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HomeMy WebLinkAbout03_Soliman Residence CDP_PA2020-262 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT February 25, 2021 Agenda Item No. 3 SUBJECT: Soliman Residence (PA2020-262) Coastal Development Permit No. CD2020-131 SITE LOCATION: 3807 Seashore Drive APPLICANT: Brandon Architects OWNER: Sam Soliman PLANNER: Liz Westmoreland, Associate Planner 949-644-3234 or lwestmoreland@newportbeachca.gov LAND USE AND ZONING General Plan Land Use Plan Category: RT (Two Unit Residential) Zoning District: R-2 (Two-Unit Residential) Coastal Land Use Plan Category: RT-E (Two Unit Residential) - (30.0 - 39.9 DU/AC) Coastal Zoning District: R-2 (Two-Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit to demolish an existing single-family residence and construct a new 2,400 square-foot, single-family residence and attached 374- square- structure includes a raised foundation supported by caissons to meet the minimum finished floor requirements of the VE Flood Zone. The project includes hardscape, walls, landscaping, and drainage facilities. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2020-131 (Attachment No. ZA 1). 1 Soliman Residence (PA2020-262) Zoning Administrator, February 25, 2021 Page 2 Tmplt: 07/25/19 DISCUSSION Land Use and Development Standards The subject property is located in the R-2 Coastal Zoning District, which provides for two-unit Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family and two-unit residences. The proposed design, bulk, and scale of the development is consistent with expected future development and is consistent with applicable development standards and building code standards for the VE Flood Zone. Figure 1 Aerial of Surrounding Neighborhood The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Subject Property 2 Soliman Residence (PA2020-262) Zoning Administrator, February 25, 2021 Page 3 Tmplt: 07/25/19 Table 1 Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Beach) 5 feet ~6.5 feet Sides 3 feet 3 feet Front (Seashore Drive) 0 feet 9 feet (garage) 0 feet (living area) Allowable Floor Area (max.) 2,774 square feet 2,773.5 square feet Allowable 3rd Floor Area (max.) N/A1 277.4 square feet 39 square feet Open Space (min.) N/A N/A Parking (min.) 2-car garage 2-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof 1. The project is exempt from the requirements of NBMC 20.48.180 because the lot is zoned R-2 and 25 feet wide. The maximum third floor area has been provided for reference purposes. Hazards The development fronts the public beach and is approximately 200 feet from the mean high tide line. The property is not protected by bulkhead. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 13, 2020 for the project. The report concludes that the project will be reasonably safe from wave overtopping and future sea level rise. The estimates assume an approximate 2.9-foot increase from sea level rise over the next 75 years (i.e. the life of the structure). The maximum water elevation is 7.7 NAVD88, therefore the future sea level is estimated to reach approximately 10.65 feet NAVD88 (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is approximately 17.5 feet NAVD88, which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for future sea level rise (10.65 feet NAVD88). The Coastal Hazards Report and Sea Level Rise Analysis also evaluates the potential for shoreline erosion and wave attack at the site. The report concludes that future wave runup will likely not reach the site under severely eroded beach conditions and extreme storms. The report states that this section of Newport Beach does experience short term erosion, but that the erosion is temporary and largely the result of an energetic winter. The report concludes that the sandy beach in front of the property is typically over 375 feet wide and has provided adequate protection for the property over the last several decades. The proposed development will not need shoreline protection over the life of the development. 3 Soliman Residence (PA2020-262) Zoning Administrator, February 25, 2021 Page 4 Tmplt: 07/25/19 Prior to the issuance of a building permit, the project would be reviewed for compliance with building code and FEMA standards. The VE Flood Zone mapped for the site requires a base flood elevation (BFE) of +15 feet NAVD88, and the City requires an additional one foot of freeboard to the bottom of the lowest horizontal structural member. Therefore, the project has been designed with a raised finished floor of approximately 17.5 feet NAVD88. The residential structure is also required to have a pile foundation. Therefore, although unlikely to occur at the project site over the life of the development, the structure has been designed to withstand potential wave overtopping in compliance with the FEMA VE Flood Zone standards. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Protective Structures), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality The property is located within 200 feet of the mean high-water line. Pursuant to Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived from construction chemicals and materials. A CPPP has been provided and construction plans and activities will be required to adhere to the CPPP. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a preliminary Water Quality and Hydrology Plan (WQHP) is required. The preliminary WQHP has been 4 Soliman Residence (PA2020-262) Zoning Administrator, February 25, 2021 Page 5 Tmplt: 07/25/19 reviewed and approve polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. Public Access and Views The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable and be proportional to the impact. In this case, the project replaces an existing single-family residence located on standard R-2 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. The project site is not located adjacent to a Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Newport Island and is not visible from the site. The site is located adjacent to Seashore Drive, which serves as lateral access and provides intermittent views of the beach where it intersects with street ends. As currently developed, the existing property and other residences along Seashore Drive impede views of the ocean from Seashore Drive and provide very limited opportunities to see the beach through side yard setbacks. The subject lot is located in the middle of the block, and existing views of the beach are available along the 38th and 39th Street ends. The proposed project would not block any existing views through the project site. Additionally, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building footprint consistent with the existing neighborhood pattern of development. The project site is located in the viewshed of the public beach, which is not a designated viewpoint but provides scenic views of the ocean. The project will replace an existing single-family home with a new single-family home that complies with all applicable development standards. Although not required for the subject lot, the size and location of third floors. The project proposes a third floor of 39 square feet to accommodate a powder room, which is set back approximately 29 feet from the rear setback and approximately 37 feet from the front setback. For comparison, the n the third floor with a minimum setback of 15 feet from the front and rear setback lines. The reduced size 5 Soliman Residence (PA2020-262) Zoning Administrator, February 25, 2021 Page 6 Tmplt: 07/25/19 and greater setbacks would minimize the appearance of bulk and scale from the adjacent beach, neighboring properties, and street. The project would be constructed with a finished floor that is approximately 5 feet above the existing beach elevation and the overall height of the structure will appear higher than neighboring properties. However, as the other 165 properties along the beach from 24th Street to 48th street redevelop, they will also be required to comply with the VE Flood Zone construction standards that necessitate raised foundations on caissons. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. The rear of the proposed residence, which is visible from Seashore Drive, includes substantial architectural treatment and visual interest, in-keeping with the design guidelines of the NBMC, specifically Section 21.30.100 (Scenic and Visual Quality Protection). As shown in Figure 2, the existing structure does not include architectural treatment, with a solid building face, one window, and a garage door. There are no elements that reduce scale. There are also visible signs of aging since original construction in the 1950s. Although the proposed structure will appear taller as viewed from the street, the upper levels have been setback and include areas of visual interest. The design includes modulation of volume throughout the structure, and increased front and rear setbacks beyond what is required by code. The project railings that prevent the appearance of the site being walled off from the beach and streets. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. Figure 2- Existing Rear Elevation Subject Property 6 Soliman Residence (PA2020-262) Zoning Administrator, February 25, 2021 Page 7 Tmplt: 07/25/19 Vertical access to the beach is available at the 38th and 39th Street ends. Lateral access is available on the beach in front of the property and along Seashore Drive to the rear of the property. The project does not involve the removal or creation of additional street parking spaces. The project design does not include any unique features in the rear of the property that could obstruct access or create hazards for the motorists or pedestrians on Seashore Drive. The first-floor garage is setback approximately 9 feet from the property line, which would allow the residents additional visibility to the bike path and street as they enter and exit the garage. Any new encroachments within the Ocean Front Encroachment area would require review and approval by Public Works Department and the California Coastal Commission. No new encroachments on the beach are proposed as part of this project. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the construction of up to six (6) dwelling units in urbanized areas. The proposed project consists of the demolition of one single-family residence and the construction of a new 2,400-square-foot single-family residence and attached 374 square-foot 2-car garage. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the 7 Soliman Residence (PA2020-262) Zoning Administrator, February 25, 2021 Page 8 Tmplt: 07/25/19 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: ______________________________ Liz Westmoreland, Associate Planner MS/law Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 8 Attachment No. ZA 1 Draft Resolution 9 05-14-19 RESOLUTION NO. ZA2021-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2020-131 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE AND ATTACHED 2-CAR GARAGE LOCATED AT 3807 SEASHORE DRIVE (PA2020-262) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, with respect to property located at 3807 Seashore Drive, requesting approval of a coastal development permit. 2. The lot at 3807 Seashore Drive is legally described as Lot 4 of Block 38 of the Map of Third Addition to Newport Beach Tract. 3. The applicant requests a coastal development permit to demolish an existing single-family residence and construct a new 2,400 square foot single-family residence and attached 374 square foot garage in the VE . The proposed structure includes a raised foundation supported by caissons to meet the minimum finished floor requirements of the VE Flood Zone. The project includes hardscape, walls, landscaping, and drainage facilities. 4. The subject property is designated RT (Two Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT-E (Two Unit Residential) - (30.0 - 39.9 DU/AC) and it is located within the R-2 (Two-Unit Residential) Coastal Zone District. 6. A public hearing was held online on February 25, 2021, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 10 Zoning Administrator Resolution No. ZA2020-### Page 2 of 10 02-03-2020 2. Class 3 exempts the construction of up to six (6) dwelling units in urbanized areas. The proposed project consists of the demolition of one (1) single-family residence and the construction of a new 2,400-square-foot single-family residence and attached 374 square-foot two (2)-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 2,774 square feet and the proposed floor area is approximately 2,773.5 square feet. b. The proposed development provides the minimum required setbacks, which are 5 feet along the front property line abutting the beach, 4 feet along each side property line and 0 feet along the rear property line abutting Seashore Drive. c. The project includes garage parking for a total of two (2) vehicles, complying with the minimum two (2)-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. d. The highest guardrail is less than 24 feet from established grade (17.5 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. Pursuant to Section 21.30.060 (B), the minimum required top of slab elevation for interior living areas of all new development within flood hazard areas shall be as established by the Flood Insurance Rate Maps recognized by the Building Division as part of flood safety requirements and maps adopted by the Council. The subject property is located in the VE Flood Zone and the minimum top of slab elevation is required to be a minimum of 17.5 feet NAVD88. Pursuant to 21.30.060 (B), the height of a principal structure shall be measured from the top of slab elevation. Therefore, the 11 Zoning Administrator Resolution No. ZA2020-### Page 3 of 10 02-03-2020 established grade for the subject property is 17.5 feet NAVD88, and the maximum elevation allowed for a guardrail or flat roof is 41.5 feet NAVD88 and 46.5 feet NAVD88 for a sloping roof (minimum 3:12 pitch). 2. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated June 13, 2020 for the project. The report concludes that the project will be reasonably safe from wave overtopping and future sea level rise. The estimates assume an approximate 2.95-foot increase from sea level rise over the next 75 years (i.e. the life of the structure). The maximum water elevation is 7.7 NAVD88, therefore the future sea level is estimated to reach approximately 10.65 feet NAVD88 (the likely range for sea level rise over 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The finished floor elevation of the first floor of the proposed structure is approximately 17.5 feet NAVD88, which complies with the minimum 9.0-foot (NAVD88) elevation standard for new structures and exceeds the minimum requirements for future sea level rise (10.65 feet NAVD88). 3. The Coastal Hazards Report and Sea Level Rise Analysis also evaluates the potential for shoreline erosion and wave attack at the site. The report concludes that future wave runup will likely not reach the site under severely eroded beach conditions and extreme storms. The report states that this section of Newport Beach does experience short term erosion, but that the erosion is temporary and largely the result of an energetic winter. The report concludes that the sandy beach in front of the property is typically over 375 feet wide and has provided adequate protection for the property over the last several decades. The proposed development will not need shoreline protection over the life of the development. 4. The project would be reviewed for compliance with building code and FEMA standards prior to issuance of a building permit. The VE Flood Zone mapped at the site requires a base flood elevation (BFE) of +15 feet NAVD88, and the City requires an additional one (1) foot of freeboard to the bottom of the lowest horizontal structural member. Therefore, the project has been designed with a raised finished floor of approximately 17.5 feet NAVD88. The residential structure is also required to have a pile foundation. Therefore, although unlikely to occur at the project site over the life of the development, the structure has been designed to withstand potential wave overtopping in compliance with the FEMA VE Flood Zone standards. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Protective Structures), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) (Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. 12 Zoning Administrator Resolution No. ZA2020-### Page 4 of 10 02-03-2020 6. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7. The property is located on a wide beach, approximately 200 feet from the mean high tide line. A Construction Erosion Control Plan was provided to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. The project design also addresses water quality through the inclusion of a post-construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed 8. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A preliminary WQHP has been prepared for the project by Forkert Engineering & Surveying Inc. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of an LID approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 9. Proposed landscaping complies with Implementation Plan Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 10. The project site is not located adjacent to a Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is on Newport Island and is not visible from the site. The site is located adjacent to Seashore Drive, which serves as lateral access and provides intermittent views of the beach where it intersects with street ends. As currently developed, the existing property and other residences along Seashore Drive impede views of the ocean from Seashore Drive and provide very limited opportunities to see the beach through side yard setbacks. The subject lot is located in the middle of the block, and existing views of the beach are available along the 38th and 39th Street ends. The proposed project would not block any existing views through the project site. Additionally, the proposed single-family residence complies with all applicable Local Coastal Program (LCP) development standards and maintains a building footprint consistent with the existing neighborhood pattern of development. 11. The project site is located in the viewshed of the public beach, which is not a designated viewpoint but provides scenic views of the ocean. The project will replace an existing single-family home with a new single-family home that complies with all applicable development standards. Although not required for the subject lot, the project also complies with the Design Standards that restrict the size and location of third 13 Zoning Administrator Resolution No. ZA2020-### Page 5 of 10 02-03-2020 floors. The project proposes a third floor of 39 square feet to accommodate a powder room, which is set back approximately 29 feet from the rear setback and approximately 37 feet from the front setback. For comparison, the 277 square feet on the third floor with a minimum setback of 15 feet from the front and rear setback lines. The reduced size and greater setbacks would minimize the appearance of bulk and scale from the adjacent beach, neighboring properties, and street. The project would be constructed with a finished floor that is approximately 5 feet above the existing beach elevation and the overall height of the structure will appear higher than neighboring properties. However, as the other 165 properties along the beach from 24th Street to 48th street redevelop, they will also be required to comply with the VE Flood Zone construction standards that necessitate raised foundations on caissons. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 12. The rear of the proposed residence, which is visible from Seashore Drive, includes substantial architectural treatment and visual interest, in-keeping with the design guidelines of the NBMC, specifically Section 21.30.100 (Scenic and Visual Quality Protection). The existing structure does not include architectural treatment, with a solid building face, one (1) window, and a garage door. There are no window treatments or architectural features, nor does it include any see through elements that reduce scale. There are also visible signs of aging since original construction in the 1950s. Although the proposed structure will appear taller as viewed from the street, the upper levels have been setback and include areas of visual interest. The design includes modulation of volume throughout the structure, and increased front and rear setbacks beyond what is required by code. The project design also includes low walls and such as glass balcony railings that prevent the appearance of the site being walled off from the beach and streets. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to existing public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and th and be proportional to the impact. In this case, the project replaces an existing single-family residence located on standard R-2 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is located in the middle of the block, and designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 14 Zoning Administrator Resolution No. ZA2020-### Page 6 of 10 02-03-2020 2. Vertical access to the beach is available at the 38th and 39th Street ends. Lateral access is available on the beach in front of the property and along Seashore Drive to the rear of the property. The project does not involve the removal or creation of additional street parking spaces. The project design does not include any unique features in the rear of the property that could obstruct access or create hazards for the motorists or pedestrians on Seashore Drive. The first-floor garage is setback approximately 9 feet from the property line, which would allow the residents additional visibility to the bike path and street as they enter and exit the garage. 3. Any new encroachments within the Ocean Front Encroachment area would require review and approval by Public Works Department and the California Coastal Commission. No new encroachments on the beach are proposed as part of this project. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction of Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2020-131, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF FEBRUARY, 2021. _____________________________________ Jaime Murillo, Zoning Administrator 15 Zoning Administrator Resolution No. ZA2020-### Page 7 of 10 02-03-2020 CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, may arise from or in any manner relate (directly or indirectly) to City development. This letter shall be scanned into the plan set prior to building permit issuance. 4. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 5. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 6. Prior to issuance of a building permit, a copy of the Resolution, including conditions of plans. 7. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 8. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the 16 Zoning Administrator Resolution No. ZA2020-### Page 8 of 10 02-03-2020 approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 9. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 10. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 11. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 12. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 13. This Coastal Development Permit does not authorize any development seaward of the private property. 14. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 15. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 17 Zoning Administrator Resolution No. ZA2020-### Page 9 of 10 02-03-2020 16. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 17. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 18. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 19. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 20. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 21. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 22. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 23. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 24. 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 the current property owner or agent. 25. This Coastal Development Permit No. CD2020-131 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 18 Zoning Administrator Resolution No. ZA2020-### Page 10 of 10 02-03-2020 26. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including whatsoever which may arise from or in any manner relate (directly or indirec approval of Soliman Residence including, but not limited to, Coastal Development Permit No. CD2020-131 (PA2020-262). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 19 Attachment No. ZA 2 Vicinity Map 20 VICINITY MAP Coastal Development Permit No. CD2020-131 PA2020-262 3807 Seashore Drive Subject Property 21 Tmplt: 07/25/19 Attachment No. ZA 3 Project Plans 22 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENTBUILDING DIVISION100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915www.newportbeachca.gov | (949) 644-3200 ACKNOWLEDGMENT OF NO CONSTRUCTION-RELATED NOISEON SATURDAY OR SUNDAY IN HIGH DENSITY AREAS On June 11, 2019, the City Council adopted an ordinance restricting construction-related noise on Saturday in High Density Areas effective August 12, 2019. I acknowledge that any construction-related noise, (including, but not limited to operating power equipmentor machinery in a manner that produces noise)is not allowed on Saturday or Sunday in High Density Areas in accordance with Newport Beach Municipal Code 10.28.040. As the owner of the property, I am responsible to ensure all persons working on the property comply with this provision of the Newport Beach Municipal Code. Project Address:_______________________________________________________ Permit Number: ________________________________________________________ Owner’s Name:________________________________________________________ Owner’s Signature:_____________________________________________________ Contractor’s Signature:_________________________________________________ Date:_________________________________________________________________ Forms\Acknowledgment_No_Saturday_Construction_HighDensityAreas 23 24 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 1 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915 www.newportbeachca.gov| (949) 644-3200 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS Applicable Standards: 2019 California Residential Code (CRC); 2019 California Building Code (CBC); 2019 California Plumbing Code (CPC); 2019 California Electrical Code (CEC); 2019 California Mechanical Code (CMC); 2019 Building Energy Efficiency Standards (BEES); 2019 California Green Building Standards Code (Cal Green); & Chapter 15 of the Newport Beach Municipal Code (NBMC) GENERAL: 1. Residential building undergoing permitted alterations, additions or improvements shall replace non-compliant plumbing fixtures with water-conserving plumbing fixtures meeting the requirements of 2019 California Green Building Standards Code, Section 4.303.1 Plumbing fixture replacement is required prior to issuance of a certificate of occupancy orfinal inspection by the Chief Building Official. (Civil Code, Section 1101.1 et seq., NBMC 15.11.010) 2. Issuance of a building permit by the City of Newport Beach does not relieve applicants ofthe legal requirements to observe covenants, conditions and restrictions, which may be recorded against the property or to obtain plans. You should contact your community associations prior to commencement of any construction authorized by this permit. 3. Prior to performing any work in the City right-of-way an encroachment permit must be obtained from the Public Works Department.4. A site survey by a licensed surveyor shall be required prior to foundation concrete pour. 5. Garage ceiling height. The minimum unobstructed vertical clearance for parking spaces shall be seven feet, except that the front four feet may have a minimum vertical clearance of four feet. (NBMC 20.40.090 A 4) 6. Utilize one of the city’s approved franchise hauler to recycle and/or salvage a minimum of65% of the nonhazardous construction and demolition waste. (Cal Green 4.408.1,4.408.3) 7. Stairways shall not be less than 36 inches clear width. (CRC 311.7.1) The minimum head clearance shall be 6”-8” measured vertically from the sloped line adjoining tread nosing.(CRC 311.7.2) 8. Advisory Note: Homeowners Association (HOA) approval is independent of the City process and may be required for this improvement. Please check with the HOA Board. 9. Additional permits are required for detached structures including but not limited to:a. Accessory structures, detached patio covers, and trellises,b. Masonry or concrete fences over 3.5 ft. high or within 3 feet of the property line,c. Retaining walls over 4 ft. high from the bottom of the foundation to the top of the wall and any retaining wall within 3 ft. of property line regardless of height. 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 2 d.Electrical and Plumbing for exterior improvements detached from the house (i.e. barbeque, fountain, fire feature) CONSTRUCTION: 10. Pedestrian protection adjacent to public way to be as follows: CBC TABLE 3306.1 PROTECTION OF PEDESTRIANS HEIGHT OF CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION REQUIRED 8 feet or less Less than 5 feet Construction railings 5 feet or more None More than 8 feet Less than 5 feet Barrier and covered walkway 5 feet or more, but not more than one-fourth the height of construction Barrier and covered walkway 5 feet or more, but between one-fourth and one-half the height of construction Barrier 5 feet or more, but exceeding one-half the height of construction None 11. All exterior lath and plaster shall have two layers of Grade D paper over wood base sheathing. (CRC R703.7.3, CBC 2510.6) 12. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or approved equal, to a height of not less than 72 inches above drain inlet. Backing for tile shall becement board or cement plaster. (CRC R307.2, CBC 1209.2.3) 13. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, CBC 2406.4) a. Swinging, bi-fold, and sliding doors.b. When located within 60 inches above the floor of wet surfaces such as tubs,showers, saunas, steam rooms, or outdoor swimming pool.c. Glazing adjacent to doors:i. Within a 24-inch arc of either vertical edge of doors and within 60 inches ofwalking surface. ii. Where the glazing is on a wall perpendicular to the plane of the door in a closed position and within 24 inches of the hinge side of an in-swingingdoor.d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less than 18 inches above the floor, top edge more than 36 inches above floor, and within 36 inches of a walking surface, measured horizontally. e. Glazing where the bottom exposed edge of the glazing is less than 36 inches above the plane of the adjacent walking surface of stairways, landings between flights of stairs and ramps.f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is less than 36 inches above the landing and within 60 inches horizontally of the bottom tread.g. Glazing in guards and railings. 14. All doors from the house into the pool area shall be equipped with an approved alarm or an approved alternate drowning prevention safety feature. (CBC 3109 (115922)) 15. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC 907.2.11.2, 907.2.11.3 & 907.2.11.4): 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 3 a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms.c. On each additional story, including basements and habitable attics.d. Not less than 3 feet horizontally from the door or opening of a bathroom thatcontains a bathtub or shower. e. A minimum of 20 feet horizontally from any permanently installed cooking appliance.f. Smoke alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R314.4 & R314.5 or CBC 907.2.10.5 &907.2.10.6.16. Carbon monoxide alarms shall be installed in the following locations (CRC R315.3):a. Outside of each sleeping area in the immediate vicinity of the bedroom(s).b. On every occupiable level of the dwelling unit including basements. c. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. Carbon monoxide alarms shall be hardwired with battery back-up and interconnected unless exempted in accordance with CRC R315.6(4). 17. All fenestrations on windows and doors shall have U-factors (0.30 max) and Solar HeatGain Coefficient (SHGC=0.23 max) values in accordance with T-24 energy calculations.All fenestrations must have temporary and permanent labels. TEMPORARY GENERATOR: 18. Hand operated construction tools powered by electricity must use power provided by Southern California Edison through a temporary pole or available outlet. In the rare case where electricity is not readily available and a portable temporary generator is necessary, then the following restrictions must be adhered to: a. Must be portable and may be easily relocated.b. Temporary generators are to be located a minimum distance from any property line according to the following table: Time in Use Hours Required Setback from Property Line Required Setback from Adjacent Structures 0 – 1 day 10 feet 5 feet > 1 day 20 feet 5 feet c.If the minimum distance cannot be achieved, then the generator shall be located the most extreme distance practical to inhibit noise. Other methods to inhibit noise may be utilized when practical.d. May be operational for a maximum of five consecutive calendar days. After five consecutive calendar days of use, power shall be provided through the use of a temporary power pole.e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PMMonday through Friday. No use on the weekends or federal holidays. 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 4 FIREPLACE: 19. All fireplaces: a. Factory-built fireplaces, chimneys and all of their components shall be listed and installed in accordance with their listing and manufacturer's installation instructions. (CRC R1004.1)b. Factory built wood burning fireplaces shall be qualified at the U.S. EPA’s Voluntary Fireplace Program Phase 2 emissions level. (CRC 1004.1.1) c. Decorative shrouds shall not be installed at the termination of factory-built chimneys except where such shrouds are listed and labeled for use with the specific factory-built chimney system and are installed in accordance with manufacturer's installation instructions. (CRC R1005.2 & CMC 802.5.1.1 & CMC 802.5.4.3) d. Horizontal openings are not allowed, for exhaust vents, in walls closer than 3 feet to a property line. (Tables R302.1(1)&(2)). Horizontal vent caps shall be 2 feet clear from property lines.e. Exhaust openings shall not be directed onto walkways. (R303.5.2) 20. Solid fuel burning fireplaces:a. Provide a permanently anchored gaseous fuel burning pan to the firebox of a solid fuel burning fireplace. b. Solid fuel burning fireplace must comply with the California Energy Standards mandatory measures.c. Chimney shall extend at least 2 ft. higher than any portion of the building within 10 ft., but shall not be less than 3 ft. above the highest point where the chimney passes through the roof. (CRC R1003.9) d. Liquid fueled fireplaces are not allowed for interior use. 21. Direct vent gas appliance fireplace: a. Direct vent sealed-combustion gas appliance fireplace must comply with the CalGreen code requirements and must comply with ANSI Z21.50. (Cal Green 4.503.1) MECHANICAL: 22. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided with an exhaust fan with humidity control sensor having a minimum capacity of 50 CFM ducted to terminate outside the building. (CRC R303.3, Cal Green 4.506.1, CBC 1202.5.2.1, CMC 402.5)23. Where water closet compartment is independent of the bathroom or shower area, a fan will be required in each area. Bathrooms shall have an exhaust fan with humidity control sensor, min. 50 CFM capacity. (CRC R303.3) 24. Where whole house fans are used in bathroom areas, the fan must run continuously and shall not be tied to a humidity control sensor. (Cal Green 4.506.1(2)) 25. The clothes dryer vent shall not exceed 14 ft. in overall length with maximum two 90 degree elbows. (CMC 504.4.2.1) 26. Environmental air ducts shall terminate min. 3 feet from property line or openings into building, and 10 feet from a forced air inlet. (CMC 502.2.1) 27. Mechanical equipment shall be installed per the manufacture’s installation instructions.(CMC 303.1) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 5 28. Domestic range vents to be smooth metallic interior surface. (CMC 504.3)29. Supply and return air ducts to be insulated at a minimum of R-6. (Cal Energy Code Table 150.1-A.) PLUMBING: 30. Separate water meters are required for all new duplexes. Separate fire risers are required at each water meter.31. Plumbing Fixtures:a. New Construction & Addition/Alterations that increases condition space area,volume, or size (Cal Green 4.303.1):i. Comply with CAL Green Mandatory Requirements b. Addition & Alteration: Existing fixtures shall be replaced to meet the following requirements:i. Shower Heads: 1.8 gpm @ 80 psi ii. Lavatory Faucets: 1.2 gpm @ 60 psi iii. Kitchen Faucets: 1.8 gpm @ 60 psi iv. Water Closet: 1.28 gallons per flush 32. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its center to any side wall or obstruction. (CPC 402.5) 33. The water heater burner to be at least 18 inches above the garage floor, if located in a garage. (CPC 507.13) 34. Install a 3 inch diameter by 3 ft. tall steel pipe embedded in concrete slab for protection ofwater heaters located in garage. (CPC 507.13.1) 35. Water heaters to be strapped at top and bottom with 1 ½” x 16 gauge strap with 3/8” diameter. X 3” lag bolt each end. (CPC 507.2) 36. ABS and PVC drain waste and vent piping material is limited to 2 stories maximum. (CPC 701.2(2) (a). and 903.1.1) 37. ABS and PVC roof and deck drain material is limited to 2 stories maximum. (CPC 1101.4) 38. Roof and deck drain systems inside the building are required to be installed with directional DWV drainage fittings. (CPC 1101.4 and & 706.0) 39. Cleanouts are required within 2 feet of the connection between the building interior roof/deck drain piping system and the exterior onsite storm drain system. (CPC 1101.13) 40. All hose bibbs shall have vacuum breakers. (CPC 603.5.7) 41. The maximum amount of water closets on a 3 inch horizontal drainage system line is 3.(CPC Table 703.2)42. The maximum amount of water closets on a 3 inch vertical drainage system line is 4. (CPC Table 703.2) 43. Provide gas line with a min capacity of 200,000 BTU for water heater. (Cal Energy Code 150.0(n)) 44. Provide a condensate drain no more than 2 inches above the base of the water heaterspace. (Cal Energy Code 150.0 (n)) 45. Provide a straight vent pipe from the water heater space to the outside termination fromthe water heater space. (Cal Energy Code 150.0 (n)) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 6 46. Insulate all hot water pipes. (Cal Energy Code 150.0 (j) (2), and CPC 609.11). 47. Isolation valves are required for tankless water heaters on the hot and cold supply lines with hose bibbs on each valve, to flush the heat exchanger. (Cal Energy Code 110.3 (6)) 48. Install 1 automatic clothes washer connection per one and two family dwelling. (CPC Table 422.1) ELECTRICAL: 49. Electrical service shall be underground for new construction, replacement building, or addition to an existing building exceeds fifty (50) percent of the gross floor area of the existing building. (NBMC 15.32.015)50. Edison Company approval is required for meter location prior to installation.51. Field inspectors shall review and approve underground service requirement prior to concrete placement. 52. Service equipment and subpanels shall have a min 30” wide by 36” deep clear work space.(CEC 110.26)53. All lighting is required shall be high efficacy. (California energy code section 150.0 (k) and Table 150.0-A.)54. Provide a listed 1 inch raceway to accommodate a dedicated 208/240-volt circuit for future electrical vehicle (EV) charger. (Cal Green 4.106.4.1) 55. All receptacle outlets are required shall be listed tamper resistant (CEC 406.12 and 250.52) 56. Combination type AFCI circuit breakers are required for all 120-volt single phase 15/20 amp branch circuits. Except for bathrooms, garages, and outdoors. (CEC 210.12)57. A minimum of one dedicated 20 amp circuit is required for a bathroom. (CEC 210.11(C)(3)) 58. GFCI protection is required for all receptacle outlets located outdoors, garages, accessory buildings, bathrooms, crawl spaces, kitchens, laundry areas, kitchen dishwasher branch circuit, garbage disposal, all areas within 6 feet of a sink, and all receptacles within 6 feet of a bathtub or shower stall. (CEC 210.8) 59. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 (C)) 60. Subpanels are not allow to be located in bathrooms or clothes closets.. Avoid installingsub-panels in fire wall envelope unless the panel is listed or fire protection is clearly detailed to the satisfaction of the building official. (CEC 240.24 (D) and (E)61. Circuits sharing a grounded conductor (neutral) with two ungrounded (hot) conductors must use a two pole circuit breaker or an identified handle tie. Group non-cable circuits in panel. (CEC 210.4(B)) (CEC 210.4(D)) 62. The receptacle outlets that serve kitchen counter tops, dining room, breakfast area, and pantry, must have a min of 2 dedicated 20 amp circuits. (CEC 210.52 (B)(1)) 63. Kitchen counter tops 12 inches or wider must have a receptacle outlet. (CEC 210.52(C)(1)) 64. Kitchen counter tops must have receptacle outlets so no point along the counter walls is more than 24 inches from a receptacle. (CEC 210.52 (C)(1)) 65. Island and peninsular counter tops must have at least one receptacle.(CEC 210.52(C)( 1),(2),and (3)) 2019 CorrList\RESIDENTIALConstructionMinimumReq 11/2020 7 66. The spacing for general receptacle outlets must be located so that no point on any wall,fixed glass, or cabinets is over 6 feet from a receptacle outlet. (CEC 210.52(A)(1))67. Hallways 10 feet or more must have at least one receptacle outlet. (CEC 210.52(H)) 68. Garages shall have at least one receptacle for each car space on the interior. The branch circuit supplying the receptacles shall not serve outlets outside of the garage. (CEC 210.52 (G) (1)). 69. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11(C) (2)).70. Provide 120V receptacle within 3 feet of water heater. (Cal Energy Code 150.0 (n) 1 A.) FOUNDATION: 71. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches above the earth or 2 inches above paved areas. (CRC R703.7.2.1, CBC 2512.1.2) 72. Fasteners and connectors (nails, anchor bolts, etc.) in contact with preservative-treated wood shall be of hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronze or copper. (CRC R317.3, CBC 2304.10.5.1) 73. Anchor bolts shall include steel plate washers, a minimum of 0.229” x 3” x 3” in size,between sill plate and nut. (CRC R602.11.1, CBC 2308.3, Acceptable alternate SDPWS4.3.6.4.3) 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41