HomeMy WebLinkAbout20191212_ZA_Staff ReportCITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
December 12, 2019
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, lschuller@newportbeachca.gov
LAND USE AND ZONING
x General Plan:RS-D (Single-Unit Residential Detached)
x Zoning District: R-1 (Single-Unit Residential)
x Coastal Land Use Category: RSD-B (Single-Unit Residential Detached) (6.0-9.9
DU/AC)
x 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).
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DISCUSSION
Land Use and Development Standards
x 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.
x 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.
x 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
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 3rd 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
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
x 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
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offers favorable conditions for redevelopment, provided construction is performed in
accordance with report recommendations.
x 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.
x 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.
x 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
x 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
x 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.
x 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
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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.
x 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.
x 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
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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 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
GR/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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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
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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
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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. Prior to issuance of the building permits, the final 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,
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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
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EXHIBIT “A”
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor plans
and building elevations stamped and dated with the date of this approval (except as modified
by applicable conditions of approval).
2. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new coastal development permit.
3. 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.
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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 (GHPs) 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 theZoning 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.
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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
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City incurs in enforcing the indemnification provisions set forth in this condition. The
applicant shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
15
VICINITY MAP
Coastal Development Permit No. CD2019-053
PA2019-217
2541 Circle Drive
Subject Property
16
Attachment No. ZA 3
Project Plans
17
18
TRACT NO. 1140M.M. 36/28LOT 19℄LOT 18℄℄GRAPHIC SCALELEGENDCONCRETE SURFACEGRASSPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20PROFESSIONALLANDSU R V E YOR
PAUL DOMINICK C R A FT
LCEXISTING ELEVATIONBLOCK WALL( )ACASPHALT PAVEMENTSEARCHED, FOUND NOTHING; TO BEMONUMENTED PRIOR TO GRADINGFSFLFINISHED SURFACEFLOWLINEFFG FINISHED FLOOR GARAGET.B.M.TEMPORARY BENCHMARKSET ON A SEWER MANHOLE RIM (SMH).ELEVATION = 12.02 FEETFFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERCENTERLINENATURAL GROUNDNGTOP OF CURBTCHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPALM TREE CLUSTERPCGM GAS METERBASIS OF BEARINGS TITLE REPORT/EASEMENT NOTESLEGAL DESCRIPTIONNO TITLE REPORT PROVIDED.REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:LOT 19 IN TRACT NO. 1140, AS SHOWN ON A MAP RECORDED IN BOOK 36, PAGE 28OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY.BENCHMARK INFORMATIONBENCHMARK NO.: 3K-24A-82DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "3K-24A-82", SET IN THE TOP OF A CONCRETE BRIDGE DECK.MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTIONOF PACIFIC COAST HIGHWAY AND NEWPORT BAY CROSSING, 42 FT.SOUTHERLY OF THE CENTERLINE OF PCH AND 37 FT. EASTERLY OF THE WESTEND OF THE SOUTHERN GUARD RAIL ALONG BRIDGE.MONUMENT IS SET LEVEL WITH THE SIDEWALK.ELEVATION: 19.353 FEET (NAVD88), YEAR LEVELED: 2015THE BASIS OF BEARINGS SHOWN HEREON IS THE CENTERLINE OF ARBOR DRIVEBEING N28°58'53"E AS SHOWN ON RSB 140/45, RECORDS ORANGE COUNTY.CATV CABLE TV BOX1. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESVICINITY MAPTILE SURFACETOP OF GRATETGTOP OF WALLTWTOP OF DRIVEWAY XTXBX BOTTOW OF DRIVEWAY XMB MAIL BOXMSMOW STRIP19
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