HomeMy WebLinkAbout06_Ackerman Residence CDP_PA2019-008O�"EWP°q e CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
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SUBJECT: Ackerman Residence (PA2019-008)
Coastal Development Permit No. CD2019-006
SITE LOCATION: 2016 East Ocean Front
APPLICANT: Mark Becker Inc.
OWNER: Betsy and Andy Ackerman
PLANNER: Liane Schuller, Consultant Planner
949-644-3200, Ichuller@newportbeachca.gov
LAND USE AND ZONING
May 16, 2019
Agenda Item No. 6
• General Plan: RS-D (Single -Unit Residential Detached)
• Zoning District : R-1 (Single -Unit Residential)
• Coastal Land Use Category: RSD-C (Single -Unit Residential Detached) (10.0-19.9
DU/AC)
• Coastal Zoning District: R-1 (Single -Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit (CDP) to allow the addition of a 334-square-
foot, attached storage area (bicycle garage) with 414-square-foot living area above, to an
existing 2,237-square-foot, single-family residence and attached 440-square-foot, two -
car garage. A CDP is required because the proposed square footage exceeds 10 percent
of the existing square footage. The proposed project complies with all applicable
development standards including height, setbacks, and floor area limits. No deviations
are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
3) Adopt draft Zoning Administrator Resolution No._ approving Coastal Development
Permit No. CD2019-006 (Attachment No. ZA 1).
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Ackerman Residence (PA2019-008)
Zoning Administrator, May 16, 2019
Page 2
Land Use and Development Standards
The subject property is located in the R-1 (Single -Unit Residential) Coastal Zoning
District, which provides for detached single -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 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 one- and two-story,
single-family residences. The proposed design, bulk, and scale of the development
is consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
• The proposed project will conform to all applicable development standards, including
floor area limit, setbacks, and height, as evidenced by the project plans and illustrated
in Table 1 below.
Table 7 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
10 feet
10 feet
Sides
4 feet
4 feet new construction
Rear
0 feet
0 feet
Allowable Floor Area
6,679.4 square feet
3,432 square feet
Allowable 3rd Floor Area
501 square feet
N/A
Open Volume Area
501 square feet
669 square feet
Parking
2 enclosed
2 enclosed
Height
24-foot flat roof
29-foot sloped roof
28'-11" sloped roof
UF.iMFOM
The property is an oceanfront lot that is separated from the ocean by a sandy beach
with an average width of more than 500 feet. A Coastal Hazards and Wave Runup
Study was prepared for the project by GeoSoils, Inc., dated March 11, 2019. The
report concludes that the long-term shoreline erosion rate is small, if any long-term
erosion occurs at all. Assuming a conservative future erosion rate of two feet per
year, the shoreline would move approximately 150 feet over the life of the
development. A beach width of approximately 350 feet would remain, and 200 feet
of beach width is recognized by coastal engineers as sufficiently wide to protect
landward development. The GeoSoils study also concludes that coastal hazards will
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Zoning Administrator, May 16, 2019
Page 3
not impact the property over the next 75 years and there is no anticipated need for a
shore protection device over the life of the proposed development.
• The finished floor elevation of the first floor of the proposed addition is 12.84 North
American Vertical Datum of 1988 (NAVD 88), which exceeds the minimum 9.0
(NAVD 88) elevation standard for new structures and exceeds the minimum
requirements for sea level rise (10.1 feet NAVD 88).
• Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv),
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). Both requirements are included as conditions of approval that will
need to be satisfied prior to the issuance of building permits for construction.
• The property is located in an area known for the potential for 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 proposed site work is limited to the ground floor storage area (bicycle garage)
and minor modifications to the existing garage. No change in grade or drainage is
proposed, nor increase in impermeable surface area on -site. In addition, the
development, as proposed and as conditioned, incorporates design features to
minimize the effect of construction and post -construction activities on the marine
environment. These design features include, but are not limited to, one or more of
the following: the appropriate management of equipment and construction
materials, reducing runoff with permeable surfaces, and the use of post -
construction best management practices to minimize the project's adverse impact
on coastal water.
• The project design addresses water quality during construction with a construction
erosion control plan. All new construction resulting from the project will tie into an
existing post -construction drainage system that includes features designed to retain
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Zoning Administrator, May 16, 2019
Page 4
dry weather and minor rain event runoff on -site. Any water not retained on -site is
directed to the City's storm drain system.
Public Access
• The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to use and/or
view the coast and nearby recreational facilities. The existing residential development
neither provides nor inhibits public coastal access. 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
includes modest additions to an existing single-family residence. 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.
• The existing development does not block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal
access conditions will not be affected by the project. Coastal access is currently
provided and will continue to be provided by street ends throughout the neighborhood
with access to the beach and water.
• The project site is not located adjacent to a coastal view road or coastal viewpoint
identified by Local Coastal Program maps. The project site may be located within
the viewshed of distant public viewing areas; however, the project includes
additions to an existing single-family residence that comply with all applicable
Local Coastal Program (LCP) development standards. It will also maintain a
building envelope consistent with the existing and anticipated neighborhood
pattern of development. 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.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, because it has
no potential to have a significant effect on the environment. The Class 1 exemption includes
additions of up to 50 percent of the floor area of structures before the addition, or 2,500
square feet, whichever is less.
The proposed project is the addition of a 334-square-foot, attached storage area (bicycle
garage) with a 414-square-foot living area above, to an existing 2,237-square-foot, single-
family residence and attached 440-square-foot, two -car garage.
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Ackerman Residence (PA2019-008)
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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
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:
't'iao Schu e
PJ9fining Consultant
RU/Is
Attachments
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Plans
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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'Y3'1 e
Subject Property
M
Coastal Development Permit No. CD2019-006
PA2019-008
2016 East Ocean Front
7
Attachment No. ZA 1
Draft Resolution
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2019-006 TO CONSTRUCT A
334-SQUARE-FOOT, ATTACHED STORAGE AREA (BICYCLE
GARAGE) WITH A 414-SQUARE-FOOT LIVING AREA ABOVE AT
2016 EAST OCEAN FRONT (PA2019-008)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Mark Becker, Inc., with respect to property located at 2016
Ocean Front, and legally described as Lot 5 and a portion of Lot 4 of Tract 518, requesting
approval of a coastal development permit.
2. The applicant requests a coastal development permit to construct a 334-square-foot,
attached storage area (bicycle garage) with a 414-square-foot living area above.
3. The subject property is located within the R-1 (Single -Unit Residential) Zoning District and
the General Plan Land Use Element category is RS-D (Single -Unit Residential
Detached).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-C (Single Unit Residential Detached) (10.0 -19.9 DU/AC) and the Coastal
Zone District is R-1 (Single -Unit Residential).
5. A public hearing was held on May 16, 2019 in the Corona del Mar Conference Room (Bay
E-1st Floor) at 100 Civic Center Drive, Newport Beach. 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.
This project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines.
2. Class 1 includes additions to existing structures where the additions will not result in an
increase of more than 50 percent of the floor area of the structure before the additions,
or 2,500-square-feet, whichever is less. The proposed project includes the addition of a
334-square-foot, attached storage area (bicycle garage) with a 414-square-foot living
area above, to an existing 2,237-square-foot, single-family residence and attached 440-
square-foot, two -car garage. The proposed additions total less than 2,500-square-feet
and less than 50 percent of the existing structure.
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Zoning Administrator Resolution No. ZA2019-##I#
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits) 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 subject property is currently developed with an existing 2,237-square-foot,
single-family residence and attached 440-square-foot, two -car garage on an existing
lot designated for residential development by the Local Coastal Program.
2. The proposed additions conform to all applicable development standards, including
setbacks and height. The ground level storage area and second level living area
above comply with the minimum required setbacks of 10 feet along the front property
line abutting East Ocean Front, 4 feet along the side property line and 0 feet along
the rear property line abutting the alley. The height of the new roofline is
approximately 28 feet 11 inches, which is below the 29-foot maximum height limit.
3. The proposed design, bulk, and scale of the development is consistent with the
existing neighborhood pattern of development and expected future development
consistent with applicable development standards as the neighborhood is
predominantly developed with one- and two-story, single-family residences.
4. A Coastal Hazards and Wave Runup Study was prepared by GeoSoils, Inc.,
dated March 11, 2019 for the project. The report concludes that the long-term
shoreline erosion rate is small, if any long-term erosion occurs at all. Assuming a
conservative future erosion rate of two feet per year, the shoreline would move
approximately 150 feet over the life of the development. A beach width of
approximately 350 feet would remain, and 200 feet of beach width is recognized by
coastal engineers as sufficiently wide to protect landward development. The
GeoSoils study therefore also concludes that coastal hazards will not impact the
property over the next 75 years and there is no anticipated need for a shore
protection device over the life of the proposed development.
5. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), 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). Both
requirements are included as conditions of approval that will need to be satisfied prior
to the issuance of building permits for construction.
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Zoning Administrator Resolution No. ZA2019-##I#
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6. The property is located in an area known for the potential for 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
7. The project design addresses water quality with a construction erosion control plan
that includes drainage and percolation features designed to retain dry weather and
minor rain event run-off on -site. Any water not retained on -site is directed to the City's
storm drain system.
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;
however, the project will not affect the public's ability to gain access to use and/or view
the coast and nearby recreational facilities. The existing residential development
neither provides nor inhibits public coastal access. 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 includes
modest additions to an existing single-family residence. 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.
2. The existing development does not to block or impede existing public access
opportunities and occurs within the confines of private property. Existing coastal access
conditions will not be affected with the alteration and expansion. Coastal access is
currently provided and will continue to be provided by street ends throughout the
neighborhood with access to the beach and water.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2019-006, subject to the conditions set forth in Exhibit "A,"
which is attached hereto and incorporated by reference.
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Zoning Administrator Resolution No. ZA2019-###
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2. 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 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 16"' DAY OF MAY, 2019.
Patrick J. Alford, Zoning Administrator
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Zoning Administrator Resolution No. ZA2019-##I#
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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. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
3. Coastal Development Permit No. CD2019-006 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.
4. 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.
5. Prior to the issuance of a buildinq permit, the property owner shall sign 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, judgements, fines, penalties, liabilities, costs and expenses (including without
limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of development. The letter shall be scanned into the plan set prior to building
permit issuance.
6. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
7. 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.
8. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined should they determine that the proposed uses or conditions
under which it is being operated or maintained is detrimental to the public health, welfare
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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.
9. Prior to the 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.
10. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
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, wetland or their
buffers.
12. 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.
13. 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
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of Ackerman Residence including, but not limited to, Coastal Development Permit
No. CD2019-006 (PA2019-008). 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.
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Attachment No. ZA 3
Project Plans
15
PROJECT DATA:
OWNERS:
BETSY AND ANDY ACKERMAN
2016 EAST OCEAN FRONT
NEWPORT BEACH, CA 92661
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DESIGNER:
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MARK BECKER INC.
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MAX SLOPE AT (E) GRADES
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420 40TH ST.
OAKLAND, CA 94609
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BELOW PROPOSED BUILDING
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CONTACT:
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FOOTPRINT IS APPX. 1%
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TIM WOOSTER
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510.813.5984
TWOOSTER@MARKBECKER.COM
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STRUCTURAL ENGINEER:
r1� ESI/FME STRUCTURAL ENGINEERING
° r1 Q� 7 1800 E 16th St,
J 80'-0" ? z Santa Ana, CA 92701
1 714.835.2800
r ,� r r cn r
r r 9'-6 3/4" Ul r16 r1�> r1 50'-0" 1s JJ �— r r1 r1 rT 20'-5 1/4" r� 1� 1� x
16 1>
T JJ �J JJ PJ 1T PROJECT:
SINGLE FAMILY RESIDENCE REMODELING
BUILDING ZONE: R-1
N 17 ° 51' S1 " E 8 0 0 0' r1 PARKING REQUIRED: 2 SPACES
CJ r�6 r1, 2� r 1�61 ��1 PARKING PROVIDED: 3 SPACES
c�
1 SEISMIC ZONE: 4 6�J �0/x 1 — �8j� r1Jj �J BUILDING TYPE: V-N
6 6 S I 8T� 9J OCCUPANCY TYPE: R-3
T� �8 3 �— SITE USAGE:
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BATH � PRO r1� 15'OT�ni AREA CALCS:
ONFORDETERMINING
16�6r1) I CJ r16 S' �� GRADE SITE SLOPE AND 6QT I T LOT AREA: 4,458 SF.
BATH 1 �O MAXIMUM HEIGHTS I O
4 6 cJ I O MAX BUILDABLE AREA: 3339.7 SF.
v �� r1 p� r1 0 (SEE A1.01)
J z MAX FAR: (2) 3339.7 SF = 6679.4 SF.
r1 MEDIA BED 1
C28 96) r 0J I ��2 PJ EXISTING FLOOR AREAS CALC: UNCHANGED
1 �
r1s I sJ RIDGE c9 I LS N
ISHED GRADE 12.84'--
EXISTING RESIDEEXISTING NCE: 18,�70S8FF.
ESTA(1295BL1268+12.80+12 93)/4 s
16 BED 2 �� � J� �� EXISTING BEDROOM SUITE 2 237SF
r16 JJ I �C EXISTING GARAGE: 440SF
r- 09
PROPOSED GARAGE: 456SF
1oTCJ sJ r16�� r16 HALE r1� r1� PAVED OFF l PROPOSED FLOOR AREAS CALC: ADDED
JJ W.C. S s STREET PARKING z I r1
9 0+ ROOM AT LANDING: 123SF
��� r16 ■ �P r1 I �FpJ r c-; BEDROOM: 277SF
r I PJ �j� \0 r1� �C c3 1� o STAIR TO TOWER: 21
16�r1 9 I PJ I 60� I r1 J 9Tc I I 11 z TOTAL: 421 SF
cJ /X (16,20TG) STORAGET GROUND: 33 SF
J PROPOSED BUILDING FOOTPRINT
J POLYGON FOR DETERMINING
d \ r1� n l I ■ GRADE SITE SLOPE AND I = r1� PORCH AT TOWER LEVEL: 118SF
A� I w V r1 MAXIMUM HEIGHTS \ O)
r1 0 7J r1 S, r1 I I O� AREA TOTALS AS PROPOSED:
S1F I J tD o :--I �ti� r1 C�9 �LO
J
i r JP �� a JJ R I -U-) TOTAL LIVING AREA: 2658 SF
R F- �` L� �.Cx cn
J TOTAL GARAGE/STORE: 774 SF
�8j� r�6 LI VI N G d U) - COVERED AREAS: 229 SF
� OOT _ OPEN VOLUME AREA CALC:
PATIO ?9�(E) GARAGE DOOR�15% Open volume area 669sf.. 1575SF.
V7 E S� ENCE
O - Provided/maintained above (e) single story
1 �i 08 SF. 1 O�� O�� residence (ocean side)
J 6 Pi I 6cj �� STORY r1�?
CJ GARAGE ,SJ`� I F� SITE SLOPE CALCULATION:
MAX DELTA BETWEEN POINT ON FOOTPRINT
I [ = 3 "' OVER A LENGTH OF 19'3" = APPX.
r�6r16 �� JJ \17 w I 1% SITE SLOPE
-�� 6 T d W ` r7
J GJ r r P w N r1 ESTABLISHED GRADE:
r16 J I CONC. CONC. �1 GARAGE
�r1� I N 12.84'= (12.95+12.68+12.80+12.93)/4
16 \ �J J J 20 feet x 20 feet minimum O�
r �T FIRE unobstructed dimensions required. c� J'J 12.84' 12'8".
— — (E) GA AGE DOOR
JJ r1 •� J r�6
,-, 440 SF.
r1 S S r�6 C35, m TABLE OF CONTENTS:
S T J DINING r RIDG�EN c�6 S� rJ 01 I
6o�c r�6 r1� I �J �J oS d _0 F F r�' I ( )
A1.00 TITLE SHEET - E SITE PLAN
J �9 �S� z r1 �J J I r� 89 s r o A1.01 (E) SECOND LEVEL PLAN
�i 6 ru 6 r J w roc' 1r> A1.02 (E) ROOF PLAN
cJ J C 6 21 T G 01
W 9 8�
r SJ �cJ � �1� � �d �J� A2.00 SITE PLAN
1
1 V J I A2.01 SECOND LEVEL PLAN
I 69 r� 1 I A2.02 TOWER LEVEL AND ROOF PLANS
r•
9]�J N 17 ° 2 7' 5 0 " E 8 0 , 0 0' 6�6� ��, \ �6T GATE S�Q� \ A3.00 EXISTING AND PROPOSED
FRONT ELEVATIONS
A3.01 SIDE ELEVATIONS
(16.37FS) r� C SEWER C r1 A3.02 SIDE ELEVATIONS
C16,19F�)-8" ��-IFS) C15 50 z 1C4�',49Fz r 92. �-
/c\ A3.03 SECTIONS
�sr16 r1 U J�U GENERAL NOTES
\ CJ J 1. All setbacks are measured to face of finish
r1V?
LEGEND
EXISTING SITE PLAN AT GROUND FLOOR LEVEL \ EXISTING FRAMED WALL I
SCALE: 1/4" = 1'-0" 0 2 4 8 PROPOSED FRAMED WALL I
1 HR RATED WALL
ASSEMBLY — —
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN
PLANNING
420 40TH
ST., #1
OAKLAND, CA.
94609
510-658-6889
U
LJJ
V J
W
�
O Q
LL U
0
C_
U
O Q
O LiJ
z
� f—
L L]
U
W
Q
0
O LLJ
Nz
EXISTING
SITE PLAN
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
A I
� 0 0
SHEET SIZE
2036
10
A3.03
C
EXISTING SECOND LEVEL PLAN
SCALE: 1 /4" = V-0"
A3.04
D
4
80"-0" LOT LENGTH
_
70'-0"
i
Q
BUILDABLE LEGTH
I m
o
o
J
w
=w
J
J
L0 J
N
�
IQ
IQ
O
't
LOT AREA: 4458 sf.
I
I ,n
^Coo
m
m
I
I
BUILDABLE AREA CALC:
m
m�
70' x (47.96' + 47.46') / 2
= 3339.7 sf.
D O
0 =
10' SETBACK
2016 Ocean Front — buildable area calc.
—jqA3.0
A
A3.0
E
A3.0
0 8" 1632
GENERAL NOTES
1. All setbacks are measured to face of finish
LEGEND
EXISTING FRAMED WALL I
PROPOSED FRAMED WALL I I
1 HR RATED WALL
ASSEMBLY — —
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN
PLANNING
420 40TH
ST., #1
OAKLAND, CA.
94609
510-658-6889
W
U
W
0
U/
W
+'
oQ
LL U
0
C_
�
U Q
0w
m
W
U
w�
Q
O"z
EXISTING SECOND LEVEL
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
Al
.0
SHEET SIZE
2036
�C-c _L r\/If TIAI/': r Mf kl Afl A \111 I i k Ar I I A II. IT A I I. lrf A ,II1. 111111LA flr
EXISTING ROOF PLAN
SCALE: 1 /4" = 1'-0"
GENERAL NOTES
1. All setbacks are measured to face of finish
LEGEND
EXISTING FRAMED WALL
PROPOSED FRAMED WALL
1 HR RATED WALL
ASSEMBLY
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN
PLANNING
420 40TH
ST.,
#1
OAKLAND,
CA.
94609
510-658-6889
W
U
W
0
CIS
W
1-1
0Q
Li
U
Z
�_
UQ
U
C:)w
m
�+
W
�('Dn
U�3:
0
QCDz
EXISTING
ROOF PLAN
DATE
20181208
SCALE
DRAWN
TW
JOB
M81802
SHEET
Al,
02
SHEET SIZE
24X36
A3.03 A3.04
C D
PROPOSED SITE PLAN AT GROUND FLOOR LEVEL
SCALE: 1/4" = 1'-0"
4
�0//
LL—
W
Q
W
U
0
-RAME IN GARAGE
BOOR AND FINISH
XTERIOR TO MATCH
ADJACENT
NIDEN GARAGE
BOORS AS SHOWN
e) ROOF EAVE AT
?ND FLOOR
-URRED OUT WALL
NITH SHEER PANEL
0 BEAR NEW
dEADER
GENERAL NOTES
1. All setbacks are measured to face of finish
LEGEND
EXISTING FRAMED WALL
PROPOSED FRAMED WALL
1 HR RATED WALL
ASSEMBLY
_-J
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN
PLANNING
420 40TH
ST., #1
OAKLAND, CA.
94609
510-658-6889
W
U
W
0
U�
W
+'
O Q
LL U
0
O=
O �
U Q
0w
m
W
U
w�
Q
O"z
PROPOSED
SITE PLAN
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
A2,
00
SHEET SIZE
2036
A3.03
C
PROPOSED SECOND LEVEL PLAN
SCALE: 1/4" = 1'-0"
4
BRED OUT WALL
_OW WITH
PIPER CAP. SEE
VATIONS
GENERAL NOTES
1. All setbacks are measured to face of finish
LEGEND
EXISTING FRAMED WALL
PROPOSED FRAMED WALL
1 HR RATED WALL
ASSEMBLY
_-J
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN PLANNING
420 40TH ST., #1
OAKLAND,
CA.
94609
510-658-6889
W
U
LLJ
(0
V J
W
+'
oQ
Li U
0
C_
�
U Q
0w
m
W
U
W �
Q
O"z
PROPOSED SECOND LEVEL
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
A2.01
SHEET SIZE 2036
y y
PROPOSED ROOF PLAN
SCALE: 1/4" = V-0"
A3.03
C
JTAINED A MINIMUM OF
-RONT SETBACK.
.4'
I o
_UME AREA LO
rJ
-O
B
A3.03
3
L!
ZK
y T
4: 12
3'-11 3/4" 15-3 1 /4"
N 3'-10 1 /4" 11'-5"
4
YA
STORAGE
DN 1 F STAIR
g
DN A3.03
_ 0
PORCH HAS GLAZED WINDOWS
FACING STREET AND �CEAN
PORCH HAS 'OPEN TO AIR'-4-
WALL FACINGSIDE
CV
d-
OPEN AIR
CATWALK
PROPOSED PORCH AT TOWER LEVEL - PLAN
SCALE: 1 /4" = V-0"
7
OPEN AIR PORCH
TOWER
WOOD
118 SF.
12'-4 3/4"
C'
xp� 4: 12
A
A3.03
E
A3.04
PORCH HAS GLAZED
WINDOWS FACING
STREET AND OCEAN
GENERAL NOTES
1. All setbacks are measured to face of finish
LEGEND
EXISTING FRAMED WALL
4 8 PROPOSED FRAMED WALL
1 HR RATED WALL
ASSEMBLY
_-J
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN
PLANNING
420 40TH
ST., #1
OAKLAND, CA.
94609
510-658-6889
W
U
V J
W
+'
oQ
LL �
0
C_
�
U Q
0w
m
W
U
W �
Q
O"z
PROPOSED PORCH
AT TOWER LEVEL
AND ROOF PLAN
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
A2,
02
SHEET SIZE
2036
EXISTING EAST - ALLY ELEVATION
SCALE: 1/4" = 1'-0"
— OPERABLE WINDOWS FACING STREET
AND SIDE. OCEAN SIDE IS OPEN AIR
— NAUTICAL WOOD
WINDOW TO LANDING
MAX. BUILIDNG HEIGHT,{
41.8844
CURB BUILT ALONG (E)
RIDGE WITH CAP TO MATCH 1' 3 3 j4"
WINDOW SILL DTL. PROFILE
HORIZONTAL WOOD SIDING
WITH CHANNEL TO MATCH (E)
COPPER CAP
ADDED SECOND GARAGE
DOOR FACING STREET
r__o r__o r__o
STUCCO BASE TO MATCH
EXISTING, BUT RAISED UP
TO GARAGE DOOR HEIGHT
0
4' 8'
PAINTED WOOD RAFTER TO MATCH (E)
WOOD WINDOWS TO MATCH ADJACENT
. 28,11" _i
/hh
26'8"
_ r—\ ,
26'2"
1'-0"
I. I. 3'-1'
4'-1"
19'1"
LANDING
— —
/h 1810"
P70CH
HORIZONTAL
WOOD SI ING
WITH CHANNEL
TO MATC (E)
— —
BEDROOM
z
J
10'6"
— — _ —
w
LANDING
D_
0
Of
L
ESTABLISHED GRADE ??l�
12.84' `Y
max differential between slab and alley or NEW WOOD CRAFTED THIRD ADDED max differential between slab and alley or
Ir driveway approach is 1" , regardless of note DOOR/GATE TO COVERED DOORS driveway approach is 1" , regardless of note
2'-9 3/4" call out. CONTRACTOR TO VERIFY IN FIELD A3E 4 ENTRY call out. CONTRACTOR TO VERIFY IN FIELD
1 PROPOSED EAST - ALLY ELEVATION
J
SCALE: 1/4" = 1'-0" 0
PATIO
4' 8
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN
PLANNING
420 40TH
ST., #1
OAKLAND, CA.
94609
510-658-6889
W
U
z
W
0
z
W
+'
z
UQ
LL U
z
Q
0_
�
U Q
0w
m
z
L_L ]
U
W
Q
�
zzz
EXISTING AND PROPOSED
FRONT
ELEVATION
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
Az,
00
SHEET SIZE
2036
EXISTING NORTH - SIDE ELEVATION
SCALE: 1 /4" = V-0"
28'11"
2°
22'8"
HEAD Y
22'0" 6
14'6'
)OM LEVEL `Y
10'6' Al
LANDING Y
w
Z
w
a
0
a
,
3'6'
PATIO Y
1'-1 3/4"
IIDPOINT T�Q
G ,ry
�e
o°
4
PROPOSED NORTH - SIDE ELEVATION
SCALE: 1 /4" = V-0"
WOOD CLAD WINDOWS WITH LITES TO
MATCH ADJACENT
I ROOF CRICKET
0
ER
ESTABLISHED GRADE
2.84'
(E) CONCRETE
WALL/CURB
RIDGE
0 2' 4' 8'
EXISTING OPEN AREA VOLUME MAINTAINED A MINIMUM LENGTH
OF 45' BEGINNING FROM 10' OCEANFRONT SETBACK. VOLUME IS
MIN. 7' IN HEIGHT AND BELOW 24'
45' - 0"
(35.83)
RIDGE
0 2 4 8
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN PLANNING
420 40TH ST., #1
OAKLAND,
CA.
94609
510-658-6889
W
u
W
(0
� /
W
+'
O Q
LL U
0
C_
�
uQ
0 LLJ
m
0
W
w�
�>
0
Oz
EXISTING AND PROPOSED
SIDE ELEVATIONS
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
0.
01
SHEET SIZE 2036
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN
PLANNING
420 4OTH
ST., #1
OAKLAND, CA.
94609
510-658-6889
W
U
W
0
u/
W
+'
oQ
Li U
0
C_
�
U Q
0w
m
W
U
w�
Q
O"z
EXISTING AND PROPOSED
SIDE ELEVATIONS
DATE
20181208
SCALE
DRAWN
TW
JOB
MB18O2
SHEET
A3,
02
SHEET SIZE
2036
24
A3.04
D
28'11"
RIDGE
z6.8"
S PLATE
26,z
„
1'—n 3./4" HEAD
22'8" STORAGE
�P
JOI
HEAD 3/4"19,1.
NLADING
8U
co P1ORCH
F--— rl��
step up
cricket o
_ o_ — O I t B� EDROOM LEVEL -P_
W.C.
i�
O
I I
1O'6�"
LANDING
BEAM CARRYI G WALL ABOVE Z
FACE OF EXISING STRUCTURE -�
J
� I
O
a '
GARAGE 0 O
o_ I
PATIO
max differential between slab and
alley or driveway approach is 1" P1
regardless of note call out. 1'-0 3/4" Co CONTRACTOR TO VERIFY IN FIELD _
SECTION B — THROUGH STAIRS
SCALE: 1/4" = 1'-0"
SECTION A — SITE SECTION
SCALE: 1/4" = 1'-0"
4' 8
—OPEN TO STAIR AND PORCH
SECTION C — THROUGH PATIO
SCALE: 1/4" = 1'-0"
MAX. BUILIDNG HEIGH
1M.11SN"Ini rMini Wil
LANDING LEVEL
EXISTING RESIDENCE
NEW EXTERIOR STAIR TO —
LANDING AND 2ND LEVEL
BEDROOM
OPEN (STAIR DOWN) TO
COVERED ENTRY
0 2' 4
A3.04
D GLAZING TOWARD
STREET SIDE
28'11
RIDGE
/hh 26'8"
I 26'2"
,SAX. BUILIDNG HEIGHT
4184'
,h ESTABLISHED GRADE
2.84'
8'
ADDED ROOF CURB
(E) ROOF OF BEDROOM
SUITE ABOVE (E) GARAGE
V—,3 3'/4"
2'-9 3/4"
41' 10-1/2"
RIDGE
39' 7-3/4"
PLC
,N 39' 1_3/4"
HEAD
O 19'1" 31' 9-3/9_3/4"
LANDING LA4' NDING
(30.42) cv 18'10" 31' 7-3/4"
RIDGE U L PORCH PORCH
(28.96)
RIDGEURI _
N
14'6' 1 0 27' 3-3/3-3/4"
�1� O BEDROOM LEVEL � BEY' DROOM LEVEL
_III co W.C.
u u u
0
23�3-3/4"
LANDING
LAY' NDING
F- FF
w
z_
J J
� I
E EF w O
0 O_
a I
3'6' 16' 3-3/3-3/4"
PATIO PATIO
q/ xj Cl
° 7, 1'-0 3/4" 1
ESTABLISHED GRADE 0'0" (12.84') 12�12-1/2"
12.84' 'p, 2. FF. MIDPOINT FF. MIDPOINT
T
T
R•. fin_ �.
0 2' 4
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN PLANNING
420 40TH ST., #1
OAKLAND,
CA.
94609
510-658-6889
W
U
W
V /
W
1'
OQ
LL U
0
C I
U Q
0 LmLI
W
L-L ]
U
w
�>>
O"z
PROPOSED
SECTIONS
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
A3,
03
SHEET SIZE 2036
25
N
a
I�
SECTION D
SCALE: 1/4" = V-0"
SECTION D - EXISTING CONDITIONS
SCALE: 1/4" = 1'-0"
0 2' 4' 8
0 24
0
I
N
,X. BUILIDNG HEIGHT
GRADE
w
z
} COPPER CAP
a
a FACE OF STUCCO
�1-711" FROM PROPERTY
LINE
4� 1/4"
NEW 6X12 --/ o
HEADER
WITH o 1
BOLTED
CONNECTION
SECTION E
SCALE: 1/4" = 1'-0'l
REMO\
HE
SECTION E - EXISTING CONDITIONS
81 SCALE: 1/4" = V-0"
ISSUE & REVISION
DATE
COASTAL
20181208
COASTAL 2
20190404
DESIGN PLANNING
420 40TH ST., #1
OAKLAND,
CA.
94609
510-658-6889
W
U
W
(0
V J
W
+'
oQ
Li U
4
C_
�
U Q
0w
m
W
U
w�
Q0 m>
4"z
PROPOSED
SECTIONS
DATE
20181208
SCALE
DRAWN
TW
JOB
MB1802
SHEET
A3�
04
SHEET SIZE 2036
Zoning Administrator - May 16, 2019
Item No. 6a - ADDITIONAL MATERIALS RECEIVED
Ackerman Residence CDP (PA2019-008)
From: Schuller, Liane
Sent: Thursday, May 9, 2019 9:18 AM
To: Garciamay, Ruby; Lee, Amanda
Subject: FW: 2016 East Oceanfront (PA2019-008)
Please process as additional materials for ZA 5-16-19, thank you.
Liane
From: Stu Ryan [mailto:Stu.Ryan@rydout.com]
Sent: Tuesday, May 07, 2019 7:00 PM
To: Schuller, Liane <Ischuller@newoortbeachca.gov>
Subject: 2016 East Oceanfront
l:n .�FTT>e
My wife Sarah and I own the home at 2004 East Oceanfront, two doors down from the
Ackermans.
We fully support the Ackermans and their proposed construction project.
Thanks
J. Stuart and Sarah Ryan
415 608 0080