply and distribution equipment, spare raceways(s) or busway(s) and adequate capacity for transformers(s), service panels(s) or subpanel(s) shall be installed at the time of construction in accordance with the California Electrical Code. Construction plans and specifications shall include but are not limited to, the following: 1.The transformer, main service equipment and subpanel shall meet the minimum power requirement in Table 5.106.5.4.1 to accommodate the dedicated branch circuits for the future installation of EVSE.2.The construction documents shall indicate on or more location(s) convenient to the planned offstreet loading space(s) reserved for medium-and heavy-duty ZEV charging cabinets and charging dispensers, and a pathway reserved for routing of conduit from the termination of the raceway(s) or busway(s) to the charging cabinet(s) and dispenser(s) as shown in Table 5.106.5.4.13.Raceway(s) or busway(s) originating at a main service panel or a subpanel(s) serving the area where potential future medium-and heavy-duty EVSE will be located and shall terminate in close proximity to the potential future location of the charging equipments for medium- and heavy-duty vehicles. 4.The raceway(s) or busway(s) shall be sufficient size to carry the minimum additional system load to the future location of the charging for medium- and heavy-duty ZEVs as shown in Table 5.106.5.4.1.
TABLE 5.106.5.3.1
TOTAL NUMBER OF ACTUAL PARKING SPACES NUMBER OF REQUIRED EV CAPABLE SPACES
NUMBER OF EVCS (EV CAPABLE SPACES PROVIDED WITH EVSE)^2
0-9 0 0
10-25 2 0
26-50 8 2
51-75 13 3
76-100 17 4
101-150 25 6
151-200 35 9
201 AND OVER 20% of total¹25% of EV capable spaces¹
5.106.8 LIGHT POLLUTION REDUCTION. [N]. l Outdoor lighting systems shall be designed and installed to comply with the following:
1.The minimum requirements in the California Energy Code for Lighting Zones 0-4 as defined in Chapter 10, Section 10-114 of the California Administrative Code; and2.Backlight (B) ratings as defined in IES TM-15-11 (shown in Table A-1 in Chapter 8);3.Uplight and Glare ratings as defined in California Energy Code (shown in Tables 130.2-A and 130.2-B in Chapter 8) and 4.Allowable BUG ratings not exceeding those shown in Table 5.106.8, [N] or Comply with a local ordinance lawfully enacted pursuant to Section 101.7, whichever is more stringent.
Exceptions: [N]
1. Luminaires that qualify as exceptions in Sections 130.2 (b) and 140.7 of the California Energy Code.2. Emergency lighting.3. Building facade meeting the requirements in Table 140.7-B of the California Energy Code, Part 6.4. Custom lighting features as allowed by the local enforcing agency, as permitted by Section 101.8 Alternate materials, designs and methods of construction.5. Luminaires with less than 6,200 initial luminaire lumens.
TABLE 5.106.8 [N] MAXIMUM ALLOWABLE BACKLIGHT, UPLIGHT AND GLARE (BUG) RATINGS 1,2
ALLOWABLE RATING LIGHTING ZONE LZ0
LIGHTING ZONE LZ1 LIGHTING ZONE LZ2 LIGHTING ZONE LZ3 LIGHTING ZONE LZ4
MAXIMUM ALLOWABLE BACKLIGHT RATING 3
Luminaire greater than 2 mounting heights (MH) from property line N/A No Limit No Limit No Limit No Limit
Luminaire back hemisphere is 1-2 MH from property line N/A B2 B3 B4 B4
Luminaire back hemisphere is 0.5-1 MH from property line N/A B1 B2 B3 B3
Luminaire back hemisphere is less than 0.5 MH from property line N/A B0 B0 B1 B2
MAXIMUM ALLOWABLE UPLIGHT RATING (U)
For area lighting 3 N/A U0 U0 U0 U0
For all other outdoor lighting,including decorative luminaires N/A U1 U2 U3 UR
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
5.106.2 STORMWATER POLLUTION PREVENTION FOR PROJECTS THAT DISTURB ONE OR MORE ACRES OF LAND. Comply with all lawfully enacted stormwater discharge regulations for projects that (1) disturb one acre or more of land, or (2) disturb less than one acre of land but are part of a larger common plan of development sale.
Note: Projects that (1) disturb one acre or more of land, or (2) disturb less than one acre of land but are part of the larger common plan of development or sale must comply with the post-construction requirements detailed in the applicable National Pollutant Discharge Elimination System (NPDES) General permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities issued by the State Water Resources Control Board or the Lahontan Regional Water Quality Control Board (for projects in the Lake Tahoe Hydrologic Unit).
The NPDES permits require postconstruction runoff (post-project hydrology) to match the preconstruction runoff (pre-project hydrology) with the installation of postconstruction stormwater management measures. The NPDES permits emphasize runoff reduction through on-site stormwater use, interception, evapotranspiration, and infiltration through nonstructural controls, such as Low Impact Development (LID) practices, and conversation design measures. Stormwater volume that cannot be addressed using nonstructural practices is required to be captured in structural practices and be approved by the enforcing agency.
Refer to the current applicable permits on the State Water Resources Control Board website at: www.waterboards.ca.gov/constructionstormwater. Consideration to the stormwater runoff management measures should be given during the initial design process for appropriate integration into site development.
1.Where there is insufficient electrical supply.2.The number of required EVCS (EV capable spaces provided with EVSE) in column 3 count towards the total number of required EV capable spaces shown in column 2.5.106.5.3.2 Electric vehicle charging stations (EVCS)EV capable spaces shall be provided with EVSE to create EVCS in the number indicated in Table 5.106.5.3.1. The EVCS required by Table 5.106.5.3.1 may be provided with EVSE in any combination of Level 2 and Direct Current Fast Charging (DCFC), except that at least one Level 2 EVSE shall be provided.One EV charger with multiple connectors capable of charging multiple EVs simultaneously shall be permitted if the electrical load capacity required by Section 5.106.5.3.1 for each EV capable space is accumulatively supplied to the EV charger.The installation of each DCFC EVSE shall be permitted to reduce the minimum number of required EV capable spaces without EVSE by five and reduce proportionally the required electrical load capacity to the service panel or subpanel.
5.106.8.1 Facing- BacklightLuminaries within 2MH of a property line shall be oriented so that the nearest property line is behind the fixture, and shall comply with the backlight rating specified in Table 5.106.8 based on the lighting zone and distance to the nearest point of that property line.Exception: Corners. If two property lines (or two segments of the same property line) have equidistant point to the luminaire, then the luminaire may be oriented so that the intersection of the two lines (the corner) is directly behind the luminaire. The luminaire shall still use the distance to the nearest points(s) on the property lines to determine the required backlight rating.
5.106.8.2 Facing-Glare.For luminaires covered by 5.106.8.1, if a property line also exists within or extends into the front hemisphere within 2MH of the luminaire then the luminaire shall comply with the more stringent glare rating specified in Table 5.106.8 based on the lighting zone and distance to the nearest point on the nearest property line within the front hemisphere.
Note: [N] 1.See also California Building Code, Chapter 12, Section 1205.6 for college campus lighting requirements for parking facilities and walkways. 2.Refer to Chapter 8 (Compliance Forms, Worksheets and Reference Material) for IES TM-15-11 Table A-1, California Energy Code Tables 130.2-A and 130.2-B.3. Refer to the California Building Code for requirements for additions and alterations.
5.106.10 GRADING AND PAVING. Construction plans shall indicate how site grading or a drainage system will manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface water include, but are not limited to, the following:
1.Swales.2.Water collection and disposal systems.3.French drains.4.Water retention gardens.5.Other water measures which keep surface water away from buildings and aid in groundwater recharge.Exception: Additions and alterations not altering the drainage path.
5.106.12 SHADE TREES [DSA-SS]. Shade Trees shall be planted to comply with Sections 5.106.12.1, 5.106.12.2, and 5.106.12.3. Percentages shown shall be measured at noon on the summer solstice. Landscape irrigation necessary to establish and maintain tree health shall comply with Section 5.304.6.
5.106.12.1 Surface parking areas. Shade tree plantings, minimum #10 container size or equal, shall be installed to provide shade over 50 percent of the parking area within 15 years.
Exceptions: Surface parking area covered by solar photovoltaic shade structures with roofing materials that comply with Table A5.106.11.2.2 in Appendix A5 shall be permitted in whole or in part in lieu of shade tree planting.
5.106.12.2 Landscape areas. Shade tress plantings, minimum #10 container size or equal shall be installed to provide shade of 20% of the landscape area within 15 years.
Exceptions: Playfields for organized sport activity are not included in the total area calculation.
5.106.12.3. Hardscape areas. Shade tree plantings, minimum #10 container size or equal shall be installed to provide shade over 20 percent of the hardscape area within 15 years.
Exceptions: 1.Walks, hardscape areas covered by solar photovoltaic shade structures or shade structures with roofing materials that comply with Table A5.106.11.2.2 in Appendix A5 shall be permitted in whole or in part in lieu of shade tree planting.2.Designated and marked play areas of organized sport activity are not included in the total area calculation.
TABLE 5.106.5.4.1 RACEWAY CONDUIT AND PANEL POWER REQUIREMENTS FOR MEDIUM- AND HEAVY-DUTY EVSE [N]
BUILDING TYPE BUILDING SIZE (SQ. FT.)NUMBER OF OFF-STREET LOADING SPACES
ADDITIONAL CAPACITY REQUIRED (KVA) FOR RACEWAY & BUSWAY AND TRANSFORMER & PANEL
Grocery 10,000 to 90,000 1 or 2 200
3 or Greater 400
Greater than 90,000 1 or Greater 400
Retail 10,000 to 135,000 1 or 2 200
3 or Greater 400
Greater than 135,000 1 or Greater 400
Warehouse 20,000 to 256,000 1 or 2 200
3 or Greater 400
Greater than 256,000 1 or Greater 400
MAXIMUM ALLOWABLE GLARE RATING 5 (G)
MAXIMUM ALLOWABLE GLARE RATING 5 (G)N/A G1 G2 G3 G4
MAXIMUM ALLOWABLE GLARE RATING 5 (G)N/A G0 G1 G1 G2
MAXIMUM ALLOWABLE GLARE RATING 5 (G)N/A G0 G0 G1 G1
MAXIMUM ALLOWABLE GLARE RATING 5 (G)N/A G0 G0 G0 G1
1. IESNA Lighting Zones 0 and 5 are not applicable; refer to Lighting Zones as defined in the California Energy Code and Chapter 10 of the Callifornia Administrative Code.
2. For property lines that abut public walkways, bikeways, plazas and parking lots, the property line may be considered to be 5 feet beyond the actual property line for purpose of determining compliance with this section. For property lines that abut public roadways and public transit corridors, the property line may be considered to be the centerline of the public roadway or public transit corridor for the purpose of determining compliance with this section.
3. General lighting luminaires in areas such as outdoor parking, sales or storage lots shall meet these reduced ratings. Decorative luminaries located in these areas shall meet U-value limits for "all other outdoor lighting"
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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INITIALS
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43
A-3.1
5.303.3 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the following:
5.303.3.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-Type toilets.
Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume of two reduced flushes and one full flush.
5.303.3.2 Urinals. 5.303.3.2.1 Wall-mounted Urinals. The effective flush volume of wall-mounted urinals shall not exceed 0.125 gallons per flush.
5.303.3.2.2 Floor-mounted Urinals. The effective flush volume of floor-mounted or other urinals shall not exceed 0.5 gallons per flush.
5.303.3.3 Showerheads. [BSC-CG]5.303.3.3.1 Single showerhead. Showerheads shall have a maximum flow rate of not more than 1.8 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Showerheads.
5.303.3.3.2 Multiple showerheads serving one shower. When a shower is served by more than one showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to allow only one shower outlet to be in operation at a time.Note: A hand-held shower shall be considered a showerhead.
DIVISION 5.4 MATERIAL CONSERVATION AND RESOURCE EFFICIENCY
SECTION 5.401 GENERAL5.401.1 SCOPE. The provisions of this chapter shall outline means of achieving material conservation and resource efficiency through protection of buildings from exterior moisture, construction waste diversion, employment of techniques to reduce pollution through recycling of materials, and building commissioning or testing and adjusting.
SECTION 5.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING5.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65% of the non-hazardous construction and demolition waste in accordance with Section 5.408.1.1, 5.408.1.2 or 5.408.1.3; or meet a local construction and demolition waste management ordinance, whichever is more stringent.
5.408.1.1 Construction waste management plan. Where a local jurisdiction does not have a construction and demolition waste management ordinance, submit a construction waste management plan that:
1. Identifies the construction and demolition waste materials to be diverted from disposal by efficient usage, recycling, reuse on the project or salvage for future use or sale.2. Determines if construction and demolition waste materials will be sorted on-site (source-separated) or bulk mixed (single stream).3. Identifies diversion facilities where construction and demolition waste material collected will be taken.4. Specifies that the amount of construction and demolition waste materials diverted shall be calculated byweight or volume, but not by both.
5.408.1.2 Waste Management Company. Utilize a waste management company that can provide verifiable documentation that the percentage of construction and demolition waste material diverted from the landfill complies with this section.
Note: The owner or contractor shall make the determination if the construction and demolition waste material will be diverted by a waste management company.
Exceptions to Sections 5.408.1.1 and 5.408.1.2:
1. Excavated soil and land-clearing debris.2. Alternate waste reduction methods developed by working with local agencies if diversion or recycle facilities capable of compliance with this item do not exist.3. Demolition waste meeting local ordinance or calculated in consideration of local recycling facilities and markets.
5.408.1.3 Waste stream reduction alternative. The combined weight of new construction disposal that does not exceed two pounds per square foot of building area may be deemed to meet the 65% minimum requirement as approved by the enforcing agency.
5.408.1.4 Documentation. Documentation shall be provided to the enforcing agency which demonstrates compliance with Sections 5.408.1.1, through 5.408.1.3. The waste management plan shall be updated as necessary and shall be accessible during construction for examination by the enforcing agency.
Notes:
1. Sample forms found in "A Guide to the California Green Building Standards Code (Nonresidential)" located www.dgs.ca.gov/BSC/Resources/Page-Content/Building-Standards-Commission- Resources-List-Folder/CALGreen may be used to assist in documenting compliance with the waste management plan.2. Mixed construction and demolition debris processors can be located at the California Department of Resources Recycling and Recovery (CalRecycle).
5.408.2 UNIVERSAL WASTE. [A] Additions and alterations to a building or tenant space that meet the scoping provisions in Section 301.3 for nonresidential additions and alterations, shall require verification that Universal Waste items such as fluorescent lamps and ballast and mercury containing thermostats as well as other California prohibited Universal Waste materials are disposed of properly and are diverted from landfills. A list of prohibited Universal Waste materials shall be included in the construction documents.
Note: Refer to the Universal Waste Rule link at: http://www.dtsc.ca.gov/universalwaste/
5.408.3 EXCAVATED SOIL AND LAND CLEARING DEBRIS. 100 percent of trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed.
Exception: Reuse, either on or off-site, of vegetation or soil contaminated by disease or pest infestation.
Notes:
1. If contamination by disease or pest infestation is suspected, contact the County Agricultural Commissioner and follow its direction for recycling or disposal of the material.2. For a map of know pest and/or disease quarantine zones, consult with the California Department of Food and Agriculture. (www.cdfa.ca.gov)
DIVISION 5.5 ENVIRONMENTAL QUALITY
SECTION 5.501 GENERAL5.501.1 SCOPE. The provisions of this chapter shall outline means of reducing the quantity of air contaminants that are odorous, irritating, and/or harmful to the comfort and well-being of a building's installers, occupants and neighbors.
SECTION 5.502 DEFINITIONS5.502.1 DEFINITIONS. The following terms are defined in Chapter 2 (and are included here for reference)
ARTERIAL HIGHWAY. A general term denoting a highway primarily for through traffic usually on a continuous route.
A-WEIGHTED SOUND LEVEL (dBA). The sound pressure level in decibels as measured on a sound level meter using the internationally standardized A-weighting filter or as computed from sound spectral data to which A-weighting adjustments have been made.
1 BTU/HOUR. British thermal units per hour, also referred to as Btu. The amount of heat required to raise one pound of water one degree Fahrenheit per hour, a common measure of heat transfer rate. A ton of refrigeration is 12,000 Btu, the amount of heat required to melt a ton (2,000 pounds) of ice at 320 Fahrenheit.
COMMUNITY NOISE EQUIVALENT LEVEL (CNEL). A metric similar to the day-night average sound level (Ldn), except that a 5 decibel adjustment is added to the equivalent continuous sound exposure level for evening hours (7pm to 10pm) in addition to the 10 dB nighttime adjustment used in the Ldn.
COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard and medium density fiberboard. “Composite wood products” does not include hardboard, structural plywood, structural panels, structural composite lumber, oriented strand board, glued laminated timber, timber, prefabricated wood I–joists or finger–jointed lumber, all as specified in California Code of Regulations (CCR), Title 17, Section 93120.1(a).
Note: See CCR, Title 17, Section 93120.1.
DAY-NIGHT AVERAGE SOUND LEVEL (Ldn). The A-weighted equivalent continuous sound exposure level for a 24-hour period with a 10 dB adjustment added to sound levels occurring during nighttime hours (10p.m. to 7 a.m.).
DECIBEL (db). A measure on a logarithmic scale of the magnitude of a particular quantity (such as sound pressure, sound power, sound intensity) with respect to a reference quantity.
ELECTRIC VEHICLE (EV). An automotive-type vehicle for on-road use, such as passenger automobiles, buses, trucks, vans, neighborhood electric vehicles, electric motorcycles, and the like, primarily powered by an electric motor that draws current from a rechargeable storage battery, fuel cell, photovoltaic array, or other source of electric current. Plug-in hybrid electric vehicles (PHEV) are considered electric vehicles. For purposes of the California Electrical Code, off-road, self-propoelled electric vehicles, such as industrial trucks, hoists, lifts, transports, golf carts, airline ground support equipment, tractors, boats, and the like, are not included.
ELECTRIC VEHICLE CHARGING STATION(S) (EVCSj). One or more spaces intended for charging electric vehicles.
ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE). The conductors, including the ungrounded, grounded, and equipment grounding conductors and the electric vehicle connectors, attachment plugs, and all other fittings, devices, power outlets, or apparatus installed specifically for the purpose of transferring energy between the premises wiring and the electric vehicle.
ENERGY EQUIVALENT (NOISE) LEVEL (Leq). The level of a steady noise which would have the same energy as the fluctuating noise level integrated over the time of period of interest.
EXPRESSWAY. An arterial highway for through traffic which may have partial control of access, but which may or may not be divided or have grade separations at intersections.
FREEWAY. A divided arterial highway with full control of access and with grade separations at intersections.
GLOBAL WARMING POTENTIAL (GWP). The radiative forcing impact of one mass-based unit of a given greenhouse gas relative to an equivalent unit of carbon dioxide over a given period of time. Carbon dioxide is the reference compound with a GWP of one.
GLOBAL WARMING POTENTIAL VALUE (GWP VALUE). A 100-year GWP value published by the Intergovernmental Panel on Climate Change (IPCC) in either its Second Assessment Report (SAR) (IPCC, 1995); or its Fourth Assessment A-3 Report (AR4) (IPCC, 2007). The SAR GWP values are found in column "SAR (100-yr)" of Table 2.14.; the AR4 GWP values are found in column "100 yr" of Table 2.14.
HIGH-GWP REFRIGERANT. A compound used as a heat transfer fluid or gas that is: (a) a chlorofluorocarbon, a hdrochlorofluorocarbon, a hydrofluorocarbon, a perfluorocarbon, or any compound or blend of compounds, with a GWP value equal to or greater than 150, or (B) any ozone depleting substance as defined in Title 40 of the Code of Federal Regulations, Part 82, sec.82.3 (as amended March 10, 2009).
LONG RADIUS ELBOW. Pipe fitting installed between two lengths of pipe or tubing to allow a change of direction, with a radius 1.5 times the pipe diameter.
LOW-GWP REFRIGERANT. A compound used as a heat transfer fluid or gas that: (A) has a GWP value less than 150, and (B) is not an ozone depleting substance as defined in Title 40 of the Code of Federal Regulations, Part 82, sec.82.3 (as amended March 10, 2009).
MERV. Filter minimum efficiency reporting value, based on ASHRAE 52.2–1999.
MAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding a compound to the "Base REactive Organic Gas (ROG) Mixture" per weight of compound added, expressed to hundreths of a gram (g O3/g ROC).
PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to this article. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram of product (excluding container and packaging).
PSIG. Pounds per square inch, guage.
REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute to ozone formation in the troposphere.
SCHRADER ACCESS VALVES. Access fittings with a valve core installed.
SHORT RADIUS ELBOW. Pipe fitting installed between two lengths of pipe or tubing to allow a change of direction, with a radius 1.0 times the pipe diameter.
SUPERMARKET. For the purposes of Section 5.508.2, a supermarket is any retail food facility with 8,000 square feet or more conditioned area, and that utilizes either refrigerated display cases, or walk-in coolers or freezers connected to remote compressor units or condensing units.
VOC. A volatile organic compound broadly defined as a chemical compound based on carbon chains or rings with vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically contain hydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a).Note: Where specific regulations are cited from different agencies such as SCAQMD, ARB, etc., the VOC definition included in that specific regulation is the one that prevails for the specific measure in question.
SECTION 5.503 FIREPLACES5.503.1 FIREPLACES. Install only a direct-vent sealed-combustion gas or sealed wood-burning fireplace, or a sealed woodstove or pellet stove, and refer to residential requirements in the California Energy Code, Title 24, Part 6, Subchapter 7, Section 150. Woodstoves, pellet stoves and fireplaces shall comply with applicable local ordinances.
5.503.1.1 Woodstoves. Woodstoves and pellet stoves shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits as applicable, and shall have a permanent label indicating they are certified to meet the emission limits.
SECTION 5.504 POLLUTANT CONTROL5.504.1 TEMPORARY VENTILATION. The permanent HVAC system shall only be used during construction if necessary to condition the building or areas of addition or alteration within the required temperature range for material and equipment installation. If the HVAC system is used during construction, use return air filters with a Minimum Efficiency Reporting Value (MERV) of 8, based on ASHRAE 52.2-1999, or an average efficiency of 30% based on ASHRAE 52.1-1992 Replace all filters immediately prior to occupancy, or, if the building is occupied during alteration, at the conclusion of construction.
5.504.3 Covering of duct openings and protection of mechanical equipment during construction. At the time of rough installation and during storage on the construction site until final startup of the heating, cooling and ventilation equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheetmetal or other methods acceptable to the enforcing agency to reduce the amount of dust, water and debris which may enter the system.
5.410.2.1 Owner's or Owner Representative's Project Requirements (OPR). [N] The expectations and requirements of the building appropriate to its phase shall be documented before the design phase of the project begins. This documentation shall include the following:1. Environmental and sustainability goals.2. Building sustainable goals.3. Indoor environmental quality requirements.4. Project program, including facility functions and hours of operation, and need for after hours operation.5. Equipment and systems expectations.6. Building occupant and operation and maintenance (O&M) personnel expectations.
5.410.2.2 Basis of Design (BOD). [N] A written explanation of how the design of the building systems meets the OPR shall be completed at the design phase of the building project. The Basis of Design document shall cover the following systems:
1. Renewable energy systems.2. Landscape irrigation systems.3. Water reuse system.
5.410.2.3 Commissioning plan. [N] Prior to permit issuance a commissioning plan shall be completed to document how the project will be commissioned. The commissioning plan shall include the following:1. General project information.2. Commissioning goals.3. Systems to be commissioned. Plans to test systems and components shall include:a. An explanation of the original design intent.b. Equipment and systems to be tested, including the extent of tests.c. Functions to be tested.d. Conditions under which the test shall be performed.e. Measurable criteria for acceptable performance.4. Commissioning team information.5. Commissioning process activities, schedules and responsibilities. Plans for the completion of commissioning shall be included.
5.410.2.4 Functional performance testing. [N] Functional performance tests shall demonstrate the correct installation and operation of each component, system and system-to-system interface in accordance with the approved plans and specifications. Functional performance testing reports shall contain information addressing each of the building components tested, the testing methods utilized, and include any readings and adjustments made.
5.410.2.6 Commissioning report. [N] A report of commissioning process activities undertaken through the design and construction phases of the building project shall be completed and provided to the owner or representative.
5.410.4 TESTING AND ADJUSTING. New buildings less than 10,000 square feet. Testing and adjusting of systems shall be required for new buildings less than 10,000 square feet or new systems to serve an addition or alteration subject to Section 303.1.
5.410.4.2 (Reserved)
Note: For energy-related systems under the scope (Section 100) of the California Energy Code, including heating, ventilation, air conditioning (HVAC) systems and controls, indoor lighting system and controls, as well as water heating systems and controls, refer to California Energy Code Section 120.8 for commissioning requirements and Sections 120.5, 120.6, 130.4, and 140.9(b)3 for additional testing requirements of specific systems.
5.410.4.2 Systems. Develop a written plan of procedures for testing and adjusting systems. Systems to be included for testing and adjusting shall include at a minimum, as applicable to the project:
1. Renewable energy systems. 2. Landscape irrigation systems.3. Water reuse systems.
5.410.4.3 Procedures. Perform testing and adjusting procedures in accordance with manufacturer's specifications and applicable standards on each system.
5.410.4.3.1 HVAC balancing. In addition to testing and adjusting, before a new space-conditioning system serving a building or space is operated for normal use, the system shall be balanced in accordance with the procedures defined by the Testing Adjusting and Balancing Bureau National Standards; the National Environmental Balancing Bureau Procedural Standards; Associated Air Balance Council National Standards or as approved by the enforcing agency.
SECTION 5.303 INDOOR WATER USE5.303.1 METERS. Separate submeters or metering devices shall be installed for the uses described in Sections 503.1.1 and 503.1.2.
5.303.1.1 Buildings in excess of 50,000 square feet. Separate submeters shall be installed as follows:
1. For each individual leased, rented or other tenant space within the building projected to consume more than 100 gal/day (380 L/day), including, but not limited to, spaces used for laundry or cleaners, restaurant or food service, medical or dental office, laboratory, or beauty salon or barber shop.
SECTION 5.410 BUILDING MAINTENANCE AND OPERATIONS5.410.1 RECYCLING BY OCCUPANTS. Provide readily accessible areas that serve the entire building and are identified for the depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals or meet a lawfully enacted local recycling ordinance, if more restrictive.
Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources Code 42649.82 (a)(2)(A) et seq. shall also be exempt from the organic waste portion of this section.
5.410.1.1 Additions. All additions conducted within a 12-month period under single or multiple permits, resulting in an increase of 30% or more in floor area, shall provide recycling areas on site.
Exception: Additions within a tenant space resulting in less than a 30% increase in the tenant space floor area.
5.410.1.2 Sample ordinance. Space allocation for recycling areas shall comply with Chapter 18, Part 3, Division 30 of the Public Resources Code. Chapter 18 is known as the California Solid Waste Reuse and Recycling Access Act of 1991 (Act).
Note: A sample ordinance for use by local agencies may be found in Appendix A of the document at the CalRecycle’s web site.
5.410.2.5 Documentation and training. [N] A Systems Manual and Systems Operations Training are required, including Occupational Safety and Health Act (OSHA) requirements in California Code of Regulations (CCR), Title 8, Section 5142, and other related regulations.
5.410.2.5.1 Systems manual. [N] Documentation of the operational aspects of the building shall be completed within the systems manual and delivered to the building owner or representative. The systems manual shall include the following:1. Site information, including facility description, history and current requirements.2. Site contact information.3. Basic operations and maintenance, including general site operating procedures, basic troubleshooting, recommended maintenance requirements, site events log.4. Major systems.5. Site equipment inventory and maintenance notes.6. A copy of verifications required by the enforcing agency or this code.7. Other resources and documentation, if applicable.
5.410.2.5.2 Systems operations training. [N] A program for training of the appropriate maintenance staff for each equipment type and/or system shall be developed and documented in the commissioning report and shall include the following:1. System/equipment overview (what it is, what it does and with what other systems and/or equipment it interfaces).2. Review and demonstration of servicing/preventive maintenance.3. Review of the information in the Systems Manual.4. Review of the record drawings on the system/equipment.
2. Where separate submeters for individual building tenants are unfeasible, for water supplied to the following subsystems:a. Makeup water for cooling towers where flow through is greater than 500 gpm (30 L/s).b. Makeup water for evaporative coolers greater than 6 gpm (0.04 L/s).c. Steam and hot water boilers with energy input more than 500,000 Btu/h (147 kW).
5.303.1.2 Excess consumption. A separate submeter or metering device shall be provided for any tenant within a new building or within an addition that is projected to consume more than 1,000 gal/day.
SECTION 5.304 OUTDOOR WATER USE5.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Nonresidential developments shall comply with a local water efficient landscape ordinance or the current California Department of Water Resources' Model Water Efficient Landscape Ordinance (MWELO), whichever is more stringent.
Notes: 1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code of Regulations, Title 23, Chapter 2.7, Division 2.2. MWELO and supporting documents, including a water budget calculator, are available at: https://www.water.ca.gov/.
5.304.6 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. For public schools and community colleges, landscape projects as described in Sections 5.304.6.1 and 5.304.6.2 shall comply with the California Department of Water Resources Model Water Efficient Landscape Ordinance (MWELO) commencing with Section 490 of Chapter 2.7, Division 2, Title 23, California Code of Regulations, except that the evapotranspiration adjustment factor (ETAF) shall be 0.65 with an additional water allowance for special landscape areas (SLA) of 0.35.
Exception: Any project with an aggregate landscape area of 2,500 square feet or less may comply with the prescriptive measures contained in Appendix D of the MWELO.
5.304.6.1 Newly constructed landscapes. New construction projects with an aggregate landscape area equal to or greater than 500 square feet.
5.304.6.2 Rehabilitated landscapes. Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 1,200 square feet.
5.303.4 COMMERCIAL KITCHEN EQUIPMENT.
5.303.4.1 Food Waste Disposers. Disposers shall either modulate the use of water to no more than 1 gpm when the disposer is not in use (not actively grinding food waste/no-load) or shall automatically shut off after no more than 10 minutes of inactivity. Disposers shall use no more than 8 gpm of water.Note: This code section does not affect local jurisdiction authority to prohibit or require disposer installation.
5.303.5 AREAS OF ADDITION OR ALTERATION. For those occupancies within the authority of the California Building Standards Commission as specified in Section 103, the provisions of Section 5.303.3 and 5.303.4 shall apply to new fixtures in additions or areas of alteration to the building.
5.303.6 STANDARDS FOR PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1 of the California Plumbing Code and in Chapter 6 of this code.
SECTION 5.402 DEFINITIONS5.402.1 DEFINITIONS. The following terms are defined in Chapter 2 (and are included here for reference)
ADJUST. To regulate fluid flow rate and air patterns at the terminal equipment, such as to reduce fan speed or adjust a damper.
BALANCE. To proportion flows within the distribution system, including sub-mains, branches and terminals, according to design quantities.
BUILDING COMMISSIONING. A systematic quality assurance process that spans the entire design and construction process, including verifying and documenting that building systems and components are planned, designed, installed, tested, operated and maintained to meet the owner’s project requirements.
ORGANIC WASTE. Food waste, green waste, landscape and pruning wste, nonhazardous wood waste, and food soiled paper waste that is mixed in with food waste.
TEST. A procedure to determine quantitative performance of a system or equipment
SECTION 5.407 WATER RESISTANCE AND MOISTURE MANAGEMENT5.407.1 WEATHER PROTECTION. Provide a weather-resistant exterior wall and foundation envelope as required by California Building Code Section 1402.2 (Weather Protection), manufacturer's installation instructions or local ordinance, whichever is more stringent.
5.407.2 MOISTURE CONTROL. Employ moisture control measures by the following methods.
5.407.2.1 Sprinklers. Design and maintain landscape irrigation systems to prevent spray on structures.
5.407.2.2 Entries and openings. Design exterior entries and/or openings subject to foot traffic or wind-driven rain to prevent water intrusion into buildings as follows:
5.407.2.2.1 Exterior door protection. Primary exterior entries shall be covered to prevent water intrusion by using nonabsorbent floor and wall finishes within at least 2 feet around and perpendicular to such openings plus at least one of the following:
1. An installed awning at least 4 feet in depth.2. The door is protected by a roof overhang at least 4 feet in depth.3. The door is recessed at least 4 feet.4. Other methods which provide equivalent protection.
5.407.2.2.2 Flashing. Install flashings integrated with a drainage plane.
5.410.2 COMMISSIONING. [N] New buildings 10,000 square feet and over. For new buildings 10,000 square feet and over, building commissioning shall be included in the design and construction processes of the building project to verify that the building systems and components meet the owner’s or owner representative’s project requirements. Commissioning shall be performed in accordance with this section by trained personnel with experience on projects of comparable size and complexity. For I-occupancies that are not regulated by OSHPD or for I-occupancies and L-occupancies that are not regulated y the California Energy Code Section 100.0 Scope, all requirements in Sections 5.410.2 through 5.410.2.6 shall apply.
Note: For energy-related systems under the scope (Section 100) of the California Energy Code, including heating, ventilation, air conditioning (HVAC) systems and controls, indoor lighting systems and controls, as well as water heating systems and controls, refer to California Energy Code Section 120.8 for commissioning requirements
Commissioning requirements shall include:
1. Owner’s or Owner representative’s project requirements.2. Basis of design.3. Commissioning measures shown in the construction documents.4. Commissioning plan.5. Functional performance testing.6. Documentation and training.7. Commissioning report.
Exceptions:
1. Unconditioned warehouses of any size.2. Areas less than 10,000 square feet used for offices or other conditioned accessory spaces within unconditioned warehouses.3. Tenant improvements less than 10,000 square feet as described in Section 303.1.1.4. Open parking garages of any size, or open parking garage areas, of any size, within a structure.
Note: For the purposes of this section, unconditioned shall mean a building, area, or room which does not provide heating and or air conditioning.
Informational Notes:
1. IAS AC 476 is an accreditation criteria for organizations providing training and/or certification of commissioning personnel. AC 476 is available to the Authority Having Jurisdiction as a reference for qualifications of commissioning personnel. AC 476 des not certify individuals to conduct functional performance tests or to adjust and balance systems.
2. Functional performance testing for heating, ventilation, air conditioning systems and lighting controls must be performed in compliance with the California Energy Code.
5.410.4.4 Reporting. After completion of testing, adjusting and balancing, provide a final report of testing signed by the individual responsible for performing these services.
5.410.4.5 Operation and maintenance (O & M) manual. Provide the building owner or representative with detailed operating and maintenance instructions and copies of guaranties/warranties for each system. O & M instructions shall be consistent with OSHA requirements in CCR, Title 8, Section 5142, and other related regulations.
5.410.4.5.1 Inspections and reports. Include a copy of all inspection verifications and reports required by the enforcing agency.
5.303.3.4 Faucets and fountains.
5.303.3.4.1 Nonresidential Lavatory faucets. Lavatory faucets shall have a maximum flow rate of not more than 0.5 gallons per minute at 60 psi.
5.303.3.4.2 Kitchen faucets. Kitchen faucets shall have a maximum flow rate of not more than 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per minute at 60 psi.
5.303.3.4.3 Wash fountains. Wash fountains shall have a maximum flow rate of not more than1.8 gallons per minute/20 [rim space (inches) at 60 psi].
5.303.3.4.4 Metering faucets. Metering faucets shall not deliver more than 0.20 gallons per cycle.
5.303.3.4.5 Metering faucets for wash fountains. Metering faucets for wash fountains shall have a maximum flow rate of not more than 0.20 gallons per minute/20 [rim space (inches) at 60 psi].
Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction.
5.303.3.4.6 Pre-rinse spray valueWhen installed, shall meet the requirements in the California Code of Regulations, Title 20 (Appliance Efficiency Regulations), Section 1605.1 (h)(4) Table H-2, Section 1605.3 (h)(4)(A), and Section 1607 (d)(7), and shall be equipped with an integral automatic shutoff.
FOR REFERENCE ONLY:The following table and code section have been reprinted from the California Code of Regulations, Title 20 (Appliance Efficiency Regulations), Section 1605.1 (h)(4) and Section 1605.3 (h)(4)(A).
TABLE H-2
STANDARDS FOR COMMERCIAL PRE-RINSE SPRAY VALUES MANUFACTURED ON OR AFTER JANUARY 28, 2019
PRODUCT CLASS[spray force in ounce force (ozf)]MAXIMUM FLOW RATE (gpm)
Product Class 1 (≤ 1.00
Product Class 2 (> 5.0 ozf and ≤ 1.20
Product Class 3 (> 8.0 ozf)1.28
2022 CALIFORNIA GREEN BUILDING STANDARDS CODENONRESIDENTIAL MANDATORY MEASURES, SHEET 2 (January 2023)
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
GREEN BUILDING NOTES
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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INITIALS
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44
A-3.2
5.504.4.3 Paints and coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of the ARB Architectural Coatings Suggested Control Measure, as shown in Table 5.504.4.3, unless more stringent local limits apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories listed in Table 5.504.4.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-High Gloss coating, based on its gloss, as defined in Subsections 4.21, 4.36 and 4.37 of the 2007 California Air Resources Board Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-High Gloss VOC limit in Table 5.504.4.3 shall apply.
5.504.4.3.1 Aerosol Paints and coatings. Aerosol paints and coatings shall meet the PWMIR Limits for ROC in Section 94522(a)(3) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522(c)(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation 8 Rule 49.
5.504.4.4.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the California Department of Public Health,"Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers,"Version 1.2, January 2017 (Emission testing method for California Specifications 01350).
See California Department of Public Health's website for certification programs and testing labs.https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4.4.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 5.504.4.1.5.504.4.5 Composite wood products. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the buildings shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measure (ATCM) for Composite Wood (17 CCR 93120 et seq.). Those materials not exempted under the ATCM must meet the specified emission limits, as shown in Table 5.504.4.5.5.504.4.5.3 Documentation. Verification of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following:1. Product certifications and specifications.2. Chain of custody certifications.3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title 17, Section 93120, et seq.).4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered Wood Association, the Australian AS/NZS 2269 or European 636 3S standards.5. Other methods acceptable to the enforcing agency.
TABLE 5.504.4.1 - ADHESIVE VOC LIMIT1,2
Less Water and Less Exempt Compounds in Grams per Liter
ARCHITECTURAL APPLICATIONS CURRENT VOC LIMIT
INDOOR CARPET ADHESIVES 50
CARPET PAD ADHESIVES 50
OUTDOOR CARPET ADHESIVES 150
WOOD FLOORING ADHESIVES 100
RUBBER FLOOR ADHESIVES 60
SUBFLOOR ADHESIVES 50
CERAMIC TILE ADHESIVES 65
VCT & ASPHALT TILE ADHESIVES 50
DRYWALL & PANEL ADHESIVES 50
COVE BASE ADHESIVES 50
MULTIPURPOSE CONSTRUCTION ADHESIVES 70
STRUCTURAL GLAZING ADHESIVES 100
SINGLE-PLY ROOF MEMBRANE ADHESIVES 250
OTHER ADHESIVES NOT SPECIFICALLY LISTED 50
SPECIALTY APPLICATIONS
PVC WELDING 510
CPVC WELDING 490
ABS WELDING 325
PLASTIC CEMENT WELDING 250
ADHESIVE PRIMER FOR PLASTIC 550
CONTACT ADHESIVE 80
SPECIAL PURPOSE CONTACT ADHESIVE 250
STRUCTURAL WOOD MEMBER ADHESIVE 140
TOP & TRIM ADHESIVE 250
SUBSTRATE SPECIFIC APPLICATIONS
METAL TO METAL 30
PLASTIC FOAMS 50
POROUS MATERIAL (EXCEPT WOOD)50
WOOD 30
FIBERGLASS 80
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 THE VOC CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168, www.arb.ca.gov/DRDB/SC/CURHTML/R1168.PDF
TABLE 5.504.4.2 - SEALANT VOC LIMIT
Less Water and Less Exempt Compounds in Grams per Liter
SEALANTS CURRENT VOC LIMIT
ARCHITECTURAL 250
MARINE DECK 760
NONMEMBRANE ROOF 300
ROADWAY 250
SINGLE-PLY ROOF MEMBRANE 450
OTHER 420
SEALANT PRIMERS
ARCHITECTURAL
NONPOROUS 250
POROUS 775
MODIFIED BITUMINOUS 500
MARINE DECK 760
OTHER 750
NOTE: FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE THE VOC CONTENT SPECIFIED IN THESE TABLES, SEE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168.
TABLE 5.504.4.3 - CONT.
GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPT COMPOUNDS
COATING CATEGORY CURRENT VOC LIMIT
SPECIALTY COATINGS
ALUMINUM ROOF COATINGS 400
BASEMENT SPECIALTY COATINGS 400
BITUMINOUS ROOF COATINGS 50
BITUMINOUS ROOF PRIMERS 350
BOND BREAKERS 350
CONCRETE CURING COMPOUNDS 350
CONCRETE/MASONRY SEALERS 100
DRIVEWAY SEALERS 50
DRY FOG COATINGS 150
FAUX FINISHING COATINGS 350
FIRE RESISTIVE COATINGS 350
FLOOR COATINGS 100
FORM-RELEASE COMPOUNDS 250
GRAPHIC ARTS COATINGS (SIGN PAINTS)500
HIGH-TEMPERATURE COATINGS 420
INDUSTRIAL MAINTENANCE COATINGS 250
LOW SOLIDS COATINGS1 120
MAGNESITE CEMENT COATINGS 450
MASTIC TEXTURE COATINGS 100
METALLIC PIGMENTED COATINGS 500
MULTICOLOR COATINGS 250
PRETREATMENT WASH PRIMERS 420
PRIMERS, SEALERS, & UNDERCOATERS 100
REACTIVE PENETRATING SEALERS 350
RECYCLED COATINGS 250
ROOF COATINGS 50
RUST PREVENTATIVE COATINGS 250
SHELLACS:
CLEAR 730
OPAQUE 550
SPECIALTY PRIMERS, SEALERS & UNDERCOATERS 100
STAINS 250
STONE CONSOLIDANTS 450
SWIMMING POOL COATINGS 340
TRAFFIC MARKING COATINGS 100
TUB & TILE REFINISH COATINGS 420
WATERPROOFING MEMBRANES 250
WOOD COATINGS 275
WOOD PRESERVATIVES 350
ZINC-RICH PRIMERS 340
1. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER & 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, FEB. 1, 2008. MORE INFORMATION IS AVAILABLE FROM THE AIR RESOURCES BOARD.
TABLE 5.504.4.5 - FORMALDEHYDE LIMITS1
MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION
PRODUCT CURRENT LIMIT
HARDWOOD PLYWOOD VENEER CORE 0.05
HARDWOOD PLYWOOD COMPOSITE CORE 0.05
PARTICLE BOARD 0.09
MEDIUM DENSITY FIBERBOARD 0.11
THIN MEDIUM DENSITY FIBERBOARD2 0.13
1. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIFORNIA AIR RESOURCES BOARD, AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCE WITH ASTM E 1333. FOR ADDITIONAL INFORMATION, SEE CALIFORNIA CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH 93120.12.
2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM THICKNESS OF 5/16 INCHES (8 MM).
5.508.2 Supermarket refrigerant leak reduction. New commercial refrigeration systems shall comply with the provisions of this section when installed in retail food stores 8,000 square feet or more conditioned area, and that utilize either refrigerated display cases, or walk-in coolers or freezers connected to remote compressor units or condensing units. The leak reduction measures apply to refrigeration systems containing high-global-warming potential (high-GWP) refrigerants with a GWP of 150 or greater. New refrigeration systems include both new facilities and the replacement of existing refrigeration systems in existing facilities.
Exception: Refrigeration systems containing low-global warming potential (low-GWP) refrigerant with a GWP value less than 150 are not subject to this section. Low-GWP refrigerants are nonozone-depleting refrigerants that include ammonia, carbon dioxide (CO2), and potentially other refrigerants.
5.508.2.1 Refrigerant piping. Piping compliant with the California Mechanical Code shall be installed to be accessible for leak protection and repairs. Piping runs using threaded pipe, copper tubing with an outside diameter (OD) less than 1/4 inch, flared tubing connections and short radius elbows shall not be used in refrigerant systems except as noted below.
5.508.2.1.1 Threaded pipe. Threaded connections are permitted at the compressor rack.
5.508.2.1.2 Copper pipe. Copper tubing with an OD less than 1/4 inch may be used in systems with a refrigerant charge of 5 pounds or less.
5.508.2.1.2.1 Anchorage. One-fouth-inch OD tubing shall be securely clamped to a rigid base to keep vibration levels below 8 mils.
5.508.2.1.3 Flared tubing connections. Double-flared tubing connections may be used for pressure controls, valve pilot lines and oil.
Exception: Single-flared tubing connections may be used with a multiring seal coated with industrial sealant suitable for use with refrigerants and tightened in accordance with manufacturer's recommendations.
5.508.2.1.4 Elbows. Short radius elbows are only permitted where space limitations prohibit use of long radius elbows.
5.508.2.2 Valves. Valves Valves and fittings shall comply with the California Mechanical Code and as follows.
5.508.2.2.1 Pressure relief valves. For vessels containing high-GWP refrigerant, a rupture disc shall be installed between the outlet of the vessel and the inlet of the pressure relief valve.
5.508.2.2.1.1 Pressure detection. A pressure gauge, pressure transducer or other device shall be installed in the space between the rupture disc and the relief valve inlet to indicate a disc rupture or discharge of the relief valve.
5.508.2.2.2 Access valves. Only Schrader access valves with a brass or steel body are permitted for use.
5.508.2.2.2.1 Valve caps. For systems with a refrigerant charge of 5 pounds or more, valve caps shall be brass or steel and not plastic.
5.508.2.2.2.2 Seal caps. If designed for it, the cap shall have a neoprene O-ring in place.
5.508.2.2.2.2.1 Chain tethers. Chain tethers to fit ovr the stem are required for valves designed to have seal caps.
Exception: Valves with seal caps that are not removed from the valve during stem operation.
5.508.2.3 Refrigerated service cases. Refrigerated service cases holding food products containing vinegar and salt shall have evaporator coils of corrosion-resistant material, such as stainless steel; or be coated to prevent corrosion from these substances.
5.508.2.3.1 Coil coating. Consideration shall be given to the heat transfer efficiency of coil coating to maximize energy efficiency.
5.508.2.4 Refrigerant receivers. Refrigerant receivers with capacities greater than 200 pounds shall be fitted with a device tha indicates the level of refrigerant in the receiver.
5.508.2.5 Pressure testing. The system shall be pressure tested during installation prior to evacuation and charging.
5.508.2.5.1 Minimum pressure. The system shall be charged with regulated dry nitrogen and appropriate tracer gas to bring system pressure up to 300 psig minimum.
5.508.2.5.2 Leaks. Check the system for leaks, repair any leaks, and retest for pressure using the same gauge.
5.508.2.5.3 Allowable pressure change. The system shall stand, unaltered, for 24 hours with no more than a +/- one pound pressure change from 300 psig, measured with the same gauge.
5.508.2.6 Evacuation. The system shall be evacuated after pressure testing and prior to charging.
5.508.2.6.1 First vacuum. Pull a system vacuum down to at least 1000 microns (+/- 50 microns), and hold for 30 minutes.
5.508.2.6.2 Second vacuum. Pull a second system vacuum to a minimum of 500 microns and hold for 30 minutes.
5.508.2.6.3 Third vacuum. Pull a third vacuum down to a minimum of 300 microns, and hold for 24 hours with a maximum drift of 100 microns over a 24-hour period.
CHAPTER 7INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS
702 QUALIFICATIONS702.1 INSTALLER TRAINING. HVAC system installers shall be trained and certified in the proper installation
of HVAC systems including ducts and equipment by a nationally or regionally recognized training or certification program. Uncertified persons may perform HVAC installations when under the direct supervision and responsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems. Examples of acceptable HVAC training and certification programs include but are not limited to the following:
1. State certified apprenticeship programs.2. Public utility training programs.3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations.4. Programs sponsored by manufacturing organizations.5. Other programs acceptable to the enforcing agency.
702.2 SPECIAL INSPECTION [HCD]. When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition to other certifications or qualifications acceptable to the enforcing agency, the following certifications or education may be considered by the enforcing agency when evaluating the qualifications of a special inspector:
1. Certification by a national or regional green building program or standard publisher.2. Certification by a statewide energy consulting or verification organization, such as HERS raters, building performance contractors, and home energy auditors.3. Successful completion of a third party apprentice training program in the appropriate trade.4. Other programs acceptable to the enforcing agency.
Notes:
1. Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code.2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate homes in California according to the Home Energy Rating System (HERS).
[BSC-CG] When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition, the special inspector shall have a certification from a recognized state, national or international association, as determined by the local agency. The area of certification shall be closely related to the primary job function, as determined by the local agency.
Note: Special inspectors shall be independent entities with no financial interest in the materials or the project they are inspecting for compliance with this code.
703 VERIFICATIONS
703.1 DOCUMENTATION. Documentation used to show compliance with this code shall include but is not limited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which demonstrate substantial conformance. When specific documentation or special inspection is necessary to verify compliance, that method of compliance will be specified in the appropriate section or identified applicable checklist.
SECTION 5.505 INDOOR MOISTURE CONTROL5.505.1 INDOOR MOISTURE CONTROL. Buildings shall meet or exceed the provisions of California Building Code, CCR, Title 24, Part 2, Sections 1202 (Ventilation) and Chapter 14 (Exterior Walls). For additional measures, see Section 5.407.2 of this code.
SECTION 5.506 INDOOR AIR QUALITY5.506.1 OUTSIDE AIR DELIVERY. For mechanically or naturally ventilated spaces in buildings, meet the minimum requirements of Section 120.1 (Requirements For Ventilation) of the California Energy Code, or the applicable local code, whichever is more stringent, and Division 1, Chapter 4 of CCR, Title 8.
5.506.2 CARBON DIOXIDE (CO2) MONITORING. For buildings or additions equipped with demand control ventilation, CO2 sensors and ventilation controls shall be specified and installed in accordance with the requirements of the California Energy Code, Section 120(c)(4).
5.506.3 Carbon dioxide (CO2) monitoring in classrooms.(DSA-SS) Each public K-12 school classroom, as listed in Table 120.1-A of the California Energy Code, shall be equipped with a carbon dioxide monitor or sensor that meets the following requirements:1.The monitor or sensor shall be permanently affixed in a tamper-proof manner in each classroom between 3 and 6 feet (914 mm and 1829 mm) above the floor and at least 5 feet (1524 mm) away from door and operable windows.2.When the monitor or sensor is not integral to an Energy Management Control System (EMCS), the monitor or sensor shall display the carbon dioxide readings on the device. When the sensor is integral to an EMCS, the carbon dioxide readings shall be available to and regularly monitored by facility personnel.3.A monitor shall provide notification though a visual indicator on the monitor when the carbon dioxide levels in the classroom have exceeded 1,100ppm. A sensor integral to an EMCS shall provide notification to facility personnel through a visual and/or audible indicator when the carbon dioxide levels in the classroom have exceeded 1,100ppm. 4.The monitor or sensor shall measure carbon dioxide levels at minimum 15- minute intervals and shall maintain a record of previous carbon dioxide measurements of not less than 30 days duration.5.The monitor or sensor used to measure carbon dioxide levels shall have the capacity to measure carbon dioxide levels with a range of 400ppm to 2000ppm or greater.6.The monitor or sensor shall be certified by the manufacturer to be accurate within 75ppm at 1,000ppm carbon dioxide concentration and shall be certified by the manufacturer to require calibration no more frequently than once every 5 years.
SECTION 5.507 ENVIRONMENTAL COMFORT5.507.4 ACOUSTICAL CONTROL. Employ building assemblies and components with Sound Transmission Class (STC) values determined in accordance with ASTM E 90 and ASTM E 413, or Outdoor-Indoor Sound Transmission Class (OITC) determined in accordance with ASTM E 1332, using either the prescriptive or performance method in Section 5.507.4.1 or 5.507.4.2.
Exception: Buildings with few or no occupants or where occupants are not likely to be affected by exterior noise, as determined by the enforcement authority, such as factories, stadiums, storage, enclosed parking structures and utility buildings.
Exception: [DSA-SS] For public schools and community colleges, the requirements of this section and all subsections apply only to new construction.
5.507.4.1 Exterior noise transmission, prescriptive method. Wall and roof-ceiling assemblies exposed to the noise source making up the building or addition envelope or altered envelope shall meet a composite STC rating of at least 50 or a composite OITC rating of no less than 40, with exterior windows of a minimum STC of 40 or OITC of 30 in the following locations:
1. Within the 65 CNEL noise contour of an airport.
Exceptions:
1. Ldn or CNEL for military airports shall be determined by the facility Air Installation Compatible Land Use Zone (AICUZ) plan.2. Ldn or CNEL for other airports and heliports for which a land use plan has not been developed shall be determined by the local general plan noise element.
2. Within the 65 CNEL or Ldn noise contour of a freeway or expressway, railroad, industrial source or fixed-guideway source as determined by the Noise Element of the General Plan.
5.507.4.1.1. Noise exposure where noise contours are not readily available. Buildings exposed to a noise level of 65 dB Leq - 1-hr during any hour of operation shall have building, addition or alteration exterior wall and roof-ceiling assemblies exposed to the noise source meeting a composite STC rating of at least 45 (or OITC 35), with exterior windows of a minimum STC of 40 (or OITC 30).
5.507.4.2 Performance Method. For buildings located as defined in Section 5.507.4.1 or 5.507.4.1.1, wall and roof-ceiling assemblies exposed to the noise source making up the building or addition envelope or altered envelope shall be constructed to provide an interior noise environment attributable to exterior sources that does not exceed an hourly equivalent noise level (Leq-1Hr) of 50 dBA in occupied areas during any hour of operation.
5.507.4.2.1 Site Features. Exterior features such as sound walls or earth berms may be utilized as appropriate to the building, addition or alteration project to mitigate sound migration to the interior.
5.507.4.2.2 Documentation of Compliance. An acoustical analysis documenting complying interior soundlevels shall be prepared by personnel approved by the architect or engineer of record.
5.507.4.3 Interior sound transmission. Wall and floor-ceiling assemblies separating tenant spaces and tenant spaces and public places shall have an STC of at least 40.
Note: Examples of assemblies and their various STC ratings may be found at the California Office of Noise Control: www.toolbase.org/PDF/CaseStudies/stc_icc_ratings.pdf.
SECTION 5.508 OUTDOOR AIR QUALITY5.508.1 Ozone depletion and greenhouse gas reductions. Installations of HVAC, refrigeration and fire suppression equipment shall comply with Sections 5.508.1.1 and 5.508.1.2.
5.508.1.1 Chlorofluorocarbons (CFCs). Install HVAC, refrigeration and fire suppression equipment that do not contain CFCs.
5.508.1.2 Halons. Install HVAC, refrigeration and fire suppression equipment that do not contain Halons.
5.504.4.6 Resilient flooring systems. Where resilient flooring is installed, at least 80 percent of floor area receiving resilient flooring shall meet the requirements of the California Department of Public Health,"Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specifications 01350)
See California Department of Public Health's website for certification programs and testing labs.https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4.6.1 Verification of compliance. Documentation shall be provided verifying that resilient flooring materials meet the pollutant emission limits.
5.504.4.7 Thermal insulationComply with the requirements of the California Department of Public Health, "Standard Method of the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers, "Version 1.2, January 1.2, January 2017 (Emission testing method for California Specification 01350). See California Department of Public Health's website for certification programs and testing labs.https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4.7.1 Verification of compliance.Documentation shall be provided verifying that thermal insulation materials meet the pollutant emission limits.
5.504.4.8 Acoustical ceiling and wall panels.Comply with the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers, " Version 1.2, January 2017 (Emission testing method for California Specification 01350). See California Department of Public Health's website for certification programs and testing labs.
5.504.4.8.1 Verification of compliance. Documentation shall be provided verifying that acoustical finish materials meet the pollutant emission limits.
5.504.5.3 Filters. In mechanically ventilated buildings, provide regularly occupied areas of the building with air filtration media for outside and return air that provides at least a Minimum Efficiency Reporting Value (MERV) of 13. MERV 13 filters shall be installed prior to occupancy, and recommendations for maintenance with filters of the same value shall be included in the operation and maintenance manual.
Exceptions: Existing mechanical equipment.
5.504.5.3.1 Labeling. Installed filters shall be clearly labeled by the manufacturer indicating the MERV rating.
5.504.7 ENVIRONMENTAL TOBACCO SMOKE (ETS) CONTROL. Where outdoor areas are provided for smoking, prohibit smoking within 25 feet of building entries, outdoor air intakes and operable windows and within the building as already prohibited by other laws or regulations; or as enforced by ordinances, regulations or policies of any city, county, city and county, California Community College, campus of the California State University, or campus of the University of California, whichever are more stringent. When ordinances, regulations or policies are not in place, post signage to inform building occupants of the prohibitions.
5.504.4.3.2 Verification. Verification of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following:1. Manufacturer's product specification2. Field verification of on-site product containers5.504.4.4 Carpet Systems. All carpet installed in the building interior shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers." Version 1.2, January 2017 (Emission testing method for California Specifications 01350).
See California Department of Public Health's website for certification programs and testing labs.https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with Sections 5.504.4.1 through 5.504.4.6.5.504.4.1 Adhesives, sealants and caulks. Adhesives, sealants, and caulks used on the project shall meet the requirements of the following standards:1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable, or SCAQMD Rule 1168 VOC limits, as shown in Tables 5.504.4.1 and 5.504.4.2. Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and trichloroethylene), except for aerosol products as specified in subsection 2, below.
2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than one pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with Section 94507.
DISCLAIMER:THIS DOCUMENT IS PROVIDED AND INTENDED TO BE USED AS A MEANS TO INDICATE AREAS OF COMPLIANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS (CALGREEN) CODE. DUE TO THE VARIABLES BETWEEN BUILDING DEPARTMENT JURISDICTIONS, THIS CHECKLIST IS TO BE USED ON AN INDIVIDUAL PROJECT BASIS AND MAY BE MODIFIED BY THE END USER TO MEET THOSE INDIVIDUAL NEEDS. THE END USER ASSUMES ALL RESPONSIBILITY ASSOCIATED WITH THE USE OF THIS DOCUMENT, INCLUDING VERIFICATION WITH THE FULL CODE.
2022 CALIFORNIA GREEN BUILDING STANDARDS CODENONRESIDENTIAL MANDATORY MEASURES, SHEET 3 (January 2023)
GREEN BUILDING NOTES
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
NE
W
P
O
R
T
26
0
7
W
C
O
A
S
T
H
W
Y
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
INITIALS
N.R.
45
(A)
48"
HIGH FORWARD REACH LIMIT
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
MAXIMUM FORWARD REACH OVER AN OBSTRUCTION
NOTE:X SHALL BE LESS THAN OR EQUAL TO 25 INCHES. Z SHALL BE GREATERTHAN OR EQUAL TO X. WHEN X IS LESS THAN 20 INCHES, THEN Y SHALL BE 48 INCHES MAXIMUM WHEN X IS 20 TO 25 INCHES, THEN Y SHALL BE 44 INCHES MAXIMUM.
48" MIN
Z
X
36
"
M
I
N
30
"
M
I
N
48
"
15
"
MIN
Z
48" MIN.
Y
X
48" MIN.
(B)
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESEREGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN ANDCONSTRUCTION.
HORIZONTAL PROJECTIONS
HANDRAIL& CURB HANDRAIL& CURB
34
"
T
O
3
8
"
34
"
T
O
3
8
"
48" MIN. CLEAR
WHEEL GUIDE(E)
4" +- 1" HIGH
4" HIGHWHEEL GUIDE
TO SUITEDESIGN
WHEEL GUIDE DETAIL(F)
2 1/4"
2 1/4"
2 1/4"MAX
4-6 1/4"PERIMETER
WHEEL GUIDE(E)HANDRAILCLEARANCE(F)BELOW GRIPPING SURFACE(F)
1 1
/
2
"
M
I
N
1 1/2" MIN
DEPTH MIN
X
(A)TOP & BOTTOM HANDRAIL
12" MIN.12" MIN.
12"
12"+ TREAD
(C)(B)TOP HANDRAIL EXTENSION
NOTE: X = TREAD DEPTH
12" MIN.
EXTENSION AT RAMPS
AT STAIRS BOTTOM EXTENSIONAT STAIRS
NOTE: AS PER 11B 505.10.1,10.2, & 10.3 ADA STANDARDS
7"-9"
18"MIN 32" MINCLEAR
48
"
C
L
E
A
R
MIN
24
"MIN
FLUSHACTIVATORON WIDE SIDE
12"
MA
X
4'-
0
"
MIN
C
L
E
A
R
24
"MIN
54
"
MIN
17"-18"
5'-0" CLEARMIN
4"MAX
19"MIN
17
"
-
1
9
"
54"MIN
42" MIN 12"MAX40
"
M
A
X
TO
H
I
G
H
E
S
T
ALL DISPENSERS
33
"
-
3
6
"
12" MIN
SINGLE ACCOMODATION TOILET FACILITY ACCESSIBLE WATER CLOSET COMPARTMENT WITHIN A MULTIPLE-ACCOMODATION TOILET FACILITY
FLUSH ACTIVATOR ON WIDE SIDE
12"
MA
X
18"MIN 32" MINCLEAR
17"-18"18"
60"MIN.
17"-18"
54
"
MIN
.
36" MINGRAB BAR
24" MIN
Ø60"MIN
(A)(B)
(C)(D)
33
"
-
3
6
"
TOP OF GRAB BAR GRIPPING SURFACE
90°
CLEAR OPENINGS MUST BE BETWEEN THE DOOR IN ITS OPENING POSITION AND THE FACE OF THE STOP
32"CLEAR
AN ADULT SIZE WHEELCHAIR AVERAGES 27 INCHESIN WIDTH, THE REQUIRED 32 INCH CLEAR OPENING ALLOWS 2-1/2 INCHES ON EACH SIDE FOR HANDSPASSAGE CLEARANCE
DOUBLE DOOR
32"CLEAR
SINGLE DOORSTOP
CLEAR OPENINGS FOR TWO LEAF DOORS MUST BE BETWEEN EITHER DOOR IN ITS 90 DEGREE OPEN POSITION AND THE EDGE OF THE OTHER DOOR.
90°
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
(C)
(B)
(A)
*NOTE: IF A MINIMUM 9 INCHES HEIGHT OF LEG CLEARANCE IS PROVIDED, A MAXIMUM OF 6 INCHES OF THE 48 INCHES OF CLEAR FLOOR SPACE REQUIRED AT THE FIXTURE MAY EXTEND INTO THE FREE SPACE.
17"MIN
30
"
M
I
N
PLAN VIEW
18
"
MIN
48" MIN
19"MAX
34
"
M
A
X
9"
M
I
N
27
"
M
I
N
TOE CLEARANCE*
KNEE CLEARANCE
CLEAR FLOORSPACE
SIDE ELEVATION
17" MIN
6" MAX8" MIN
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
(A)(B)
29
"
M
I
N
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION
(A)
THRESHOLD
COMPESSED CARPET 1/4' BELOW THRESHOLD FINISH FLOOR EVEN
1/2" MAX.AT 1:2 SLOPEFROM FLOOR SURFACE TO TOPOF THRESHOLD
(B)
30
"
M
I
N
48" MIN
9"
6" MAX
(A)ELEVATION (B)PLAN
27
"
M
I
N
19"19"
28
"
M
I
N
-
3
4
"
M
A
X
ACCESSIBLE SEATING AT DINING AREAS SHALL PROVIDE A 27" HIGH X 30" WIDE SPACE WITH 19" DEEP KNEE SPACEWITH TABLE OR COUNTER HEIGHT OF 28" TO 34" ABOVE THE FLOOR.
58"
-
6
0
"
MA
X
.
IDENTIFICATION SYMBOLS FOR SANITARY FACILITIES
DOOR SYMBOL SIGNAGE (TYP.)
WALL SIGNAGE (TYP.)
DOOR-MOUNTEDSIGNAGE
℄ OF DOOR SIGN
12"12
"
1
2
"
WALL MOUNTED SIGNAGE TO BE LOCATED ON LATCH SIDE OF DOOR. SIGN TO BE PLACED BETWEEN A MIN. OF 48" ABOVE FINISH FLOOR, AND MAX. OF 60" ABOVE FLOOR.
GRADE 2 BRAILLE
HEIGHT OF LETTERING 5/8" TO 2" MAX.
RESTROOMALL GENDER
MEN
MEN WOMEN
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
(A)
(B)
(C)
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
(A)TYPICAL STANDARD AND VAN ACCESSIBLE STALL
NOTES:1. ACCESSIBLE PARKING SPACES SHALL BE LOCATED SUCH THATPERSONS WITH DISABILITIES ARE NOT REQUIRED TO WHEEL OR WALK BEHIND PARKED CARS OTHER THAN THEIR OWN.
2. LOCATED ACCESSIBLE STALLS AS NEAR AS PRACTICAL TO PRIMARY ENTRY.
3. PROVIDE 98" MIN. VERTICAL CLEARANCE AT ACCESSIBLE PARKING, FROM SPACE TO FACILITY ENTRANCE.
5'-0" MIN ACCESSIBLE AISLE AT TYP.ACCESSIBLE STALL8'-0" @ VAN ACCESSIBLE STALL
NO
PARKING
9'-0"MIN.9'-0"MIN.
℄ ℄ ℄ ℄
2'-0
"
TY
P
.
18
'
-
0
"
M
I
N
.
TY
P
.
V
E
R
I
F
Y
W
I
T
H
S
I
T
E
P
L
A
N
48
"
M
I
N
.
PE
D
E
S
T
R
I
A
N
RO
U
T
E
36"MIN
.
36"MIN.
ACCESSIBLEROUTE
RESERVEDMINIMUM FINE $250
VAN ACCESSIBLE
(B) ACCESSIBLE ROUTE SIGNAGE
(C) ACCESSIBLE PARKING STALL SIGNAGE
9"
12
"
TY
P
.
9"
12
"
TY
P
.
ACCESSIBLE PARKING STALL SIGN - TYP.
WHEEL STOP
4" WIDE BLUE TRAFFICPAINT - TYP. (2 COATS)
LOADING AND UNLOADINGACCESS AISLE BORDERPAINTED BLUE
PAINTED ACCESSIBLE SYMBOL PER 11B-703.7.2.1.
36"MIN.
O.C.
STRIPES PAINTED INCONTRASTING COLORFROM PAVEMENTPREFERABLY BLUEOR WHITE
1" RADIUS TYP. CORNERS
BLUE BACKGROUNDEQ. TO COLOR #15090IN FEDERAL STANDARD 595C
HIGHWAY WHITE SYMBOL & LETTERS
1" LETTERING TYP.
DIRECTIONAL ARROWWHERE APPROPRIATE
2-1/4" X 2-1/4"IN CONC.FOOTING
DIRECTIONAL SCHEDULEI.D.DIRECTION
1A
1B
1C
1D
1E
1F
1G60
"
M
I
N
.
TO
F
I
N
.
G
R
A
D
E
80
"
M
I
N
.
W
H
E
N
I
N
CIR
C
U
L
A
T
I
O
N
P
A
T
H
60
"
M
I
N
.
TO
F
I
N
.
G
R
A
D
E
80"
M
I
N
.
W
H
E
N
I
N
CIR
C
U
L
A
T
I
O
N
P
A
T
H
1/2" RADIUS TYP. CORNERS
BLUE BACKGROUNDEQ. TO COLOR #15090IN FEDERAL STANDARD 595C
HIGHWAY WHITE SYMBOL & LETTERS
1" LETTERING TYP.
MIN. FINE INDICATIONAT VAN SPACE
VAN ACCESSIBLE INDICATION AT VAN SPACE
2-1/4" X 2-1/4"IN CONC.FOOTING NOTES:REFLECTIVE SIGN, USE REFLECTIVE SHEETINGLAMINATED TO 18GA GALV. STEEL BOLTED TO POST.
(D) ACCESSIBLE SIGNAGE
80
"
M
I
N
.
TO
F
I
N
.
G
R
A
D
E
FO
R
F
R
E
E
S
T
A
N
D
I
N
G
60
"
M
I
N
.
F
O
R
W
A
L
L
M
O
U
N
T
E
D
ACCESSIBLE PARKING SIGN
ADDITIONAL SIGNREQUIRED AT VAN SPACES ONLY
2-1/4" X 2-1/4"GALV. T.S. POST
12" DIA X 24" DEEPCONC. FOOTING
CONC./ ASPHALT PARKING SURFACE
NOTE:PROVIDE SIGNAGEPER SECTION 11B-502.6 OF THE CBC.
MAXIMUM SIDE REACH OVER AN OBSTRUCTION
30"24" MAX.
48
"
HIGH AND LOW SIDE REACH LIMITS
30"10"MAX
CLEAR FLOOR SPACE PARALLEL APPROACH
34
"
M
A
X
46
"
M
A
X
30"10"MAX
48
"
M
A
X
15
"
MI
N
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
(A)
(B)
(C)
TURNS AROUND AN OBSTRUCTION
CHANGE IN LEVEL
CHANGE IN LEVEL
21
36" MIN.36" MIN.48"OR GREATER
36"
M
I
N
.
1/4" MAX.
90 DEGREE TURN
1/4" MAX.TO 1/2"
48
"
M
I
N
.
42" MIN.42" MIN.
LESS THAN 48"
THESE DIAGRAMS ILLUSTRATE THE SPECIFIC REQUIREMENTS OF THESE REGULATIONS AND IS INTENDED ONLY AS AN AID FOR BUILDING DESIGN AND CONSTRUCTION.
(C)
(D)
(B)
(A)
ACCESSIBILITY
NOTES
A-43: ACCESSIBLE SINK4: RESTROOM SIGNAGE
*DETAILS PER CBC CHAPTER 11B
5: ACCESSIBLE REACH7: ACCESSIBLE AISLE
8: THRESHOLD DETAIL
6: ACCESSIBLE REACH
9: DINING SURFACE
11: PARKING & SIGNAGE INFORMATION
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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N.R.
1: RAMP/GUARDRAIL 3: BATHROOM STALL 2: DOOR 46
PROPERTY LINE
ROAD CENTER LINE
PATH OF TRAVEL
PATH OF TRAVEL
(TO TRASH AREA)
SITE LEGEND
PATH OF TRAVEL44" MIN
PATH OF TRAVEL44" MIN
N 2
9
°
0
0
'
0
0
"
E
23
9
.
9
1
'
EXISTING
LIGHT POLES
(E) SIDEWALK (E) SIDEWALK (E) SIDEWALK
(E) DRIVEWAY
(E) DRIVEWAY
(E) DRIVEWAY
(E) DRIVEWAY
(E) PARKING (E) PARKING (E) PARKING (E) PARKING
W COAST HWY
EXISTING ADJACENT
COMMERCIAL BUILDING
N.I.C
EXISTING ADJACENT
COMMERCIAL BUILDING
N.I.C
(E) LANDSCAPE
(E)ACCESSIBLE PARKING3 SPACES
COASTAL ZONE
N.I.C
1
2
2607 W COAST,
NEWPORT BEACH, CA 90049
AREA OF WORK
2607 W COAST HWY
PROPOSED
PROJECT AREA
5260 SF
STANDARD PARKINGAREA28 SPACES
STANDARD PARKINGAREA27 SPACES
(E) TRASH ENCLOSURE
(E) LANDSCAPING
(E)COVERED ENTRY
(E) LANDSCAPING
(E
)
L
A
N
D
S
C
A
P
E
(E) LANDSCAPING
(E) POLE SIGN
(N) 30"X30" SIGN
SITE PLAN
A-5 SITE PLAN
1/16" = 1'- 0'
N
1 . ALL EXIT DOORS SHALL COMPLY WITH SECTION 1010.1a. CLEAR WIDTH OF EACH DOOR OPENING SHALL BE MIN. 32 " OR PER SEC. 1005.1, WHICHEVER IS GREATERb. MIN. DOOR HEIGHT OF 6 '-8 "c. SHALL BE CAPABLE OF OPENING 90 °d. THE MAXIMUM WIDTH OF A SWINGING DOOR LEAF SHALL BE 4 '-0 "f. EXIT DOOR SHALL BE SIDE HINGED SWINGING TYPEe. MAXIMUM DOOR OPENING EFFORTS SHALL BE 5 LBS. AT EXTERIOR AND INTERIOR DOORS. FOR FIRE DOORS THE OPENING FORCE SHALL NOT EXCEED 15 LBS.
2 . THRESHOLDS AT DOORWAYS SHALL NOT EXCEED 1 / 2 " IN HEIGHT
3 . FLOOR LANDING ON EACH SIDE OF DOORS TO HAVE THE SAME ELEVATION, AND LEVEL EXCEPT FOR EXTERIOR LANDINGS WITH 2 % MAX SLOPE LANDING WIDTHS AT DOORS MUST HAVE A MIN, CLEAR MINIMUM MANEUVERING CLEARANCES AT DOORS AND GATES SHALL COMPLY WITH SECTION 11B-404.2.4.
MANEUVERING CLEARANCES SHALL EXTEND THE FULL WIDTH OF THE DOORWAY AND THE REQUIRED LATCH SIDE OR HINGE SIDE CLEARANCE.
MEANS OF EGRESS
12-04-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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N.R.
SUMMARY OF EXISTING PARKING AREA
TOTAL: 55
ZONING CODE PARKING REQUIREMENT: 1 / 100 GROSS FLOOR AREA = NO. SPACES REQUIRED ( 5260 / 100 = 52.6 ~ 53 )
PARKING SPACES REQUIRED:53PARKING SPACED PROVIDED:55
ACCESSIBLE PARKING REQUIRED (PER 11B-208.2):3ACCESSIBLE PARKING PROVIDED:3
36
1
2
MOP
CLOSET
BEER
COOLER
RECEPTION
BAR
DINING AREA
MALE
TOILET
FEMALE
TOILET
WALK-IN
COOLER
DINING AREA
KITCHEN
WALK-IN
COOLER
STAGE
N.I.C.
COVERED
ENTRY
WC
MECHANICAL
ROOM
RECEIVING
AREA
(E)
LANDSCAPE
(E)
LANDSCAPE
(N) INTERIOR BAR DIE WALL (NON-LOAD BEARING)
(N) INTERIOR WALL (NON-LOAD BEARING)
(E) WALL
FOR DEMOLITION
WALL TYPES
N.I.C. (NOT IN CONTRACT)
1.ANY DEMOLITION WORK SHALL BE PERFORMED IN STRICT ACCORDANCE WITH THE REQUIREMENTS SET BY THE 2013 CALIFORNIA BUILDING CODE, AND WITH THE RULES AND REGULATIONS OF ALL LOCAL AGENCIES, DEPARTMENTS OR LAWS HAVING JURISDICTION OVER ANY PORTION OR SPECIFIC PHASE OF THE WORK, INCLUDING BUT NOT LIMITED TO OSHA, ANSI, NFPA, ETC.2.THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE AND HELD LIABLE FOR COMPLIANCE WITH ALL PUBLIC AND PROPERTY SAFETY PROCEDURES DURING AND AFTER THE DEMOLITION WORK COVERED BY THE APPLICATION, AS DIRECTED BY THE LOCAL AGENCIES HAVING JURISDICTION.3.THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS AND PAY ALL FEES AS PART OF THE DEMOLITION WORK REQUIRED FOR THIS PROJECT.4.THE GENERAL CONTRACTOR TO COORDINATE AND PAY FOR ALL UTILITIES SHUTDOWNS AT PRE-CONSTRUCTION.5.THE GENERAL CONTRACTOR SHALL CHECK AND VERIFY ALL CONDITIONS AFFECTING THE DEMOLITION AND NOTIFY THE DESIGNER AND TENANT OF ANY DISCREPANCIES ON THE DRAWINGS WHICH WOULD AFFECT THE WORK.6.THE GENERAL CONTRACTOR SHALL PROTECT AND PERSERVE ALL EXISTING ITEMS AND SHALL REPAIR AND/OR REPLACE ANY ITEMS DAMAGED DURING THE COURSE OF WORK TO THE SATISFACTION OF THE LANDLORD AND/OR DESIGNER AT NO ADDITIONAL COST.7.WHERE WALLS OR PARTITIONS ARE INDICATED TO BE REMOVED, REMOVE ALL TRIMS, DOORS, FRAMES, WALL OUTLETS, SWITCHES, SURFACE MOUNTED FIXTURES.8.ALL COMBUSTIBLE MATERIALS AND DEBRIS SHALL BE REMOVED PRIOR TO ANY DEMOLITION WORK.9.ALL DEMOLITION DEBRIS SHALL BE REMOVED AT LEAST ONCE PER DAY TO MAINTAIN SAFE WORK CONDITIONS. VERIFY METHOD AND LOCATION OR REMOVAL WITH THE LANDLORD PRIOR TO BEGINNING THE WORK. ALL EXISTING MATERIAL AND EQUIPMENT TO BE REMOVED SHALL REMAIN THE PROPERTY OF THE LANDLORD AND BE GIVEN TO THE LANDLORD, OR DISPOSED OF AS DIRECTED BY THE LANDLORD.10.PROVIDE TEMPORARY LIGHTING AND ELECTRICAL SERVICE IN THE WORK AREA AS REQUIRED TO COMPLETE THE WORK.11.THE GENERAL CONTRACTOR SHALL REMOVE ANY EXISTING OR NEWLY ABANDONED MATERIALS, EQUIPMENT, PIPING, DUCTS, AND WIRING FROM THE PREMISES. THE GC SHALL CAP SERVICE AT POINT OF ORIGIN AND COORDINATE THIS WORK WITH THE LANDLORD'S OR REPRESENTATIVE.12.THE GENERAL CONTRACTOR SHALL PROVIDE A CONSTRUCTION WASTE MANAGEMENT PLAN REDUCING WASTE AT LEAST 50%.
DEMOLITION NOTES
WINDOW SCHEDULE
MARK SIZE
WD HGT HEAD HEIGHT STYLE
STOREFRONT WINDOW
WINDOW TYPES
TYPE
A
NOTES
A B
WINDOW SCHEDULE
STOREFRONT WINDOW EXISTING - FIXED
EXISTING - SWING
EXISTING - FIXED & SWING
STOREFRONT WINDOW
STOREFRONT WINDOW
NOTE: ALL HARDWARE SHALL CONFORM TO ALL APPLICABLE STATE CODES
A
C
D
STOREFRONT WINDOW EXISTING - FIXED
EXISTING - FIXED
B
A C D
+0'-0"
FIN. FLOOR
+7'-5"
+10'-0"
3'-5"
3'-5"
5'-0"
6'-0"
16'-0"
4'-10"
7'-2"
6'-10"
7'-0"
7'-0"
7-5"
9'-2"
9'-2"
10'-0"
10'-0"5
4
3
2
1
+9'-2"
EXISTING PLAN
A-6EXISTING FLOOR PLAN
1/4" = 1'- 0'
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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INITIALS
N.R.
N 48
1
2
MOP
CLOSET
BEER
COOLER
RECEPTION
BAR
DINING AREA
MALE
TOILET
FEMALE
TOILET
WALK-IN
COOLER
DINING AREA
KITCHEN
WALK-IN
COOLER
STAGE
N.I.C.
COVERED
ENTRY
WC
MECHANICAL
ROOM
RECEIVING
AREA
(E)
LANDSCAPE
(E)
LANDSCAPE
(N) INTERIOR BAR DIE WALL (NON-LOAD BEARING)
(N) INTERIOR WALL (NON-LOAD BEARING)
(E) WALL
FOR DEMOLITION
WALL TYPES
N.I.C. (NOT IN CONTRACT)
CONSTRUCTION NOTES
1.ALL DIMENSIONS ARE TO FACE OF STUD OR SHEATHING UNLESS OTHERWISE NOTED.2.READ IN CONJUNCTION WITH STRUCTURAL, ELECTRICAL ELECTRICAL, AND MECHANICAL DRAWINGS; REPORT ANY DISCREPANCIES TO ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH AFFECTED AREA OF THE WALL.3.CONTRACTOR SHALL VERIFY SIZE AND LOCATION OF DUCT OPENINGS AND PLUMBING RUNS WITH MECHANICAL AND PLUMBING SUBCONTRACTORS BEFORE FRAMING OPENINGS IN WALLS, FLOORS, CEILINGS, ROOF, ETC. 4.PROVIDE AND LOCATE ACCESS DOORS AND PANELS IN THE WALL AND CEILING CONSTRUCTION AS REQUIRED TO PROVIDE ACCESS TO MECHANICAL, FIRE SPRINKLER, PLUMBING AND ELECTRICAL WORK. CONTRACTOR SHALL SUBMIT A PLAN OF ALL PROPOSED ACCESS PANEL LOCATIONS TO THE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION.5.ALL PLUMBING CLEANOUTS SHALL BE INSTALLED WHERE READILY ACCESSIBLE CONTRACTOR SHALL COORDINATE LOCATION OF ALL CLEANOUTS WITH EQUIPMENT AND CABINETS. SUBMIT A PLAN OF CLEANOUT LOCATIONS TO ARCHITECT FOR APPROVAL PRIOR TO INSPECTION. 6.PROVIDE AND INSTALL STIFFENERS, BRACING, BACK UP PLATES, AND/OR SUPPORTING BRACKETS AS REQUIRED FOR THE INSTALLATION OF WALL MOUNTED OR SUSPENDED EQUIPMENT OR ACCESSORIES.7.PROVIDE NAILERS, BLOCKING AND GROUNDS WHERE REQUIRED. PROVIDE BLOCKING FOR ALL MOUNTED ITEMS INCLUDING CASEWORK AND SHELVING, BATHROOM ACCESSORIES, LIGHTING TRACKS, ROOF STOPS, VENTS, REGISTERS, ATTIC ACCESS, RAILINGS, HOOKS AND OWNER SUPPLIED EQUIPMENT AND ARTWORK.
8.ALL FINISH MATERIALS APPLIED TO WALL AND CEILING SHALL CONFORM TO CLASS C FLAME RESISTANT STANDARDS PER TABLE 803.9 AND SECTION 803.19.PANELING MATERIALS ON WALLS OF CORRIDOR, LOBBY, AND EXIT ENCLOSURE SHALL CONFORM TO CLASS C FLAME RESISTANT STANDARDS PER TABLE 803.9 AND SECTION 803.110.EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT. 11.DOOR HANDLES, LOCK, AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 48" ABOVE THE FINISHED FLOOR. 12.FRONT ENTRY DOORS SHALL REMAINED UNLOCKED WHEN BUILDING IS OCCUPIED.13.ALL EGRESS DOORS SHALL COMPLY WITH SECTION 1008.1.9 - 1008.1.9.1214.THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED.15.THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE.16.TOILET ROOM FLOORS SHALL HAVE A SMOOTH, HARD NON-ABSORBNT SURFACE SUCH AS PORTLAND CEMENT, CERAMIC TILE, OR OTHER APPROVED MATERIAL THAT EXTENDS UPWARD ONTO THE WALLS AT LEAST 4" (1210.2.1.)17.EACH PANE OF SAFETY GLAZING INSTALLED IN HAZARDOUS LOCATIONS SHALL BE IDENTIFIED BY A MANUFACTURER'S DESIGNATION SPECIFYING WHO APPLIED THE DESIGNATION, THE MANUFACTURER OR INSTALLER AND THE SAFETY GLAZING STANDARD. SWING DOORS AND FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI-FOLD CLOSET DOOR ASSEMBLIES SHALL COMPLY WITH SECTION 2406.
BASE PER FINISH SCHEDULEFINISH FLOOR LINEPER FINISH SCHEDULE
3/4" PLYWOOD
2X4 METAL 20 GAUGE FRAMING 16" O.C.
5/8" TYPE 'X' GYPSUM BOARD
1 1/4" PANCAKE HEAD RETROFIT SCREWS 16" O.C.
(E) 11'-0" V.I.F.
"U" TRACK W/ 2X4 METAL
1 1/4" PANCAKE HEAD RETROFIT SCREWS 16" O.C.
20 GAUGE FRAMING 16" O.C.
"U" TRACK W/ 2X4 METAL 20 GAUGE FRAMING 16" O.C.
NON LOAD BEARING WALL DETAIL:
CONSTRUCTION
PLAN
A-6.1CONSTRUCTION PLAN
1/4" = 1'- 0'
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
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SHEET TITLE
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INITIALS
N.R.
N 49
PATH OF TRAVEL
PATH OF TRAVEL
PATH OF TRAVEL
44" MIN
1
2
2
A7
2
A7.1
1
A7.1
1
A7
MOP
CLOSET
BEER
COOLER
RECEPTION
BAR
DINING AREA
MALE
TOILET
FEMALE
TOILET
WALK-IN
COOLER
DINING AREA
KITCHEN
WALK-IN
COOLER
STAGE
N.I.C.
COVERED
ENTRY
WC
MECHANICAL
ROOM
RECEIVING
AREA
(E)
LANDSCAPE
(E)
LANDSCAPE
(N) INTERIOR BAR DIE WALL (NON-LOAD BEARING)
(N) INTERIOR WALL (NON-LOAD BEARING)
(E) WALL
FOR DEMOLITION
WALL TYPES
N.I.C. (NOT IN CONTRACT)
A
7'-0"
7'-0"
A 3'-0"
---
---
---
FIN.FLR.
DOOR TYPES
STOREFRONT HINGED DOUBLE DOORS
2'-8" 7'-0"
DOOR SCHEDULE
MARK TYPE SIZE
WD HGT STYLE HARDWARE NOTES
DOOR SCHEDULE
B HINGED SINGLE DOOR
B C
7'-0"
B
7'-0"
7'-0"
7'-0"
PRIVACY LOCK
---
3'-0"
3'-0"
2'-8" HINGED SINGLE DOOR
C
C
3'-0" HINGED SINGLE DOOR
3'-0"
NOTE: ALL HARDWARE SHALL CONFORM TO ALL APPLICABLE STATE CODES
EXISTINGEXTERIOR
PRIVACY LOCK
PRIVACY LOCK
D
KICK PLATE
EXTERIOR
EXTERIOR
B
A
HINGED SINGLE DOOR
HINGED SINGLE DOOR
STOREFRONT HINGED DOUBLE DOORS EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
EXISTING
DOOR NOTES:1.DOOR TO BE A MINIMUM SIZE OF 32" IN WIDTH & 8'-0" IN HEIGHT2.DOOR TO OPEN A MINIMUM OF 90 DEGREES3.CLEAR WIDTH OF DOORWAY IS 32" MINIMUM4.WINDOW U FACTOR SHALL BE 0.355.WINDOW SHGC SHALL BE 0.326.RADIANT BARRIER REQ'D
ALL EXTERIOR DOORS SHALL MEET ONE OF THE FOLLOWING:A. NON-COMUSTIBLE MATERIAL ORB. IGNITION-RESISTANT MATERIAL ORC. SOLID CORE WOOD HAVING STILES AND RAILS NOT LESS THAN 1-3/8-IN. THICK WITH INTERIOR PANEL THICKNESS NOT LESS THAN 111/4-IN. THICK. ORD. MINIMUM 20 MINIMUM RATED ORE. COMPLIES WITH SFM 12-7A-1. (708A.3; R337.8.3)
PROPOSED
FLOOR PLAN
A-6.2PROPOSED FLOOR PLAN
1/4" = 1'- 0'
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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INITIALS
N.R.
N
ROOM OCCUPANTS REQ # ACCESSIBLE SEATS
DINING 115 115 / 20 = 5.75
TOTAL: 6 ACCESSIBLE SEATS
ACCESSIBLE SEAT COUNT
4
1
2
MOP
CLOSET
BEER
COOLER
RECEPTION
BAR
DINING AREA
MALE
TOILET
FEMALE
TOILET
WALK-IN
COOLER
DINING AREA
KITCHEN
WALK-IN
COOLER
STAGE
N.I.C.
COVERED
ENTRY
WC
MECHANICAL
ROOM
RECEIVING
AREA
(E)
LANDSCAPE
(E)
LANDSCAPE
1. EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF THE ROOM OR SPACE POSSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DORRWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED SIGNS SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT. BUILDING CODE1004.9. FIRE CODE 1004.9
2. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE AT THE WALKING SURFACE. ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL BE NOT LESS THAN 10 FOOTCANDLES AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE AS REQUIRED BY BUILDING CODE 1008.2.1.
3. IN THE EVENT OF POWER SUPPLY FAILURE IN ROOMS, SPACES AND BUILDINGS THAT REQUIRE TWO OR MORE MEANS OF EGRESS, AN EMERGENCY ELECTRICAL SYSTEM FOR A DURATION OF NOT LESS THAN 90 MINUTES IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN BUILDING CODE 1008.3.
4. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. TO ENSURE CONTINUED ILLUMINATION FOR A DURATION OF NOT LESS 90 MINUTES IN CASE OF PRIMARY POWER LOSS, THE SIGN ILLUMINATION MEANS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM PROVIDED FROM STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR.
5. EACH DOOR IN A MEANS OF EGRESS FROM A GROUP A, OR ASSEMBLY AREA NOT CLASSIFIED AS AN ASSEMBLY OCCUPANCY, HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL NOT BE PROVIDED WITH A LATCH OR LOCK UNLESS IT IS PANIC HARDWARE OR FIRE EXIT HARDWARE. BUILDING CODE 1010.2.9. FIRE CODE 1010.
6. A FIRE SAFETY AND EMERGENCY PLAN SHALL BE PREPARED AND MAINTAINED FOR THE OCCUPANCIES SPECIFIED IN FIRE CODE SECTION 403.2 THROUGH 403.11.3.3 AS REQUIRED BY FIRE CODE 403.1. SUBMIT FIRE SAFETY AND
EMERGENCY EVACUATION PLANS TO THE REGIONAL FIRE PREVENTION INSPECTION OFFICE FOR REVIEW AND APPROVAL PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY.
7. PORTABLE FIRE EXTINGUISHERS SHALL BE INSTALLED AND MAINTAINED IN ALL OCCUPANCY GROUPS AND AT SUCH LOCATIONS AS REQUIRED BY FIRE CODE 906 AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3. THE FINAL NUMBER AND LOCATION OF ALL EXTINGUISHERS SHALL BE DETERMINED BY THE LOCAL AREA FIRE INSPECTOR.
8. FIRE ALARM AND SMOKE DETECTION PLANS SHALL BE SUBMITTED TO THE FIRE ALARM PLAN CHECK UNIT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION IN ACCORDANCE WITH FIRE CODE 901.2.
9. DUMPSTERS AND CONTAINERS WITH AN INDIVIDUAL CAPACITY OF 1.5 CUBIC YARDS OR MORE SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVES, UNLESS AREAS CONTAIN DUMPSTERS OR CONTAINERS OR CONTAINERS ARE PROTECTED BY AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM. FIRE CODE 304.3.3.
10.MAX. TRAVEL DISTANCE BETWEEN FIRE EXTINGUISHER 75 FT.
11. EXTINGUISHERS SHALL BE MOUNTED ON WALL BRACKETS OR INSIDE RECESSED CABINETS WITH SIGNAGE.
12. TOP OF EXTINGUISHER < 5'-0" ABOVE FINISH FLOOR ; IF UNIT > 40 LBS, < 3'-6".
13. UNITS SHALL BE VISIBLE, ACCESSIBLE, AND LOCATED ALONG THE NORMAL PATH OF TRAVEL.
14. PROVIDE PLACARD ABOVE CLASS K STATING: "ACTIVATE HOOD SUPPRESSION SYSTEM BEFORE USING CLASS K EXTINGUISHER."
FIRE SAFETY NOTES
FIRE LIFE
SAFETY PLAN
A-6.3FIRE LIFE SAFETY PLAN
1/4" = 1'- 0'
FIRE LIFE SAFETY LEGEND
FE-A:ABC DRY CHEMICAL EXTINGUISHER ( RATING 2-A : 10-B:C)
FE-K:CLASS K WET CHEMICAL EXTINGUISHER ( RATING K )
NOTE: THIS BUILDING MUST BE EQUIPPED WITH ANAUTOMATIC FIRE EXTINGUISHING SYSTEM, COMPLYING WITH (NFPA-13/ NFPA-13R); THE SPRINKLER SYSTEM SHALL BE APPROVED BYPLUMBING DIV. PRIOR TO INSTALLATION.
EGRESS P.O.T
EXIT SIGNS/ EGRESS LIGHTING W/ BATTERY
EGRESS LENGTH
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
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INITIALS
N.R.
N 51
+0'-0"
(E) GRADE
+25'-0"RIDGE HEIGHT
+25'-0"
(E) RIDGE HEIGHT
+0'-0"
(E) GRADE
EXISTING EXTERIOR ELEVATION
A-7EXISTING EXTERIOR ELEVATION
1/4" = 1'- 0' 1
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
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CD SET
SHEET TITLE
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9
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6
6
3
INITIALS
N.R.
EXISTING EXTERIOR ELEVATION
1/4" = 1'- 0' 2
D
+0'-0"
(E) GRADE
+25'-0"(E) RIDGE HEIGHT
+25'-0"
(E) RIDGE HEIGHT
+0'-0"
(E) GRADE
A-7.1
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
NE
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N.R.
EXISTING EXTERIOR ELEVATION
EXISTING EXTERIOR ELEVATION
1/4" = 1'- 0' 1
EXISTING EXTERIOR ELEVATION
1/4" = 1'- 0' 2
D
+0'-0"
(E) GRADE
+25'-0"RIDGE HEIGHT
+25'-0"
(E) RIDGE HEIGHT
+0'-0"
(E) GRADE
PROPOSED EXTERIOR ELEVATION
A-7.2PROPOSED EXTERIOR ELEVATION
1/4" = 1'- 0' 1
12-04-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
SHEET TITLE
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PROPOSED EXTERIOR ELEVATION
1/4" = 1'- 0' 2
D
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(E) GRADE
+25'-0"(E) RIDGE HEIGHT
+25'-0"
(E) RIDGE HEIGHT
+0'-0"
(E) GRADE
A-7.3
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
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PROPOSEDEXTERIOR ELEVATION
PROPOSED EXTERIOR ELEVATION
1/4" = 1'- 0' 1
PROPOSED EXTERIOR ELEVATION
1/4" = 1'- 0' 2
DD
FEMALE
TOILET
0'-0"
FFL
9'-5'"
FIN. CEILING
0'-0"
FFL
9'-5'"
FIN. CEILING
0'-0"FFL
9'-5'"
FIN. CEILING
0'-0"FFL
9'-5'"
FIN. CEILING
NOTES
1.WHEN TOWEL, SANITARY NAPKINS, WASTE RECEPTACLES AND OTHER SIMILAR DISPENSING AND DISPOSAL FIXTURES ARE PROVIDED, AT LEAST ONE OF EACH TYPE SHALL BE LOCATED WITH ALL OPERABLE PARTS, INCLUDING COIN SLOTS, WITHIN 40" OF THE FLOOR AS PER CBC 11B-603.5
2.SPECIFY THAT THE GRAB BAR SHALL HAVE A GRIPPING SURFACE WITH A DIAMETER OF 1 1/4" TO 2" LOCATED WITH A SPACE BETWEEN THE WALL AND GRAB BAR OF 1 1/2" AS PER CBC 11B-604.6
3.SPECIFY CONTROLS FOR WATER CLOSET SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING. CONTROLS FOR THE FLUSH VALVES SHALL BE MOUNTED ON THE WIDE SIDE OF THE TOILET AREAS, NO MORE THAN 44" ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS FORCE (LBF) AS PER CBC 11B-604.6
4.SPECIFY THE FLUSH CONTROLS FOT THE URINAL SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST AND SHALL BE MOUNTED NO MORE THAN 44" ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS FORCE (LBF) AS PER CBC-11B-605.4 AND 11B-309.
5.SPECIFY THE LAVATORY FAUCETS CONTROLS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NOT GREATER THAN 5 POUNDS FORCE (lbf). LEVER OPERATED, PUSH TYPE AND ELECTRONICALLY CONTROLLED MECHANISMS ARE EXAMPLES FOR ACCEPTABLE DESIGNS AS PER CBC 11B-606.4.
ENLARGED EXISTING
RESTROOM PLANS &
ELEVATIONS
A-8ENLARGED FEMALE RESTROOM PLAN
1/2" = 1'- 0' 1
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
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FFL
9'-5'"FIN. CEILING
0'-0"
FFL
9'-5'"FIN. CEILING
0'-0"
FFL
9'-5'"FIN. CEILING
NOTES
1.WHEN TOWEL, SANITARY NAPKINS, WASTE RECEPTACLES AND OTHER SIMILAR DISPENSING AND DISPOSAL FIXTURES ARE PROVIDED, AT LEAST ONE OF EACH TYPE SHALL BE LOCATED WITH ALL OPERABLE PARTS, INCLUDING COIN SLOTS, WITHIN 40" OF THE FLOOR AS PER CBC 11B-603.5
2.SPECIFY THAT THE GRAB BAR SHALL HAVE A GRIPPING SURFACE WITH A DIAMETER OF 1 1/4" TO 2" LOCATED WITH A SPACE BETWEEN THE WALL AND GRAB BAR OF 1 1/2" AS PER CBC 11B-604.6
3.SPECIFY CONTROLS FOR WATER CLOSET SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING. CONTROLS FOR THE FLUSH VALVES SHALL BE MOUNTED ON THE WIDE SIDE OF THE TOILET AREAS, NO MORE THAN 44" ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS FORCE (LBF) AS PER CBC 11B-604.6
4.SPECIFY THE FLUSH CONTROLS FOT THE URINAL SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST AND SHALL BE MOUNTED NO MORE THAN 44" ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS FORCE (LBF) AS PER CBC-11B-605.4 AND 11B-309.
5.SPECIFY THE LAVATORY FAUCETS CONTROLS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NOT GREATER THAN 5 POUNDS FORCE (lbf). LEVER OPERATED, PUSH TYPE AND ELECTRONICALLY CONTROLLED MECHANISMS ARE EXAMPLES FOR ACCEPTABLE DESIGNS AS PER CBC 11B-606.4.
ENLARGED EXISTING
RESTROOM PLANS &
ELEVATIONS
A-8.1
11-06-2025
SHEET TITLE
PROJECT
2607 W COAST HWYNEWPORT BEACH, CA 92663
NEWPORT
BUILT INC.9105 SUNSET BLVD.WEST HOLLYWOOD, CAT:323 857 0409www.builtinc.com
NOTESISSUE DATES
CD SET
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ENLARGED MALE RESTROOM PLAN
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Attachment No. PC 3
The Nice Guy Project Description
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December 1, 2025
The Nice Guy Newport Beach
CUP/Operator’s License
1
The Nice Guy Newport Beach Conditional Use Permit and Operator’s License
Project Information 2607 West Coast Highway APN: 049-150-27
Lot Area: 27,001 sq. ft. Zoning District: Mixed-Use Water (MU-W1) General Plan: Mixed-Use Water 1 (MU-W1) Coastal Land Use: Mixed-Use Water Related (MU-W)
Coastal Zoning: Mixed-Use Water (MU-W1)
Project Description/Background The Nice Guy Newport, LLC (“Applicant”) requests approval of a Conditional Use Permit
and Operator’s License to allow an upscale full-service eating and drinking establishment
(late hours) with a Type 47 (On-sale General) ABC license and accessory live entertainment in an existing restaurant space that featured live entertainment and alcohol. The Nice Guy Newport Beach is an Italian American themed restaurant featuring lounge style singers throughout the weekly dinner service. The Nice Guy is a premium dining
experience featuring classic Italian American fare such as crudos, meatballs, pastas,
pizzas, steaks and chicken parmesan. The subject property is currently developed with a 5,260 square foot restaurant building that has been operated by several entities since 1968, including most recently by
Guacamigos and The Crab Shack. The prior uses had approval from the City for a Type
47 ABC license and live entertainment. Proposed interior improvements include new dining seating, furniture, a small stage, flooring, lighting, paint and finishes. Exterior minor cosmetic improvements. include a new roof, siding, entry canopy, stucco and paint. No additional floor area is proposed and structural alterations are minimal. The proposed
restaurant use represents a decrease in intensity from the prior use as the occupancy
load is being reduced from 182 persons to 140 persons. The existing surface parking lot provides 58 parking spaces which exceeds the 53-parking space requirement. Proposed hours of operation are:
Monday - Saturday: 11:00 a.m. – Midnight
Sunday: 9:30 a.m. - Midnight Proposed live entertainment includes a piano, DJ or small ensemble which will be ancillary to the primary restaurant use. Dancing is not proposed. Please refer to sheet A-
6.2 to see the proposed floor plan and location of the small stage.
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Conditional Use Permit Findings and Justification for Approval
In accordance with Newport Beach Municipal Code (“NBMC”) Section 20.52.020(F) (Findings and Decision) The review authority may approve or conditionally approve a conditional use permit only after first finding all of the following: Finding:
A. The use is consistent with the General Plan and any applicable specific plan;
• The property is categorized as Mixed Use Water (MU-W1) by the General Plan
Land Use Element. The MU-W1 land use designation encompasses waterfront properties along the Mariner’s Mile Corridor, in which marine-related, visitor-serving, commercial and residential uses are intermixed with buildings that provide residential uses above the ground floor.
• The property has been developed with a restaurant since 1968 and the continued
use of the property and building as a visitor serving use is consistent with the MU-
W1 land use category.
• The property is not a part of a specific plan area. Finding:
B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code;
• Pursuant to NBMC Section 20.22.020 Mixed-Use Zoning Districts and Permit Requirements, Table 2-8), Eating and Drinking Establishments, Food Service with alcohol service and with late hours and live entertainment are allowed uses in the MU-W1 (Mixed-Use Water) zoning district subject to the approval of a conditional use permit.
• The existing restaurant with the proposed minor improvements are consistent with the purpose of the MU-W1 zoning district, and replaces a former restaurant that featured live entertainment and alcohol. The upgraded restaurant will provide
residents and visitors with an exceptional dining experience with harbor views
while contributing to the vibrant and iconic Mariners Mile corridor.
• Code required parking is provided within a large onsite surface parking lot that
provides 58 parking spaces (including ADA space) where 53 parking spaces are
required.
• Restaurant operations will comply with applicable provisions of NBMC Chapter
10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise
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Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise control requirements of the NBMC.
• Lighting will be in compliance with applicable standards of the NBMC including Section 20.30.070 (Outdoor Lighting).
• The proposed live entertainment is ancillary to the restaurant use and is intended to provide ambience to the dining experience. This amenity will contribute to the success of the restaurant and allow it to successfully operate not only during the
peak summer season, but also during the slower shoulder and off-season times of
the year.
• The proposed development complies with all applicable development standards including parking, height limits and setbacks. Please refer to plans for additional
details. Finding: C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity;
• Restaurant uses are common along the Mariners Mile Corridor and contribute to
the community character and are economic stimulants. A restaurant has been
operating at this location since 1968 and has proven compatible with surrounding land uses.
• Live entertainment will remain ancillary to the primary use of the site as a
restaurant.
• Restaurant operations will comply with applicable provisions of NBMC Chapter 10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise
Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise control requirements of the NBMC.
• To ensure compatibility with the surrounding land uses, the restaurant will operate
pursuant to the recommendations in the sound study prepared by RK Engineering Group (October 14, 2005)
• Applicant will maintain authorization from the State Department of Alcoholic
Beverage Control (ABC) for all areas where the sale, service or consumption of alcohol are under its control and continue to abide by all applicable regulations of the State Department of Alcoholic Beverage Control.
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• All owners, managers, and employees selling alcohol will be required to complete
a certified training program in responsible methods and skills for selling alcoholic beverages.
• The restaurant will remain accessible to all persons, including those with
disabilities, in accordance with the Americans with Disabilities Act (ADA).
• The restaurant will continue to adhere to applicable State of California and Orange County Health Care Agency guidelines for safe restaurant operations.
• The operator will obtain an Operator License as required to be approved by the Newport Beach Police Department. The operator is committed to abiding by the
requirements of this license and any other regulatory permits and licenses.
• On-site security plans include procedures for security personnel, including occupancy control, alarms and video recording to deter illicit activities.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and
• The Property is approximately 0.62-acres in size and is adjacent to West Coast Highway and is developed with a 5,260 square foot restaurant building and a 58-space surface parking lot. The site has accommodated a restaurant use for
decades and has proven physically suitable.
• The Property is located on West Coast Highway between Riverside Avenue and Tustin Avenue, within the Mariner’s Mile Corridor. The on-site parking lot is
accessible to patrons and employees from West Coast Highway and provides 58 parking spaces, which exceeds the code requirement of 53 parking spaces. No changes are proposed to the existing parking lot configuration, and the parking lot has proven to be adequate to serve past restaurant tenants.
• The existing restaurant is located within an existing commercial building serviced
by all necessary utilities. Minor interior alterations and exterior upgrades are
proposed. Exterior improvements include a re-roof and upgrades to exterior finishes and minor architectural features and paint.
• The site provides both safe and compliant pedestrian, ADA and vehicular access.
• Adequate emergency vehicle and personnel access is provided directly from West Coast highway.
December 1, 2025
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Finding:
E. Operation of the use at the proposed location would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.
• The restaurant building was originally constructed in 1968 and has been operating as a food service use ever since. The continued use of the property as a restaurant is expected and will not impede use and enjoyment of other properties in the area.
• Restaurant operations will comply with applicable provisions of NBMC Chapter 10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise
control requirements of the NBMC.
• To ensure compatibility with the surrounding land uses, the applicant will operate pursuant to the recommendations in the sound study prepared by RK Engineering Group (October 14, 2005)
• The restaurant will comply with all Alcoholic Beverage Control (ABC) requirements. All owners, managers, and employees selling alcohol will be required to complete
a certified training program in responsible methods and skills for selling alcoholic
beverages.
• The restaurant will operate in compliance with applicable State of California and
Orange County Health Care Agency guidelines for the safe operation of the use.
• All improvements and upgrades will comply with the California Building Code, the California Fire Code, and all other applicable laws and ordinances to ensure the safety and welfare of customers and employees.
• An Operator License is required, and restaurant management will be required to abide by the NBPD’s approved security plan.
• The restaurant will close by 12:00 a.m. (midnight), daily. The closing hours will help to ensure there is no detriment to nearby land uses.
• The business operator is committed to taking reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment.
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• The Project will not result in a detriment to the existing retail, service, and
residential uses of the surrounding area. California Environments Quality Act
• This Project is categorically exempt pursuant to Title 14 of the California Code
of Regulations pursuant to Section 15301, Division 6, Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act (CEQA) under Class
1 (Existing Facilities) because it has no potential to have a significant effect on
the environment.
• The Class 1 exemption includes the operation, repair, maintenance, permitting,
leasing, licensing, or minor alteration of existing public or private structures,
facilities, mechanical equipment, or topographical features, involving negligible
or no expansion of use. The subject application is a request to modify hours and
operations of an existing restaurant with no expansion of the existing use on the
project site.
About The h.wood Group
The h.wood Group is a Los Angeles-based, hospitality and lifestyle marketing company with an iconic portfolio of luxury nightlife and restaurant venues. The vision of longtime friends John Terzian and Brian Toll, The h.wood Group was founded in 2008 as a way for the consummate hosts and entrepreneurs to bring their high-end, thoughtful concepts
and passion for service to life. From Delilah and The Nice Guy to Bootsy Bellows and Harriet’s, The h.wood Group is responsible for some of the most iconic brands in the world. With eleven venues in Southern California, three across the country and six new ones on the horizon, The
h.wood Group is rapidly expanding thanks to its multi-concept portfolio uniquely positioned to cater to different markets. This growth is guided by the brand’s core values – distinct design, exceptional service and palpable atmosphere – which combine to create extraordinary moments for every guest.
The h.wood Group is excited to bring our concept to Newport Beach and look forward to
serving residents and visitors to Newport Beach and contributing to the ongoing economic success of Mariner’s Mile. The application submittal package includes the following documents:
• Owners Affidavit for a Conditional Use Permit
• Project plans including site plans and floor plans.
• Public notice notification package
• Preliminary Title Report
• Operator License Application with Security Plan
Attachment No. PC 4
Noise Study Prepared by RK Engineering
Group, Inc., October 14, 2025
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OCTOBER 14, 2025
Mr. Nima Fazeli
THE H. WOOD GROUP
9229 W Sunset Blvd #900
West Hollywood, CA 90069
SUBJECT: THE NICE GUY RESTAURANT NOISE IMPACT STUDY, CITY OF NEWPORT BEACH
Dear Mr. Fazeli:
INTRODUCTION
RK ENGINEERING GROUP, INC. (RK) is pleased to provide this Noise Impact Study for the proposed
The Nice Guy restaurant (hereinafter referred to as “project”).
The purpose of this study is to evaluate the potential noise level impacts generated by the project to
existing nearby sensitive receptors. Exterior noise levels are compared to the noise standards
described in the City of Newport Beach Municipal Code Chapter 10.26 – Community Noise Control.
A copy of Chapter 10.26 of the Municipal Code is provided in Appendix A.
PROJECT DESCRIPTION
The project proposes to occupy the former GuacAmigos restaurant, located at 2607 Pacific Coast
Highway, Newport Beach, California. The project proposes to have live music to be held indoors within
the dining room area. Hours of operation are proposed until midnight (12:00 a.m.). The project
proposes to have the windows open during daytime hours and windows closed during nighttime
hours when live music events occur.
The project is located across the bay from several residential homes; which are considered sensitive
noise receptors. The location of the nearest receptors in direct line of sight of the project are analyzed
for the worst-case noise level impacts. A project site location map, including the nearest receptor
location, is provided in Exhibit A. The analysis considered the following receptor:
Receptor-1 Existing single-family residential land uses located to the south of the proposed
project site, on Lido Isle. The nearest residential home located at Receptor-1 (marked
as circle “1” on Exhibit A) is located approximately 800 feet south of the southern
boundary of the project site.
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RK21008 // 3269-2025-01 2
CITY OF NEWPORT BEACH NOISE STANDARDS
The City of Newport Beach establishes noise standards in Chapter 10.26 of their Municipal Code.
Section 10.26.025 – Exterior Noise Standards outlines the following noise standards that apply to
properties within the City:
A. The following noise standards, unless otherwise specifically indicated, shall apply to all
property with a designated noise zone:
Table 1 | Allowable Exterior Noise Level (Equivalent Noise Level, Leq)
Noise Zone Type of Land Use
Noise Level (dBA)
7:00 a.m. –
10:00 p.m.
10:00 p.m. –
7:00 a.m.
I Single-, or two- or multiple-family residential 55.0 50.0
II Commercial 65.0 60.0
III Residential portions of mixed-use properties 60.0 50.0
IV Industrial or manufacturing 70.0 70.0
If the ambient noise level exceeds the resulting standard, the ambient shall be the standard.
B. It is unlawful for any person at any location within the incorporated area of the City to create
any noise, or to allow the creation of any noise on property owned, leased, occupied or
otherwise controlled by such person, which causes the noise level when measured on any
other property, to exceed either of the following:
1. The noise standard for the applicable zone for any 15-minute period
2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty
(20) dBA for any period of time (measured using A-weighted slow response).
C. In the event the ambient noise level exceeds the standard, the maximum allowable noise level
under said category shall be increased to reflect the maximum ambient noise level.
D. The Noise Zone III standard shall apply to that portion of residential property falling within one
hundred (100) feet of a commercial property, if the intruding noise originates from that
commercial property.
E. If the measurement location is on a boundary between two different noise zones, the lower
noise level standard applicable to the noise zone shall apply.
0
RK21008 // 3269-2025-01 3
EXISTING NOISE ENVIRONMENT
To determine the existing noise level environment, RK conducted one (1) 24-hour noise measurement
near the adjacent sensitive receptors.
Noise levels were measured on September 23, 2025, using a Piccolo-II Type 2 integrating-averaging
sound level meter. The information was utilized to establish the noise characteristics of the existing
ambient environment.
The noise monitoring location was selected based on the proximity and location of adjacent sensitive
receptors. Exhibit B graphically illustrates the location of the noise measurements.
• Noise Monitoring Location 1 (L-1) was taken adjacent to the Lido Isle Bridge facing Lido Isle
Beach. Sources of ambient noise during the measurement period included boat activity,
music, and roadway activity along Via Lido.
Results of the ambient noise level measurements are shown in Table 2. Appendix B includes
photographs, field sheets, and measured noise data.
Table 2 | 24-Hour Noise Measurement Results – L-1
Time dBA Leq Time dBA Leq
12:00 AM 47.6 12:00 PM 56.0
1:00 AM 46.4 1:00 PM 56.7
2:00 AM 49.9 2:00 PM 56.6
3:00 AM 44.8 3:00 PM 56.1
4:00 AM 46.5 4:00 PM 55.9
5:00 AM 53.7 5:00 PM 57.5
6:00 AM 55.1 6:00 PM 57.1
7:00 AM 57.1 7:00 PM 54.4
8:00 AM 56.8 8:00 PM 52.0
9:00 AM 56.5 9:00 PM 50.6
10:00 AM 57.4 10:00 PM 48.9
11:00 AM 57.7 11:00 PM 47.4
24-Hour CNEL 58.5
1 L-1 was measured on September 23, 2025.
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RK21008 // 3269-2025-01 4
It should be noted that during certain times of the day, the measured ambient noise levels are higher
than the residential noise standard set by the City of Newport Beach, as indicated in the table above.
This is likely due to traffic noise being picked up by the location of the noise meter near Via Lido.
However, traffic noise would be less noticeable in the residential backyards facing the project site,
resulting in relatively quieter ambient noise levels in those areas.
Appendix B shows the map of the noise monitoring locations, photos, field notes, and measured
noise data. The existing ambient noise measurements near the residential homes were taken over a
24-hour period on September 23, 2025.
REFERENCED NOISE LEVELS
The project will have typical restaurant activities during daytime hours, along with amplified live music
and/or DJs with operations proposed until midnight. During the daytime, the project proposes to
have the back dining room windows open facing onto the bay. At nighttime (10:00 p.m.) all windows
will be closed.
To determine the potential noise levels generated by these activities, referenced noise levels from
SoundPLANTM noise modeling software are utilized. SoundPLAN is a standards-based program that
incorporates more than twenty international noise modeling guidelines and provides a library of
referenced noise levels for various types of sound emissions. The live music referenced noise levels
includes crowd noise, patrons, and other noise levels attributed to live music events.
Table 3 below shows the referenced noise levels used for this study.
Table 3 | Referenced Noise Levels
Noise Use Distance from Source (Feet)Noise Level (dBA)
Leq Lmax
Restaurant with Live Music/DJ1 <1.0 105.0 115.0
1 Source: SoundPLAN emission spectra library, “Restaurants with Live Music.” Noise levels represent the sound power level at the
noise source (i.e. speaker amplitude). Noise levels account for patrons and other attributed noise levels for live events.
To estimate future noise levels during operation, noise levels are projected to the nearest sensitive
receptor locations. Adjusted noise levels are based on the distance of the receptor location relative
to the noise source, local topography, and physical barriers including buildings walls and windows.
In the daytime scenario, it is assumed that windows will be open facing the bay. For nighttime hours,
beginning at 10:00 p.m., all windows and doors will be closed. As a result, the building structure will
shield the nearby residential homes from the noise generated by the live music/DJ entertainment,
thereby reducing the associated noise levels. Typical building construction provides a conservative
noise level reduction of 12 dBA with a “windows open” condition and a very conservative 20 dBA noise
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RK21008 // 3269-2025-01 5
level reduction with a “windows closed” condition. For purposes of this analysis, no noise level
reduction is taken for “windows open” conditions and a 20 dBA reduction is take for “windows closed”
conditions.
PROJECT NOISE IMPACTS
This assessment analyzes how the proposed events of the project will affect the surrounding ambient
environment. Noise level impacts are compared to the noise standards set by the City of Newport
Beach. The restaurant must demonstrate that noise levels resulting from live music/DJ entertainment
will not exceed the standards outlined in the City of Newport Beach Municipal Code Chapter 10.26 –
Community Noise Control.
Table 4 displays the potential noise levels during daytime hours for live music/DJ entertainment.
Table 5 displays the potential noise levels during nighttime hours for live music/DJ entertainment.
Noise calculation worksheets are provided in Appendix C.
Table 4 | Noise Impact Analysis – Daytime (Windows Open)
Scenario Noise Level (dBA)
Leq Lmax3
Project Noise Level Contribution1 46.5 56.5
City of Newport Beach Residential Noise Standard2 55.0 75.0
Project Noise Levels Exceed Standard? No No
Existing Ambient Noise Level 50.6 66.5
Existing Ambient Noise Level Plus Project Contribution 52.0 66.9
Noise Level Increase as a Result of the Project 1.4 0.4
Significant Noise Level Increase?3 No No
1 Project Noise Level Contribution calculation sheets can be found in Appendix C.
2 NBMC 10.26.025 Exterior Noise Standard for residential land use. Lmax noise threshold established per 10.26.025(B)(2). A
maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time.
3 A 3 dBA increase in noise represents the point at which the human ear can barely perceive a change in noise levels and is a
common threshold for determining a significant noise increase.
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Table 5 | Noise Impact Analysis – Nighttime (Windows Closed)
Scenario Noise Level (dBA)1
Leq Lmax
Project Noise Level Contribution2 26.5 36.5
City of Newport Beach Residential Noise Standard3 50.0 70.0
Project Noise Levels Exceed Standard? No No
Existing Ambient Noise Level 44.8 58.3
Existing Ambient Noise Level Plus Project Contribution 44.9 58.3
Noise Level Increase as a Result of the Project 0.1 0.0
Significant Noise Level Increase?4 No No
1 Noise levels are calculated under “windows closed” conditions. The noise levels are calculated at the exterior property line of
the nearest residential homes, located approximately 800 feet south of the site.
2 Project Noise Level Contribution calculation sheets can be found in Appendix C.
3 NBMC 10.26.025 Exterior Noise Standard for residential land use. Lmax noise threshold established per 10.26.025(B)(2). A
maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA for any period of time.
4 A 3 dBA increase in noise represents the point at which the human ear can barely perceive a change in noise levels and is a
common threshold for determining a significant noise increase.
As shown in Table 4 and Table 5, the noise level contribution from live music/DJ events during
daytime (windows open) or nighttime (windows closed) would not exceed the City of Newport Beach
daytime or nighttime noise standards at the nearest adjacent residential properties.
Furthermore, the ambient noise level increase resulting from the introduction of live music/DJ
activities will be less than significant. A significant increase in noise is commonly cited as a 3 dBA
increase above the existing ambient conditions. This threshold is based on the FHWA Highway Traffic
Noise Analysis and Abatement Policy and Guidance document and the Caltrans Basics of Highway
Noise document. According to these documents, a 3 dBA increase represents the point at which the
human ear can barely perceive a change in noise.
Hence, the noise generated by the proposed live music/DJ events will not cause a perceptible change
in ambient noise levels, and the noise level impact is not expected to exceed the City’s noise standard.
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RK21008 // 3269-2025-01 7
RECOMMENDATIONS
The following recommendations are provided to help ensure that the Nice Guy restaurant operations
comply with the noise level standards and do not adversely affect the surrounding properties
1. All doors and windows facing the bay must be closed from 10:00 PM onwards during any live
music, amplified music, or DJ events. They shall remain closed except when necessary for entry
or exit from the building.
2. Should noise complaints arise, the project should perform a follow-up noise analysis to
determine whether a violation is occurring and how the noise impact would be mitigated, if
needed.
CONCLUSIONS
Based on the results of this analysis, the noise levels associated with the proposed The Nice Guy
restaurant are not projected to exceed the City of Newport Beach Municipal Code noise standards.
RK Engineering Group, Inc. appreciates this opportunity to work with THE H. WOOD GROUP. If you
have any questions regarding this review, or need further clarification, please contact us at (949) 474-
0809.
Sincerely,
RK ENGINEERING GROUP, INC.
Bryan Estrada Claire Stokes
Principal Planner I
Attachments:
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Exhibit A
Location Map
3269-2025-01
NICE GUY RESTAURANT NOISE IMPACT STUDY // CITY OF NEWPORT BEACH
ENGINEERINGGROUP INC.
Legend
1 = Sensitive Receptor Location
= Project Site Boundary
N
1
Exhibit B
Noise Monitoring Locations
3269-2025-01
NICE GUY RESTAURANT NOISE IMPACT STUDY // CITY OF NEWPORT BEACH
ENGINEERINGGROUP INC.
Legend
1 = Noise Monitoring Location
= Project Site Boundary
N 1
Appendices
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Appendix A
City of Newport Beach Municipal Code Chapter 10.26 –Community Noise Control
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Chapter 10.26
COMMUNITY NOISE CONTROL
Sections:
10.26.005 Declaration of Policy.
10.26.010 Definitions.
10.26.015 Decibel Measurement Criteria.
10.26.020 Designated Noise Zones.
10.26.025 Exterior Noise Standards.
10.26.030 Interior Noise Standards.
10.26.035 Exemptions.
10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions—Special
Provisions.
10.26.045 Heating, Venting and Air Conditioning—Special Provisions.
10.26.050 Sound-Amplifying Equipment.
10.26.055 Noise Level Measurement.
10.26.065 Proposed Developments.
10.26.070 Prima Facie Violation.
10.26.075 Violations.
10.26.080 Violations—Additional Remedies—Injunctions.
10.26.085 City Manager Waiver.
10.26.090 Noise Abatement Programs.
10.26.095 Manner of Enforcement.
10.26.005 Declaration of Policy.
A. In order to control unnecessary, excessive and annoying noise in the City of Newport Beach, it is declared
The Newport Beach Municipal Code is current through Ordinance 2025-17, passed August 26, 2025.
Newport Beach Municipal Code Chapter 10.26 COMMUNITY NOISE CONTROL Page 1 of 11
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to be the policy of the City to prohibit such noise generated from or by all sources as specified in this chapter.
B. It is determined that certain noise levels are detrimental to the public health, welfare and safety and
contrary to public interest; therefore, the City Council does ordain and declare that creating, maintaining, causing
or allowing to be created, caused or maintained, any noise in a manner prohibited by, or not in conformity with,
the provisions of this chapter, is a public nuisance and may be punished as a public nuisance. (Ord. 2023-22
§ 447, 2023; Ord. 95-38 § 11 (part), 1995)
10.26.010 Definitions.
The following words, phrases and terms as used in this chapter shall have the meanings as indicated here:
“Agricultural property” means a parcel of real property which is undeveloped for any use other than agricultural
purposes.
“Ambient noise level” means the all-encompassing noise level associated with a given environment, being a
composite of sounds from all sources, excluding the alleged offensive noise, at the location and approximate
time at which a comparison with the alleged offensive noise is to be made.
“A-weighted sound level” means the total sound level meter with a reference pressure of twenty (20)
micropascals using the A-weighted network (scale) at slow response. The unit of measurement shall be defined
as DBA.
“Code Enforcement Officer” means the Code Enforcement Officer of the City or his duly authorized deputy.
“Commercial property” means a parcel of real property which is used as either in part or in whole for commercial
purposes.
“Cumulative period” means an additive period of time composed of individual time segments which may be
continuous or interrupted.
“Decibel (Db)” means a unit which denotes the ratio between two quantities which are proportional to power: the
number of decibels corresponding to the ratio of two amounts of power is ten times the logarithm to the base ten
of this ratio.
“Dwelling unit” means any area within a structure on any parcel which:
1. Contains separate or independent living facilities for one or more persons, with an area or equipment
for sleeping, sanitation and food preparation, and which has independent exterior access to ground level; or
2. Is being utilized for residential purposes by one or more persons separately or independently from
occupants of other areas within the structure.
The Newport Beach Municipal Code is current through Ordinance 2025-17, passed August 26, 2025.
Newport Beach Municipal Code Chapter 10.26 COMMUNITY NOISE CONTROL Page 2 of 11
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“Emergency machinery, vehicle, work or alarm” means any machinery, vehicle, work or alarm used, employed,
performed or operated in an effort to protect, provide or restore safety conditions in the community or for the
citizenry, or work by private or public utilities when restoring utility service.
“Equivalent, noise, level, leq.” means the sound level corresponding to a steady state noise level over a given
measurement period with the same amount of acoustic energy as the actual time varying noise level. Also
known as the energy average noise level during the measurement period. The measurement period shall be
fifteen (15) minutes under the terms of this chapter.
“Fixed noise source” means a stationary device which creates sounds while fixed or motionless including but not
limited to residential, agricultural, industrial and commercial machinery and equipment, pumps, fans,
compressors, air conditioners and refrigeration equipment.
“Grading” means any excavating of filling of earth material or any combination thereof conducted at a site to
prepare said site for construction or other improvements thereon.
“Health care institution” means any hospital, convalescent home or other similar facility excluding residential.
“Hertz (HZ)” means the unit which describes the frequency of a function periodic in time which is the reciprocal
of the period.
“Impulsive noise” means a noise of short duration usually less than one second and of high intensity, with an
abrupt onset and rapid decay.
“Industrial property” means a parcel of real property which is used either in part or in whole for manufacturing
purposes.
“Intruding noise level” means the total sound level, in decibels, created, caused, maintained or originating from
an alleged offensive source at a specified location while the alleged offensive source is in operation.
“Licensed” means the issuance of a formal license or permit by the appropriate jurisdictional authority, or where
no permits or licenses are issued, the sanctioning of the activity by the jurisdiction as noted in public record.
“Major roadway” means any street, avenue, boulevard or highway used for motor vehicle traffic which is owned
or controlled by a public government entity.
“Mobile noise source” means any noise source other than a fixed noise source.
“Residential property” means a parcel of real property which is used either in part or in whole for residential
purposes, other than transient uses such as hotels and motels, and residential care facilities. Residential
property includes the residential portion of mixed use properties.
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Newport Beach Municipal Code Chapter 10.26 COMMUNITY NOISE CONTROL Page 3 of 11
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“Simple tone noise” means a noise characterized by a predominant frequency or frequencies so that other
frequencies cannot be readily distinguished. If measured, simple tone noise shall exist if the one-third octave
band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure
levels of the two continuous one-third octave bands as follows: five Db for frequencies of five hundred (500)
Hertz (Hz) and above or, by fifteen (15) Db for frequencies less than or equal to one hundred twenty-three (123)
Hz.
“Sound level meter” means an instrument meeting American National Standard Institute’s Standard S1.4-1971 or
most recent revision thereof for Type 2 sound level meters or an instrument and the associated recording and
analyzing equipment which will provide equivalent data.
“Sound pressure level” of a sound, in decibels, means twenty (20) times the logarithm to the base ten of the ratio
of the pressure of the sound to a reference pressure which shall be explicitly stated.
“Vibration” means any movement of the earth, ground or other similar surface created by a temporal and spatial
oscillation device or equipment located upon, affixed in conjunction with that surface. (Ord. 2023-22 § 448, 2023;
Ord. 95-38 § 11 (part), 1995)
10.26.015 Decibel Measurement Criteria.
Any decibel measurement made pursuant to the provisions of this chapter shall be based on a reference sound
pressure of twenty (20) micropascals as measured with a sound level meter using the A-weighted network
(scale) at slow response. (Ord. 95-38 § 11 (part), 1995)
10.26.020 Designated Noise Zones.
The properties hereinafter described assigned to the following noise zones:
Noise
Zone I
— All single-, two- and
multiple-family
residential
properties;
Noise
Zone II
— All commercial
properties;
Noise
Zone III
— The residential
portion of mixed-
use properties;
Noise
Zone IV
— All manufacturing or
industrial
properties.
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Newport Beach Municipal Code Chapter 10.26 COMMUNITY NOISE CONTROL Page 4 of 11
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The actual use of the property shall be the determining factor in establishing whether a property is in Noise Zone
I, II, III or IV provided that the actual use is a legal use in the City of Newport Beach. (Ord. 95-38 § 11 (part),
1995)
10.26.025 Exterior Noise Standards.
A. The following noise standards, unless otherwise specifically indicated, shall apply to all property with a
designated noise zone:
NOISE
ZONE
TYPE OF
LAND USE
ALLOWABLE
EXTERIOR
NOISE LEVEL
(Equivalent
Noise Level,
Leq)
7 a.m.
to 10
p.m.
10 p.m.
to 7 a.m.
I Single-, two-
or multiple-
family
residential
55
DBA
50 DBA
II Commercial 65
DBA
60 DBA
III Residential
portions of
mixed-use
properties
60
DBA
50 DBA
IV Industrial or
manufacturing
70
DBA
70 DBA
If the ambient noise level exceeds the resulting standard, the ambient shall be the standard.
B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to
allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person,
which causes the noise level when measured on any other property, to exceed either of the following:
1. The noise standard for the applicable zone for any fifteen-minute period;
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2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA
for any period of time (measured using A-weighted slow response).
C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under
said category shall be increased to reflect the maximum ambient noise level.
D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred
(100) feet of a commercial property, if the intruding noise originates from that commercial property.
E. If the measurement location is on boundary between two different noise zones, the lower noise level
standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995; Ord. 95-38 § 11 (part), 1995)
10.26.030 Interior Noise Standards.
A. The following noise standard, unless otherwise specifically indicated, shall apply to all residential property
within all noise zones:
NOISE
ZONE
TYPE OF
LAND USE
ALLOWABLE
INTERIOR NOISE
LEVEL
(Equivalent Noise
Level, Leq)
7 a.m.
to 10
p.m.
10 p.m.
to 7 a.m.
I Residential 45 DBA 40 DBA
III Residential
portions of
mixed-use
properties
45 DBA 40 DBA
If the ambient noise level exceeds the resulting standard, the ambient shall be the standard.
B. It shall be unlawful for any person at any location within the incorporated area of the City to create any
noise or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such a
person which causes the noise level when measured on any other property, to exceed either of the following:
1. The noise standard for the applicable zone for any fifteen-minute period;
2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty (20) DBA
for any period of time (measured using A-weighted slow response).
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C. In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said
category shall be increased to reflect the maximum ambient noise level.
D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred
(100) feet of a commercial property, if the intruding noise originates from that commercial property.
E. If the measurement location is on a boundary between two different noise zones, the lower noise level
standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995; Ord. 95-38 § 11 (part), 1995)
10.26.035 Exemptions.
The following activities shall be exempted from the provisions of this chapter:
A. Any activity conducted on public property, or on private properly with the consent of the owner, by any
public entity, or its officers, employees, representatives, agents, subcontractors, permittees, licensees, or
lessees, which are consistent with, and in furtherance of, the governmental functions or services the public
entity has authorized, or responsible, to perform, activities which are exempt from the provisions of this chapter
include, without limitation, sporting and recreational activities which are sponsored or co-sponsored by the City
of Newport Beach or the Newport Mesa Unified School District;
B. Occasional outdoor gatherings, public dances, show, sporting and entertainment events, provided said
events are conducted pursuant to a permit or license issued by the appropriate jurisdiction relative to the staging
of said events;
C. Any mechanical device, apparatus or equipment used, related to or connected with emergency machinery,
vehicle, work or warning alarm or bell, provided the sounding of any bell or alarm on any building or motor
vehicle shall terminate its operation within forty-five (45) minutes in any hour of its being activated;
D. Noise sources associated with construction, repair, remodeling, demolition or grading of any real property.
Such activities shall instead be subject to the provisions of Chapter 10.28 of this title;
E. Noise sources associated with construction, repair, remodeling, demolition or grading of public rights-of-
way or during authorized seismic surveys;
F. All mechanical devices, apparatus or equipment associated with agriculture operations provided that:
1. Operations do not take place between eight p.m. and seven a.m. on weekdays, including Saturday, or
at any time Sunday or a federal holiday, or
2. Such operations and equipment are utilized for the protection or salvage of agricultural crops during
periods of potential or actual frost damage or other adverse weather conditions, or
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3. Such operations and equipment are associated with agricultural pest control through pesticide
application, provided the application is made in accordance with permits issued by or regulations enforced
by the California Department of Agriculture;
G. Noise sources associated with the maintenance of real property. Such activities shall instead be subject to
the provisions of Chapter 10.28 of this title;
H. Any activity to the extent regulation thereof has been preempted by state or federal law. NOTE: Preemption
may include motor vehicle, aircraft in flight, and railroad noise regulations;
I. Any noise sources associated with people and/or music associated with a party at a residential property.
Such noise is difficult to measure under the terms of this chapter and instead shall be subject to the provisions
of Chapters 10.28 and 10.58 of this title;
J. Any noise sources associated with barking dogs or other intermittent noises made by animals on any
properly within the City of Newport Beach. Such noise is difficult to measure under the terms of this chapter and
instead shall be subject to the provisions of Chapter 7.20 of this Code;
K. Any noise sources associated with the operation of a permanently installed heating, venting and air
conditioning (HVAC) equipment on a residential property permitted under the provisions of Section 10.26.045(B)
and (C);
L. Any noise sources specifically identified and mitigated under the provisions of a use permit, modification
permit, development agreement or planned community district development plan adopted prior to the date of
adoption of this chapter. (Ord. 95-53 § 3, 1995; Ord. 95-38 § 11 (part), 1995)
10.26.040 Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions—Special
Provisions.
It is unlawful for any person to create any noise which causes the noise level at any school, day care center,
hospital or similar health care institution, church, library or museum while the same is in use, to exceed the
noise standards specified in Section 10.26.025 prescribed for the assigned Noise Zone I (residential uses). (Ord.
95-38 § 11 (part), 1995)
10.26.045 Heating, Venting and Air Conditioning—Special Provisions.
A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or
adjacent to residential areas shall be issued only where installations can be shown by computation, based on the
sound rating of the proposed equipment, not to exceed an A-weighted sound pressure level of fifty (50) DBA or
not to exceed an A-weighted sound pressure level of fifty-five (55) dBA and be installed with a timing device that
will deactivate the equipment during the hours of ten p.m. to seven a.m. The method of computation used shall
be that specified in “Standard Application of Sound Rated Outdoor Unitary Equipment,” Standard 275, Air
The Newport Beach Municipal Code is current through Ordinance 2025-17, passed August 26, 2025.
Newport Beach Municipal Code Chapter 10.26 COMMUNITY NOISE CONTROL Page 8 of 11
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conditioning and Refrigeration Institute, 1984 or latest revision thereof.
B. Existing HVAC Equipment.
1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior
noise limit of sixty-five (65) dBA until January 1, 1998.
2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level
standard as specified in Section 10.26.030 of this chapter until January 1, 1998.
3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter
shall not exceed a maximum exterior noise limit of fifty-five (55) dBA during the ninety-day compliance
period set forth in Section 10.26.005.
C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior
noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level
standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent
of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995)
10.26.050 Sound-Amplifying Equipment.
Loudspeakers, sound amplifiers, public address systems or similar devices used to amplify sounds shall be
subject to the provisions of Chapter 10.32 of this title. Such sound-amplifying equipment shall not be construed
to include electronic devices, including but not limited to, radios, tape players, tape recorders, compact disc
players, electric keyboards, music synthesizers, record players or televisions, which are designed and operated
for personal use, or used entirely within a building and are not designed or used to convey the human voice,
music or any other sound to an audience outside such building, or which are used in vehicles and heard only by
occupants of the vehicle in which installed, which shall be subject to the provisions of Chapter 10.28 of this title.
(Ord. 95-38 § 11 (part), 1995)
10.26.055 Noise Level Measurement.
A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a
private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected
property as suspected of exceeding the noise level standard. This location may be the closest point in the
private yard or patio, or on the deck or balcony, to the noise source, but should not be located in nonhuman
activity areas such as trash container storage areas, planter beds, above or contacting a property line fence, or
other areas not normally used as part of the yard, patio, deck or balcony. The location selected for measuring
exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement
microphone height shall be five feet above finish elevation or, in the case of a deck or balcony, the measurement
microphone height shall be five feet above the finished floor level.
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B. The location selected for measuring interior noise levels shall be made within the affected residential unit.
The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of
a window opening, nearest the noise source. The measurements shall be made with windows in an open
position. (Ord. 95-38 § 11 (part), 1995)
10.26.065 Proposed Developments.
Each department whose duty it is to review and approve new projects or changes to existing projects that result
or may result in the creation of noise shall consult with the Code Enforcement Officer prior to any such approval.
If at any time the Code Enforcement Officer has reason to believe that a standard, regulation, action, proposed
standard, regulation or action of any department respecting noise does not conform to the provisions as
specified in this chapter, the Code Enforcement Officer may request such department to consult with him on the
advisability of revising such standard or regulation to obtain uniformity. (Ord. 95-38 § 11 (part), 1995)
10.26.070 Prima Facie Violation.
Any noise exceeding the noise level standard as specified in Section 10.26.025 and 10.26.030 of this chapter,
shall be deemed to be prima facie evidence of a violation of the provisions of this chapter. (Ord. 95-38 § 11
(part), 1995)
10.26.075 Violations.
Any persons violating any of the provisions of this chapter shall be deemed guilty of an infraction. (Ord. 95-38 §
11 (part), 1995)
10.26.080 Violations—Additional Remedies—Injunctions.
A. As an additional remedy, the operation or maintenance of any device, instrument, vehicle or machinery in
violation of any provisions of this chapter which operation or maintenance causes or creates sound levels
exceeding the allowable standards as specified in this chapter shall be deemed and is declared to be a public
nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a court of
competent jurisdiction.
B. Any violation of this chapter is declared to be a public nuisance and may be abated in accordance with law.
The expense of this chapter is declared to be public nuisance and may be by resolution of the City Council
declared to be a lien against the property on which such nuisance is maintained, and such lien shall be made a
personal obligation of the property owner. (Ord. 95-38 § 11 (part), 1995)
10.26.085 City Manager Waiver.
The City Manager is authorized to grant a temporary waiver to the provisions of this chapter for a period of time
not to exceed thirty (30) days if such temporary waiver would be in the public interest and there is no feasible
and prudent alternative to the activity, or the method of conducting the activity, for which the temporary waiver is
sought. (Ord. 95-38 § 11 (part), 1995)
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10.26.090 Noise Abatement Programs.
A. In circumstances which adopted community-wide noise standards and policies prove impractical in
controlling noise generated from a specific source, the City Council may establish a noise abatement program
which recognizes the characteristics of the noise source and affected property and which incorporates
specialized mitigation measures.
B. Noise abatement programs shall set forth in detail the approved terms, conditions and requirements for
achieving maximum compliance with noise standards and policies. Said terms, conditions and requirements may
include, but shall not be limited to, limitations, restrictions, or prohibitions on operating hours, location of
operations, and the types of equipment. (Ord. 95-38 § 11 (part), 1995)
10.26.095 Manner of Enforcement.
A. The City Code Enforcement Officer is directed to enforce the provisions of this chapter and may issue
citations for any violation of the provisions of this chapter or violations of this chapter may be prosecuted or
enforced in the same manner as other infractions pursuant to this Code; provided, however, that in the event of
an initial violation of the provisions of this chapter, a written notice may be given to the alleged violator which
specifies the time by which the condition shall be corrected.
B. No person shall interfere with, oppose or resist any authorized person charged with the enforcement of this
chapter while such person is engaged in the performance of his/her duty.
C. In the event the alleged violator cannot be located in order to serve any notice, the notice shall be deemed
to be given upon mailing such notice by registered or certified mail to the alleged violator at his last known
address or at the place where the violation occurred in which event the specified time period for abating the
violation or applying for a variance shall commence at the date of the day following the mailing of such notice.
(Ord. 95-38 § 11 (part), 1995)
The Newport Beach Municipal Code is current through Ordinance 2025-17, passed August 26, 2025.
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Appendix B
Photographs, Field Sheets, and Measured Noise Data
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Project:Engineer:C. Stokes Date:9/23/2025
JN:3269-2025-01
City:Newport Beach
Sound Level Meter:Calibration Record:Conditions:
Piccolo II Meter Input (dB)Time Date H: 82 L: 66
Serial #:P0221010801 1 94 4:44 PM 9/22/2025 9
Varies
Partly Cloudy
Calibrator:
BSWA
Serial #:500732
Meter Settings:
A-Weighted Linear Slow 1/1 Octave 60 Minute Intervals
C-Weighted Impulse Fast 1/3 Octave L(n) Percentile Values
Notes:Measurement Type:
Long-term (24-hour)
Short-term
= Noise Monitoring Location
Wind Direction:
Skies:
Noise measurements were taken at one-hour intervals for a duration of 24 hours. The primary sources
of environmental noise impacting the project site are boat activity, music, and roadway activity along
Via Lido.
Field Sheet
Nice Guy Restaurant
Measurement Address:3195 Via Lido
Temperature (°F):
Windspeed (m.p.h.):
1
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Project:Engineer:C. Stokes Date:9/23/2025
JN:3269-2025-01
City:Newport Beach
Notes:
47.0
Field Photos - Noise Monitoring Location 1 (L-1)
Nice Guy Restaurant
Measurement Address:3195 Via Lido
Noise Monitoring Location 1 (L-1) was taken approximately 45 feet north of the centerline of Via
Lido near the closest residential homes to the project site.
Meter 1
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Time Leq CNEL12:00 AM 47.6 58.51:00 AM 46.4 58.52:00 AM 49.9 58.53:00 AM 44.8 58.54:00 AM 46.5 58.55:00 AM 53.7 58.56:00 AM 55.1 58.57:00 AM 57.1 58.58:00 AM 56.8 58.59:00 AM 56.5 58.510:00 AM 57.4 58.511:00 AM 57.7 58.512:00 PM 56.0 58.51:00 PM 56.7 58.52:00 PM 56.6 58.53:00 PM 56.1 58.54:00 PM 55.9 58.55:00 PM 57.5 58.56:00 PM 57.1 58.57:00 PM 54.4 58.58:00 PM 52.0 58.59:00 PM 50.6 58.510:00 PM 48.9 58.511:00 PM 47.4 58.5
Day Min:50.6Night Min 44.8
Noise Monitoring Location 1 Noise Monitoring Results (dBA Leq and CNEL)
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Leq CNEL
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PROJECT:Nice Guy Restaurant JOB #:3269-2025-01NOISE METER:Piccolo II SLM, 24-Hour Measurement DATE:9/23/2025
LOCATION:1 BY:C. Stokes
Time Leq Lmax Lmin L2 L8 L25 L5012:00 AM 47.6 63.2 42.5 53.5 50.4 47.4 46.01:00 AM 46.4 64.6 42.2 52.2 48.1 46.2 44.92:00 AM 49.9 83.1 42.1 51.3 47.4 45.3 44.23:00 AM 44.8 58.3 41.6 49.0 46.6 45.0 44.14:00 AM 46.5 59.3 42.6 52.7 48.6 46.5 45.3
5:00 AM 53.7 73.4 44.9 62.6 55.9 50.8 48.56:00 AM 55.1 70.7 46.7 62.9 58.7 54.9 52.17:00 AM 57.1 75.2 47.7 64.0 60.3 57.1 54.88:00 AM 56.8 75.7 47.8 63.2 60.0 57.0 54.59:00 AM 56.5 71.1 48.3 62.5 59.7 57.1 54.810:00 AM 57.4 75.7 47.0 64.0 59.8 57.2 54.8
11:00 AM 57.7 75.6 47.6 64.3 60.2 57.3 55.112:00 PM 56.0 71.3 46.4 63.0 58.8 56.0 53.71:00 PM 56.7 82.3 47.6 61.9 58.0 55.6 53.42:00 PM 56.6 84.0 48.4 61.3 58.7 56.4 54.33:00 PM 56.1 74.6 49.2 62.3 58.7 56.4 54.64:00 PM 55.9 72.9 48.3 61.9 58.7 56.5 54.5
5:00 PM 57.5 75.7 49.0 63.6 59.9 57.7 55.76:00 PM 57.1 72.4 48.7 63.2 60.1 57.4 55.57:00 PM 54.4 68.5 47.1 60.0 57.4 54.9 52.88:00 PM 52.0 65.8 45.6 58.5 55.3 52.1 49.79:00 PM 50.6 66.5 43.8 57.4 54.4 50.5 48.210:00 PM 48.9 72.4 42.4 54.4 50.7 47.4 46.011:00 PM 47.4 67.8 41.0 54.3 50.3 46.5 44.6
Daytime 56.0 84.0 42.4 62.2 58.7 56.1 53.9Nighttime50.4 83.1 41.0 57.8 53.0 49.3 47.2
Noise Monitoring Location 1 Noise Monitoring Results (dBA Leq and Ln)
0.0
10.0
20.0
30.0
40.0
50.0
60.0
70.0
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L-1 DBA LEQ AND LN
Leq Lmax Lmin L2 L8 L25 L50
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Appendix C
Noise Calculation Worksheets
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Project:Date:9/23/2025
JN:3269-2025-01
Noise Source:Restaurants with Live Music/DJ - Daytime (Windows Open)Engineer:C. Stokes
Location:Residential homes located 800 feet south of the site
OBS DIST= 800.0
DT WALL=0.0
DT W/OB=800.0
HTH WALL=0.0 ********
BARRIER =0.0 (0=WALL,1=BERM)
OBS HTH=5.0
NOISE HTH=5.0 BARRIER+
OBS EL =0.0 TOPO SHIELDING =0.00
NOISE EL =0.0 NOISE HTH EL=5.0
DROP-OFF=15.0 (20 = 6 dBA PER DOUBLING OF DISTANCE)
Distance (ft.)Leq Lmax L2 L8 L25 L50
REF LEVEL 0.1 105.0 115.0 --------
PROJ LEVEL 800 46.5 56.5 --------
SHIELDING 800 0.0 0.0 --------
ADJ LEVEL 800 46.5 56.5 0.0 0.0 0.0 0.0
NOISE LEVEL REDUCTION DUE TO DISTANCE =-58.5463498
Stationary Noise Calculations - Based on FHWA-RD-77-108
Nice Guy Restaurant
Noise Input Data
Noise Output Data (dBA)
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Project:Date:9/23/2025
JN:3269-2025-01
Noise Source:Restaurants with Live Music/DJ - Nighttime (Windows Closed)Engineer:C. Stokes
Location:Residential homes located 800 feet south of the site
OBS DIST= 800.0
DT WALL=0.0
DT W/OB=800.0
HTH WALL=0.0 ********
BARRIER =0.0 (0=WALL,1=BERM)
OBS HTH=5.0
NOISE HTH=5.0 BARRIER+
OBS EL =0.0 TOPO SHIELDING =-20.00
NOISE EL =0.0 NOISE HTH EL=5.0
DROP-OFF=15.0 (20 = 6 dBA PER DOUBLING OF DISTANCE)
Distance (ft.)Leq Lmax L2 L8 L25 L50
REF LEVEL 0.1 105.0 115.0 --------
PROJ LEVEL 800 46.5 56.5 --------
SHIELDING 800 -20.0 -20.0 --------
ADJ LEVEL 800 26.5 36.5 0.0 0.0 0.0 0.0
NOISE LEVEL REDUCTION DUE TO DISTANCE =-58.5463498
Stationary Noise Calculations - Based on FHWA-RD-77-108
Nice Guy Restaurant
Noise Input Data
Noise Output Data (dBA)
106
Project:Date:9/24/2025
JN:3269-2025-01
Noise Source:Existing Ambient Noise Level Plus Project - Daytime Engineer:C. StokesLocation:Nearest adjacent receptor
Noise Source Leq Lmax L2 L8 L25 L50
Existing Noise Level 50.6 66.5 57.4 54.4 50.5 48.2
Project 46.5 56.5 --------
Total 52.0 66.9 --------
dB Adder
Noise Levels (dBA)
Nice Guy Restaurant
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Project:Date:9/24/2025
JN:3269-2025-01
Noise Source:Existing Ambient Noise Level Plus Project - Nighttime Engineer:C. StokesLocation:Nearest adjacent receptor
Noise Source Leq Lmax L2 L8 L25 L50
Existing Noise Level 44.8 58.3 49.0 46.6 45.0 44.1
Project 26.5 36.5 --------
Total 44.9 58.3 --------
dB Adder
Nice Guy Restaurant
Noise Levels (dBA)
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Attachment No. PC 5
Newport Beach Police Department
Memorandum
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NEWPORT BEACH POLICE DEPARTMENT DETECTIVE DIVISION
MEMORANDUM TO: Laura Rodriguez, Assistant Planner FROM: Wendy Joe, Police Civilian Investigator
DATE: January 14, 2026
SUBJECT: The Nice Guy 2607 West Coast Highway PA2025-0252
At your request, the Police Department has reviewed the project application for The Nice Guy Restaurant located at 2607 West Coast Highway, Newport Beach. The applicant is seeking a conditional use permit for a new restaurant with late hours, a Type 47 (On Sale General) Alcoholic Beverage Control License, and live entertainment. An Operator License will be required due to the late hours and live entertainment. Statistical Data and Public Convenience or Necessity
Attached is a summary report which provides detailed statistical information related to alcohol establishments in and around the applicant’s proposed place of business at 2607 West Coast Highway, Newport Beach.
Business and Professions Code §23958.4 finds “undue concentration” for an applicant premises in two ways: 20% higher crime (with an alcohol nexus) in a Reporting District as compared to the
City-wide average, or an over saturation of alcohol licenses in a census tract compared to the county.
Crime Statistics at 2607 West Coast Highway: The Police Department divides the City into areas referred to as Reporting Districts. This allows the Police Department to compile statistical data, as well as better communicate officer locations while policing. The proposed applicant location is within Reporting District (RD) 25. This RD is situated between Newport Blvd. and Mariner’s Mile.
Per Business and Professions Code §23958.4, the Police Department is required to report offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors (except traffic citations) to the Department of Alcoholic Beverage Control (ABC). These figures make up the “Crime Count” which is indicated on the attached statistical data form.
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This Reporting District is reported to ABC as a high crime area as compared to other Reporting Districts in the City. The RD’s Crime Count is 172, 54% over the City-wide crime count average
of 112. Since this area has a 20% greater number of reported crimes than the average number of reported crimes as determined from all crime reporting districts within the City, the area is found to have undue concentration. In comparison, neighboring RD 15 is 389% above the City-wide average, RD 24 is 173% above the City-wide average and RD 26 is 40% above the average. Of 38 reporting districts in Newport Beach, we reported 10 to ABC as high crime areas. The highest volume crime in this area is theft/larceny. The highest volume arrest in the area is DUI. DUI, Public Intoxication, and liquor law violations make up 34% of arrests in this Reporting District. In comparison, the figure for neighboring RD 15 is 41%, RD 24 is 23% and RD 26 is 21%.
This location meets the legal criteria for undue concentration pertaining to crime (B&P §23958.4).
Alcohol License Statistics at 2607 West Coast Highway:
The standard which ABC utilizes to identify an area over-saturated with alcohol licenses is
outlined in Business and Professions Code §23958.4. A census tract is classified as having “undue concentration” when there is a higher retail license to resident ratio than that of the county.
The applicant premise is located within census tract 634. This census tract has an approximate
population of 4,776 residents with 17 active on-sale alcohol licenses. That is a per capita ratio of one on-sale license for every 281 residents. Per the Business and Professions code, we compare this per capita ratio to Orange County’s on-sale per capita ratio of one license for every 822
residents and we conclude that undue concentration exists in this area.
This location meets the legal criteria for undue concentration pertaining to alcohol establishments.
(B&P §23958.4).
Calls for Service at 2607 West Coast Highway: There were eight calls for service to this location in 2024 and four in 2025.
Discussion and Recommendations
Per NBMC 5.25.010, an Operator License will be required if the project is approved due to the addition of live entertainment in conjunction with alcohol. That application and required security plan have been submitted and is being reviewed concurrently.
We have requested a condition requiring a security recording system with a 30-day retention. The
Police Department recommends participation in the Fusus program. Information will be provided to the applicant.
The Police Department will defer to Code Enforcement when offering judgement on the noise/live entertainment component of the application. There have been no police calls for service regarding loud music or noise disturbances at this location since January 1, 2019.
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Despite the undue concentration, the Police Department has no objection to this project as a restaurant with alcohol service has been in this location since a least 1998 with live entertainment
and late hours being previous approvals. Should this application be approved, the Police Department requests the following (or similar) conditions be imposed.
1. The approval is for an eating and drinking establishment with on-sale alcoholic beverage service. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 47 (On-Sale General – Eating Place) license in conjunction with the restaurant as the principal use of the facility. 2. The applicant shall comply with all federal, state, and local laws, and all conditions of the Alcoholic Beverage License. Material violation of any of those laws or conditions in connection with the use may be cause for revocation of the use permit.
3. The restaurant shall close at midnight, daily (with the exception of New Year’s Eve).
4. The Operator of the establishment shall secure, maintain, and abide by an Operator License pursuant to Chapter 5.25 of the Municipal Code. 5. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages within 60 days of hire. This training must be updated every 3 years regardless of certificate expiration date. The certified program must meet the standards of the certifying/licensing body designated by the State of California. The establishment shall comply with the requirements of this section within 60 days of approval. Records of each owner’s, manager’s and employee’s successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 6. Food service shall be made available to patrons until closing.
7. “VIP” passes or other passes to enter the establishment, as well as door charges, cover charges, or any other form of admission charge, including minimum drink requirement or the sale of drinks is prohibited (excluding charges for prix fixe meals). 8. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code.
9. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 10. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 11. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m.
12. The sale of alcoholic beverages for consumption off the premises is prohibited.
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13. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic
beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 14. There shall be no dancing allowed on the premises. 15. The removal or relocation of tables, chairs, stools, or other furniture to accommodate an area for standing or dancing shall be prohibited. 16. Any event or activity staged by an outside promoter or entity, where the applicant, operator, owner or his employees or representatives share in any profits, or pay any percentage or commission to a promoter or any other person is prohibited.
17. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, and debris from the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 18. Strict adherence to maximum occupancy limits is required.
19. The applicant shall maintain a security recording system with a 30-day retention and make those recording available to police upon request. 20. The operator of the restaurant facility shall be responsible for the control of noise generated by the subject facility. All noise generated by the proposed use shall comply
with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. If you have any questions as to the content of this memorandum, please contact Investigator
Wendy Joe at (949)644-3705 or wjoe@nbpd.org.
Wendy Joe
Police Civilian Investigator, Special Investigations Unit
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