HomeMy WebLinkAbout02_Sedrak Residence Coastal Development Permit_PA2023-0087CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 14, 2023
Agenda Item No. 2
SUBJECT: Sedrak Residence Coastal Development Permit (PA2023-0087)
SITE LOCATION: 216 East Balboa Boulevard
APPLICANT: Jodi Ditolla
OWNER: Fayez Sedrak
PLANNER: Melinda Whelan, Assistant Planner
949-644-3221, mwhelan@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Two Unit Residential (RT)
•Zoning District: Two-Unit Residential (R-2)
•Coastal Land Use Plan Category: Two Unit Residential (RT-E 30.0-39.9 DU/AC)
•Coastal Zoning District: Two-Unit Residential (R-2)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to demolish an existing
nonconforming 1,610-square-foot fourplex (4-unit dwelling) and construct a new 1,840-
square-foot, three (3)-story, duplex, with two (2) carports, and two (2)- single-car garages
(407-square-feet). The project also includes two (2) accessory dwelling units (ADUs)
above the garages consisting of 310 and 348 square feet. The four (4) parking spaces
proposed would provide conforming parking for the duplex where there is no existing
parking on-site.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303, 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 filed as PA2023-0087 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
•The subject property is in the R-2 Coastal Zoning District, which provides for single-
and two (2)-unit residential development and is consistent with the City’s Coastal
Land 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 in the Coastal Commission appeal area.
•The property currently consists of one (1) legal lot developed with a nonconforming
four-plex with no parking on-site. Two (2) dwelling units maximum are allowed on-
site where four (4) dwelling units currently exist. The existing units are small, built
around the 1920s and show visible signs of aging. In this area of the East Balboa
Boulevard block there are several existing R-2 properties that have non-conforming
density and do not provide the minimum required parking. These properties were
developed in the 1920s to 1940s, when the City did not have zoning standards or
had different parking and density standards.
•The Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) prohibit reducing
residential density with the approval of a housing development project including
re-development of existing properties with nonconforming density. The State
Department of Housing and Community Development (“HCD”) has verified that
ADUs are considered a housing unit under Government Code Section 66300
provisions for replacement of existing units. Redevelopment of the site under
current California State Law and Title 20 allows a new duplex with two (2) detached
ADUs to be constructed, resulting in no net loss of units. Additionally, State Law
and Title 20 (Planning and Zoning) of the NBMC allows two (2) detached ADUs for
a multi-unit project above a garage up to the underlying height limit when the
primary unit(s) have conforming parking. California Coastal Commission staff has
provided direction stating that State Law governing ADUs may supersede the Title
21 (Local Coastal Program Implementation Plan) standards prior to the adoption
of updates to Title 21 of the NBMC that would make Title 21 consistent with State
Law.
•State Law governing ADUs does not require additional parking for the ADUs. This
allows the redevelopment of the dilapidated site and maintains compliance with
the Housing Crisis Act of 2019 and Senate Bill 8 (Skinner) because it does not
result in the loss of residential density. The redevelopment improves the
neighborhood with new construction that is less reliant on public parking and does
not impact coastal resources. The proposed parking is compliant with State Law
and can be allowed in the interim while updates are being made to Title 21 in
compliance with state law and the Coastal Act.
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•The neighborhood is also developed with two (2)- and three (3)-story, two (2)-
family residences. The proposed design, bulk, and scale of the development are
consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
•The proposed duplex and detached garage with two (2) ADUs 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.
Table 1 – Development Standards
Development Standard Standard Proposed
Number of ADUs Allowed1 2 Detached ADUs 2 Detached ADUs
Setbacks (min.)
Front 5 feet 5 feet
Sides 3 feet 3 feet
Rear 5 feet 5 feet
Allowable Floor Area (max.) 3,350 square feet 2,905 square feet
Allowable Floor Area (max.)
ADUs
850 square feet
(each)
310 square feet
348 square feet
Allowable 3rd Floor Area (max.) 335 square feet 334 square feet
Allowable 3rd Floor Area &
Covered (max.)
837 square feet 334 square feet
Open Space (min.) 252 square feet 433 square feet
Parking (min.) 1 0 for ADUs
2-car garage,
2-carport
0 for ADUs
2-car garage,
2-car-carport
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
1 California State Law governing ADUs allows two detached ADUs with a new multi-family project
with no additional parking. Additionally, State Law allows two detached ADUs for a multi-unit project
above a garage up to the underlying height limit when the primary unit(s) have conforming parking.
Hazards
•The development is located on the north side of East Balboa Boulevard and is
separated by the East Ocean Front beach by Balboa Boulevard, two (2) rows of
existing dwellings, Ocean Front Alley, and the public ocean front boardwalk. The
East Ocean Front beach is a wide sandy beach adjacent the Pacific Ocean
approximately 500 feet wide. The beginning of the beach is more than 250 feet
from the development and the mean high tide line is approximately 670 feet from
the development.
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•The development is located on an inland property in a developed area
approximately 670 feet from the mean high tide line. The project is separated from
the Pacific Ocean by Balboa Boulevard, two (2) rows of residential development,
the public boardwalk, and a wide sandy beach (approximately 500 feet wide). The
finished floor elevation of the proposed development is 10.40 feet (NAVD 88),
which complies with the minimum 9.00-foot (NAVD 88) elevation standard. The
identified distances from the coastal hazard areas coupled with the higher finished
floor elevation will help to ensure the project is reasonably safe from coastal
hazards for the economic life of the structure.
•The property is 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 before 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 before building permit issuance.
Water Quality
•The project design addresses water quality with a construction erosion control plan
and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
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 relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project replaces an existing
nonconforming four (4)-units with a new duplex, a carport and a detached garage
with two (2)-ADUs above the detached garage. The existing four (4) units do not
provide any on-site parking; therefore, the residents use street parking or public
parking lots in the vicinity. The use of this public parking directly impacts public
access to the surrounding beach area that is a high tourist and visitor destination.
The proposed project will provide the required four (4) parking spaces for the duplex
and improve public access opportunities in the surrounding area by reducing the
property’s reliance on public parking. Additionally, the proposed ADUs are only 310
and 348 square feet, a studio and a one (1) bedroom, which will minimize their
demand for parking. Therefore, the project does not involve a change in land use,
density, or intensity that will result in increased demand for public access and
recreation opportunities. Furthermore, the project is designed and sited (appropriate
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height, setbacks, etc.) so as not to block or impede existing public access
opportunities.
•The project site is not located adjacent to a coastal view road, public access way, or
coastal viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is the Balboa Pier and Peninsula Park more than 1,500 feet away, which
is not visible from the site. The East Ocean Front public boardwalk and beach is
approximately 250 feet from the site, but the site is not visible from the boardwalk or
the beach due to intervening structures. The proposed duplex and two (2) detached
ADUs maintain a building envelope consistent with the existing neighborhood pattern
of development.
•The project does not contain any unique features that could degrade the visual quality
of the coastal zone. Existing State Law and Title 20 of the NBMC allow detached
ADUs above a garage up to the height limit of the underlying zoning district if the
principal unit(s) provide code compliant parking (two (2) garage spaces and two (2)
carport spaces). However, California Coastal Commission staff has provided
direction stating that State Law governing ADUs may supersede the Title 21 (Local
Coastal Program Implementation Plan) standards prior to the adoption of updates to
Title 21 of the NBMC that would make Title 21 consistent with State Law. Therefore,
the two (2) proposed ADUs are allowed pursuant to State Law provided there are no
impacts to coastal resources. The two (2) detached ADUs are well below the 24-foot
flat roof height limit at approximately 19 feet.
•Vertical access to the East Ocean Front beach and the Pacific Ocean is available
across Balboa Boulevard East along Coronado Street to where it meets the public
boardwalk. The terminus of Coronado Street and the public boardwalk is
approximately 250 feet south of the site. Lateral access is also available on the public
boardwalk and beach. The project does not include any features that would obstruct
access along these routes.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) under Section
15303, 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.
Class 3 exempts the demolition and construction of up to six (6) dwelling units in a multi-
family residential structure in an urbanized area. The proposed project consists of the
demolition of an existing 1,610-square-foot-fourplex and the construction of a new 1,840-
square-foot duplex and a two (2)-car carport, a 407-square-foot detached two (2) -car
garage and two (2) detached ADUs (310 square feet and 348 square feet) above the
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garage and therefore qualifies within this exemption. There are no known exceptions
listed in CEQA Guidelines Section 15300.2 (Exceptions) that would invalidate the use of
this exemption. The project location does not impact an environmental resource of
hazardous or critical concern, does not result in cumulative impacts, does not have a
significant effect on the environment due to unusual circumstances, does not damage
scenic resources within a state scenic highway, is not a hazardous waste site, and is not
identified as a historical resource.
PUBLIC NOTICE
Notice of this 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 by the provisions of Title 21 (Local Coastal Program [LCP]
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) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 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:
LAW/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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01-10-2023
RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN
EXISTING FOUR (4)-UNIT DWELLING AND CONSTRUCT A NEW
THREE (3)-STORY DUPLEX AND TWO (2) ONE (1)-CAR
GARAGES WITH TWO (2) DETACHED ACCESSORY DWELLING
UNITS LOCATED AT 216 EAST BALBOA BOULEVARD (PA2023-
0087)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Jodi Ditolla, on behalf of the owner concerning property located
at 216 East Balboa Boulevard, requesting approval of a coastal development permit.
2.The lot at 216 East Balboa Boulevard is legally described as Lot 9 Block 4 in Newport
Bay Tract.
3.The applicant requests a Coastal Development Permit (CDP) to demolish an existing
nonconforming 1,610-square-foot fourplex (4-unit dwelling) and construct a new 1,840-
square-foot, three (3)-story, duplex, with two (2) carports, and two (2)- single-car garages
(407-square-feet). The project also includes two (2) accessory dwelling units (ADUs)
above the garages consisting of 310 and 348 square feet. The four (4) parking spaces
proposed would provide conforming parking for the duplex where there is no existing
parking on-site.
4.The subject property is categorized as 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 Two Unit Residential (RT-E 30.0-39.9 DU/AC), and it is located within the Two-
Unit Residential (R-2) Coastal Zoning District.
6.A public hearing was held on September 14, 2023, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by the Newport Beach Municipal Code
(NBMC). Evidence, both written and oral, was presented to and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, 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.
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2.Class 3 exempts the demolition and construction of up to six (6) units in a multi-unit
residential structure in an urbanized area. The proposed project consists of the
demolition of an existing nonconforming 1,610-square-foot fourplex (4-unit dwelling) and
construct a new 1,840-square-foot, three (3)-story, duplex, with two (2) carports, and
two (2)- single-car garages (407-square-feet). The project also includes two (2)
accessory dwelling units (ADUs) above the garages consisting of 310 and 348 square
feet. The four (4) parking spaces proposed would provide conforming parking for the
duplex where there is no existing parking on-site and therefore qualifies within this
exemption.
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.
By 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 3,350 square feet and the proposed floor area
is 2,905 square feet.
b.The proposed development provides the minimum required setbacks, which are
five (5) feet along the front property line abutting East Balboa Boulevard, three (3)
feet along each side property line, and five (5) feet along the rear property line
abutting the alley.
c.The highest guardrail is less than 24 feet from the established grade (9.12 feet
NAVD88) and the highest ridge is no more than 29 feet from the established grade,
which complies with the maximum height requirements.
d.The project includes garage parking for a total of two (2) vehicles in single-car
garages as well as two (2) covered carport spaces, complying with the minimum
four (4)-car parking requirement for duplexes. Pursuant to State Law, the two (2)
ADUs do not require additional parking as they are detached and will be
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01-10-2023
constructed in conjunction with a new multi-unit project. Currently, the site does not
include any parking spaces for the four (4)-unit development. Therefore, on-site
parking is being improved on-site from zero spaces to four (4) spaces for the
proposed duplex. The project’s net increase of four (4) parking spaces will improve
the availability of street parking in the surrounding neighborhood and reduce
impacts to public parking spaces.
2.The neighborhood is predominantly developed with two (2)- and three (3)-story, two (2)-
unit and multi-unit residences. The proposed design, bulk, and scale of the development
are consistent with the existing neighborhood pattern of development.
3.The development is located on an inland property in a developed area approximately
670 feet from the mean high tide line. The project is separated from the Pacific Ocean
by Balboa Boulevard, two (2) rows of residential development, the public boardwalk and
a wide sandy beach (approximately 500 feet wide).
4.The finished floor elevation of the proposed development is 10.40 feet (NAVD88), which
complies with the minimum 9.00-foot (NAVD88) elevation standard. The identified
distances from the coastal hazard areas coupled with the higher finished floor elevation
will help to ensure the project is reasonably safe from coastal hazards for the economic
life of the structure.
5.The property is 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 before 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 before building permit issuance.
6.The project design addresses water quality with a construction erosion control plan and a
post-construction drainage system that includes drainage and percolation features
designed to retain dry weather runoff and minor rain event runoff on-site. Any water not
retained on-site is directed to the City’s storm drain system.
7.Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant
species. Before the issuance of building permits, the final landscape plans will be
reviewed to verify invasive species are not planted.
8.The project site is not located adjacent to a coastal view road, public access way, or coastal
viewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoint is the
Balboa Pier and Peninsula Park more than 1,500 feet away, which is not visible from the
site. The East Ocean Front public boardwalk and beach is approximately 250 feet from the
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site, but the site is not visible from the boardwalk or the beach due to intervening structures.
The proposed duplex and two (2) detached ADUs maintain a building envelope consistent
with the existing neighborhood pattern of development.
9.The project does not contain any unique features that could degrade the visual quality of
the coastal zone. Existing State Law and Title 20 of the NBMC allows two (2) detached
ADUs above a garage up to the height limit of the underlying zoning district if the principal
unit(s) provide code compliant parking (two (2) garage spaces and two (2) carport spaces).
However, California Coastal Commission staff has provided direction stating that State
Law governing ADUs may supersede the Title 21 (Local Coastal Program Implementation
Plan) standards prior to the adoption of updates to Title 21 of the NBMC that would make
Title 21 consistent with State Law. Therefore, the two (2) proposed ADUs are allowed
pursuant to State Law provided there are no impacts to coastal resources. The two (2)
detached ADUs are well below the 24-foot flat roof height limit at approximately 19 feet.
10.The proposed duplex includes a third floor that meets all of the required step backs, height
and floor area limits. The floor area of the ADUs are 310 square feet and 348 square feet.
The total floor area of the development is 445 square feet less the maximum allowable
square footage (2,905 square feet proposed where a maximum of 3,350 square feet is
allowed). Additionally, the project does not contain any unique features that could degrade
the visual quality of the coastal zone. Based on the small size of the units, the overall
square footage of the development, scale of existing development onsite and in the vicinity,
and compatibility with the existing rooflines (the ADUs above the garage are only 19 feet
tall), no impacts to coastal views are anticipated.
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.
Fact 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 (Determination of Public Access/ Recreation
Impacts) requires that the provision of public access bear a reasonable relationship
between the requirement and the project’s impact and be proportional to the impact. In this
case, the project replaces an existing nonconforming four (4) units with a new duplex, a
carport and a detached garage with two (2) ADUs above the detached garage. The existing
four (4) units do not provide any on-site parking therefore, the residents use street parking
or public parking lots in the vicinity. The use of this public parking directly impacts public
access to the surrounding beach area that is a high tourist and visitor destination. The
proposed project will provide the required four (4) parking spaces for the duplex and
improve public access opportunities in the surrounding area by reducing the property’s
reliance on public parking. Additionally, the proposed ADUs are only 310 square feet and
348 square feet, a studio and a one (1) bedroom, which will minimize their demand for
parking. Therefore, the project does not involve a change in land use, density, or intensity
that will result in increased demand for public access and recreation opportunities.
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Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
2.Vertical access to the East Ocean Front beach and the Pacific Ocean is available across
Balboa Boulevard East along Coronado Street to where it meets the public boardwalk. The
terminus of Coronado Street and the public boardwalk is approximately 250 feet south of
the site. Lateral access is also available on the public boardwalk and beach. The project
does not include any features that would obstruct access along these routes.
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 under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit (PA2023-0087), subject to the conditions outlined 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 by the provisions of Title 21 Local Coastal Program
(LCP) 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) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF SEPTEMBER 2023.
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
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 the issuance of a building permit, the accessory dwelling units (ADUs) shall require
a deed restriction that prohibits separate sale of the ADU and prohibits rental or leasing
of the ADUs for 30 days or less.
3.All parking spaces shall remain clear and free obstructions for the parking of vehicles.
No storage (except for the parking of vehicles) is allowed within the required parking
spaces. The carport spaces shall remain accessible through the garage at all times.
4.No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains 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.
5.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 under 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.
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6.Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
7.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.
8.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.
9.Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
10.Revisions to the approved plans may require an amendment to this coastal development
permit or the processing of a new coastal development permit.
11.The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
12.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 be caused by the revocation of this
coastal development permit.
13.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 are detrimental to the public health, and welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
14.Before the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
15.Before the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
16.Before issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
17.Before the issuance of a building permit, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive
14
Zoning Administrator Resolution No. ZA2023-###
Page 8 of 9
01-10-2023
plant species, and water-efficient irrigation design. The plans shall be approved by the
Planning Division.
18. All landscape materials and irrigation systems shall be maintained by 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.
19. Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are
not allowed on Saturdays, Sundays, or Holidays.
20. 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. The maximum noise shall be limited to no more than depicted below for the
specified periods unless the ambient noise level is higher:
Between the hours of 7:00 AM
and 10:00 PM
Between the hours of 10:00
PM and 7:00 AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
21. Before the issuance of the building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
22. 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.
23. This Coastal Development Permit filed as PA2023-0087 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.
24. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless 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) of
15
Zoning Administrator Resolution No. ZA2023-###
Page 9 of 9
01-10-2023
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City’s approval of Sedrak Residence CDP including but not limited to,
Coastal Development Permit filed as PA2023-0087. 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,
or proceeding whether incurred by the applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all the City's costs,
attorneys' fees, and damages, which the 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 this
condition.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Coastal Development Permit
PA2023-0087
216 East Balboa Boulevard
Subject Property
Subject Property
18
Attachment No. ZA 3
Project Plans
19
T-01
COVER SHEET
Revisions
Drawing Title
Date:07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn:A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
VICINITY MAP
GENERAL NOTES
BMP. NOTES
BUILDING DATA
PROJECT DESCRIPTION (SCOPE OF WORK):
BUILDING CODE:
STRUCTURAL:
ARCHITECTURAL:
TEAM MEMBERS
SHEET INDEX
ARCHITECTURAL
BUILDING AND OTHER AREA:
ÿ
NPDES NOTES
USE OCCUPANCY AND FLOOR AREA:
PROJECT LOCATION
GRADE ESTABLISHMENT:
DEFERRED SUBMITTAL:
“”
NOTES
20
T-02
GENERAL NOTES
Revisions
Drawing Title
Date:07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn:A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
21
T-03
GENERAL NOTES
Revisions
Drawing Title
Date:07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn:A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
22
T-04
GENERAL NOTES
Revisions
Drawing Title
Date:07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn:A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
23
19'-2"5'-0"50'-7"5'-0"
24'
-
0
"
3'-0
"
3'-
0
"
24
'
-
0
"
3'-
0
"
3'-0
"
24
'
-
0
"
3'-0
"
3'-
0
"
GRADE ESTABLISHMENT
A-01
GRADE ESTABLISHMENTCALCULATION
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
GRADE ESTABLISHMENT CAL.
24
A A
DNB B
2%MIN.2%MIN.2%MIN.
2%MIN.
2%MIN.
2%MIN.2%MIN.2%MIN.
2%MIN.
2%MIN.
TRENCH DRAIN
TRENCH DRAIN
TRENCH DRAIN
CLEAN OUTSEE CITYSTD-406
3'-0
"
2'-4
"
3'-
0
"
3'-0"2'-0"28'-9"2'-6"22'-8"5'-0"
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊⅊
3'-
8
"
3'-0
"
11
'
-
3
"
3'-
0
"
9'-
1
"
15'-11"
15
'
-
1
0
"
3:1
2
5'-1
0
"
23'-10"
20'-9"
36'-0"
3:1
2
3:1
2
3:1
2
EL 31.56TOP OFGUARDRAIL
EL 31.56
TOP OFGUARDRAIL
38.12RIDGE HEIGHTMAX. BUILDINGHEIGHT
38.12RIDGE HEIGHTMAX. BUILDINGHEIGHT
EL 31.56
TOP OFGUARDRAIL
28.06 F.F.THIRD FLOOR(DECK)
28.40 F.F.MAX. HEIGHTROOF TOP (ADU)
19.23 F.F.(ADU) SECONDFLOOR
EL 22.73
TOP OFGUARDRAIL
x A CERTIFIED BUILDING HEIGHT CERTIFICATION MUST BE
SUBMITTED AFTER FRAMING AND INSTALLATION OF THE ROOFMATERIAL. MEASURE FROM AVERAGE CURB AS DETERMINED BY
TOPOGRAPHIC SURVEY.
x THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT
IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FORALL PERMITS ISSUED AFTER JUNE 01, 2019 AS REQUIRED BY
NBMC SECTION 15.02.095.
x PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTSREQUIRING FENCING (NEW STRUCTURE OR ADDITION AND
REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOORAREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA
OF THE PROPOSED STRUCTURE) IN DESIGNATED “HIGH DENSITYAREAS”. PROJECT SIGN SHALL COMPLY WITH NBMC SECTION
15.60.030.
NOTES
A-02
SITE PLAN
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
SITE PLAN
25
A A
UP
19'-6"
3'-0
"
3'-0
"
19'-0"10'-0"6"2'-6"6"
4"
19'-3"
14'-0"
5'-0"4"
12
'
-
6
"
6"
11
'
-
0
"
13'-5"2'-6"
6"
5'-0"6"
5'-0"4"6"
11'
-
8
"
6"
7'-6
"
4"
4"5'-0"
4"
4"10'-10"
6"
3'-0
"
3'-0
"STAIR16 STEPS6.62" RISERS11" TREADS
2'-6"
2'-6"
B B
LANDING
MAIN HOUSE#18' FLAT CEILING
LIVING ROOM8' FLAT CEILING
KITCHEN
8' FLAT CEILING
BEDROOM
8' FLAT CEILING
BEDROOM
8' FLAT CEILING
GARAGE8' FLAT CEILING
GARAGE8' FLAT CEILING
WASHER DRYER
3'-8
"
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊⅊
10.40 F.F.FIRST FLOOR
W30W45W25
W45
D10
D10
D25
D40
D40
D45
7'-8
"
6"
4"
3'-8
"
4"
3'-
6
"
4"
7'-
2
"
6"
D10
D10
4"
4"19'-0"
3'-0"
9'-6
"
4"
9'-6
"
6"
16 STEPS6.62" RISERS10" TREADS
UP
STAIRLANDING
6"
3'-0
"Ø=30"
W30
W35
D45
DNUP
Ø=30"
Ø=30"
4"5'-0"4"4"12'-7"10'-10"6"2'-0"6"11'-8"4"
6'-
5
"
4"
3'-6
"
6"
8'-7
"
3'-8
"
3'-0
"
4"
4'-
7
"
6"
3'-8
"
3'-8
"
9'-0"6"4"
6"
18'-5"6"2'-6"
2'-6"
14'-2"6"13'-9"4'-0"6"2'-6"
5'-0"
3'-0
"
6"
10'
-
3
"
6"3'-4"
4"
A A
B B
1"
1"
ADU #18' FLAT CEILING
ADU #28' FLAT CEILING
BEDROOM8' FLAT CEILING
MAIN HOUSE#28' FLAT CEILING
LIVING ROOM8' FLAT CEILING
KITCHEN8' FLAT CEILING
MASTERBEDROOM
8' FLAT CEILING
BEDROOM8' FLAT CEILING
STAIR16 STEPS6.62" RISERS11" TREADS
SEE SHEET AD-01FOR GUARDRAILDETAILS
SEE SHEET AD-01FOR GUARDRAILDETAILS
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊⅊
W40 W05 W05
W45
W45
W20W20
W10
D20
D20
D40
D40
D45
19.23 F.F.SECOND FLOOR
5'-0"
7'-
2
"
6"
3'-
0
"
6"
3'-6
"
11'
-
0
"
6"
4"
5'-8"
6"
3'-0
"
6"
DINING8' FLAT CEILING
6"
12
'
-
3
"
6"
10'
-
3
"
6"
6"
4'-0"
W10
20'
-
0
"
6"
3'-0
"
9'-0"8'-11"
11
'
-
8
"
6"
3'-0
"
5'-0"6"4"10'-0"4"6'-0"12'-9"6"3'-1"5'-0"
11
'
-
8
"
4"
6"
3'-0
"
19.23 F.F.SECOND FLOOR
W25W25 W45
W45
W10
D30
D20
D45
D45
D40
D40
A-03
FIRST & SECOND FLOORPLANS
FIRST FLOOR PLAN
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
SECOND FLOOR PLAN
26
DN
PROVIDE GASCONNECTION FIRE PIT AREA
JACUZZI
A A
B B
2%MIN.
2%MIN.
SEE SHEET AD-01FOR GUARDRAILDETAILS
2%MIN.
2%MIN.
2%MIN
.
2%MIN
.
2%MIN
.
2%MIN
.
SEE SHEET AD-01FOR GUARDRAILDETAILS
79.82'⅊
79.80'
30
.
0
0
'
30
.
0
1
'
⅊
⅊⅊
SEE SHEET AD-01FOR DRAINAGEDETAILS
2%MIN.
2%MIN.
2%MIN.
2%MIN.
2%MIN.
2%MIN.2%MIN.
5'-0"15'-10"6"3'-0"3'-0"4"
4"7'-0"6"
3'-3
"
4"
5'-6
"
4"
9'-3
"
6"
2'-0
"
3'-
0
"
6"
2'-4
"
3'-0
"
9'-1
"
6"
W55
W55
W50
MAX. CEILINGHEIGHT 5'-11"DEDUCTED FROMTOTAL SQUAREFOOTAGE
MAX. CEILINGHEIGHT 5'-11"DEDUCTED FROMTOTAL SQUAREFOOTAGE
W60
W60
D35
D55
D50
D55
D50
21'-0"
23'-11"36'-0"
12'-2"3'-8"1'-0"4'-0"28'-10"2'-6"
4"
10'-7"1'-5"2'-0"31'-8"2'-6"
3'-
0
"
24
'
-
0
"
3'-0
"
5'-0"
FIRST FLOOREXTERIOR WALL
FIRST FLOOREXTERIOR WALL
PONY WALL
PONY WALL
28.06 F.F.THIRD FLOOR(DECK)
EL 31.56
TOP OFGUARDRAIL
EL 31.56
TOP OFGUARDRAIL
19.23 F.F.(ADU) SECONDFLOOR
EL 22.73
TOP OFGUARDRAIL
28.40 F.F.MAX. HEIGHTROOF TOP (ADU)
EL 31.56
TOP OFGUARDRAIL
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
10.40 F.F.
FIRST FLOOR
19.39 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.39 T.PL.
8'-
0
"
1'-
0
"
8'-
0
"
(MAIN HOUSE) CEILING
28.39 F.F.
THIRD FLOOR 1'-
0
"
9'-
9
"
9.12
GRADEESTABLISHMENT
1'-
3
"
29
'
-
0
"
38.12
MAX. BUILDINGHEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOFHEIGHT
10
"
8'-
0
"
29
'
-
0
"
24
'
-
0
"
10
"
8'-
0
"
9.12
GRADEESTABLISHMENT
38.12
MAX. BUILDINGHEIGHT
33.12
MAX. FLAT ROOFHEIGHT
3'-
6
"
3'-6
"
GARAGE CEILING AND WALLMUST BE 5/8" TYPE "X" GYP.BOARD w/1-HOUR FIRERESISTANCE RATED UP TOCEILING
INSUL.SEE T24
INSUL.SEE T24
INSUL.SEE T24INSUL.SEE T24
INSUL.SEE T24
INSUL.SEE T24
INSUL.SEE T24
SEE SHEET AD-01FOR GUARDRAILDETAILS
PONY WALLGLASS RAILING
7'-
0
"
MIN
.
C
L
R
.
31.89
TOP OFGUARDRAIL
22.89TOP OFGUARDRAIL
31.89
TOP OFGUARDRAIL
22.89TOP OFGUARDRAIL
x THIRD FLOOR WILL NOT BE USED AS AN ADU
x THERE SHALL BE NO FACILITIES USED FOR FOOD PREPARATION
WITHIN, OR BE USED FOR RESIDENTIAL PURPOSES SEPARATELY ORINDEPENDENTLY FROM OCCUPANTS OF PRINCIPLE STRUCTURE
THIRD FLOOR NOTES
A-04
THIRD FLOOR PLANSECTION A-A
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
THIRD FLOOR PLAN
SECTION A-A
27
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
8'-
0
"
10
"
8'-
0
"
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
10
"
10
'
-
1
"
9.12
GRADEESTABLISHMENT
1'-
3
"
29
'
-
0
"
38.12
MAX. BUILDINGHEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOFHEIGHT
10
"
8'-
0
"
29
'
-
0
"
24
'
-
0
"
10
"
8'-
0
"
3'-6
"
3'-6
"
SEE SHEET AD-01FOR GUARDRAILDETAILS
SEE SHEET AD-01FOR GUARDRAILDETAILS
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
9.12
GRADEESTABLISHMENT
38.12
MAX. BUILDINGHEIGHT
33.12
MAX. FLAT ROOFHEIGHT
INSUL.SEE T24INSUL.SEE T24
INSUL.SEE T24 INSUL.SEE T24
6'-8
"
MIN
.
C
L
R
.
PONY WALL GLASS RAILING
31.56
TOP OFGUARDRAIL
22.73
TOP OFGUARDRAIL
31.56
TOP OFGUARDRAIL
22.73
TOP OFGUARDRAIL
29
'
-
0
"
24
'
-
0
"
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
8'-
0
"
10
"
8'-
0
"
(MAIN HOUSE) CEILING
28.06 F.F.THIRD FLOOR
10
"
10
'
-
1
"
9.12
GRADEESTABLISHMENT
1'-
3
"
29
'
-
0
"
38.12
MAX. BUILDINGHEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOFHEIGHT
3'-6
"
3'-6
"
SEE SHEET AD-01FOR GUARDRAILDETAILS
SEE SHEET AD-01FOR GUARDRAILDETAILS
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
9.12
GRADEESTABLISHMENT
38.12
MAX. BUILDINGHEIGHT
33.12
MAX. FLAT ROOFHEIGHT
7'-0
"
MIN
.
C
L
R
.
PONY WALLGLASS RAILING
8'-
0
"
10
"
8'-
0
"
10
"
10
'
-
1
"
1'-
3
"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
5'-0"5'-0"
2'-6"
31.56
TOP OFGUARDRAIL
22.73
TOP OFGUARDRAIL
31.56
TOP OFGUARDRAIL
22.73
TOP OFGUARDRAIL
12 3123 12 3123
A-05
SECTION B-BEAST ELEVATION VIEW
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
SECTION B-B
EAST ELEVATION
28
29
'
-
0
"
24
'
-
0
"
10.40 F.F.FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.(MAIN HOUSE) CEILING
27.23 T.PL.
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
9.12GRADEESTABLISHMENT
29
'
-
0
"
38.12
MAX. BUILDINGHEIGHT
24
'
-
0
"
33.12MAX. FLAT ROOFHEIGHT
3'-6
"
SEE SHEET AD-01FOR GUARDRAILDETAILS
SEE SHEET AD-01FOR GUARDRAILDETAILS
10.40 F.F.FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40(ADU) MAX. HEIGHT
9.12GRADEESTABLISHMENT
38.12
MAX. BUILDINGHEIGHT
33.12MAX. FLAT ROOFHEIGHT
6'-8
"
MIN
.
C
L
R
.
PONY WALL GLASS RAILING
3'-
6
"
8'-
0
"
10
"
8'-
0
"
10
"
1'-
3
"
8'-
0
"
10
"
8'-
0
"
10
"
10
'
-
1
"
1'-
3
"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
5'-0"5'-0"
2'-6"
31.56
TOP OFGUARDRAIL
22.73
TOP OFGUARDRAIL
31.56
TOP OFGUARDRAIL
22.73
TOP OFGUARDRAIL
12 3123 12 3123
29
'
-
0
"
24
'
-
0
"
10.40 F.F.
FIRST FLOOR
19.23 F.F.
(ADU) SECOND FLOOR
18.40 T.PL.
(GARAGE) CEILING
28.06 F.F.
(ADU)
27.23 T.PL.
(ADU) CEILING
28.40
(ADU) MAX. HEIGHT
9.12
GRADEESTABLISHMENT
38.12
MAX. BUILDINGHEIGHT
33.12
MAX. FLAT ROOFHEIGHT
PONY WALL
3'-
6
"
PONY WALL
8'-
0
"
10
"
8'-
0
"
10
"
1'-
3
"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
3'-0"3'-0"
31.56
TOP OFGUARDRAIL
22.73TOP OFGUARDRAIL
10.40 F.F.
FIRST FLOOR
19.23 F.F.
SECOND FLOOR
18.40 T.PL.
(MAIN HOUSE) CEILING
27.23 T.PL.
8'-
0
"
10
"
8'-
0
"
(MAIN HOUSE) CEILING
28.06 F.F.
THIRD FLOOR
10
"
10
'
-
1
"
9.12
GRADEESTABLISHMENT
1'-
3
"
29
'
-
0
"
38.12
MAX. BUILDINGHEIGHT
24
'
-
0
"
33.12
MAX. FLAT ROOFHEIGHT
3'-6
"
3'-
6
"
SEE SHEET AD-01FOR GUARDRAILDETAILS
SEE SHEET AD-01FOR GUARDRAILDETAILS
GLASSRAILING
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
3'-0"3'-0"
31.56
TOP OFGUARDRAIL
22.73TOP OFGUARDRAIL
A-06
ELEVATION VIEWS
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
WEST ELEVATION
NORTH ELEVATION SOUTH ELEVATION
29
DOOR SCHEDULE
NO.DESCRIPTION WIDTH HEIGHT NOTE
D-20 MAIN ENTRANCE 3'-0"7'-0"CUSTOM DOOR - SHALL HAVE
ONE DOOR LEAF 36" WIDE
GARAGE ROLL UP 8'-0"7'-6"AUTOMATIC - CHECK MFGR'SINSTRS. FOR REQUIREMENT &
DIMENSIONS - FIELD VERIFY
6'-0"6'-8"
9'-0"7'-0"
16'-0"
2'-6"D-40
EXTERIOR SLIDING
2'-10"D-45 INTERIOR SINGLE
2'-6"D-50 INTERIOR SINGLE
2'-10"INTERIOR SINGLE
EXTERIOR SLIDING
D-10
EXTERIOR SLIDING 7'-0"
D-25
D-30
D-35
INTERIOR SINGLE 7'-0"
7'-0"
D-55 6'-8"
6'-8"
4'-0"4'-0"
7'-6"
4'-0"3'-2"
6'-0"
2'-6"2'-6"
3'-0"4'-0"
7'-6"3'-8"
6'-6"4'-0"
4'-0"
4'-0"
3'-0"2'-6"
6'-8"
6'-8"
7'-0"
WINDOW SCHEDULE
NO.ROUGH WIDTH ROUGH HEIGHT HEAD HEIGHT NOTE
7'-0"
7'-0"
7'-0"
7'-0"
7'-0"
7'-0"
W-10
W-20
W-25
W-30
W-35
W-40
W-45
W-55
W-60
2'-6" 2'-6"7'-0"W-05
TEMPERED - FIX
2'-6" 1'-6" 6'-8"W-50 TEMPERED - FIX
FIX
EGRESS WINDOW
EGRESS WINDOW
TEMPERED - FIX
CASEMENT
CASEMENT
CASEMENT
CASEMENT
CASEMENT
1. ALL NEW WINDOWS ARE DUAL GLAZED U.N.O.
2. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT LABELS.3. ALL TEMPERED GLASS TO BE ETCH MARKED.
4. ONE WINDOW IN EACH BEDROOM MUST HAVE AT LEAST 5.7 S.F. OPENABLE AREA WITH FINISHED SILL NO MORETHAN 44" ABOVE FLOOR LEVEL, MIN. OPENING HEIGHT OF 24" & MIN. OPENING WIDTH OF 20" (CLEAR).
5. ALL WINDOWS WHERE GLAZING AREA IS >9 S.F. TO BE TEMPERED6. ALL WINDOWS WHERE GLAZING AREA'S BOTTOM EDGE IS <18" ABV. F.F. & TOP EDGE IS >36" ABV. F.F. TO BE
TEMPERED.7. WHERE A WINDOW IS LOCATED HIGHER THAN 72" ABOVE ADJACENT GRADE OR FINISHED SURFACE ON THE
OPPOSITE SIDE, THE LOWER PART OF THE OPENING SHALL BE 24" MIN. ABOVE THE ROOM FINISH FLOOR
SURFACE. R612.2
ALL WINDOW AND DOOR SIZES ARE NOMINAL SIZES, THEY ARE SUBJECT TO CHANGE UPON FINAL MANUFACTURERSELECTION. CONTRACTOR TO PROVIDE CUT SHEETS AND SHOP DRAWINGS TO ARCHITECT FOR APPROVAL PRIOR TO
ORDERING.
x EGRESS DOOR. NOT LESS THAN ONE EGRESS DOOR SHALL BE PROVIDED FOR EACH DWELLING UNIT. THE
EGRESS DOOR SHALL BE SIDE-HINGED, AND SHALL PROVIDE A CLEAR WIDTH OF NOT LESS THAN 32 INCHES(813 MM) WHERE MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90
DEGREES (1.57 RAD).x THE CLEAR HEIGHT OF THE DOOR OPENING SHALL BE NOT LESS THAN 78 INCHES (1981 MM) IN HEIGHT
MEASURED FROM THE TOP OF THE THRESHOLD TO THE BOTTOM OF THE STOP. OTHER DOORS SHALL NOT BEREQUIRED TO COMPLY WITH THESE MINIMUM DIMENSIONS. EGRESS DOORS SHALL BE READILY OPENABLE FROM
INSIDE THE DWELLING WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT. (R311.2)
x FLOORS AND LANDINGS AT EXTERIOR DOORS. THERE SHALL BE A LANDING OR FLOOR ON EACH SIDE OF EACH
EXTERIOR DOOR. THE WIDTH OF EACH LANDING SHALL BE NOT LESS THAN THE DOOR SERVED. EVERY LANDINGSHALL HAVE A DIMENSION OF NOT LESS THAN 36 INCHES (914 MM) MEASURED IN THE DIRECTION OF TRAVEL.
THE SLOPE AT EXTERIOR LANDINGS SHALL NOT EXCEED 1/4 UNIT VERTICAL IN 12 UNITS HORIZONTAL (2PERCENT). (R311.3)
DOOR & WINDOW NOTES NOTES
AN EMERGENCY ESCAPE AND RESCUE OPENING SHALL MEET ALL OF THE FOLLOWING (R310):
x A NET CLEAR OPENING AREA OF NOT LESS THAN 5.7 SQ. FT. (5.0 SQ. FT. FOR GRADE – FLOOR WINDOW).
x MINIMUM CLEAR OPENING HEIGHT OF 24”.x MINIMUM CLEAR OPENING WIDTH OF 20”.
x THE BOTTOM OF WINDOW OPENING SHALL NOT BE MORE THAN 44” FROM THE FLOOR.x SHALL OPEN DIRECTLY INTO A PUBLIC WAY, OR, TO A YARD OR COURT THAT OPENS TO A PUBLIC WAY. YARD OR
COURT MUST COMPLY WITH THE DEFINITION: “AN OPEN SPACE, UNOBSTRUCTED FROM THE GROUND TO THESKY.” THEREFORE, INGRESS/EGRESS OPENINGS WHICH OPEN UNDER OR ONTO DECKS, ROOFS, OR COVERED
PATIOS ARE NOT ACCEPTABLE. R310.1xWINDOW CONTROL OPENING DEVICE SHALL NOT REDUCE THE REQUIRED NET CLEAR OPENING AREA OF THEWINDOW. R 312.2.2.
EGRESS WINDOW
A-07
DOOR & WINDOWSCHEDULES
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
30
+15
+80
1. ALL LIGHTS SHALL BE HIGH EFFICIENCY.
2. NO VACEY SENSOR OR TIMMER IN CLOSET LESS THAN 70 SQ.FT.
3. ALL 15 & 20-AMP BRANCH CIRCUIT(S) SERVING DWELLING UNIT OUTLETS AND ALL CIRCUITS MUST BE AN
ARC-FAULT CIRCUIT INTERRUPTER(S) PROTECTED.
4. VERIFY AT (E) BEDROOM RECEPTACLES ARE TO BE LOCATED IN A WALL EVERY 12 LINEAR FEET SO THAT AFIXTURE WILL NOT BE MORE THAN 6 FEET FROM ANY RECEPTACLE.
5. RECEPTACLES AT THE FRONT AND REAR OF HOME SHALL BE WITHIN 6'-6" OF GRADE. SUCH RECEPTACLES SHALL
BE WATERPROOF & GFCI PROTECTED.
6. ALL EXTERIOR LIGHTING SHALL BE WATER PROOF, ALL EXTERIOR ELECTRICAL OUTLETS SHALL BE WATER PROOFAND BE GFI PROTECTED.
7. ALL OUTDOOR LIGHTING SHALL BE HIGH EFFICACY.
8. AT LEAST ONE 20 AMP BRANCH CIRCUIT SHALL BR PROVIDE TO SUPPLY BATHROOM RECEPTACLE OUTLETS.
SUCH CIRCUITS SHALL HAVE ON OTHER OUTLETS.
9. GROUND FAULT CIRCUIT INTERRUPTER (GFI) RECEPTACLE PROTECTION IS REQUIRED IN THE BATH, GARAGE,OUTDOORS, UNDER FLOOR SPACE, KITCHEN COUNTERS, UNFINISHED BASEMENTS AND LAUNDRY/UTILITY/WETBAR SINKS (WHERE THE RECEPTACLE IS WITHIN 6 FT OF THE OUTSIDE SINK EDGE).
10. THE KITCHEN IS REQUIRED TO HAVE A MECHANICAL EXHAUST FAN DUCTED TO THE OUTSIDE, THE RANGE HOOD
OVER THE STOVE MUST VENT TO THE OUTSIDE WITH A MINIMUM VENTILATION RATE OF 100 CFM AND USE 6"ØDUCT MIN. THE DUCTING FOR THE EXHAUST FAN SHALL BE SIZED ACCORDING TO ASHRAE STANDARD 62.2
TABLE 7.1.
11. THE LOCAL EXHAUST FANS IN THE BATHROOMS AND KITCHENS WILL DETERMINE THE MIN. VENTILATION RATE PERASHRAE STANDARD 62.2 EQU. 4.1(a). BATHROOM USE 4"Ø DUCT MIN. SIZE THAT ACCORDING TO ASHRAE
STANDARD 62.2 TABLE 7.1 AND THIS EXHAUST FAN SHALL OPERATED CONTINUOUSLY.
12. VERIFY WITH OWNER ON ALL ELECTRICAL WIRING & SPECIFICATIONS PRIOR TO INSTALLATIONS.
13. SPEAKER/ VIDEO CABLE AND PHONE WIRING TO BE SPECIFIED BY OWNER.
14. ALL FAN SYSTEMS EXHAUSTING AIR FROM THE BUILDING ENVELOPE TO THE OUTSIDE SHALL BE PROVIDED WITHBACK-DRAFT DAMPERS.
15. ALL LIGHTING FIXTURES IN THE KITCHEN MUST BE HIGH EFFICACY CONTROLLED BY EITHER A DIMMER SWITCH OR
VACANCY SENSOR THAT REQUIRES A MANUAL ON ACTIVATION. UNDER CABINETS LIGHTING REQUIRES SEPARATESWITCH FROM OTHER LIGHTING SYSTEM.
16. ALL LIGHT FIXTURES SHALL CONTAIN BULBS THAT ARE LABELED AS JAS-2016. SCREW BASE BULBS ARE
PERMITTED, EXCEPT IN RECESSED LIGHTING FIXTURES.
17. RECESSED LIGHTING SHALL BE LISTED AS IC (ZERO CLEARANCE TO INSULATION) AND AT (AIR TIGHT), BESEALED/CAULKED BETWEEN THE FIXTURE HOUSING AND CEILING, SHALL NOT CONTAIN A SCREW BASE SOCKET,
AND CONTAIN BULBS MARKED WITH JAS-20 16-E EFFICIENCY LABEL.
18. LIGHTING FIXTURES LOCATED WITHIN 3 FEET HORIZONTALLY AND S FEET VERTICALLY OF THE BATHROOM RIM ORSHOWER STALL THRESHOLD V SHALL BE LISTED FOR A DAMP LOCATION, OR LISTED FOR WET LOCATIONS WHERE
SUBJECT TO SHOWER SPRAY.
19. LIGHTING IN BATHROOMS, GARAGES, LAUNDRY AND UTILITY ROOMS MUST BE JA8 HIGH EFFICACY LIGHTING ANDAT LEAST ONE FIXTURE MUST HAVE VACANCY SENSORS. (SEC 150.0(K) 2J)
20. OTHER ROOMS MUST HAVE HIGH EFFICACY LIGHTING WITH JAS-20 16 BULBS AND HAVE VACANCY SENSORS
OR DIMMERS. CLOSETS AND HALLWAYS UNDER 70 SQUARE FEET ARE EXEMPT.
21. OUTDOOR LIGHTING MUST BE MOUNTED ON THE BUILDING AND BE JA8 HIGH EFFICACY, INCLUDING ON/OFFSWITCH AND HAVE PHOTO-CELL AND MOTION SENSOR, OR PHOTO CONTROL AND AUTOMATIC TIME SWITCH OR
ASTRONOMICAL TIME CLOCK OR ENERGY MANAGEMENT CONTROL SYSTEM.
22. AT LAST ONE 20 AMP BRANCH CIRCUIT SHALL BE PROVED TO SUPPLY BATHROOM AND LAUNDRY RECEPTACLEOUTLETS. SUCH CIRCUITS SHALL HAVE NO 0THER OUTLETS.
23. SMOKE DETECTORS AND CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED AND HARWIRED WITHBATTERY BACKUP (R314,R315)
VERIFY WITH OWNER ON ALL ELECTRICAL WIRING & SPECIFICATIONS PRIOR TO INSTALLATIONS.
ELECTRICAL NOTES
UL 2034/2075 RATED CARBON MONOXIDE ALARM
UL 217 RATED SMOKE DETECTOR
DUPLEX RECEPTACLE, FLUSH MOUNTED, NEAM 5-20R, 20 AMP.125 VOLT. +15" MIN. TAMPER RESISTANT TYPE
GFCI OUTLET
WEATHERPROOF GFCI OUTLET
BATHROOM EXHAUST FAN w/50 cfm MIN. & HUMIDISTATNUSWITCHED
RECESSED CAN LIGHT, FLUORESCENT OR LED RATE
ELECTRICAL LEGEND
SINGLE POLE LIGHT SWITCH, 20A, 250V.
THREE-WAY SWITCH
FOUR-WAY SWITCH
WALL MOUNTED LIGHT FIXTURE FLUORESCENT OR LED RATE
MOTION SENSORS
VACANCY SENSORS
FAN & LIGHT FIXTURE, CEILING MOUNT
E-01
SCHEMATIC ELECTRICALPLAN - FIRST FLOOR
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
SCHEMATIC ELECTRICAL PLAN
FIRST FLOOR
31
+15
+80
+15
1. ALL LIGHTS SHALL BE HIGH EFFICIENCY.
2. NO VACEY SENSOR OR TIMMER IN CLOSET LESS THAN 70 SQ.FT.
3. ALL 15 & 20-AMP BRANCH CIRCUIT(S) SERVING DWELLING UNIT OUTLETS AND ALL CIRCUITS MUST BE AN
ARC-FAULT CIRCUIT INTERRUPTER(S) PROTECTED.
4. VERIFY AT (E) BEDROOM RECEPTACLES ARE TO BE LOCATED IN A WALL EVERY 12 LINEAR FEET SO THAT AFIXTURE WILL NOT BE MORE THAN 6 FEET FROM ANY RECEPTACLE.
5. RECEPTACLES AT THE FRONT AND REAR OF HOME SHALL BE WITHIN 6'-6" OF GRADE. SUCH RECEPTACLES SHALL
BE WATERPROOF & GFCI PROTECTED.
6. ALL EXTERIOR LIGHTING SHALL BE WATER PROOF, ALL EXTERIOR ELECTRICAL OUTLETS SHALL BE WATER PROOFAND BE GFI PROTECTED.
7. ALL OUTDOOR LIGHTING SHALL BE HIGH EFFICACY.
8. AT LEAST ONE 20 AMP BRANCH CIRCUIT SHALL BR PROVIDE TO SUPPLY BATHROOM RECEPTACLE OUTLETS.
SUCH CIRCUITS SHALL HAVE ON OTHER OUTLETS.
9. GROUND FAULT CIRCUIT INTERRUPTER (GFI) RECEPTACLE PROTECTION IS REQUIRED IN THE BATH, GARAGE,OUTDOORS, UNDER FLOOR SPACE, KITCHEN COUNTERS, UNFINISHED BASEMENTS AND LAUNDRY/UTILITY/WETBAR SINKS (WHERE THE RECEPTACLE IS WITHIN 6 FT OF THE OUTSIDE SINK EDGE).
10. THE KITCHEN IS REQUIRED TO HAVE A MECHANICAL EXHAUST FAN DUCTED TO THE OUTSIDE, THE RANGE HOOD
OVER THE STOVE MUST VENT TO THE OUTSIDE WITH A MINIMUM VENTILATION RATE OF 100 CFM AND USE 6"ØDUCT MIN. THE DUCTING FOR THE EXHAUST FAN SHALL BE SIZED ACCORDING TO ASHRAE STANDARD 62.2
TABLE 7.1.
11. THE LOCAL EXHAUST FANS IN THE BATHROOMS AND KITCHENS WILL DETERMINE THE MIN. VENTILATION RATE PERASHRAE STANDARD 62.2 EQU. 4.1(a). BATHROOM USE 4"Ø DUCT MIN. SIZE THAT ACCORDING TO ASHRAE
STANDARD 62.2 TABLE 7.1 AND THIS EXHAUST FAN SHALL OPERATED CONTINUOUSLY.
12. VERIFY WITH OWNER ON ALL ELECTRICAL WIRING & SPECIFICATIONS PRIOR TO INSTALLATIONS.
13. SPEAKER/ VIDEO CABLE AND PHONE WIRING TO BE SPECIFIED BY OWNER.
14. ALL FAN SYSTEMS EXHAUSTING AIR FROM THE BUILDING ENVELOPE TO THE OUTSIDE SHALL BE PROVIDED WITHBACK-DRAFT DAMPERS.
15. ALL LIGHTING FIXTURES IN THE KITCHEN MUST BE HIGH EFFICACY CONTROLLED BY EITHER A DIMMER SWITCH OR
VACANCY SENSOR THAT REQUIRES A MANUAL ON ACTIVATION. UNDER CABINETS LIGHTING REQUIRES SEPARATESWITCH FROM OTHER LIGHTING SYSTEM.
16. ALL LIGHT FIXTURES SHALL CONTAIN BULBS THAT ARE LABELED AS JAS-2016. SCREW BASE BULBS ARE
PERMITTED, EXCEPT IN RECESSED LIGHTING FIXTURES.
17. RECESSED LIGHTING SHALL BE LISTED AS IC (ZERO CLEARANCE TO INSULATION) AND AT (AIR TIGHT), BESEALED/CAULKED BETWEEN THE FIXTURE HOUSING AND CEILING, SHALL NOT CONTAIN A SCREW BASE SOCKET,
AND CONTAIN BULBS MARKED WITH JAS-20 16-E EFFICIENCY LABEL.
18. LIGHTING FIXTURES LOCATED WITHIN 3 FEET HORIZONTALLY AND S FEET VERTICALLY OF THE BATHROOM RIM ORSHOWER STALL THRESHOLD V SHALL BE LISTED FOR A DAMP LOCATION, OR LISTED FOR WET LOCATIONS WHERE
SUBJECT TO SHOWER SPRAY.
19. LIGHTING IN BATHROOMS, GARAGES, LAUNDRY AND UTILITY ROOMS MUST BE JA8 HIGH EFFICACY LIGHTING ANDAT LEAST ONE FIXTURE MUST HAVE VACANCY SENSORS. (SEC 150.0(K) 2J)
20. OTHER ROOMS MUST HAVE HIGH EFFICACY LIGHTING WITH JAS-20 16 BULBS AND HAVE VACANCY SENSORS
OR DIMMERS. CLOSETS AND HALLWAYS UNDER 70 SQUARE FEET ARE EXEMPT.
21. OUTDOOR LIGHTING MUST BE MOUNTED ON THE BUILDING AND BE JA8 HIGH EFFICACY, INCLUDING ON/OFFSWITCH AND HAVE PHOTO-CELL AND MOTION SENSOR, OR PHOTO CONTROL AND AUTOMATIC TIME SWITCH OR
ASTRONOMICAL TIME CLOCK OR ENERGY MANAGEMENT CONTROL SYSTEM.
22. AT LAST ONE 20 AMP BRANCH CIRCUIT SHALL BE PROVED TO SUPPLY BATHROOM AND LAUNDRY RECEPTACLEOUTLETS. SUCH CIRCUITS SHALL HAVE NO 0THER OUTLETS.
23. SMOKE DETECTORS AND CARBON MONOXIDE ALARMS SHALL BE INTERCONNECTED AND HARWIRED WITHBATTERY BACKUP (R314,R315)
VERIFY WITH OWNER ON ALL ELECTRICAL WIRING & SPECIFICATIONS PRIOR TO INSTALLATIONS.
ELECTRICAL NOTES
UL 2034/2075 RATED CARBON MONOXIDE ALARM
UL 217 RATED SMOKE DETECTOR
DUPLEX RECEPTACLE, FLUSH MOUNTED, NEAM 5-20R, 20 AMP.125 VOLT. +15" MIN. TAMPER RESISTANT TYPE
GFCI OUTLET
WEATHERPROOF GFCI OUTLET
BATHROOM EXHAUST FAN w/50 cfm MIN. & HUMIDISTAT
NUSWITCHED
RECESSED CAN LIGHT, FLUORESCENT OR LED RATE
ELECTRICAL LEGEND
SINGLE POLE LIGHT SWITCH, 20A, 250V.
THREE-WAY SWITCH
FOUR-WAY SWITCH
WALL MOUNTED LIGHT FIXTURE FLUORESCENT OR LED RATE
MOTION SENSORS
VACANCY SENSORS
FAN & LIGHT FIXTURE, CEILING MOUNT
E-02
SCHEMATIC ELECTRICAL
PLAN - SECOND & THIRD
FLOORS
Revisions
Drawing Title
Date: 07/18/2023
Aqx Job No: 2022-628
Drawing No.
Drawn: A.B.
PROJECT
216 E Balboa Blvd,Newport Beach,CA 92661
678',2$5&+,7(&785$/
SCHEMATIC ELECTRICAL PLAN
SECOND FLOOR
SCHEMATIC ELECTRICAL PLAN
THIRD FLOOR
32