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STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR
CALIFORNIA COASTAL COMMISSION South Coast District Office 301 E Ocean Blvd., Suite 300 Long Beach, CA 90802-4302 (562) 590-5071
F16b A-5-MNB-20-0020 (CORAL COURT, LLC)
JUNE 12, 2020
EXHIBITS
Table of Contents Exhibit 1 – Project Location Exhibit 2 – Project Plans Exhibit 3 – Appeal Exhibit 4 – Local CDP No. CA 19-21 Exhibit 5 – City of Manhattan Beach Urgency Ordinance 19-0020-U, dated December
17, 2019.
Project Location
California Coastal CommissionA-5-MNB-20-0020Exhibit 1
920
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30)
MAX
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FAC
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6,28
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(M
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10,6
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F
PRO
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45 S
F-8
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F 0
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SEC
ON
D F
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845
SF-0
SF
2,8
45 S
FTO
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1
0,96
8 SF
-1
,045
SF
9,9
23 S
F
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20 S
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143
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DIA
GR
AMS
3/32
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'-0"
3O
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SPA
CE
DIA
GR
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3/32
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OPE
N S
PAC
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EQU
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[...]
TH
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NO
T LE
SS T
HAN
220
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ALL
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AS
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UN
T O
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IT'S
REQ
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ATED
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30)
MIN
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9,
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FA)
X 15
%
1,48
8.5
SF R
EQU
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PRO
POSE
D O
PEN
SPA
CE
FIR
ST F
LOO
R1,
159
SF
(69.
7%)
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ON
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504
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TOTA
L PR
OPO
SED
1,66
3 SF
(100
.0%
)
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 1 of 12
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 2 of 12
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 3 of 12
UP
UP
SB
89.6
9'
62' - 10 1/4"
99' -
11
5/8" 99
' - 1
1 1/
8"
OCEAN DRIVE
THE STRAND
PER
MEA
BLE
PAVI
NG
DR
IVEW
AY
1316
THE
STR
AND
NEW
2-S
TOR
Y +
BAS
EMEN
T SI
NG
LE F
AMIL
Y R
ESID
ENC
E (R
-3)
PAR
CEL
NU
MB
ERS:
41
7902
6007
& 4
1790
2600
8
MAX
. 3'-0
" TAL
L PE
DES
TRIA
N G
ATE
MAX
. 3'-0
" SIT
E W
ALL
MAX
. 3'-0
" SIT
E W
ALL
91.8
4'95
.84'
CO
UR
TYAR
D W
/ PED
ESTA
L PA
VIN
G S
YSTE
M
GR
ADED
STE
PS, T
YP.
GR
ADED
STE
PS, T
YP.
MAX
. 3'-0
" TAL
L PE
DES
TRIA
N G
ATE
(E)B
UIL
DIN
G
(E)B
UIL
DIN
G
MAX
. 42"
TAL
L SI
TE W
ALL
UN
CO
VER
ED D
ECK
@ F
IRST
FLO
OR
ELEV
. (91
.75'
) 3'
-0" M
IN. C
LR.
FRO
M F
RO
NT
PL(1
0.60
.040
.(b))
PLAN
TED
AR
EA
MAX
. 42"
TAL
L SI
TE W
ALL
SITE
WAL
L
(E)B
UIL
DIN
G
91.7
5'
91.7
5'
91.7
5'
(B)9
5.40
' (C)9
5.19
'(D
)86.
24'
(A)8
6.88
'
91.0
0'91
.75'
92.4
2'92
.92'
93.4
2'93
.92'
94.4
2'94
.92'
95.4
2'
95.3
4'
94.8
4'
94.3
4'
93.8
4'
93.3
4'
92.8
4'
92.3
4'
95.2
5'
OU
TDO
OR
DIN
ING
&B
BQ
AR
EA
PRO
PER
TY L
INE
SITE
WAL
L 6'
-0" A
BOVE
AD
J.G
RAD
E, T
YP.
PRO
PER
TY L
INE
SITE
WAL
L6'
-0" A
BOVE
AD
J.G
RAD
E, T
YP.
CLE
AR
3' -
0"
VER
T. L
OU
VER
SPR
OJE
CTI
ON
OF
1'-0
" IN
TO R
EQ'D
FRO
NT
SETB
ACK
(10.
60.0
40.(a
).2)
GM
5"
2' -
0 1/
4"
SEC
ON
D F
LOO
R
BALC
ON
Y FR
ON
T YA
RD
PR
OJE
CTI
ON
(10.
60.0
40.(f
) 4 &
5)
3'-0
" MIN
.
SB
A/C PAVING
CONC.SWALE
A/C PAVING
5' -
0" R
EAR
SB
5' -
0" F
RO
NT
SB
6.4' SIDE SB
6.4' SIDE SB
315
SF F
RO
NT
YAR
D A
REA
20%
= 6
3 SF
REQ
'D P
LAN
TIN
G
178
SF P
RO
VID
ED
11 1
/4"
CLE
AR
4' -
0 3/
4"
SP
SP
90.3
8' T
.O.W
.
89.7
4' T
.O.W
.5'
- 0"
MIN
.
5' -
0" M
IN.
5' -
0" M
IN.
5' -
0" M
IN.
89.8
7' T
.O.W
.
91.7
5' T
.O.W
.
98.1
9' T
.O.W
.
98.4
0' T
.O.W
.
86.8
4'91
.84'
87.3
4' 87.8
4' 88.3
4'88.8
4'89.3
4' 89.8
4'
DR
IVEW
AY V
ISIB
ILIT
Y ZO
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PER
DIA
GR
AM (A
BOVE
) &
DR
IVE
WA
Y V
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OTE
S
DR
IVEW
AY V
ISIB
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PER
DIA
GR
AM (A
BOVE
) &
DR
IVE
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Y V
ISIB
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S
3' - 0" SB
3' - 0" SB
3' - 0" SB
SITE
PLA
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DO
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NO
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ATER
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ALL
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D S
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STR
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PRO
PER
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SHAL
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OT
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LOC
KED
BET
WEE
N A
HEI
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T O
F 3
FEET
AN
D 9
FEE
TFO
R A
DEP
TH O
F 5
FEET
FR
OM
TH
E ST
REE
T PR
OPE
RTY
LIN
E AS
VIEW
ED F
RO
M T
HE
EDG
E O
F TH
E R
IGH
T O
F W
AY O
N E
ITH
ER S
IDE
OF
THE
DR
IVEW
AY A
T A
DIS
TAN
CE
OF
15 F
EET
OR
AT
THE
NEA
RES
TPR
OPE
RTY
LIN
E -S
TREE
T PR
OPE
RTY
LIN
E IN
TER
SEC
TIO
N, W
HIC
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LESS
. MBM
C 1
0.64
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A.EX
CEP
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RO
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CO
NSI
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F LO
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HIC
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CC
ESS
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CR
OSS
A S
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ARD
LO
CAT
ED IN
RES
IDEN
TIAL
DIS
TRIC
TS IN
AR
EA D
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III A
ND
IV A
RE
EXEM
PT F
RO
M T
HIS
REQ
UIR
EMEN
T.
REF
EREN
CE
ELEV
ATIO
NH
EIG
HT
CAL
CU
LATI
ON
: AVE
RAG
E O
F PR
OPE
RTY
CO
RN
EREL
EVAT
ION
S +
HEI
GH
T LI
MIT
= M
AX. A
LLO
WAB
LE E
LEVA
TIO
N(A
)86.
88' +
(B) 9
5.40
' + (C
) 95.
19' +
(D) 8
6.24
' = 3
63.7
1' /
4AV
ERAG
E =
90.9
3' +
30'
= 1
20.9
3' M
AX. A
LLO
WAB
LE H
EIG
HT
SITE
WAL
LSFE
NC
E/W
ALL/
HAN
DR
AIL
AND
HED
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HEI
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TS, A
S M
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FR
OM
TH
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ADE
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CEN
T TO
EAC
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ON
OF
THES
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BE A
MAX
IMU
M O
F: 4
2" IN
TH
E FR
ON
T YA
RD
SET
BAC
K, A
ND
6' A
T AL
L O
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LOC
ATIO
NS
ON
SIT
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DR
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TR
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06 1
5 00
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06 2
0 00
FIN
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CAR
PEN
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06 4
0 00
ARC
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WO
RK
SE
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BLI
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& D
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07 T
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09 2
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09 F
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09 2
4 00
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266
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= 1
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1SI
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LAN
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 4 of 12
UP
UP
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A3.0
2
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3
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3.1
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2807
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VD.
SANT
A MO
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, CA
9040
542
4 248
3717
stud
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SHEE
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266
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1BA
SEM
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PLAN
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 5 of 12
UP
F R
A3.0
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A3.0
1
A3.0
2
A3.0
3
1
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1
1
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IGID
CO
NN
ECTI
ON
TO
AN A
DJA
CEN
T W
ALL.
(SEC
507
.3, U
PC)
8.PR
OVI
DE
R-1
2 EX
TER
IOR
BLA
NKE
T FO
R H
OT
WAT
ER H
EATE
R. R
-3IN
SULA
TIO
N S
HAL
L BE
PR
OVI
DED
FO
R T
HE
FIR
ST F
IVE
FEET
OF
THE
WAT
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R O
UTL
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WAT
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NG
AN
D S
PAC
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ION
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IPM
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SH
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S AN
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C.E
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CO
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RN
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OT
WAT
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PIN
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LATI
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MAT
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LS S
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FAC
TUR
ERAS
CO
MPL
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G W
ITH
TH
E C
ALIF
OR
NIA
QU
ALIT
Y ST
AND
ARD
S FO
RIN
SULA
TIO
NM
ATER
IAL.
DO
OR
S AN
D W
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NC
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ION
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PAC
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BE F
ULL
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THER
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10.
AN A
PPR
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HU
TOFF
VAL
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STAL
LED
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E FU
ELG
AS L
INE
ON
TH
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OW
N S
TREA
M S
IDE
OF
THE
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LITY
MET
ER A
ND
BE
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IDLY
CO
NN
ECTE
D T
O T
HE
EXTE
RIO
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F TH
E BU
ILD
ING
OR
STR
UC
TUR
EC
ON
TAIN
ING
TH
E FU
EL G
AS P
IPIN
G.
FLO
OR
PLA
N N
OTE
S
11.
CO
NTR
ACTO
R IS
TO
PR
OVI
DE,
ER
ECT
AND
MAI
NTA
IN A
LLTE
MPO
RAR
Y BA
RR
IER
S AN
D G
UAR
DS,
AN
D A
LL T
EMPO
RAR
YSH
OR
ING
AN
D B
RAC
ING
AS
REQ
UIR
ED B
Y AL
L C
ITY
AND
STA
TER
EGU
LATI
ON
S.12
.C
ON
TRAC
TOR
IS T
O P
RO
VID
E AD
EQU
ATE
WEA
THER
PR
OTE
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ON
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RTH
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ILD
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AN
D IT
S C
ON
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TS D
UR
ING
TH
E C
OU
RSE
OF
WO
RK.
13.
CO
NTR
ACTO
R T
O P
RO
VID
E TE
MPO
RAR
Y PO
WER
PO
LE A
ND
MET
ER F
OR
THE
DU
RAT
ION
OF
THE
WO
RK
AS R
EQU
IRED
. CO
NTR
ACTO
R T
O
MAI
NTA
IN T
EMPO
RAR
Y LI
GH
T AS
REQ
UIR
ED F
OR
TH
E D
UR
ATIO
N O
F TH
E W
OR
K.14
.C
ON
TRAC
TOR
IS T
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RO
VID
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MPO
RAR
Y SA
NIT
ARY
FAC
ILIT
IES
ASTO
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ST IM
PAC
T N
EIG
HBO
RS
AND
AS
DIR
ECTE
D B
Y C
ITY
REG
ULA
TIO
NS.
15.
INST
ALL
ON
TH
E C
OLD
WAT
ER S
UPP
LY P
IPE
AT T
HE
TOP
OF
THE
WAT
ER H
EAT
A 'T
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TIN
G T
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LUM
B FO
R F
UTU
RE
SOLA
R W
ATER
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G.
LEG
END
ELEV
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RAN
SITI
ON
X"
(X)X
X.XX
'
XX.X
X'SP
OT
ELEV
ATIO
N
PRO
PER
TY C
OR
NER
1/4"
: 12
"SL
OPE
PRO
PER
TY L
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GM
GAS
MET
ER
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ECTR
IC P
ANEL
& M
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GER
03 3
5 00
CO
NC
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1 00
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04 M
ASO
NR
Y
03 C
ON
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05 5
0 00
MET
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AILS
05 M
ETAL
05 7
0 00
MET
AL S
TAIR
S
06 W
OO
D, P
LAST
ICS
& C
OM
POSI
TES
06 1
5 00
WO
OD
DEC
KIN
G
06 2
0 00
FIN
ISH
CAR
PEN
TRY
06 4
0 00
ARC
HIT
ECTU
RAL
WO
OD
WO
RK
SE
E A
SS
EM
BLI
ES
& D
ETA
ILS
07 T
HER
MAL
& M
OIS
TUR
E PR
OTE
CTI
ON
08 O
PEN
ING
S
09 2
0 00
GYP
SUM
BO
ARD
09 F
INIS
HES
09 2
4 00
STU
CC
O
09 3
0 00
TILE
09 5
0 00
CEI
LIN
GS
09 6
0 00
FLO
OR
ING
09 7
2 00
WAL
L C
OVE
RIN
GS
09 7
5 00
STO
NE
09 7
8 00
INT.
WAL
L PA
NEL
ING
09 8
0 00
ACO
UST
IC T
REA
TMEN
T
09 9
0 00
PAIN
TIN
G &
CO
ATIN
G
10 2
8 00
TO
ILET
& B
ATH
AC
CES
SOR
IES
10 S
PEC
IALT
IES
10 3
0 00
FI
REP
LAC
E
11 1
1 00
VEH
ICLE
LIF
TS
11 E
QU
IPM
ENT
11 3
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KITC
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APP
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CES
12 2
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WIN
DO
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TS
12 F
UR
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GS
13 1
1 00
SWIM
MIN
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OO
LS
13 S
PEC
IAL
CO
NST
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13 2
4 00
STEA
M S
HO
WER
S
14 C
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EQ
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MEN
T
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ELEV
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R
22 P
LUM
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G
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IGH
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32 S
ITE
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OVE
MEN
TS
32 1
0 00
VEH
ICLE
PAV
ING
32 3
0 00
SITE
IMPR
OVE
MEN
TS
08/3
1/20
21
PROJ
ECT
NOTE
S
2807
PIC
O BL
VD.
SANT
A MO
NICA
, CA
9040
542
4 248
3717
stud
io
SHEE
T TI
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SHEE
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/ SI
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NOT FOR CONSTRUCTION
1910
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LIC
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13 P
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AND
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N B
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H, C
A90
266
1/4"
= 1
'-0"
1FI
RST
FLO
OR
PLA
N
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 6 of 12
UP
WD
A3.0
0
A3.0
1
A3.0
2
A3.0
3
1
1
1
1
AA
BB
11
22
3.1
3.1
3.2
3.2
44
3.3
3.3
4.1
4.1
5.15.1
5.2
5.2
77
99
66
CC
B.1
B.1
C.2
C.2
EE
FF
1A4
.00
1A4
.00
1A4
.01
1A4
.01
1A4
.02
1A4
.02
1A4
.03
1A4
.03
1A4
.04
1A4
.04
1A4
.05
1A4
.05
1A4
.06
1A4
.06
DD
HAL
L20
1ST
UD
Y20
2 BATH
206
BED
RO
OM
205
BED
RO
OM
207
BED
RO
OM
209
BATH
210
BATH
208
HAL
L21
2
STU
DY
214
BALC
ON
Y21
6
POO
L D
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213
MAI
NBE
DR
OO
M20
3
MAI
N B
ATH
204
201.
120
1.2
202.
1
206.
1
205.
1
203.
1
207.
1
208.
121
0.1
209.
1
212.
2
212.
1
213.
1
214.
1
214.
2
214.
1
204.
220
4.1
OPE
N T
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211
211.
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1A4
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1A4
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214.
3
BATH
215
203.
4
205.
2
203.
3
207.
220
9.2
214.
2
215.
1
212.
3
212.
4
210.
220
8.2
206.
2
203.
2
RES
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UN
DER
SEP
ARAT
E PE
RM
IT
2' - 1"2' - 1"
A3.0
42
A3.0
41
(B)9
5.40
' (C)9
5.19
'
33
55
88
A.1
A.1
A.2
A.2
D.1
D.1
PL
SB
PL
SB
(D)8
6.24
'
(A)8
6.88
'
PER A3.03
3' - 0" SB
PER A3.03
3' - 0" SB
25' - 1"
CLE
AR
4' -
0 3/
4"11
1/4
"
2ND
FLO
OR
BAL
CO
NY
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NG
INTO
R
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3.1
SF
PER A3.01
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204.
120
4.2
1.D
O N
OT
SCAL
E FR
OM
DR
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2.D
IMEN
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ARE
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TER
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OF
STR
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AND
WIN
DO
WS
DIM
ENSI
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ED T
O C
ENTE
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OF
CLE
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PEN
ING
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ALL
CAS
EWO
RK
DIM
ENSI
ON
S TO
FAC
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F FI
NIS
H.
6.PR
OVI
DE
1.6
GAL
LON
S O
F W
ATER
PER
FLU
SH T
OIL
ETS.
7.W
ATER
HEA
TER
S AR
E TO
BE
STR
APPE
D O
R H
AVE
A R
IGID
CO
NN
ECTI
ON
TO
AN A
DJA
CEN
T W
ALL.
(SEC
507
.3, U
PC)
8.PR
OVI
DE
R-1
2 EX
TER
IOR
BLA
NKE
T FO
R H
OT
WAT
ER H
EATE
R. R
-3IN
SULA
TIO
N S
HAL
L BE
PR
OVI
DED
FO
R T
HE
FIR
ST F
IVE
FEET
OF
THE
WAT
ERH
EATE
R O
UTL
ET P
IPE.
ALL
WAT
ER H
EATI
NG
AN
D S
PAC
E C
ON
DIT
ION
ING
EQU
IPM
ENT.
SH
OW
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S AN
D F
AUC
ETS
SHAL
L BE
C.E
.C. C
ERTI
FIED
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L ST
EAM
AN
D S
TEAM
CO
ND
ENSA
TE R
ETU
RN
PIP
ING
AN
D A
LLC
ON
TIN
UO
USL
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ECIR
CU
LATI
NG
DO
MES
TIC
HEA
TIN
G O
R H
OT
WAT
ERPI
PIN
G S
HAL
L BE
INSU
LATE
D P
ER P
LUM
BIN
G D
IVIS
ION
.9.
ALL
INSU
LATI
ON
MAT
ERIA
LS S
HAL
L BE
CER
TIFI
ED B
Y TH
E M
ANU
FAC
TUR
ERAS
CO
MPL
YIN
G W
ITH
TH
E C
ALIF
OR
NIA
QU
ALIT
Y ST
AND
ARD
S FO
RIN
SULA
TIO
NM
ATER
IAL.
DO
OR
S AN
D W
IND
OW
S BE
TWEE
N C
ON
DIT
ION
EDAN
D U
NC
ON
DIT
ION
ED S
PAC
E SH
ALL
BE F
ULL
WEA
THER
-STR
IPPE
D.
10.
AN A
PPR
OVE
D S
EISM
IC S
HU
TOFF
VAL
VE W
ILL
BE IN
STAL
LED
ON
TH
E FU
ELG
AS L
INE
ON
TH
E D
OW
N S
TREA
M S
IDE
OF
THE
UTI
LITY
MET
ER A
ND
BE
RIG
IDLY
CO
NN
ECTE
D T
O T
HE
EXTE
RIO
R O
F TH
E BU
ILD
ING
OR
STR
UC
TUR
EC
ON
TAIN
ING
TH
E FU
EL G
AS P
IPIN
G.
FLO
OR
PLA
N N
OTE
S
11.
CO
NTR
ACTO
R IS
TO
PR
OVI
DE,
ER
ECT
AND
MAI
NTA
IN A
LLTE
MPO
RAR
Y BA
RR
IER
S AN
D G
UAR
DS,
AN
D A
LL T
EMPO
RAR
YSH
OR
ING
AN
D B
RAC
ING
AS
REQ
UIR
ED B
Y AL
L C
ITY
AND
STA
TER
EGU
LATI
ON
S.12
.C
ON
TRAC
TOR
IS T
O P
RO
VID
E AD
EQU
ATE
WEA
THER
PR
OTE
CTI
ON
FO
RTH
E BU
ILD
ING
AN
D IT
S C
ON
TEN
TS D
UR
ING
TH
E C
OU
RSE
OF
WO
RK.
13.
CO
NTR
ACTO
R T
O P
RO
VID
E TE
MPO
RAR
Y PO
WER
PO
LE A
ND
MET
ER F
OR
THE
DU
RAT
ION
OF
THE
WO
RK
AS R
EQU
IRED
. CO
NTR
ACTO
R T
OM
AIN
TAIN
TEM
POR
ARY
LIG
HT
AS R
EQU
IRED
FO
R T
HE
DU
RAT
ION
OF
THE
WO
RK.
14.
CO
NTR
ACTO
R IS
TO
PR
OVI
DE
TEM
POR
ARY
SAN
ITAR
Y FA
CIL
ITIE
S AS
TO L
EAST
IMPA
CT
NEI
GH
BOR
S AN
D A
S D
IREC
TED
BY
CIT
YR
EGU
LATI
ON
S.15
.IN
STAL
L O
N T
HE
CO
LD W
ATER
SU
PPLY
PIP
E AT
TH
E TO
P O
F TH
EW
ATER
HEA
T A
'T' F
ITTI
NG
TO
PLU
MB
FOR
FU
TUR
E SO
LAR
WAT
ERH
EATI
NG
.
03 3
5 00
CO
NC
RET
E FI
NIS
HIN
G
04 2
1 00
BRIC
K VE
NEE
R
04 M
ASO
NR
Y
03 C
ON
CR
ETE
05 5
0 00
MET
AL G
UAR
DR
AILS
05 M
ETAL
05 7
0 00
MET
AL S
TAIR
S
06 W
OO
D, P
LAST
ICS
& C
OM
POSI
TES
06 1
5 00
WO
OD
DEC
KIN
G
06 2
0 00
FIN
ISH
CAR
PEN
TRY
06 4
0 00
ARC
HIT
ECTU
RAL
WO
OD
WO
RK
SE
E A
SS
EM
BLI
ES
& D
ETA
ILS
07 T
HER
MAL
& M
OIS
TUR
E PR
OTE
CTI
ON
08 O
PEN
ING
S
09 2
0 00
GYP
SUM
BO
ARD
09 F
INIS
HES
09 2
4 00
STU
CC
O
09 3
0 00
TILE
09 5
0 00
CEI
LIN
GS
09 6
0 00
FLO
OR
ING
09 7
2 00
WAL
L C
OVE
RIN
GS
09 7
5 00
STO
NE
09 7
8 00
INT.
WAL
L PA
NEL
ING
09 8
0 00
ACO
UST
IC T
REA
TMEN
T
09 9
0 00
PAIN
TIN
G &
CO
ATIN
G
10 2
8 00
TO
ILET
& B
ATH
AC
CES
SOR
IES
10 S
PEC
IALT
IES
10 3
0 00
FI
REP
LAC
E
11 1
1 00
VEH
ICLE
LIF
TS
11 E
QU
IPM
ENT
11 3
0 00
KITC
HEN
APP
LIAN
CES
12 2
0 00
WIN
DO
W T
REA
TMEN
TS
12 F
UR
NIS
HIN
GS
13 1
1 00
SWIM
MIN
G P
OO
LS
13 S
PEC
IAL
CO
NST
RU
CTI
ON
13 2
4 00
STEA
M S
HO
WER
S
14 C
ON
VEYI
NG
EQ
UIP
MEN
T
14 2
0 00
ELEV
ATO
R
22 P
LUM
BIN
G
SE
E S
CH
ED
ULE
SS
EE
SC
HE
DU
LES
26 L
IGH
TIN
G
PE
ND
ING
32 S
ITE
IMPR
OVE
MEN
TS
32 1
0 00
VEH
ICLE
PAV
ING
32 3
0 00
SITE
IMPR
OVE
MEN
TS
LEG
END
ELEV
ATIO
N T
RAN
SITI
ON
X"
(X)X
X.XX
'
XX.X
X'SP
OT
ELEV
ATIO
N
PRO
PER
TY C
OR
NER
1/4"
: 12
"SL
OPE
PRO
PER
TY L
INE
GM
GAS
MET
ER
EMEL
ECTR
IC P
ANEL
& M
ETER
EVEL
ECTR
IC V
EHIC
LE C
HAR
GER
BALC
ON
Y YA
RD
PR
OJE
CT
SUM
MAR
YAR
EA:
3 X
1/2
BUIL
DAB
LE L
OT
WID
TH (2
5' -
2")
75.5
SF
(75'
-6"
)PR
OPO
SED
BAL
CO
NY
AREA
(TO
TAL)
13.1
SF
LEN
GTH
: 2/
3 X
BUIL
DAB
LE L
OT
WID
TH (5
0' -
4")
33' -
3"2N
D S
TOR
Y BA
LCO
NY
LEN
GTH
25
' -1"
(REA
R)
DEP
TH:
3'-0
" MAX
. IN
TO R
EQU
IRED
YAR
DA1
.00
& A2
.20
2'-0
" CLR
. TO
PR
OPE
RTY
LIN
E A1
.00
& A2
.20
08/3
1/20
21
PROJ
ECT
NOTE
S
2807
PIC
O BL
VD.
SANT
A MO
NICA
, CA
9040
542
4 248
3717
stud
io
SHEE
T TI
TLE
SHEE
T NU
MBE
R
ISSU
E DA
TES
SEAL
/ SI
GNAT
URE
NOT FOR CONSTRUCTION
1910
21 C
OAS
TAL
DEV
ELO
PMEN
T
PER
MIT
APP
LIC
ATIO
N
1912
13 P
LAN
CH
ECK
SUBM
ITTA
L
1912
04 C
DP
CO
RR
ECTI
ON
S
A2.2
0
SEC
ON
D F
LOO
R P
LAN
THE
STR
AND
1316
TH
E ST
RAN
DM
ANH
ATTA
N B
EAC
H, C
A90
266
1/4"
= 1
'-0"
1SE
CO
ND
FLO
OR
PLA
N
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 7 of 12
MAI
N F
LOO
R F
.F. (
+4")
91.7
5'
ENTR
Y F.
F. (+
4")
95.7
5'
SEC
ON
D F
LOO
R F
.F. (
+4")
104.
25'
HEI
GH
T LI
MIT
120.
93'
214
-216
F.F
. (+4
")10
6.75
'
AB
CB.
1C
.2E
F
HIG
H R
OO
F (T
.O. P
LY)
116.
81'
D
214.
321
4.2
214.
1
114.
111
3.1
101.
1
4' - 0"12' - 6"
A.1
A.2
D.1
9' -
0"
SBPL
SBPL
6.4'
SID
E SB
6.4'
SID
E SB
119.
95' T
.O. P
ARAP
ET
113.
42' T
.O. P
ARAP
ET
8' - 0"
98.1
9' T
.O.W
.
95.1
9'95
.15'
95.3
4'
95.4
0'
22' -
1"
98.4
0' T
.O.W
.
(C)
(B)
117.
81' T
.O. P
ARAP
ET
1.PA
RAP
ETS,
SAT
ELLI
TE A
NTE
NN
AE, R
AILS
, SKY
LIG
HTS
AN
D R
OO
FEQ
UIP
MEN
T M
UST
BE
WIT
HIN
TH
E H
EIG
HT
LIM
IT.
2.D
O N
OT
SCAL
E FR
OM
DR
AWIN
GS.
3.AL
L G
UAR
DR
AILS
TO
BE
42" A
BOVE
AD
JAC
ENT
FIN
ISH
ED W
ALKI
NG
SUR
FAC
E.
4.AL
L H
AND
RAI
LS T
O B
E 34
" -38
" ABO
VE F
INIS
HED
FLO
OR
.
5.M
AXIM
UM
3-1
5/16
" DIA
MET
ER O
PEN
ING
IN A
LL G
UAR
DR
AILS
OR
HAN
DR
AILS
, TYP
.
6.AL
L C
HIM
NEY
ASS
EMBL
IES
AND
SPA
RK
ARR
ESTO
RS
TO B
E U
LC
OM
PLIA
NT.
7.C
ON
TRAC
TOR
TO
VER
IFY
REQ
UIR
ED H
EIG
HTS
AN
D B
UIL
DIN
G E
NVE
LOPE
DIM
ENSI
ON
S. N
OTI
FY A
RC
HIT
ECT
OF
ANY
DIS
CR
EPAN
CIE
S.
8.G
LAZI
NG
WIT
HIN
18"
OF
ADJA
CEN
T W
ALKI
NG
SU
RFA
CE
TO B
E FU
LLY
TEM
PER
ED.
9.EX
TER
IOR
WAL
LS W
ITH
A F
IRE
SEPA
RAT
EIO
N D
ISTA
NC
E O
F 5'
-0" O
R L
ESS
MU
ST B
E 1-
HR
FIR
E-R
ESIS
TAN
CE
RAT
ED F
OR
EXP
OSU
RE
TO F
IRE
FRO
MBO
TH S
IDES
.
10.
SEE
A0.
00 T
ITLE
PA
GE
FOR
BAL
CO
NY
PRO
JEC
TIO
N S
UM
MAR
Y.
EXTE
RIO
R E
LEVA
TIO
N N
OTE
SLE
GEN
D
ELEV
ATIO
N T
RAN
SITI
ON
X"
(X)X
X.XX
'
XX.X
X'SP
OT
ELEV
ATIO
N
PRO
PER
TY C
OR
NER
1/4"
: 12
"SL
OPE
PRO
PER
TY L
INE
GM
GAS
MET
ER
EMEL
ECTR
IC P
ANEL
& M
ETER
EVEL
ECTR
IC V
EHIC
LE C
HAR
GER
LIN
E O
F AB
UTT
ING
AD
JAC
ENT
GR
ADE
LIN
E O
F TO
P O
F R
ETAI
NIN
G W
ALL
OR
42"
GU
ARD
RAI
L O
N S
ITE
WAL
L
PL
SETB
ACK
LIN
ESB
LIN
E O
F PR
E-C
ON
STR
UC
TIO
N G
RAD
E &
LIN
E O
F AD
DED
3'-0
" SET
BAC
KFO
R W
ALLS
OVE
R 2
4'-0
" IN
HT.
03 3
5 00
CO
NC
RET
E FI
NIS
HIN
G
04 2
0 00
BRIC
K R
AIN
SCR
EEN
04 M
ASO
NR
Y
03 C
ON
CR
ETE
05 5
0 00
MET
AL G
UAR
DR
AILS
05 M
ETAL
05 7
0 00
MET
AL S
TAIR
S
06 W
OO
D, P
LAST
ICS
& C
OM
POSI
TES
06 1
5 00
WO
OD
DEC
KIN
G
06 2
0 00
FIN
ISH
CAR
PEN
TRY
06 4
0 00
ARC
HIT
ECTU
RAL
WO
OD
WO
RK
SE
E A
SS
EM
BLI
ES
& D
ETA
ILS
07 T
HER
MAL
& M
OIS
TUR
E PR
OTE
CTI
ON
08 O
PEN
ING
S
09 2
0 00
GYP
SUM
BO
ARD
09 F
INIS
HES
09 2
4 00
STU
CC
O
09 3
0 00
TILE
09 5
0 00
CEI
LIN
GS
09 6
0 00
FLO
OR
ING
09 7
2 00
WAL
L C
OVE
RIN
GS
09 7
5 00
STO
NE
09 7
8 00
INT.
WAL
L PA
NEL
ING
09 8
0 00
ACO
UST
IC T
REA
TMEN
T
09 9
0 00
PAIN
TIN
G &
CO
ATIN
G
10 2
8 00
TO
ILET
& B
ATH
AC
CES
SOR
IES
10 S
PEC
IALT
IES
10 3
0 00
FI
REP
LAC
E
11 1
1 00
VEH
ICLE
LIF
TS
11 E
QU
IPM
ENT
11 3
0 00
KITC
HEN
APP
LIAN
CES
12 2
0 00
WIN
DO
W T
REA
TMEN
TS
12 F
UR
NIS
HIN
GS
13 1
1 00
SWIM
MIN
G P
OO
LS
13 S
PEC
IAL
CO
NST
RU
CTI
ON
13 2
4 00
STEA
M S
HO
WER
S
14 C
ON
VEYI
NG
EQ
UIP
MEN
T
14 2
0 00
ELEV
ATO
R
22 P
LUM
BIN
G
SE
E S
CH
ED
ULE
S
STO
RM
DR
AIN
AGE
26 E
LEC
TRIC
AL
32 S
ITE
IMPR
OVE
MEN
TS
32 1
0 00
VEH
ICLE
PAV
ING
32 3
0 00
SITE
IMPR
OVE
MEN
TS
22 1
4 00
PLU
MBI
NG
FIX
TUR
ES22
40
00
POO
L SY
STEM
S22
50
00
23 H
VAC
PE
ND
ING
26 3
0 00
POW
ER G
ENER
ATIN
G&
STO
RAG
E EQ
UIP
MEN
T26
56
00EX
TER
IOR
LIG
HTI
NG
ELEV
ATIO
NS
KEYN
OTE
S
08/3
1/20
21
PROJ
ECT
NOTE
S
2807
PIC
O BL
VD.
SANT
A MO
NICA
, CA
9040
542
4 248
3717
stud
io
SHEE
T TI
TLE
SHEE
T NU
MBE
R
ISSU
E DA
TES
SEAL
/ SI
GNAT
URE
NOT FOR CONSTRUCTION
1910
21 C
OAS
TAL
DEV
ELO
PMEN
T
PER
MIT
APP
LIC
ATIO
N
1912
13 P
LAN
CH
ECK
SUBM
ITTA
L
1912
04 C
DP
CO
RR
ECTI
ON
S
A3.0
0
EXTE
RIO
REL
EVAT
ION
S
THE
STR
AND
1316
TH
E ST
RAN
DM
ANH
ATTA
N B
EAC
H, C
A90
266
1/4"
= 1
'-0"
1EA
ST E
LEVA
TIO
N
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 8 of 12
MAI
N F
LOO
R F
.F. (
+4")
91.7
5'
ENTR
Y F.
F. (+
4")
95.7
5'
SEC
ON
D F
LOO
R F
.F. (
+4")
104.
25'
HEI
GH
T LI
MIT
120.
93'
214
-216
F.F
. (+4
")10
6.75
'
12
3.1
3.2
43.
34.
15.
15.
27
96
HIG
H R
OO
F (T
.O. P
LY)
116.
81'
213.
1
114.
211
7.121
4.1
120.
1
108.
1
207.
220
9.2
119.
111
8.1
35
8
95.1
9'
94.4
5'93
.58'
92.4
3'92
.12'
88.5
6'89.1
3'
89.8
2'
91.7
4'91
.21'
87.9
6'
5' -
0" F
RO
NT
SB5'
- 0"
REA
R S
B
1' -
6 1/
8"
PLSB
SBPL
89.8
7' T
.O.W
. (BE
YON
D)
90.6
9'
TOP
OF
42" T
ALL
CO
NC
RET
EPL
WAL
L IN
FR
ON
T YA
RD
89.7
4' M
AX.
LIN
E O
F ST
EPPE
D C
ON
C.
PRO
PER
TY L
INE
WAL
L
LIN
E O
F ST
EPPE
D C
ON
C.
PRO
PER
TY L
INE
WAL
L
LIN
E O
F C
ON
CR
ETE
PRO
PER
TY L
INE
WAL
LLI
NE
OF
GU
ARD
RAI
LO
N T
OP
OF
CO
NC
RET
EPR
OPE
RTY
LIN
E W
ALL
98.1
9'
95.8
4'
91.8
6'
SITE
WAL
L BE
YON
D
(C)
86.2
4'(D
)
117.
81' T
.O. P
ARAP
ET
119.
95' T
.O. P
ARAP
ET
116.
75' T
.O. P
ARAP
ET
45° I
NC
LIN
E PL
ANE
115.
75' T
.O. P
ARAP
ET
2' -
2 3/
4"
F.F.
91.
75'
GM
95.4
3'95
.40'
93.0
7'
92.3
1'92
.11'
91.7
8'
89.9
6'89
.60'
89.1
2'
LIN
E O
F (E
) GR
ADE
LIN
E O
F (E
) GR
ADE
FIR
ST F
LOO
R U
NC
OVE
RED
BALC
ON
Y, F
F: 9
1.75
'
88.9
6'
86.3
4'LI
NE
OF
ADJ.
GR
ADE
LIN
E O
F AD
J. G
RAD
E
24'-0
" OFF
SET
LIN
EFR
OM
LO
CAL
GR
ADE
24'-0
" OFF
SET
LIN
EFR
OM
LO
CAL
GR
ADE
DR
IVEW
AY V
ISIB
ILIT
Y ZO
NE
PER
A1.
00
1.PA
RAP
ETS,
SAT
ELLI
TE A
NTE
NN
AE, R
AILS
, SKY
LIG
HTS
AN
D R
OO
FEQ
UIP
MEN
T M
UST
BE
WIT
HIN
TH
E H
EIG
HT
LIM
IT.
2.D
O N
OT
SCAL
E FR
OM
DR
AWIN
GS.
3.AL
L G
UAR
DR
AILS
TO
BE
42" A
BOVE
AD
JAC
ENT
FIN
ISH
ED W
ALKI
NG
SUR
FAC
E.
4.AL
L H
AND
RAI
LS T
O B
E 34
" -38
" ABO
VE F
INIS
HED
FLO
OR
.
5.M
AXIM
UM
3-1
5/16
" DIA
MET
ER O
PEN
ING
IN A
LL G
UAR
DR
AILS
OR
HAN
DR
AILS
, TYP
.
6.AL
L C
HIM
NEY
ASS
EMBL
IES
AND
SPA
RK
ARR
ESTO
RS
TO B
E U
LC
OM
PLIA
NT.
7.C
ON
TRAC
TOR
TO
VER
IFY
REQ
UIR
ED H
EIG
HTS
AN
D B
UIL
DIN
G E
NVE
LOPE
DIM
ENSI
ON
S. N
OTI
FY A
RC
HIT
ECT
OF
ANY
DIS
CR
EPAN
CIE
S.
8.G
LAZI
NG
WIT
HIN
18"
OF
ADJA
CEN
T W
ALKI
NG
SU
RFA
CE
TO B
E FU
LLY
TEM
PER
ED.
9.EX
TER
IOR
WAL
LS W
ITH
A F
IRE
SEPA
RAT
EIO
N D
ISTA
NC
E O
F 5'
-0" O
R L
ESS
MU
ST B
E 1-
HR
FIR
E-R
ESIS
TAN
CE
RAT
ED F
OR
EXP
OSU
RE
TO F
IRE
FRO
MBO
TH S
IDES
.
10.
SEE
A0.
00 T
ITLE
PA
GE
FOR
BAL
CO
NY
PRO
JEC
TIO
N S
UM
MAR
Y.
EXTE
RIO
R E
LEVA
TIO
N N
OTE
SLE
GEN
D
ELEV
ATIO
N T
RAN
SITI
ON
X"
(X)X
X.XX
'
XX.X
X'SP
OT
ELEV
ATIO
N
PRO
PER
TY C
OR
NER
1/4"
: 12
"SL
OPE
PRO
PER
TY L
INE
GM
GAS
MET
ER
EMEL
ECTR
IC P
ANEL
& M
ETER
EVEL
ECTR
IC V
EHIC
LE C
HAR
GER
LIN
E O
F AB
UTT
ING
AD
JAC
ENT
GR
ADE
LIN
E O
F TO
P O
F R
ETAI
NIN
G W
ALL
OR
42"
GU
ARD
RAI
L O
N S
ITE
WAL
L
PL
SETB
ACK
LIN
ESB
LIN
E O
F PR
E-C
ON
STR
UC
TIO
N G
RAD
E &
LIN
E O
F AD
DED
3'-0
" SET
BAC
KFO
R W
ALLS
OVE
R 2
4'-0
" IN
HT.
03 3
5 00
CO
NC
RET
E FI
NIS
HIN
G
04 2
0 00
BRIC
K R
AIN
SCR
EEN
04 M
ASO
NR
Y
03 C
ON
CR
ETE
05 5
0 00
MET
AL G
UAR
DR
AILS
05 M
ETAL
05 7
0 00
MET
AL S
TAIR
S
06 W
OO
D, P
LAST
ICS
& C
OM
POSI
TES
06 1
5 00
WO
OD
DEC
KIN
G
06 2
0 00
FIN
ISH
CAR
PEN
TRY
06 4
0 00
ARC
HIT
ECTU
RAL
WO
OD
WO
RK
SE
E A
SS
EM
BLI
ES
& D
ETA
ILS
07 T
HER
MAL
& M
OIS
TUR
E PR
OTE
CTI
ON
08 O
PEN
ING
S
09 2
0 00
GYP
SUM
BO
ARD
09 F
INIS
HES
09 2
4 00
STU
CC
O
09 3
0 00
TILE
09 5
0 00
CEI
LIN
GS
09 6
0 00
FLO
OR
ING
09 7
2 00
WAL
L C
OVE
RIN
GS
09 7
5 00
STO
NE
09 7
8 00
INT.
WAL
L PA
NEL
ING
09 8
0 00
ACO
UST
IC T
REA
TMEN
T
09 9
0 00
PAIN
TIN
G &
CO
ATIN
G
10 2
8 00
TO
ILET
& B
ATH
AC
CES
SOR
IES
10 S
PEC
IALT
IES
10 3
0 00
FI
REP
LAC
E
11 1
1 00
VEH
ICLE
LIF
TS
11 E
QU
IPM
ENT
11 3
0 00
KITC
HEN
APP
LIAN
CES
12 2
0 00
WIN
DO
W T
REA
TMEN
TS
12 F
UR
NIS
HIN
GS
13 1
1 00
SWIM
MIN
G P
OO
LS
13 S
PEC
IAL
CO
NST
RU
CTI
ON
13 2
4 00
STEA
M S
HO
WER
S
14 C
ON
VEYI
NG
EQ
UIP
MEN
T
14 2
0 00
ELEV
ATO
R
22 P
LUM
BIN
G
SE
E S
CH
ED
ULE
S
STO
RM
DR
AIN
AGE
26 E
LEC
TRIC
AL
32 S
ITE
IMPR
OVE
MEN
TS
32 1
0 00
VEH
ICLE
PAV
ING
32 3
0 00
SITE
IMPR
OVE
MEN
TS
22 1
4 00
PLU
MBI
NG
FIX
TUR
ES22
40
00
POO
L SY
STEM
S22
50
00
23 H
VAC
PE
ND
ING
26 3
0 00
POW
ER G
ENER
ATIN
G&
STO
RAG
E EQ
UIP
MEN
T26
56
00EX
TER
IOR
LIG
HTI
NG
ELEV
ATIO
NS
KEYN
OTE
S
08/3
1/20
21
PROJ
ECT
NOTE
S
2807
PIC
O BL
VD.
SANT
A MO
NICA
, CA
9040
542
4 248
3717
stud
io
SHEE
T TI
TLE
SHEE
T NU
MBE
R
ISSU
E DA
TES
SEAL
/ SI
GNAT
URE
NOT FOR CONSTRUCTION
1910
21 C
OAS
TAL
DEV
ELO
PMEN
T
PER
MIT
APP
LIC
ATIO
N
1912
13 P
LAN
CH
ECK
SUBM
ITTA
L
1912
04 C
DP
CO
RR
ECTI
ON
S
A3.0
1
EXTE
RIO
REL
EVAT
ION
S
THE
STR
AND
1316
TH
E ST
RAN
DM
ANH
ATTA
N B
EAC
H, C
A90
266
1/4"
= 1
'-0"
1SO
UTH
ELE
VATI
ON
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 9 of 12
MAI
N F
LOO
R F
.F. (
+4")
91.7
5'
ENTR
Y F.
F. (+
4")
95.7
5'
SEC
ON
D F
LOO
R F
.F. (
+4")
104.
25'
HEI
GH
T LI
MIT
120.
93'
214
-216
F.F
. (+4
")10
6.75
'
AB
CB.
1C
.2E
F
HIG
H R
OO
F (T
.O. P
LY)
116.
81'
D
202.
1
107.
110
8.1
203.
320
5.2
TYP.
42" MAX.
A.1
A.2
D.1
6.4'
SID
E SB
6.4'
SID
E SB
PLSB
SBPL
3' - 6"
86.2
4'86
.57'
86.8
8'86
.41'
89.8
7'90
.38'
IN S
ETBA
CK
89.7
4' IN
SET
BAC
K
3' -
0" S
B
(A)
(D)
119.
95' T
.O. P
ARAP
ET
113.
42' T
.O. P
ARAP
ET
115.
75' T
.O. P
ARAP
ET
116.
75' T
.O. P
ARAP
ET
F.F.
91.
75'
112.
92' T
.O. P
ARAP
ET
3' -
0" S
B
1' -
1 1/
2"
204.
1
1.PA
RAP
ETS,
SAT
ELLI
TE A
NTE
NN
AE, R
AILS
, SKY
LIG
HTS
AN
D R
OO
FEQ
UIP
MEN
T M
UST
BE
WIT
HIN
TH
E H
EIG
HT
LIM
IT.
2.D
O N
OT
SCAL
E FR
OM
DR
AWIN
GS.
3.AL
L G
UAR
DR
AILS
TO
BE
42" A
BOVE
AD
JAC
ENT
FIN
ISH
ED W
ALKI
NG
SUR
FAC
E.
4.AL
L H
AND
RAI
LS T
O B
E 34
" -38
" ABO
VE F
INIS
HED
FLO
OR
.
5.M
AXIM
UM
3-1
5/16
" DIA
MET
ER O
PEN
ING
IN A
LL G
UAR
DR
AILS
OR
HAN
DR
AILS
, TYP
.
6.AL
L C
HIM
NEY
ASS
EMBL
IES
AND
SPA
RK
ARR
ESTO
RS
TO B
E U
LC
OM
PLIA
NT.
7.C
ON
TRAC
TOR
TO
VER
IFY
REQ
UIR
ED H
EIG
HTS
AN
D B
UIL
DIN
G E
NVE
LOPE
DIM
ENSI
ON
S. N
OTI
FY A
RC
HIT
ECT
OF
ANY
DIS
CR
EPAN
CIE
S.
8.G
LAZI
NG
WIT
HIN
18"
OF
ADJA
CEN
T W
ALKI
NG
SU
RFA
CE
TO B
E FU
LLY
TEM
PER
ED.
9.EX
TER
IOR
WAL
LS W
ITH
A F
IRE
SEPA
RAT
EIO
N D
ISTA
NC
E O
F 5'
-0" O
R L
ESS
MU
ST B
E 1-
HR
FIR
E-R
ESIS
TAN
CE
RAT
ED F
OR
EXP
OSU
RE
TO F
IRE
FRO
MBO
TH S
IDES
.
10.
SEE
A0.
00 T
ITLE
PA
GE
FOR
BAL
CO
NY
PRO
JEC
TIO
N S
UM
MAR
Y.
EXTE
RIO
R E
LEVA
TIO
N N
OTE
SLE
GEN
D
ELEV
ATIO
N T
RAN
SITI
ON
X"
(X)X
X.XX
'
XX.X
X'SP
OT
ELEV
ATIO
N
PRO
PER
TY C
OR
NER
1/4"
: 12
"SL
OPE
PRO
PER
TY L
INE
GM
GAS
MET
ER
EMEL
ECTR
IC P
ANEL
& M
ETER
EVEL
ECTR
IC V
EHIC
LE C
HAR
GER
LIN
E O
F AB
UTT
ING
AD
JAC
ENT
GR
ADE
LIN
E O
F TO
P O
F R
ETAI
NIN
G W
ALL
OR
42"
GU
ARD
RAI
L O
N S
ITE
WAL
L
PL
SETB
ACK
LIN
ESB
LIN
E O
F PR
E-C
ON
STR
UC
TIO
N G
RAD
E &
LIN
E O
F AD
DED
3'-0
" SET
BAC
KFO
R W
ALLS
OVE
R 2
4'-0
" IN
HT.
03 3
5 00
CO
NC
RET
E FI
NIS
HIN
G
04 2
0 00
BRIC
K R
AIN
SCR
EEN
04 M
ASO
NR
Y
03 C
ON
CR
ETE
05 5
0 00
MET
AL G
UAR
DR
AILS
05 M
ETAL
05 7
0 00
MET
AL S
TAIR
S
06 W
OO
D, P
LAST
ICS
& C
OM
POSI
TES
06 1
5 00
WO
OD
DEC
KIN
G
06 2
0 00
FIN
ISH
CAR
PEN
TRY
06 4
0 00
ARC
HIT
ECTU
RAL
WO
OD
WO
RK
SE
E A
SS
EM
BLI
ES
& D
ETA
ILS
07 T
HER
MAL
& M
OIS
TUR
E PR
OTE
CTI
ON
08 O
PEN
ING
S
09 2
0 00
GYP
SUM
BO
ARD
09 F
INIS
HES
09 2
4 00
STU
CC
O
09 3
0 00
TILE
09 5
0 00
CEI
LIN
GS
09 6
0 00
FLO
OR
ING
09 7
2 00
WAL
L C
OVE
RIN
GS
09 7
5 00
STO
NE
09 7
8 00
INT.
WAL
L PA
NEL
ING
09 8
0 00
ACO
UST
IC T
REA
TMEN
T
09 9
0 00
PAIN
TIN
G &
CO
ATIN
G
10 2
8 00
TO
ILET
& B
ATH
AC
CES
SOR
IES
10 S
PEC
IALT
IES
10 3
0 00
FI
REP
LAC
E
11 1
1 00
VEH
ICLE
LIF
TS
11 E
QU
IPM
ENT
11 3
0 00
KITC
HEN
APP
LIAN
CES
12 2
0 00
WIN
DO
W T
REA
TMEN
TS
12 F
UR
NIS
HIN
GS
13 1
1 00
SWIM
MIN
G P
OO
LS
13 S
PEC
IAL
CO
NST
RU
CTI
ON
13 2
4 00
STEA
M S
HO
WER
S
14 C
ON
VEYI
NG
EQ
UIP
MEN
T
14 2
0 00
ELEV
ATO
R
22 P
LUM
BIN
G
SE
E S
CH
ED
ULE
S
STO
RM
DR
AIN
AGE
26 E
LEC
TRIC
AL
32 S
ITE
IMPR
OVE
MEN
TS
32 1
0 00
VEH
ICLE
PAV
ING
32 3
0 00
SITE
IMPR
OVE
MEN
TS
22 1
4 00
PLU
MBI
NG
FIX
TUR
ES22
40
00
POO
L SY
STEM
S22
50
00
23 H
VAC
PE
ND
ING
26 3
0 00
POW
ER G
ENER
ATIN
G&
STO
RAG
E EQ
UIP
MEN
T26
56
00EX
TER
IOR
LIG
HTI
NG
ELEV
ATIO
NS
KEYN
OTE
S
08/3
1/20
21
PROJ
ECT
NOTE
S
2807
PIC
O BL
VD.
SANT
A MO
NICA
, CA
9040
542
4 248
3717
stud
io
SHEE
T TI
TLE
SHEE
T NU
MBE
R
ISSU
E DA
TES
SEAL
/ SI
GNAT
URE
NOT FOR CONSTRUCTION
1910
21 C
OAS
TAL
DEV
ELO
PMEN
T
PER
MIT
APP
LIC
ATIO
N
1912
13 P
LAN
CH
ECK
SUBM
ITTA
L
1912
04 C
DP
CO
RR
ECTI
ON
S
A3.0
2
EXTE
RIO
REL
EVAT
ION
S
THE
STR
AND
1316
TH
E ST
RAN
DM
ANH
ATTA
N B
EAC
H, C
A90
266
1/4"
= 1
'-0"
1W
EST
ELEV
ATIO
N
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 10 of 12
MAI
N F
LOO
R F
.F. (
+4")
91.7
5'
ENTR
Y F.
F. (+
4")
95.7
5'
SEC
ON
D F
LOO
R F
.F. (
+4")
104.
25'
HEI
GH
T LI
MIT
120.
93'
214
-216
F.F
. (+4
")10
6.75
'
12
3.1
3.2
43.
34.
15.
15.
27
96
HIG
H R
OO
F (T
.O. P
LY)
116.
81'
201.
120
1.2
103.
110
3.2
35
8
PLSB
5' -
0"FR
ON
T SB
SBPL
5' -
0"R
EAR
SB
201.
320
1.4
201.
520
1.6
201.
720
1.8
201.
9
87.1
9' 86.8
8'
88.4
0'88
.75'
90.4
5'
92.3
4'92
.79'
95.8
0'95
.45'
95.4
0'
98.4
0' T
.O.W
.
90.3
7' T
.O.W
.
LIN
E O
F 6'
CO
NC
RET
E PR
OPE
RTY
LIN
E W
ALL
LIN
E O
F PR
OPO
SED
GU
ARD
RAI
L O
N T
OP
OF
PRO
PER
TY W
ALL
LIN
E O
F 6'
CO
NC
RET
EPR
OPE
RTY
LIN
E W
ALL
LIN
E O
F PR
OPO
SED
GU
ARD
RAI
L O
N T
OP
OF
PRO
PER
TY L
INE
WAL
L
TOP
OF
42" T
ALL
CO
NC
. PL
WAL
LIN
FR
ON
T YA
RD
45° I
NC
LIN
E PL
ANE
24'-0
" OFF
SET
LIN
E FR
OM
LO
CAL
GR
ADE
24'-0
" OFF
SET
LIN
EFR
OM
LO
CAL
GR
ADE
(A)
(B)
113.
42' T
.O. P
ARAP
ET
117.
81' T
.O. P
ARAP
ET
93.8
0'
91.8
9'
6' - 0" MAX.
6' - 0" MAX.
LIN
E O
F 6'
CO
NC
RET
E PR
OPE
RTY
LIN
E W
ALL
42" MIN.
24' - 0" MAX. @ LOCAL GRADE
22' - 7 3/4"
95.3
0'95
.50'
92.5
0'
90.0
2'
88.2
9'LO
WES
T PO
INT
OF
LOC
ALG
RAD
E. P
RO
POSE
DBU
ILD
ING
HEI
GH
T: 2
2' -
7 3/
4"
LIN
E O
F (E
) GR
ADE
LIN
E O
F (E
) GR
ADE
119.
95' T
.O. P
ARAP
ET
113.
42' T
.O. P
ARAP
ET
LIN
E O
F AD
J. G
RAD
E
1.PA
RAP
ETS,
SAT
ELLI
TE A
NTE
NN
AE, R
AILS
, SKY
LIG
HTS
AN
D R
OO
FEQ
UIP
MEN
T M
UST
BE
WIT
HIN
TH
E H
EIG
HT
LIM
IT.
2.D
O N
OT
SCAL
E FR
OM
DR
AWIN
GS.
3.AL
L G
UAR
DR
AILS
TO
BE
42" A
BOVE
AD
JAC
ENT
FIN
ISH
ED W
ALKI
NG
SUR
FAC
E.
4.AL
L H
AND
RAI
LS T
O B
E 34
" -38
" ABO
VE F
INIS
HED
FLO
OR
.
5.M
AXIM
UM
3-1
5/16
" DIA
MET
ER O
PEN
ING
IN A
LL G
UAR
DR
AILS
OR
HAN
DR
AILS
, TYP
.
6.AL
L C
HIM
NEY
ASS
EMBL
IES
AND
SPA
RK
ARR
ESTO
RS
TO B
E U
LC
OM
PLIA
NT.
7.C
ON
TRAC
TOR
TO
VER
IFY
REQ
UIR
ED H
EIG
HTS
AN
D B
UIL
DIN
G E
NVE
LOPE
DIM
ENSI
ON
S. N
OTI
FY A
RC
HIT
ECT
OF
ANY
DIS
CR
EPAN
CIE
S.
8.G
LAZI
NG
WIT
HIN
18"
OF
ADJA
CEN
T W
ALKI
NG
SU
RFA
CE
TO B
E FU
LLY
TEM
PER
ED.
9.EX
TER
IOR
WAL
LS W
ITH
A F
IRE
SEPA
RAT
EIO
N D
ISTA
NC
E O
F 5'
-0" O
R L
ESS
MU
ST B
E 1-
HR
FIR
E-R
ESIS
TAN
CE
RAT
ED F
OR
EXP
OSU
RE
TO F
IRE
FRO
MBO
TH S
IDES
.
10.
SEE
A0.
00 T
ITLE
PA
GE
FOR
BAL
CO
NY
PRO
JEC
TIO
N S
UM
MAR
Y.
EXTE
RIO
R E
LEVA
TIO
N N
OTE
SLE
GEN
D
ELEV
ATIO
N T
RAN
SITI
ON
X"
(X)X
X.XX
'
XX.X
X'SP
OT
ELEV
ATIO
N
PRO
PER
TY C
OR
NER
1/4"
: 12
"SL
OPE
PRO
PER
TY L
INE
GM
GAS
MET
ER
EMEL
ECTR
IC P
ANEL
& M
ETER
EVEL
ECTR
IC V
EHIC
LE C
HAR
GER
LIN
E O
F AB
UTT
ING
AD
JAC
ENT
GR
ADE
LIN
E O
F TO
P O
F R
ETAI
NIN
G W
ALL
OR
42"
GU
ARD
RAI
L O
N S
ITE
WAL
L
PL
SETB
ACK
LIN
ESB
LIN
E O
F PR
E-C
ON
STR
UC
TIO
N G
RAD
E &
LIN
E O
F AD
DED
3'-0
" SET
BAC
KFO
R W
ALLS
OVE
R 2
4'-0
" IN
HT.
03 3
5 00
CO
NC
RET
E FI
NIS
HIN
G
04 2
0 00
BRIC
K R
AIN
SCR
EEN
04 M
ASO
NR
Y
03 C
ON
CR
ETE
05 5
0 00
MET
AL G
UAR
DR
AILS
05 M
ETAL
05 7
0 00
MET
AL S
TAIR
S
06 W
OO
D, P
LAST
ICS
& C
OM
POSI
TES
06 1
5 00
WO
OD
DEC
KIN
G
06 2
0 00
FIN
ISH
CAR
PEN
TRY
06 4
0 00
ARC
HIT
ECTU
RAL
WO
OD
WO
RK
SE
E A
SS
EM
BLI
ES
& D
ETA
ILS
07 T
HER
MAL
& M
OIS
TUR
E PR
OTE
CTI
ON
08 O
PEN
ING
S
09 2
0 00
GYP
SUM
BO
ARD
09 F
INIS
HES
09 2
4 00
STU
CC
O
09 3
0 00
TILE
09 5
0 00
CEI
LIN
GS
09 6
0 00
FLO
OR
ING
09 7
2 00
WAL
L C
OVE
RIN
GS
09 7
5 00
STO
NE
09 7
8 00
INT.
WAL
L PA
NEL
ING
09 8
0 00
ACO
UST
IC T
REA
TMEN
T
09 9
0 00
PAIN
TIN
G &
CO
ATIN
G
10 2
8 00
TO
ILET
& B
ATH
AC
CES
SOR
IES
10 S
PEC
IALT
IES
10 3
0 00
FI
REP
LAC
E
11 1
1 00
VEH
ICLE
LIF
TS
11 E
QU
IPM
ENT
11 3
0 00
KITC
HEN
APP
LIAN
CES
12 2
0 00
WIN
DO
W T
REA
TMEN
TS
12 F
UR
NIS
HIN
GS
13 1
1 00
SWIM
MIN
G P
OO
LS
13 S
PEC
IAL
CO
NST
RU
CTI
ON
13 2
4 00
STEA
M S
HO
WER
S
14 C
ON
VEYI
NG
EQ
UIP
MEN
T
14 2
0 00
ELEV
ATO
R
22 P
LUM
BIN
G
SE
E S
CH
ED
ULE
S
STO
RM
DR
AIN
AGE
26 E
LEC
TRIC
AL
32 S
ITE
IMPR
OVE
MEN
TS
32 1
0 00
VEH
ICLE
PAV
ING
32 3
0 00
SITE
IMPR
OVE
MEN
TS
22 1
4 00
PLU
MBI
NG
FIX
TUR
ES22
40
00
POO
L SY
STEM
S22
50
00
23 H
VAC
PE
ND
ING
26 3
0 00
POW
ER G
ENER
ATIN
G&
STO
RAG
E EQ
UIP
MEN
T26
56
00EX
TER
IOR
LIG
HTI
NG
ELEV
ATIO
NS
KEYN
OTE
S
08/3
1/20
21
PROJ
ECT
NOTE
S
2807
PIC
O BL
VD.
SANT
A MO
NICA
, CA
9040
542
4 248
3717
stud
io
SHEE
T TI
TLE
SHEE
T NU
MBE
R
ISSU
E DA
TES
SEAL
/ SI
GNAT
URE
NOT FOR CONSTRUCTION
1910
21 C
OAS
TAL
DEV
ELO
PMEN
T
PER
MIT
APP
LIC
ATIO
N
1912
13 P
LAN
CH
ECK
SUBM
ITTA
L
1912
04 C
DP
CO
RR
ECTI
ON
S
A3.0
3
EXTE
RIO
REL
EVAT
ION
S
THE
STR
AND
1316
TH
E ST
RAN
DM
ANH
ATTA
N B
EAC
H, C
A90
266
1/4"
= 1
'-0"
1N
OR
TH E
LEVA
TIO
N
California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 11 of 12
ENTR
Y &
GAR
AGE
(T.O
. SU
BFLO
OR
)95
.42'
MAI
N F
LOO
R (T
.O. S
UBF
LOO
R)
91.4
2'
MAI
N F
LOO
R F
.F. (
+4")
91.7
5'
ENTR
Y F.
F. (+
4")
95.7
5'
BASE
MEN
T F.
F. (+
4")
78.7
5'BA
SEM
ENT
(T.O
. CO
NC
RET
E)78
.42'
SEC
ON
D F
LOO
R F
.F. (
+4")
104.
25'
SEC
ON
D F
LOO
R (T
.O. S
UBF
LOO
R)
103.
92'
HEI
GH
T LI
MIT
120.
93'
214
-216
F.F
. (+4
")10
6.75
'21
2 -2
15 (T
.O. S
UBF
LOO
R)
106.
42'
12
3.1
3.2
43.
34.
15.
15.
27
96
RO
OF
(T.O
. PLY
)11
5.25
'
LOW
RO
OF
(T.O
. PLY
)11
2.75
'
7' - 6"
HIG
H R
OO
F (T
.O. P
LY)
116.
81'
45.00°
FLOOR TO CEILING
9' - 10"
FLOOR TO CEILING
8' - 6"
VEH
ICLE
LIF
T ST
OR
AGE
VAU
LTPE
R P
LAN
GAR
AGE
WAL
LS A
ND
CEI
LIN
G
MU
ST P
RO
VID
E 1-
HR
FIR
E R
ESIS
TAN
T C
ON
STR
UC
TIO
N
ELEV
ATO
R
SHAF
T1-
HR
FIR
ER
ESIS
TAN
TC
ON
STR
UC
TIO
N
BED
RO
OM
205
BED
RO
OM
207
BED
RO
OM
209
ELEV
ATO
R11
5
HAL
L21
2
BATH
215
STU
DY
214
GAR
AGE
113
MU
D R
OO
M10
2
GAR
AGE
SLAB
(T.O
. CO
NC
.)86
.29'
LIG
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California Coastal CommissionA-5-MNB-20-0020Exhibit 2 p. 12 of 12
STATEOFCALIFOR NIA-THERESOURCESAGENCY !1--5-AAJ -Z<J-()0 �CALIFORNIA COASTAL COMMISSION South C oast Area Office
300 East Ocean Blvd, Suite 301 Long Beach, CA 90802-4302 (562) 590-5071
APPEAL FROM COASTAL PERMIT
DECISION OF LOCAL GOVERNMENT
SECTION I. Appellant(s)
Name, mailing address and telephone number of appellant(s):
SECTION II. Decision Being Appealed
1. Name of local/port government: City of Manhattan Beach
2. Brief description of development being appealed:
Gavin Newsom, Governor
Demolition of an existing 1,568 sq. ft. single-family residence and an existing2,556 sq. ft. triplex on two adjacent lots and construction of a 9,920 sq. ft. threestory, single-family residence with an attached 845 sq. ft. three-car garage. Lotsizes: 1312 The Strand is 2,987 sq. ft. and 1316 The Strand is 3,300 sq. ft.
3. Development's location (street address, assessor's parcel no., cross street, etc.):_
1312 and 1316 The Strand, Manhattan Beach
4. Description of decision being appealed:
a. Approval; no special conditions: ____ _
b. Approval with special conditions:----"
XX=---
c. Denial:-----------
Note: For jurisdictions with a total LCP, denial decisions by a local government cannot be appealed unless the development is a major energy or public works project. Denial decisions by port governments are not appealable.
TO BE COMPLETED BY COMMISSION:
APPEAL NO: �£7JJJ6 ..,�-CJOZ()DATE FILED:_-_:__:-_C:0 DISTRICT: South Coast
Page l of 3
California Coastal CommissionA-5-MNB-20-0020Exhibit 3 p. 1 of 6
Page 2 of4
5. Decision being appealed was made by (check one):
a. Planning Director/Zoning Administrator:_-=XX=~---
b. City Council/Board of Supervisors: ______ _
c. Planning Commission: _________ _
d. Other: ______ _
6. Date of local government's decision:_-=J=an=uary=.J._7'"''-=2=0=2=0 _________ _
7. Local government's file number: Coastal Development Permit No. CA 19-21
SECTION III. Identification of Other Interested Persons
Give the names and addresses of the following parties. (Use additional paper as necessary.)
1. Name and mailing address of permit applicant:
Corinna Cotsen and Lee Rosenbaum 1316 The Strand. Manhattan Beach. CA 90266
2. Name and mailing address of permit applicant's agent:
3. Names and mailing addresses as available of those who testified (either verbally or in writing) at the city/county/port hearing(s). Include other parties which you know to be interested and should receive notice of this appeal.
a.
b.
c. California Coastal CommissionA-5-MNB-20-0020Exhibit 3 p. 2 of 6
Page 3 of4
SECTION IV. Reasons Supporting This Appeal
Note: Appeals of local government Coastal Permit decisions are limited by a variety of factors and requirements of the Coastal Act. Please review the appeal information sheet for assistance in completing this section, which continues on the next page. Please state briefly your reasons for this appeal. Include a summary description of Local Coastal Program, Land Use Plan, or Port Master Plan policies and requirements in which you believe the project is inconsistent and the reasons the decision warrants a new hearing.
Appeal Contentions: • The approved single-family residence is significantly larger than the surrounding residential
development. The large single-family residence is also out of character with the general pattern of multi-family building in the immediate vicinity. Ofthe 17 ocean-fronting parcels on the block to the north, on the subject block, and on the block to the south (The Strand between 15th Street and 12th Street), there are 11 multi-family structures ranging from two to four units and only six single family residences. The proposed merger of the two separate lots would also result in a lot size that is larger than 16 of the 17 parcels. The size of proposed structure, the use of the two sites for one single family residence, and the large resulting lot size would be inconsistent with community character as it would facilitate a larger, less dense development pattern and would constitute a negative precedent that would result in potential significant cumulative impact if other similar projects were approved.
• The City CDP does not include approval of the lot merger. City staff has indicated that the applicant has applied for the lot merger, but that the lot merger has not yet been approved. On the subject site, the Implementation plan allows a minimum of one unit per lot, without the merger in place, the proposed development results in less than one unit per lot. More importantly, the land use on the subject site is "RH- High Density Residential." The intent ofthe RH land use designation is to promote density through the construction of multifamily structures. RH properties are permitted by right to 1-5 units and can construct 6+ units with a Precise Development Plan or Site Development Permit. The Minimum Lot Area Per Dwelling Unit on RH sites is 850 sq. ft. The combined total lot size ofthe 2 parcels is 6,287 (2,987 (1313) +3,300 (1316)). While it is likely that other zoning standards would reduce the potential maximum number of units that could be constructed on the two sites, based only on the size of the two lots and the minimum lot size per dwelling unit, 7.4 units could be constructed (6,287/850).
California Coastal CommissionA-5-MNB-20-0020Exhibit 3 p. 3 of 6
Page 4 of4
Relevant LUP Policies:
B. Residential Development
POLICY ILB.1: Maintain building scale in coastal zone residential neighborhoods consistent with Chapter 2 of the Implementation Plan.
POLICY 11B.2: Maintain residential building bulk control established by development standards in Chapter 2 of the Implementation Plan.
Relevant IP Policies:
A.01.030. Purposes
The Broad puposes of the Zoning Code are to protect and promote the public health, safety, and general welfare, and to implement the policies of the City of Manhattan Beach Local Coastal Plan, as provided in the California Government Code, Title 7, Chapters 3 and 4 and in the California Consitution, Chapter 11, Section 7. More Specifically, the Zoning Code is intended to:
A. Provide a precise guide for the physical development of the Coastal Zone in order to:
1. Preserve the character and quality of residential neighborhoods consistent with the character of the two area districts of the Coastal Zone;
2. Foster convenient, harmonious, and workable relationships among land uses; and,
3. Achieve progressively the arrangement of land uses described in the Local Coastal Plan. ..
SECTION V. Certification
The information and facts stated above are correct to the best of my/our knowledge.
Signature of Appellant(s) or Authorized Agent Date
California Coastal CommissionA-5-MNB-20-0020Exhibit 3 p. 4 of 6
APPEAL FROM COASTAL PERMIT DECISION OF LOCAL GOVERNMENT (Page 4)
SECTION V. Certification
The information and facts stated above are correct knowledge.
Date:
Note: If signed by agent, appellant(s) must also sign below.
Section VI.
1/We hereby authorize
Agent Authorization
to act as my/our representative and to bind me/us in all matters concerning this appeal.
Signature of Appellant(s)
RECEIVED Date:
South Coast Region
APR 03 7020 CALIFORNIA
"<'TI\ 1 l'"'f\1\ 111\IJI~~Ir ·
California Coastal CommissionA-5-MNB-20-0020Exhibit 3 p. 5 of 6
APPEAL FROM COASTAL PERMIT DECISION OF LOCAL GOVERNMENT (Page 4)
SECTION V. Certification
The information and facts stated above are correct to the best of my/our knowledge.
Signature of Appellant(s) or Authorized Agent
04/06/2020 Date:
Note: If signed by agent, appellant(s) must also sign below.
Section VI.
1/We hereby authorize
Agent Authorization
to act as my/our representative and to bind me/us in all matters concerning this appeal.
Signature of Appellant(s)
Date:
California Coastal CommissionA-5-MNB-20-0020Exhibit 3 p. 6 of 6
City Hall 1400 Highland A venue Manhattan Beach, CA 90266-4795 "~i:,roil"\~ R E C E IV E D Telephone (31 0) 802-5000
South Coast Region
FAX (31 0) 802-5001
MAR 2 3 20/0 COASTAL DEVELOPMENT PERMIT
CALIFORNIA
TDD (31 0) 802-3501
COASTAL COMMISSION Project No: CA 19-21 Page 1 of 4
On March 03, 2020, the Community Development Department of the City of Manhattan Beach granted Corinna Cotsen and Lee Rosenbaum, (property owner) this permit for the development described below, subject to the attached Standard and Special conditions. The application for the Coastal Development Permit was submitted to the City and deemed complete on October 21, 2019.
Site: 1316 The Strand
Description: Demolition of a single-family residence and a nonconforming triplex and construction of a new single-family residence with attached three-car garage.
CEQA: The project is Categorically Exempt per 15303 "New Construction or Conversion of Small Structures", as the proposed construction consists of one singlefamily residence.
Issued by: Ted Faturos, Assistant Planner
COMMUNITY DEVELOPMENT DEPARTMENT Carrie Tai, AICP, Director
. .,
Acknowledgment:
The undersigned permittee acknowledges receipt of this permit and agrees to abide by all terms and conditions thereof.
Signature of Permittee: --~=-----'--"'--""_____ Date: ____,~~j;_; f.--+/_2_o_2-_o __ r;
Fire Department Address: 400 15th Street, Manhattan Beach, CA 90266 FAX (31 0) 802-5201 Police Department Address: 420 15th Street, Manhattan Beach, CA 90266 FAX (31 0) 802-5101
Public Works Department Address: 3621 Bell Avenue, Manhattan Beach, CA 90266 FAX (310) 802-5301 City of Manhattan Beach Web Site: http://www.ci.manhattan-beach.ca.us
California Coastal CommissionA-5-MNB-20-0020Exhibit 4 p. 1 of 4
....... __________ ~
Project No: CA 19-21 Page 2 of 4
Required Findings: (Per Section A.96.150 of the Local Coastal Program)
Written findings are required for all decisions on Coastal Development Permits. Such findings must demonstrate that the project, as described in the application and accompanying material, or as modified by any conditions of approval, conforms with the certified Manhattan Beach Local Coastal Program.
1. The property is located within Area District Ill (Beach Area) and is zoned Residential High Density, RH.
2. The General Plan and Local Coastal Program/Land Use Plan designation for the property is High Density Residential.
3. The project is consistent with the residential development policies of the Manhattan Beach Local Coastal Program, specifically Policies II. B.1, 2, & 3, as follows:
II.B.1: The proposed structure is consistent with the building scale in the coastal zone neighborhood and complies with the applicable standards of the Local Coastal Program-Implementation Plan;
II.B.2: The proposed structure is consistent with the residential bulk control as established by the development standards of the Local Coastal ProgramImplementation Plan;
II.B.3: The proposed structure is consistent with the 30' Coastal Zone residential height limit as required by the Local Coastal Program-Implementation Plan.
4. The project is consistent with the public access and recreation policies of Chapter 3 of the California Coastal Act of 1976, as follows;
Section 30212 (a) (2): The proposed structure does not impact public access to the shoreline, adequate public access is provided and shall be maintained along The Strand.
Section 30221: Present and foreseeable future demand for public or commercial recreational activities that could be accommodated on the property is already adequately provided for in the area.
California Coastal CommissionA-5-MNB-20-0020Exhibit 4 p. 2 of 4
Project No: CA 19-21 Page 3 of 4
5. The proposed use is permitted in the RH zone and is in compliance with the City's General Plan designation of High Density Residential; the project will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the City.
Standard Conditions:
1. Notice of Receipt and Acknowledgment. The permit is not valid and development shall not commence until a copy of the permit, signed by the permittee or authorized agent, acknowledging receipt of the permit and acceptance of the terms and conditions, is returned to the Community Development Department.
2. Expiration. The Coastal Development Permit shall expire one-year from the date of approval if the project has not commenced during that time. The Director of Community Development may grant a reasonable extension of time for due cause. Said time extension shall be requested in writing by the applicant or authorized agent prior to the expiration of the one-year period.
3. Compliance. All development must occur in strict compliance with the proposal as set forth in the application for permit, subject to any special conditions set forth below. Any deviation from the approved plans must be reviewed and approved by the Director of Community Development.
4. Interpretation. Any questions of intent or interpretation of any condition will be resolved by the Director of Community Development.
5. Inspections. The Community Development Department staff shall be allowed to inspect the site and the development during construction subject to 24-hour advance notice.
6. Assignment. The permit may be assigned to any qualified persons subject to submittal of the following information to the Director of Community Development:
a. A completed application and application fee as established by the City's Fee Resolution;
b. An affidavit executed by the assignee attesting to the assignee's agreement to comply with the terms and conditions of the permit;
California Coastal CommissionA-5-MNB-20-0020Exhibit 4 p. 3 of 4
Project No: CA 19-21 Page 4 of 4
c. Evidence of the assignee's legal interest in the property involved and legal capacity to undertake the development as approved and to satisfy the conditions required in the permit;
d. The original permittee's request to assign all rights to undertake the development to the assignee; and,
e. A copy of the original permit showing that it has not expired.
7. Terms and Conditions are Perpetual. These terms and conditions shall be perpetual, and it is the intention of the Director of Community Development and the permittee to bind all future owners and possessors of the subject property to the terms and conditions.
Special Conditions:
1. The project shall be developed in conformance with all applicable development standards of the RH zoning district, and Chapter 2 of the Local Coastal Program -Implementation Program.
2. Any future rooftop solar panels must be within the maximum building height limit of 120.93' as shown on the approved plans.
.. .
California Coastal CommissionA-5-MNB-20-0020Exhibit 4 p. 4 of 4
1
URGENCY ORDINANCE NO. 19-0020-U
AN INTERIM ORDINANCE OF THE CITY OF MANHATTAN BEACH AMENDING THE CITY’S LOCAL COASTAL PROGRAM TO REGULATE RESIDENTIAL DEVELOPMENT PROJECTS THAT REQUIRE THE DEMOLITION OF DWELLING UNITS, AND MAKING A DETERMINATION OF EXEMPTION UNDER CEQA
THE MANHATTAN BEACH CITY COUNCIL HEREBY ORDAINS AS FOLLOWS:
Section 1. The City Council hereby amends Manhattan Beach Local Coastal Program Section A.12.020 to regulate residential development projects that require the demolition of residential dwelling units, by adding subsection (P) to the “Additional Use Regulations” column for “Residential Uses” to read as follows:
“(P). The City shall not approve a residential development project that will require the demolition of legal residential dwelling units unless the project is consistent with Government Code Section 66300(d), as the same may be amended from time to time. For purposes of this subsection, a residential development project shall include remodels/alterations, as well as the construction of a single-family dwelling.
A junior accessory dwelling unit, as defined in Section 10.74.020 of the Manhattan Beach Municipal Code, may be constructed to comply with this subsection, and the property owner shall record a declaration of restrictions, in a form approved by the City Attorney, placing the following restrictions on the property, the property owner, and all successors in interest: (i) the property owner shall be an owner-occupant, unless the owner is a government agency, land trust, or housing organization; (ii) the junior accessory dwelling unit is to be rented only for terms of 30 days or longer; (iii) the junior accessory dwelling unit is to be rented only for an “affordablerent” as defined in Health and Safety Code Section 50053; (iv) the junioraccessory dwelling unit is not to be sold or conveyed separately from thesingle-family dwelling; (v) the property owner and all successors in interestshall maintain the junior accessory dwelling unit and the property inaccordance with all applicable junior accessory dwelling unit requirementsand standards, including the restrictions on the size and attributes of thejunior accessory dwelling unit provided in Government Code Section65852.22; and (vi) that any violation will be subject to penalties as providedin Municipal Code Chapter 10.04. Proof of recordation of the covenant shallbe provided to the City at a time deemed appropriate by the Director ofCommunity Development.”
Section 2. Term. This Ordinance is an urgency ordinance for the immediate preservation of the public peace, health and safety within the meaning of Government Code Sections 65858 and 36937(b) and therefore shall be effective
California Coastal CommissionA-5-MNB-20-0020Exhibit 5 p. 1 of 4
2
immediately upon its adoption. This Ordinance shall expire on January 31, 2020, unless extended by the City Council at a regularly noticed public hearing, pursuant to California Government Code Section 36937(b).
Section 3. Legislative Findings. The City is currently studying the potential land use, public services, parking, traffic, and infrastructure effects of residential development projects that reduce the total number of residential dwelling units in the City. As the Legislature noted in its findings for Senate Bill No. 330, “California is experiencing a housing supply crisis, with housing demand far outstripping supply.” The Legislature also found that this housing crisis has resulted in ‒ among other things ‒ increased poverty and homelessness, longer commute times, higher exposure to fire hazard, and increasing greenhouse gas emissions. Residential development projects that reduce the number of dwelling units in the City will exacerbate the housing crisis and its various consequences. Unless the City adopts this interim urgency ordinance, the City may be compelled to approve a residential development project that may have severe negative impacts on the surrounding community or adopt permanent standards without the benefit of an inquiry and study on the appropriate restrictions on the approval of residential development projects in the City and in particular areas. Based upon the foregoing, the City Council hereby finds that there is a current and immediate threat to the public health, safety, or welfare if new residential development projects reduce the number of dwelling units in the City, and that the approval of additional subdivisions, use permits, variances, building permits, or any other applicable entitlement for such projects which is required in order to comply with the City’s Local Coastal Program would result in that threat to public health, safety, or welfare. Due to the foregoing circumstances, it is necessary for the preservation of the public health, safety, and welfare for this Ordinance to take effect immediately. This Ordinance is an urgency ordinance for the immediate preservation of the public peace, health, and safety within the meaning of Government Code Sections 65858 and 36937(b) and therefore shall be passed immediately upon its introduction and shall become effective immediately upon its adoption.
The City intends to consider the adoption of permanent regulations within a reasonable time. The Planning Commission, the City Council and the people of Manhattan Beach require a reasonably limited, yet sufficient period of time to establish permanent regulations for residential development projects that require the demolition of dwelling units. Given the time required to schedule and conduct duly noticed public hearings before the Planning Commission and the City Council, the City Council finds that this Ordinance is necessary to prevent the approval of residential development projects with a reasonable potential to conflict with the City’s permanent regulations. The City Council has the authority to adopt an interim ordinance pursuant to Government Code Sections 65858 and 36937(b) in order to protect the public health, safety, or welfare.
California Coastal CommissionA-5-MNB-20-0020Exhibit 5 p. 2 of 4
3
Section 4. California Environmental Quality Act Exemption. The City Council determines that this ordinance is exempt from environmental review under the California Environmental Quality Act, (California Public Resources Code §§ 21000, et seq., (“CEQA”) and the CEQA Guidelines (14 California Code of Regulations §§ 15000, et seq.) because this zoning ordinance implements the provisions of Government Code Section 65852.2 and is therefore exempt from CEQA pursuant to Public Resources Code Section 21080.17 and California Code of Regulations Section 15282(h). To the extent that any provisions of this ordinance are not exempt pursuant to Section 15282(h), the amendments are not subject to CEQA pursuant to CEQA Guidelines Section 15061(b)(3), because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.
Section 5. Internal Consistency. Any provision of the Local Coastal Program, to the extent that it is inconsistent with this Ordinance is hereby repealed, and the City Clerk shall make any necessary changes to the Local Coastal Program for internal consistency.
Section 6. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of any competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.
Section 7. Savings Clause. Neither the adoption of this Ordinance nor the repeal or amendment by this Ordinance of any ordinance or part or portion of any ordinance previously in effect in the City, or within the territory comprising the City, shall constitute a waiver of any license, fee or penalty or the penal provisions applicable to any violation of such ordinance.
Section 8. Discretionary and non-discretionary residential development applications which include all of the submittal requirements for a complete application, that are accepted by the City before 5:30 PM, December 17, 2019, are not subject to this urgency ordinance.
California Coastal CommissionA-5-MNB-20-0020Exhibit 5 p. 3 of 4
California Coastal CommissionA-5-MNB-20-0020Exhibit 5 p. 1 of 4
