HomeMy WebLinkAbout04_Menninger Residence CDP_PA2022-058CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 16, 2022
Agenda Item No. 4
SUBJECT: Menninger Residence (PA2022-058)
Coastal Development Permit No. CD2022-020
SITE LOCATION: 2641 Circle Drive
APPLICANT: Thomas Burger Architect
OWNERS: Bill and Diane Menninger
PLANNER: Liane Schuller, Planning Consultant
lschuller@newportbeachca.gov
LAND USE AND ZONING
General Plan: RS-D (Single Unit Residential Detached)
Zoning District: R-1 (Single-Unit Residential)
Coastal Land Use Category: RSD-B (Single Unit Residential Detached (6.0 9.9
DU/AC)
Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to demolish an attached two-
car garage and guest room and to construct a new 641-square-foot two-car garage with golf
cart garage and a 596-square-foot Accessory Dwelling Unit (ADU) above. A CDP is required
for the project since the proposed addition exceeds 10 percent of the existing floor area. No
site improvements are proposed as part of the scope of work. The project complies with all
applicable development standards, including height, setbacks and parking, and no
deviations are requested. All improvements are shown on the attached project plans
(Attachment No. ZA 3).
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,
California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no
potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2022-020 (Attachment No. ZA 1).
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Menninger Residence (PA2022-058)
Zoning Administrator, June 16, 2022
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DISCUSSION
Land Use and Development Standards
The project is located in the R-1 Coastal Zoning District, which provides for single
unit residential development
(CLUP), General Plan, and Zoning Code. A CDP is required and the property is not
eligible for a Waiver for De Minimis Development because the property is located in
the Appeal Area.
The surrounding neighborhood is developed with one- and two-story single-family
residences. The design, bulk, and scale of the project is consistent with the existing
and anticipated neighborhood pattern of development. The new garage and
second level Accessory Dwelling UNIT (ADU) are designed to complement the
existing single-family residence with respect to architectural style, roof pitch, color,
and materials.
The proposed 596-square-foot ADU features one bedroom, one bathroom, a
kitchen, and living area.
Newport Beach Municipal Code (NBMC) chapter 21.48.200 (Accessory Dwelling
Units) does not require additional parking to be provided for an ADU when located
within one-half mile of a public transit. The nearest public transport is an Orange
County Transportation Authority (OCTA) bus stop located at West Pacific Coast
Highway and Bayshore Drive. This bus stop is approximately 0.3-miles walking
distance from the project site. The OCTA Route 1 bus serves this stop and is
identified in the OCTA system map as a route offering regular weekday service.
The project is conditioned to require the recordation of a deed restriction that will
prohibit the use of the ADU for short term rentals (i.e., less than 30 days) and will
also prohibit the sale of the ADU separate from the principal dwelling.
No Traffic Fair Share Fee is being assessed for the creation of a new dwelling unit
as the size of the ADU is less than 750-square-feet.
The proposed development conforms to all applicable development standards
including setbacks, floor area limit, off-street parking, and height. The project
complies as evidenced by the project plans and illustrated in Table 1 below.
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Menninger Residence (PA2022-058)
Zoning Administrator, June 16, 2022
Page 3
Table 1 Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front 10 feet 9 feet 6 inches (existing, no change)
Rear 10 feet 10 feet
Sides 3 feet 4 feet
Allowable Floor Area (max.) 5,440 square feet 3,353 square feet
Open Volume Area (min.) 408 square feet 843 square feet
Allowable Third Floor Area 408 square feet N/A
ADU unit Size 750 square feet 596 square feet
Parking (min.) 2-car garage 2-car garage and golf cart garage
Height (max.) 29-foot sloped roof 27-foot 3-inch sloped roof
Hazards
The project site is located more than 500 feet from the mean high tide line and is
separated from the water by Circle Drive, Bay Shore Drive and several rows of
existing residential development. The project site is not protected by a bulkhead.
The finished first floor elevation of the proposed garage is 12.94 feet based on the
North American Vertical Datum of 1988 (NAVD88) and the new living area (ADU)
is located above the garage with a finish floor elevation of 25.70 feet, which
exceeds the minimum required 9.00-foot (NAVD88) elevation standard. The
overall height of the addition is 27 feet 3 inches measured from the
average/established grade at 12.99 feet.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
The property is not located on the shoreline nor is it located within 100 feet of coastal
waters. 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 and minor rain event run-off on-
site. Any water not retained on-
The project design addresses water quality with a construction erosion control plan
that outlines temporary Best Management Practices (BMPs) to be implemented
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Menninger Residence (PA2022-058)
Zoning Administrator, June 16, 2022
Page 4
during construction to minimize erosion and sedimentation, and to minimize
pollution of runoff derived by construction chemicals and materials. No water
quality impacts to coastal waters are anticipated based upon the location and
elevation of the property
Public Access
The project site is located between the nearest public road and the sea or shoreline
in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot,
single-family gated community located on the Lido Channel, southwest of Coast
Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also
located within the community. The community is accessible from West Coast
Highway via Bay Shore Drive, a private street. The shoreline is on the south and east
sides of the community and consists of bulkheads and two small sandy beaches.
Coastal Land Use Plan Policy 3.1.5-3 (Private/Gated Communities - Policies)
requires public access consistent with public access policies for any new
development in private/gated communities causing or contributing to adverse public
access impacts. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
proportional to the impact. In this case, the project replaces an existing attached two-
car garage and guest room with a new 641-square-foot two-car garage and a 596-
square-foot ADU above. Therefore, the project does not involve a change in land
use, density or intensity that will result in increased demand on public access and
recreation opportunities. Furthermore, the project is designed and sited so as not to
block or impede existing public access opportunities.
The residential lot does not currently provide nor does it inhibit public coastal access.
Vertical and lateral access to the bay front is available adjacent to the Bayshores
community at the Balboa Bay Club, immediately north of the Bayshores community.
The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view opportunities. The project site may be located within the
viewshed of distant public viewing areas; however the project complies with all
applicable Local Coastal Program (LCP) development standards and maintains a
building envelope consistent with the existing 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.
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Menninger Residence (PA2022-058)
Zoning Administrator, June 16, 2022
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
Class 1 exempts minor additions and alterations to existing structures. The proposed
project consists of the demolition of an existing attached two-car garage and guest room,
and the construction of a new 641-square-foot two-car garage and a 596-square-foot ADU
above in the R-1 Zoning District. The project involves additions to an existing structure
that does not result in an increase of more than 50 percent of the floor area of the structure
before the addition and the project therefore falls within the limits of this exemption.
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 NBMC. 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
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3204.
Prepared by:
MKN/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
6
05-14-19
RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
COASTAL DEVELOPMENT PERMIT NO. CD2020-020 TO
DEMOLISH AN EXISTING ATTACHED TWO (2)-CAR GARAGE
AND GUEST ROOM AND CONSTRUCT A NEW TWO (2)-CAR
GARAGE WITH GOLF CART GARAGE AND AN ACCESSORY
DWELLING UNIT (ADU) ABOVE LOCATED AT 2641 CIRCLE
DRIVE (PA2022-058)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Thomas Burger Architect (Applicant), with respect to property
located at 2641 Circle Drive, requesting approval of a coastal development permit.
2. The parcel at 2641 Circle Drive is legally described as Lot 28, Tract 1102.
3. The Applicant proposes demolition of an attached, two (2)-car garage that serves an
existing single-family residence and the construction of an attached 641-square-foot, two
(2)-car and golf cart garage with a 596-square-foot accessory dwelling unit (ADU) above.
The design complies with all applicable development standards and no deviations are
requested.
4. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-B (Single Unit Residential Detached 6.0 - 9.9 DU/AC) and is located
within the R-1 (Two-Unit Residential) Coastal Zone District.
6. A public hearing was held on June 16, 2022, via Zoom. A notice of time, place, and
purpose of the hearing was given in accordance with 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 15301, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities), because
it has no potential to have a significant effect on the environment.
2. Class 1 exempts minor additions and alterations to existing structures. The project
consists of the demolition of an existing attached two (2)-car garage and guest room
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Zoning Administrator Resolution No. ZA2022-###
Page 2 of 7
and the construction of an attached two (2)-car and golf cart garage with a 596-square
foot ADU above. The project involves additions to an existing structure that does not
result in an increase of more than 50 percent of the floor area of the structure before the
addition and the project therefore falls within the limits of this exemption.
SECTION 3. REQUIRED FINDINGS.
Development Permits, Findings and Decision), 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 (LCP).
Facts in Support of Finding:
1. The project complies with all applicable residential development standards including,
but not limited to, setbacks, floor area limitation, height, and parking.
A. The proposed development will provide the minimum required setbacks,
which are ten (10) feet along the front property line abutting Bay Shore Drive,
ten (10) feet along the rear property line, and three feet along each side
property line. There are no additional setback requirements for an ADU above
a garage.
B. The proposed floor area, including the principal residence, enclosed parking
and ADU, is 3,994 square feet, which complies with the maximum allowable
floor area limit of 5,440 square feet.
C. The highest ridge is no more than 29 feet from established grade, which
complies with the maximum height requirements. The ADU addition above a
garage is subject to the same height limitations as the underlying zoning
district.
D. The project includes enclosed parking for two (2) vehicles and a golf cart,
which exceeds the minimum parking requirement for single-family residences
with less than 4,000 square feet of habitable floor area.
E. NBMC Chapter 21.48.200 (Accessory Dwelling Units) does not require
additional parking to be provided for an ADU when the proposed ADU is
located within one (1)-half mile of a public transit. NBMC Subsection
21.48.200(C)(9)(c)(ii) (Development Standards - Parking)
at fifteen (15) minute intervals or better during peak commute periods. The
nearest public transport is an Orange County Transportation Authority
(OCTA) bus stop located at West Pacific Coast Highway and Bayshore Drive.
This bus stop is approximately 0.3-miles walking distance from the project
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Zoning Administrator Resolution No. ZA2022-###
Page 3 of 7
site. The OCTA Route 1 bus serves this stop and is identified in the OCTA
system map as a route offering regular weekday service.
F. The project is conditioned to require the recordation of a deed restriction that
will prohibit the use of the ADU for short term rentals (i.e., less than 30 days)
and will also prohibit the sale of the ADU separate from the principal dwelling.
2. The neighborhood is predominantly developed with one (1)- and two (2)-story single-
family residences. The design, bulk, and scale of the project is consistent with the
existing and anticipated neighborhood pattern of development. The new garage and
second level ADU are designed to complement the existing single-family residence with
respect to architectural style, roof pitch, color, and materials.
3. The project site is located more than 500 feet from the mean high tide line and is separated
from the water by Circle Drive, Bay Shore Drive, and several rows of existing residential
development. The finished first floor elevation of the proposed garage is 12.94 feet based
on the North American Vertical Datum of 1988 (NAVD88), and the new living area is
located above the garage with a finish floor elevation of 25.70 feet, which exceeds the
minimum required 9.00-foot (NAVD88) elevation standard. The overall height of the
addition is 27 feet 3 inches measured from the average/established grade at 12.99 feet.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. The project design addresses water quality with a construction erosion control plan that
outlines temporary Best Management Practices (BMPs) to be implemented during
construction to minimize erosion and sedimentation, and to minimize pollution of runoff
derived by construction chemicals and materials. No water quality impacts to coastal
waters are anticipated based upon the location and elevation of the property.
6. The property is not located on the shoreline nor is it located within 100 feet of coastal
waters. 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 and minor rain event run-off on-site. Any water not retained
on-
7. The project site is not located adjacent to a coastal view road, public viewpoint, public park
or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore,
an investigation of the project site and surrounding area did not identify any other public
view opportunities. The project site may be located within the viewshed of distant public
viewing areas; however the project complies with all applicable Local Coastal Program
development standards and maintains a building envelope consistent with the existing
neighborhood pattern of development. Therefore, the project does not have the potential
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Zoning Administrator Resolution No. ZA2022-###
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to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to
public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline in the
private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-family
gated community located on the Lido Channel, southwest of Coast Highway and Newport
Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the
community. The community is accessible from West Coast Highway via Bay Shore Drive,
a private street. The shoreline is on the south and east sides of the community and consists
of bulkheads and two (2) small sandy beaches.
2. The residential lot does not currently provide, nor does it inhibit public coastal access.
Vertical and lateral access to the bay front is available adjacent to the Bayshores
community at the Balboa Bay Club, immediately north of the Bayshores community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2022-020,
which is attached hereto and incorporated by reference.
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
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF JUNE, 2022.
___________________________
Jaime Murillo, Zoning Administrator
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Zoning Administrator Resolution No. ZA2022-###
Page 5 of 7
CONDITIONS OF APPROVAL
Planning Division
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. CD2022-020 shall expire unless exercised within 24
months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits
and Extensions), unless an extension is otherwise granted.
4. Prior to the issuance of a building and/or grading permit for an accessory dwelling unit,
form and content of which is satisfactory to the City Attorney. The deed restriction
document shall notify future owners of the restrictions on short-term rentals. This deed
restriction shall remain in effect so long as the accessory dwelling unit exists on the
property.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. 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.
7. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
8. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
ated into the Building Division and field sets of
plans.
9. Prior to the issuance of building permit, the Applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
10. 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
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Zoning Administrator Resolution No. ZA2022-###
Page 6 of 7
or result in impacts to environmentally sensitive habitat areas, streams, wetland, or their
buffers.
11. 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.
12. 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.
13. 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.
14. 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.
15. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
whatsoever which may arise from or in any manner relate (directly or indirectly
approval of Menninger Residence including, but not limited to, Coastal Development
Permit No. CD2022-020 (PA2022-058). 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.
Public Works Department
16. Prior to issuance of final building permits, an encroachment permit is required for all
work activities within the public right-of-way/easement area.
Building Division
17. Prior to issuance of building permits, a soils report will be required according to City of
Newport Beach Building Code (NBBC) Policy No. CBC 1803.5 (formerly NBMC
15.10.010).
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Zoning Administrator Resolution No. ZA2022-###
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18. The property is located within a Soils Liquefaction Seismic Hazard Area identified by the
State of California. Prior to issuance of building permits, the soils report will need to
include computations for seismic settlement according to NBBC Policy No. CBC
1803.5.11-12. The foundation system will need to be constructed according to one (1)
of the shallow liquefaction mitigation methods listed in the policy.
19. The walls and floor separating ADU from main dwelling and garage will be required to
be one (1)-hour fire resistance rated. Prior to the issuance of building permits, walls
separating the ADU from the main dwelling shall be STC-50 sound rated and the floor
will need to comply with STC-50 and IIC-50 sound ratings.
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Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Coastal Development Permit No. CD2022-020
(PA2022-058)
2641 Circle Drive
Subject Property
15
Attachment No. ZA 3
Project Plans
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From:Schuller, Liane
To:Palencia, Ketshy
Cc:Murillo, Jaime; tom@thomasburgerarchitect.com
Subject:Additional Materials for ZA 6-16-2022 (Item 4 - PA2022-058)
Date:June 15, 2022 8:19:25 PM
Attachments:PA2022-058 draft ZA Resolution.revised.docximage001.png
Please see proposed revision/red-lines to the draft Resolution – last page only, Condition #19.
Zoning Administrator and Applicant are copied on this email.
Thank you,
LIANE SCHULLER
Planning Consultant
lschuller@newportbeachca.gov
949-644-3200
Zoning Administrator - June 16, 2022 Item No. 4a Additional Materials Received After DeadlineMenninger Residence CDP_PA2022-058
Zoning Administrator Resolution No. ZA2022-### Page 7 of 7
18.The property is located within a Soils Liquefaction Seismic Hazard Area identified by the
State of California. Prior to issuance of building permits, the soils report will need toinclude computations for seismic settlement according to NBBC Policy No. CBC1803.5.11-12. The foundation system will need to be constructed according to one (1)of the shallow liquefaction mitigation methods listed in the policy.
19.Prior to the issuance of building permits, tThe walls and floor separating the ADU frommain dwelling and garage will be required to be one (1)-hour fire resistance rated. Priorto the issuance of building permits, Wwalls separating the ADU from the main dwellingshall be STC-50 sound rated and the floor will need to comply with STC-50 and IIC-50
sound ratings comply with air-borne and/or impact sound rating in accordance with
NBMC 15.05.230.
Zoning Administrator - June 16, 2022 Item No. 4a Additional Materials Received After Deadline Menninger Residence CDP_PA2022-058