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CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
BUILDING DIVISION
100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915
www.newi)ortbeachca.00v 1 (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 or
final 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 of
the 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 of
65% 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.
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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:
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 be
cement 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:
L Within a 24 -inch arc of either vertical edge of doors and within 60 inches of
walking surface.
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 -swinging
door.
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):
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CBC TABLE 3306.1
PROTECTION OF PEDESTRIANS
HEIGHT OF
CONSTRUCTION
DISTANCE FROM CONSTRUCTION TO LOT LINE
TYPE OF PROTECTION
REQUIRED
Less than 5 feet
Construction railings
8 feet or less
5 feet or more
None
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
More than 8 feet
5 feet or more, but between one-fourth and one-half the height of
constructionBarter
5 feet or more, but exceedingone-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 be
cement 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:
L Within a 24 -inch arc of either vertical edge of doors and within 60 inches of
walking surface.
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 -swinging
door.
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):
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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 that
contains 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 Heat
Gain 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
Required
Required Setback
Hours
Setback from
from Adjacent
Property Line
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 PM
Monday through Friday. No use on the weekends or federal holidays.
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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 Cal
Green 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)
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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 of
water heaters located in garage. (CPC 507.13.1)
35. Water heaters to be strapped at top and bottom with 1 ''/2' 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 heater
space. (Cal Energy Code 150.0 (n))
45. Provide a straight vent pipe from the water heater space to the outside termination from
the water heater space. (Cal Energy Code 150.0 (n))
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46. Insulate all hot water pipes. (Cal Energy Code 150.0 0) (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 installing
sub -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 (13)(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))
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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. (GEC 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 SDPWS
4.3.6.4.3)
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