(A) Application - This section shall apply exclusively to building sites between the ocean and the first public street inland from the beach.
(B) Disclaimer - The legal owner shall submit two letters, one to the building official and one to the city planner, which states they are aware the lot they propose to build or improve is subject to wave run-up and sheet flow and they will hold the city harmless.
(C) Construction -
(1) All buildings and structures, except for planter boxes, sidewalks, patio covers, and other minor structures, shall be supported on pilings.
(2) Certified forms as required by chapter 18, shall be completed and submitted to development services division. This form is required after the first floor is completed and before any floor above the first story commences construction.
(3) Except for lots designated to be in the R-B-1 coastal sub-zone, the minimum and maximum elevation of the bottom of the lowest structural member for a beach house shall comply with section 17-25(D) of this code.
(4) A minimum vertical clearance of two feet shall be maintained under the first floor structural members to assure the free passages of sheet water.
(5) This note shall be on each floor plan sheet: “Support equipment for the residence, such as water heaters, furnaces, shall be located above so as not to impede sheet water.”
(6) All exposed structural material must be approved corrosion resistant for marine environment. The following shall be noted on the first sheet of the structural submittal drawings:
(a) All exposed bolts, washers, nails or metal connectors are to be specified as hot- dipgalvanized.
(b) Minimum thickness for structural steel is 3/8-inch. This includes connector plates and beam/column webs and flanges. All welding shall be done by certified welder and all metal protection burned, scraped, chipped, or removed shall be re-protected.
(c) Steel beams and columns must have adequate corrosion protection. Applicant must submit specifications on proposed product and application procedure for review and approval.
(7) Plumbing, electrical, and mechanical:
(a) All pipe and conduit, where exposed to weather or moisture or outside the building envelope shall be supported with non-corrosive devices. Gas piping must be approved for buried conditions where exposed to moisture.
(b) Non-corrosive electrical conduit is recommended where exposed to weather or moisture.
(8) Prior to final inspection a licensed surveyor shall certify in a report that:
“I, , certify that the building located at , complies with the requirements of the Oxnard City Code.”
(a) In the report the following shall be noted:
(i) The NGVD base elevation;
(ii) The highest and lowest garage floor elevation, the floor elevations;
(iii) The average height of the roof; and
(iv) The lowest and highest spot of the building.
(b) A section plan shall accompany the report noting major elevation points on the drawings.
(D) Garages - A garage floor may be at a lower elevation if it is used only for vehicles and storage. Refer to the code for the minimum garage floor elevation and for walls below the lowest habitable floor level. Calculations by a registered architect or engineer for “breakaway walls” shall be designed as noted in the “Coastal Construction Manual FEMA 55/February, 1986,” as published by Federal Emergency Management Agency and shall be included in the submittal drawings.
(E) Design criteria -
(1) Coastal engineering report required. A civil engineer specializing and/or familiar with coastal engineering shall submit a wet signed and stamped report (two copies) establishing the minimum base flood elevation, BFE, for each lot based on a 100-year storm. The report shall address horizontal water loads and shall include inertial and drag forces of waves, current drag forces, and impact forces from waterborne storm debris. The report shall also address dynamic and buoyancy uplift loads. The coastal engineer shall review and wet sign and stamp the final submittal set.
(2) Geotechnical/soils report required. A geotechnical/soils report by a registered civil engineer is required for each lot. The geotechnical/soils engineer shall review and wet sign and stamp the final grading or site plan.
(3) Pilings shall be designed for wind and seismic loads and to withstand forces from flow water and wave action when located within the V-Zone, and to withstand forces from flowing water within the A-Zone. The pile engineer shall use the design criteria recommended by the geotechnical/soils engineer, coastal engineer, architect, and structural engineer for the design of piles. Precast concrete pile analysis by a registered structural engineer is required. Submittal of wet signed and stamp calculations shall note concrete design mix, concrete strength, and reinforcing steel requirements. Pile design shall take into account the scouring of sand around the piles as noted in the geotechnical report and/or coastal engineers report which ever notes the greater depth. Submit pile details noting all pile dimensions, cross-sectional plan, reinforcing steel, and the pile cap attachment. No piles will be cut on site without the written approval by the pile design engineer or unless the cutting of the pile is clearly acknowledged in the calculations prepared by the pile engineer (it should specify location, and maximum or minimum length of cut allowed).
(4) Minimum piling depth shall be 25 feet below the top of street curb elevation, measured at the front property line. Piling depth greater than 25 feet specified by the geotechnical/soils engineer or coastal engineer shall be used as the minimum pile depth.
(5) Note on the cover sheet of the submittal drawings the number of stories for the proposed project. The definition of “story” used in the California Building Code will apply. In some cases the garage level and/or the area between the beach and first habitable finished floor can be classified as a “story.” Clearly note the distance between grade and the first habitable finished floor each building elevation and each building cross-section.
(6) Designs with zero lot line features shall be protected per CBC Section 503 Vertical and Horizontal components of the structure adjacent to openings required by chapter 18 shall be constructed to meet one-hour fire resistive requirements.
(`64 Code, Sec. 9-40) (Ord. No. 2491, 2691, 2836)