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HomeMy WebLinkAbout05_Larkin Residence CDP_PA2019-217 o�"�WPo" CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT c ra =r December 12, 2019 Cy[ p0.NP Agenda Item No. 5 SUBJECT: Larkin Residence (PA2019-217) • Coastal Development Permit No. CD2019-053 SITE LOCATION: 2541 Circle Drive APPLICANT: Eric Olsen OWNER: Tommy and Marianne Larkin PLANNER: Liane Schuller, Planning Consultant 949-644-3200, Schuller@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 A request for a coastal development permit to allow the demolition of an existing single- family residence and construction of a new three-story, 3,928-square-foot, single-family residence with an attached 490-square-foot, two-car garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. The proposed project complies with all applicable development standards including height, setbacks, and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2019-053 (Attachment No. ZA 1). 1 Larkin Residence (PA2019-217) Zoning Administrator, December 12, 2019 Page 2 DISCUSSION Land Use and Development Standards • The subject property is located in the R-1 (Single-Unit Residential) Coastal Zoning District, which provides for detached single-unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. • The property currently consists of one legal lot developed with a single-story, single- family residence. The neighborhood is predominantly developed with two-story, single-family residences. Some newer structures include a third story, which is allowed subject to certain development standards. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 — Development Standards I Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Side 4 feet each 4 feet each Rear 10 feet 10 inches Allowable Floor Area 7,066 square feet 4,418 square feet Allowable 31 Floor Area 529 square feet 524 square feet Open Volume Area 529 square feet 616 square feet Parking 2 enclosed 2 enclosed Height 24-foot flat roof 24-foot flat roof 29-foot sloped roof 29-foot sloped roof Hazards • The project is located on a relatively level building pad elevation of approximately 11.83 feet North American Vertical Datum of 1988 (NAVD 88) on a lot located approximately 400 feet from the mean high tide line and is separated from the water by Bay Shore Drive, Circle Drive and several rows of existing residential development. A preliminary Geotechnical Investigation, dated July 22, 2019, was prepared by EGA Consultants for the project. The investigation concluded the site 2 Larkin Residence (PA2019-217) Zoning Administrator, December 12, 2019 Page 3 offers favorable conditions for redevelopment, provided construction is performed in accordance with report recommendations. • The finished floor elevation of the proposed single-family residence is 12.75 feet NAVD 88, which exceeds the minimum 9.0-foot NAVD 88 elevation standard for new structures and exceeds the minimum requirements for sea level rise 10.6 feet NAVD 88 for the anticipated 75-year life of the structure. • 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 a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. • As conditioned, the property owner will be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with Newport Beach Municipal Code (NBMC) Section 21.30.015(D)(3)(c) prior to the issuance of building permits. 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. All new construction resulting from the project will tie into an existing post-construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located between the nearest public road and the sea or shoreline 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 Coast Highway via Bay Shores 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 requires public access consistent with public access policies for any new development in private/gated communities causing or 3 Larkin Residence (PA2019-217) Zoning Administrator, December 12, 2019 Page 4 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 reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on a lot in the Coastal Zone with a new single-family residence. 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, approximately 725 feet from the subject property. • The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP)development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 3,928-square- foot single-family residence and attached two-car garage. PUBLIC NOTICE Notice of this application 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 4 Larkin Residence (PA2019-217) Zoning Administrator, December 12, 2019 Page 5 provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Program Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 Califomia Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: is 0 Schu e P nning Consultant GR/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Attachment No. ZA 1 Draft Resolution RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-053 TO DEMOLISH AN EXISTING SINGLE- FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 2541 CIRCLE DRIVE (PA2019-217) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by architect Eric Olsen, with respect to property located at 2541 Circle Drive, and legally described as Lot 19, Tract 1140 requesting approval of a coastal development permit. 2. The applicant proposes to demolish an existing one-story single-family residence and construct a new three-story 3,928-square-foot, single-family residence with an attached 490- square-foot, two-car garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-B (Single Unit Residential Detached) (6.0 - 9.9 DU/AC) and the Coastal Zoning District is R-1 (Single-Unit Residential). 5. A public hearing was held on December 12, 2019 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) 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. 2. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project includes the demolition of an existing single-family residence and construction of a new 3,928-square-foot, single-family residence with an attached 490- square-foot, two-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a 7 Zoning Administrator Resolution No. ZA2019-### Page 2 of 8 state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed structure conforms to all applicable development standards including, but not limited to, site coverage limitation, setbacks, height, and parking: a. The maximum floor area limitation is 7,066 square feet and the proposed gross floor area is 4,418 square feet. b. The proposed development will provide the required setbacks, which are 10 feet along the front property line, 4 feet along the side property lines, and 10 feet along the rear property line. C. The highest guardrail or flat roof is no more than 24 feet, measured from established grade at every point as required by Zoning Code Section 20.30.050(B)(3) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for two vehicles, which complies with the minimum two-space parking requirement for single-family residences with less than 4,000 square feet of livable floor area. 2. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood's pattern of development and expected future development consistent with applicable development standards. 3. The project is located on a relatively level building pad elevation of approximately 11.83 feet North American Vertical Datum of 1988 (NAVD 88) on a lot located approximately 400 feet from the bayfront, and separated from the water by Bay Shore Drive, Circle Drive and several rows of existing residential development. A preliminary Geotechnical Investigation, dated July 22, 2019, was prepared by EGA Consultants for the project. The investigation concluded the site offers favorable conditions for redevelopment provided construction is performed in accordance with report recommendations. 4. The project will be required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing Q Zoning Administrator Resolution No. ZA2019-### Page 3 of 8 liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. As conditioned, the property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) prior to the issuance of building permits for construction. 6. The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post- construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant and prohibits invasive species. Priorto issuance of the building permits, thefinal landscape plans will be reviewed to verify invasive species are not planted. 8. The property is not located near coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively impact public coastal views. Finding: B. Conforms to 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 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. 2. Coastal Land Use Plan Policy 3.1.5-3 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 reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single- family residence located on a coastal lot with a new single-family residence. Therefore, 9 Zoning Administrator Resolution No. ZA2019- ### Page 4 of 8 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. 3. 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, approximately 725 feet from the subject property. 4. The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) 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. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-053, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 12th DAY OF DECEMBER, 2019. James Campbell, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2019-### Page 5 of 8 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan,floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Prior to the issuance of a building permit, the property owner shall sign a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgements, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. The letter shall be scanned into the plan set prior to building permit issuance. 4. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 5. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 6. The applicant is responsible for compliance with the Migratory Bird Treaty Act. In compliance with the (MBTA), grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of Native Birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. 11 Zoning Administrator Resolution No. ZA2019-### Page 6 of 8 B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 7. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 8. 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. 9. 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. Stock piles 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. 10. 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. 11. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 12. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 13. 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. 14. 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. 15. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 16. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 12 Zoning Administrator Resolution No. ZA2019-### Page 7 of 8 17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit"A" shall be incorporated into the Building Division and field sets of plans. 18. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 19. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 20. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 21. 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. 22. 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. 23. Coastal Development Permit No. CD2019-053 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 24. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Larkin Residence including, but not limited to Coastal Development Permit No. CD2019-053 (PA2019-217). 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 13 Zoning Administrator Resolution No. ZA2019-### Page 8 of 8 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. 1-� Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Y. �� �. •' ,; � ,;;_ ;fit o r•� ' -tUAST HWY W S9 GIMMEW DR �f - n N S Subject Property r ` Coastal Development Permit No. CD2019-053 PA2019-217 2541 Circle Drive 2� Attachment No. ZA 3 Project Plans 17 LARKIN RESIDENCE 2541 CIRCLE DRIVE BAYSHORES COMMUNITY ASSOCIATION NEWPORT BEACH,CA CDP SUBMITTAL ,E LARKIN R E S I D E N C E Emc oL....E.I-N wive. �MaEa. M 2541 CIRCLE DRIVE COVER SHEET NEWPORT BEACH,CA aa.n.......�.c. ©.oi w.a....aaa..®..m..aIam— m..a.Imo...mw.mo,. .—.n—..a 28 HI CIRCLE DRIVE _ exno-mwxwo.xx9xmu PCID ® .r ey a`':— CORCE—au wm.xa•Emrc�xoEn. nax I ON3 fary = ELI— wsa runmweai nmuas — nlEsunEn.. HEO>lEarnxEoceGBoRGERuroaxin DE80REED newuarrs. ouxntt r�nva�ess Fsserinn a®I ven ui[ixn.xois £O nsmAGEN uc . urtr *ILurvGFECLE a �msLLY �/• AN Sio-ONaee I<o�m.a[cwme ww.v[muxry DRIVE 0..sm.— ILE.. RE ,pn.�,eEEE. ,iamwi 4�•0� /� .. CE HER 2,41 s�, lANI, ,qt� � on xc9 wvi �. 0 AlbBOB sk6� «pA LAC& ( ¢ / RD ,..rye GNYPXIG SLGLE ,�!!C �r , �^Z 1 n 3 e B DID To FAVEREENT PUBIL LLBES PW xY ds➢e xw L!� $ u IT, LOT 19 a A IV F \ <( �� Ear. n 4 ED E a DI J= m 12 IF ED Q o �_ 12 C i ErU �I _ AltDI .111"ENG. F" FEE o°,fail a�loiaE RI I O ¢ At m I p U z z a Noc W Iz \ .3i�a,Ep`t` z d of ALLARRANTRITTENTANV HERTINGRAGNANCENCES RE" EnwnnaunoanueannsEE srcn ro. 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NNOOK ."RENIN"ALL ° .w. Aa.. sTs. w.GAINNAr..A..NA CAND A.A.a..r..."s...'.wsD,orv••a nF wrn.Fxsw. b.Aui.ATo "mPo„ww&. c,Tcv.Fo wTK""lrtanR°..`Y..om., Aa« s rwmban .w. .u,. .,.q " T> 4td'. .1 .< ...�..c ms.a...w..ora w w..r,.o.a.mn.e...... v" "m' nFwss.Facwwv °".....A.....FLARTa...a.Ns°NNNTNE.ANDEN. NYGT .`., ITANT ws.s,«....m°TAAGNYCAN '6®.«.:A. m..TRY w.s.a Eva. YFNAD� %.qvs w.P wl. -'a" nA$!w.w..«`$�Po..n, o-+.«'9.Fu`Y'"` `°'&" d' =-AN R -NNAT"TA .."A a. wAx +. wa..a... .>.aW w .A NALA ."........ T...A.a... ANNY rAa...A.. .. as. �mn vnvays°A. "'4'IRS'. '"'.$1" bdE4 Y &?fu & _ EII AT _ DrINLY '� �.�� "` AN a v__AAA o..cmmsrzwrvunsmnrcmmrs. n .uA.As.m " ,.»Lno Es m.. m, _ :.a ;aAz.Ls .a .. w ,s..ac€^. . ?.^.F, ° '.A "' OAf .. �F°� ;s,s"naa..�. NAAAA.SAFGA YYNFDAAIII .. TONTYENS _ a PUBLIC WORKS ANNAA ­ANs ° ,�.,v ,a$w4' � ,' "#A.'�a�,>a 4A., :.... mx,� ..a..°.U.....,.�9.m DDT oSU M. R.Lm",^b,.^& a �e_R...N. .a��,..,�.® ANC.NARAG TwmcxmDNAa ..A.a,..EsRON _AD .R. 4LS`F'.F"FIND lANlA­­AAj ^ `. ry l-TA­GFEASHADDLY '. ..V PPA,�° ° . .,.,.,P�.:a.. ^`;a....,s .«� .I« .H °sm.� '°�;' .NNF,.x..a.�,,,�.. a....�.., �. .a.,,�...�.«AC �,. ..«.ANATY ,Ar...�..uLL".. .x...° ...:...... ,=El_ Arv.A,CARNA A, ,.N.,.,A N wrvA. LARKIN R E S I D E N C E ERIo FNLGHA oES-A rUMa�x. a. A,A.NM�x 2541 CIRCLE ORNE R n CANAAA SITE PLAN NEWPORT BEACH,CA AA ©.oi A.A..v..mA.a..®..m..a.a or...a..rr.v....a A...—....a...a...a ..a.,.....sb.rv..vmm ow.mwTmm.....a...NANNY..—..........A.-ANY A..r TAN........«...a.m.a.A.....YA..°.....—.n.a....w.v..:a. 20 0w G smu s°c=iArww. OO qp Ev°ca- aL LEFT,wEm°wwmr oaea°aE°R, OO T t sue, OO o'cw= E_FeF°ucs ENaasuP G<z p ma< s LRL.ls°nT re.sEaseue..-sre Tae.me pa 0- 1a1 wF.�°aous AT - owumv Ns El111IEu 9A ©a�IX i.mw F—TSIOEVPuw CEIRTE Eu1EP UIFI wc.EE . .re,nwos -�awms — — — — — fk'FRoU Es.a.TrRF1 a AFR n ,T FELL FIT MA _ Will �0 ° - -_ .,T.EaL��°E FEE_M LIB E _ _ _ �E Cmm .ETTTE°.°..°a�°a M MrTUET°¢.mmxMcwecw 211VI El ° ,��. mRAY.L ��muaMmM°.—ILI�ME , F I g TOLLF vl R L.E:.,°:,°o� m ��.w.�°M T„EG,µ°°�...�. ­ ss�°u°, L A R K I N R E S I D E N C E EFEIC OLBEN OEsi-N . pus. �MSEs �.„.,u°wMa[e. 2541 CIRCLE DRIVE FIRST FLOOR PLAN ;Efffc, A-2.1 NEWPORT BEACH,CA """'�"°'°^"" ..a°..­aaaa...a.aa.aua.°.w.A.�ma..®wm.°.....n.a....w...a°.+au......A..�Au,.®...i...�..g.®.........®°«�a. 1w ppa C,I SIgY rvtwmr p , o—= aeoousseuaOsuELD GED p�a< ®si L� ,.9Gv. .-re=ssaseue..-ere sa..�.mssa+c�oeunc ©re NONEE1reeseEVENG-ORa—u,. .�,�m � a �e eM M . a�ore�M� OA�M, El L-71. o ° a uµw�W< QEN m� �Ea Es. E .�eI Go I EN DIl .T.EGLwPI-oE ED E.nE11 a.eeae.,re—E, �I a<eMe���re�s a 11DGEDmureMmMeM eagM, .NIGIETaLLE.-lEnEll z LN­.GNewN­NN- LEGEND 4 O n L.E_.:,ao= ��._r N .,,E��e��...r ,E ::ev.L LARKIN R E S I D E N C E E.IA-LsENOEsiGN . wive. �MaEa. a.�rvrewMaEa. 2541 CIRCLE DRIVE SECOND FLOOR PLAN NEWPORT BEACH,CA era.°m..en.SaNNE­aaaa...a.aa.aua.°.w.A.a�ma..®wm.°.....n.a....w...a°.+au......A..�Aw.®...i...na..g.®.........®°«�a. 22 Iw .c 0a o GsruwEm°wwmr OO D. OO sNEDGEws—p—scaousscwacswEN G o` . e nas:sm.Trn 0s �-reVSEassue..-me Tae.mssa+c�wunE 0L: 0a 0Lae:NLrtas .°a:w E.LV.a°us L NGN— sEMENT NLEENT LINE ©sn� LOSETIENIGLEV � .mwsv°uTENEVeawwmroruTw 0.a IN g /-sEEENNJ °onus Boom ki �ITTILL mw� w u-w= ms oec TIN rym €"m ,'E Ti% Es.�.�.wVE.uw<��na„L °E il E-,op, N, -u°m II—E.1-1vrvw IN �sa><esavJ / _sDEGEIVENINNEGI IGNEERENTATEDULTINOMIL—TNEDALEENDEGENGE xumE:usu°rEs as MIED 7 NVIewuL.urs-VIEN.mmomaeNIN. ms LEGEND xrrLVE_jA'LDoc wsx_IN ING°u "'E�"N°ucmcnnc h s:°u.L LARKIN R E S I D E N C E Ealc-IN EN OE.IGN s . »:us. �MSEV. ausrv°.mMaEpa. 2541 CIRCLE DRIVE THIRD FLOOR PLAN NEWPORT BEACH,CA �.�. C >F >, ]62 3 F 490SF . CTL SQUARE FOOTAGE MIS FLOOR: lul ET : 1860 SE. SECOND FLO 52 OR: t4 S.F. THIRD FLOOR: 624 S F. 1 TOTAL HABITABLE. 3928 S.F. GARAGE 4905 F. L SF u 30C S.F. I Ha J2°SF. 9 308 S.F. 306 SF. 9 --- E60 S.F. ry T SO.SF.7. rt a II�III 3 ICI 1 342 5 F. re L A R K I N R E S I D E N C E ERI--LIEN-E IAR ssioN.�. wwo. FLOOR AREA Em' 254i CIRCLE DRIVE CALCULATIONS /y—G,4 NEWPORT BEACH,CA """'�"°'°^"" .aaaa...a.aa.aua.°.w.A.a�ma..®wm.°.....n.a....w...a°.+au......A..�Aw.®...i...�..g.®.........®°«�a. r ONE —1—NE.�a�ON.—I'l,o N— ati °o -----------------------� mr 8m CI i ° I �_, �aa�.a - DNI .�a a��, 1— OLEEN M aohota..ak<aa�oaroM p E—ULE.Ea..oaEAN-1-1 oe.°3.a,. m a.N .ovF .amr '111 9l ICI + 4m 9 a .amEa<.LINE—L------- CLILLEY ,E SscNaL wive, LARKIN R E S I D E N C E Ealc oLseN DE.I-N �MaEa, �rvGwM� C1,N CIRCLE DRIVE ROOF PLAN NEWPORT BEACH,CA I °°i w.aa...aaa..®..m..a�a era.°m..�.Sao...�aaaa...a.aa.aua.°.w.A.a�ma..®wm.°.....n.a....w...a..+au......A..�Aw.®...i...�..g.®.........®°«�a.�:...°m.�aa.°a..a... —E, ��.� —.-- —Y..---.V---.T.--- T. sn inFu rrny Fag>r��Fu� 4 TP EPA - auxnarmwsnxoica - -FRONT(SOUTHWEST)ELEVATION 01.10mr0 uern eaiw NT.uo11 ors MTE Lill muss s FEREY E.D.tea BET s MLEOMMuio°"" o ou.Gs vm . raureunmes�w all n .x yra.. v r �rE­.. „i T,f14.IL14 At', L µ" n �€ ryrNy�L ��`'`F, a7_47J ra µ_ �A.nyr L L T F� iilFu t LT.Ir - a n sMuaysuorv��oousreo cr�e 2-SIDE(SOUTHEAST)ELEVATION wFawormwmeeio-mnuwra-sear-_u.�twu.. h SscNpL w LARKIN R E S I D E N C E ERlc orse EXTERIOR ELEVATIONS N oesisN �MaEa. a.�rv�wM�a 2541 CIRCLE DRIVE EX NEWPORT BEACH,CA I °°i w.00...�a..®..m..a�a m��.°m..�.p....��.�a...a..�.a...°.°.w.A.�ma..®wm.°.....n.w...w...a..+au......A..�Aw.®.w...�..a:.®.........®.«�..�:...°m.�am°a..o... o :' '-arra -v rr -om"r: rm^vrr -o�rare— rl orer r u7i"�n. Jrc��p ri rc��xL° �u� v iu2�}a r�m1�Fnrc m°LL�aESMom.aunns����m �l"iprin5t r�Y,nr i r,i-'F�'�irFri r�T^rt�i ,Tr�7frtr Rhiu�d7L. r vrri TL<,�}4 ' I x Ff7�4 ���u AT All ' °e�urc n r,viFrci"�r�Tr<7u r�r ,r,r�TMFr'}�� �7RFt'°'Gun r,7LF'A''�" nvrrSvr2r.'�'�r rtT_SaF>"i`dyivC ei+ti-4¶�n Ii w. III it r �r owA000urr�wrnvwG:wirn uowowm,ireuwnw� 3—ALLEY(NORTH)ELEVATION >v�owwvvivmv�.�.cvrmure..uewun ,E SscNpL mvG, LARKIN R E S I D E N C E Ealc o�seN oesicN �MaEn, a.�rv�wMaEn, 2541 CIRCLE DRIVE EXTERIOR ELEVATIONS NEWPORT BEACH,CA ....a...a...aw..°.°.w.A.�ma..®wm.°.....n.w...w...a°.+au......A..�Aw.®.w...�..g.®.........®°«�.. CITY OF NEWPORT BEACH seemmuu� NM MMMMM nACU* P.O.BOX I)M NEWPORT BBACII CA MW 11M m or m:x•wYr uAol Rwuxuci wrnlm.RNr __ �5">°L.. .37n^"m1S' Gid°" '.' „S4S "—A a ,;CA !Aa ssl v A.xrv. .,Y "y.� y� 'S.,,, "f L' C{R.. ^K wwYY•.7, ..tlk':"•"P' �'r1"t� A,:,." Ia. �1� r rYthrr N tee, ,! 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