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HomeMy WebLinkAbout02 - 2392 Redlands Drive Lot Merger - PA2016-147 U ? COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive,P.O. Box 1768,Newport Beach, CA 92658-8915 Cq�IFORN`P 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 21, 2016 Agenda Item No. 2 SUBJECT: Redlands Lot Merger (PA2016-147) 2392 Redlands Drive • Lot Merger No. LM2016-008 APPLICANT: Paul Craft OWNER: Nasser Bazarchi & Maryam Sahihi PLANNER: Liz Westmoreland (949) 644-3234 ZONING DISTRICT/GENERAL PLAN • Zone: R-1-7,200 (Single-Unit Residential) • General Plan: RS-D PROJECT SUMMARY The Applicant proposes to merge two existing lots located at 2392 Redlands Drive (Lot 3) and an unaddressed parcel (a portion of Lot 105) located at the rear of Lot 3. The site is located southeast of Redlands Avenue and is bordered by existing residential uses to the north, south, and east. Two easements run northeast to southwest along the boundary of the two lots, and an additional easement runs along the southeastern border of the unaddressed lot. The unaddressed parcel is located directly southeast of 2392 Redlands Drive and is not accessible from any public right of way. This unaddressed parcel currently consists of undisturbed land and vegetation, and the two properties are currently held in a single ownership. A waiver of the Parcel Map requirement is requested. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Lot Merger No. LM2016-009 (Attachment No. ZA 1). 1 Redlands Lot Merger Zoning Administrator, November 21, 2016 Page 2 DISCUSSION • The two abutting lots are located at 2392 Redlands Drive and directly adjacent to 2392 Redlands Drive. The lot at 2392 Redlands Drive contained an existing single- family residence, which was demolished and a new single-family residence is currently under construction. The adjacent, unaddressed lot is vacant with substantial vegetation and a drainage feature. The lot at 2392 Redlands Drive is legally described as Lot 3, Tract No. 3062, as per map thereof recorded in Book 92, Pages 19 and 20 of Miscellaneous Maps, Records of Orange County, California. The unaddressed lot (APN439-232-17) is legally described as that portion of Lot 105 of Tract 300, as shown on a map recorded in Book 14, Pages 11 and 12 of Miscellaneous Maps, Records of Orange County California. • The purpose of the lot merger is to legally merge the two parcels into one parcel to which would allow for future development to be built over the existing interior property line. • The unaddressed lot (APN 439-232-17) does not have access to a public right of way, thereby making it unsuitable in its current state for standalone residential development. • Section 20.18.030 of the Zoning Code establishes minimum lot area and width requirements. The proposed merger would combine two lots into a 19,799-square- foot parcel that is in conformance to the minimum 7,200-square foot interior lot area standard of the R-1-7,200 Zoning District. . Also, the proposed merger would create one approximately 66-foot-wide parcel, exceeding the minimum 50-foot interior lot width standard of the Zoning Code. • Properties along Redlands Drive and the surrounding area have a variety of shapes and sizes. Although the proposed lot merger will create a larger lot, it will not create an excessively large lot in comparison to the existing lots in the area. Lots with similar areas include the property directly adjacent to the project site, 2390 Redlands Drive. This lot is approximately 300 feet in length, which is the same as the proposed project. Other lots along Redlands Drive have similar configurations, with residential lots fronting Redlands Drive and vacant or accessory uses occupying the rear interior lots. Similar to the project site, these interior lots do not have access to a public-right-of way. • The existing lot width is approximately 66 feet, which would remain the same under proposed conditions. The lot width is similar with other lots in the area including 2364 Redlands Drive (approximately 66 feet), 2356 Redlands Drive (approximately 66 feet), and 2390 Redlands Drive (approximately 66 feet), among others. TmpIt:05-05-16 Redlands Lot Merger Zoning Administrator, November 21, 2016 Page 3 • As demonstrated in the attached draft resolution, the proposed merger meets the requirements of Title 19 (Subdivisions). ENVIRONMENTAL REVIEW Categorical Exemption This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 under Class 15 of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. Class 15 exemption includes the division of property in urbanized areas zoned for residential, commercial, or industrial use into four (4) or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcel to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two (2) years, and the parcel does not have an average slope greater than 20 percent. This exemption includes a minor lot merger not resulting in the creation of any new parcel that complies with the conditions specified above. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the 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: An appeal may be filed with the Director of Community Development within 10 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Liz Westmoreland, Assistant Planner Tmplt:05-05-16 Redlands Lot Merger Zoning Administrator, November 21, 2016 Page 4 GBR/Iaw Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:05-05-16 1 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING LOT MERGER NO. LM2016-008 AND A WAIVER OF THE PARCEL MAP REQUIREMENT FOR A LOT MERGER LOCATED AT 2392 REDLANDS DRIVE (PA2016-147) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Apex Land Surveying Inc., with respect to property located at 2392 Redlands Drive and the unaddressed lot directly southeast of 2392 Redlands Drive. The lot at 2392 Redlands Drive is legally described as Lot 3, Tract No. 3062, as per map thereof recorded in Book 92, Pages 19 and 20 of Miscellaneous Maps, Records of Orange County, California. The unaddressed lot (APN439-232-17) is legally described as that portion of Lot 105 of Tract 300, as shown on a map recorded in Book 14, Pages 11 and 12 of Miscellaneous Maps, Records of Orange County California. 2. The applicant proposes a lot merger and requests to waive the parcel map requirement for two properties under common ownership. 3. The subject properties are located within the Single-Unit Residential 7,200 (R-1 7200) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on November 21, 2016 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 meeting 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 meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15315, of the State CEQA (California Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions). 2. Class 15 exemption includes the division of property in urbanized areas zoned for residential, commercial, or industrial use into four (4) or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcel to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two (2) years, and the parcel does not have an average slope 0 Zoning Administrator Resolution No. ZA2016-### Page 2 of 6 greater than 20 percent. This exemption includes a minor lot merger not resulting in the creation of any new parcel that complies with the conditions specified above. SECTION 3. REQUIRED FINDINGS. In accordance with Section 19.68.030 and 19.08.030 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Approval of the merger will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed lot merger is consistent with the legislative intent of this title. Facts in Support of Finding: 1. The lot merger to combine two existing legal lots by removing the interior lot line between the lots will not result in the creation of additional parcels. 2. The project is in an area with an average slope of less than 20 percent. 3. The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions). 4. The future development on the proposed parcel will be subject to the Zoning Code development standards, which are intended to promote orderly development, protect neighborhood character, and preserve public health, safety, and general welfare of the City. Finding: 8. The lots to be merged are under common fee ownership at the time of the merger. Fact in Support of Finding: 1. The two lots to be merged are under common fee ownership. Finding: C. The lots as merged will be consistent or will be more closely compatible with the applicable zoning regulations and will be consistent with other regulations relating to the subject property including, but not limited to, the General Plan and any applicable Coastal Plan or Specific Plan. 05-26-2016 Zoning Administrator Resolution No. ZA2016-### Page 3 of 6 Facts in Support of Finding: 1. The merged lots will retain the Single-Unit Residential 7,200 (R-1 7200) zoning designation, consistent with the surrounding area. The R-1 Zoning District is intended to provide for areas appropriate for a detached single-family residential dwelling unit located on a single lot with a minimum lot area of 7,200 square feet. 2. The Land Use Element of the General Plan designates the subject site as Single-Unit Residential Detached (RS-D), which applies to a range of single-family residential dwelling units. The land use will remain the same and the merger is consistent with the land use designations of the General Plan. 3. The subject property is not located within a Specific Plan area. 4. The project site is zoned for residential uses. However, at present, the unaddressed lot is not accessible via legal access routes and is therefore unsuitable for standalone residential development. By merging the two lots, the second lot (vacant) would be viable for use under the existing residential zoning. Finding: D. Neither the lots as merged nor adjoinitg,parcdii:will be deprived of legal access as a result of the merger. Facts in Support of Finding: 1. No adjoining parcels will be deprived of legal access as a result of the merger. 2. Legal access is provided from Redlands Drive and will remain unchanged. There is currently no legal access to the unaddressed parcel adjacent to 2392 Redlands Drive. Finding: E. The lots as merged will be consistent with the surrounding pattern of development and will not create an excessively large lot that is not compatible with the surrounding development. Facts in Support of Finding: 1. Properties along Redlands Drive consist of lots of varying shapes and sizes. Although the proposed lot merger will create a larger lot, it will not create an excessively large lot in comparison to the existing lots in the area. There are many existing lots in the surrounding development that are similar to the proposed lot area, including 2390 Redlands Drive (19,799 square feet) and 2393 Tustin Avenue (14,738 square feet). Although the property would be larger in area than most properties in the area, the proposed lot merger would allow a vacant site without legal access to merge with an addressed site with legal access. Furthermore, both of the properties at 2384 and 2364 Redlands Drive utilize the adjacent lot behind 05-26-2016 8 Zoning Administrator Resolution No. ZA2016-### Page 4 of 6 their residences for accessory structures such as pools and decks. The proposed lot merger would utilize the adjacent lot for a similar purpose. Therefore, the lot would be compatible with the surrounding development. 2. The existing and proposed lot width is approximately 66 feet, which will not create an excessively wide lot in comparison to other existing lots in the area. There are existing lots in the surrounding development similar to the proposed lot width, including 2390, 2384, and 2364 Redlands Drive (approximately 66 feet). 3. The resulting lot configuration will not change the existing pattern of development since the orientation and access to the parcels would remain the same. Waiver of Parcel Map In accordance with Section 19.08.30.A.3 (Waiver of Parcel Map Requirement) of the Newport Beach Municipal Code, the Zoning Administrator may approve a waiver of the parcel map requirement in cases where no more than three (3) parcels are eliminated. The following finding and facts in support of such finding are set forth: Finding: F. The proposed division of land complies with requirements as to area, improvement and design, flood water drainage control, appropriate improved public roads and property access, sanitary disposal facilities, water supply availability, environmental protection, and other applicable requirements of this title, the Zoning Code, the General Plan, and any applicable Coastal Plan or Specific Plan. Facts in Support of Finding: 1. Approval of the proposed lot mer g r would remove the existing interior lot line, and allow the property to be used as a single site. The lot merger in and of itself would not change the land use, density, or intensity at the site. The proposed lot would comply with all design standards and improvements required for new subdivisions by Title 19, the Zoning Code, and General Plan. 2. The subject property is not subject to a Specific Plan. 3. The proposed lot merger combines the properties into a single parcel of land and does not result in the elimination of more than three (3) parcels. 4. The subject property is accessible from Redlands Drive. The site is served by all of the necessary public utilities. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 05-26-2016 9 Zoning Administrator Resolution No. ZA2016-### Page 5 of 6 1. The Zoning Administrator of the City of Newport Beach hereby approves Lot Merger No. LM2016-008, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 10 days after the adoption of this Resolution unless within such time an appeal is filed with the Director of Community Development in accordance with the provisions of Title 19 (Subdivisions) of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 21St DAY OF NOVEMBER, 2016 Patrick J. Alford, Zoning Administrator 05-26-2016 10 Zoning Administrator Resolution No. ZA2016-### Page 6 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL 1. Lot Merger No. LM2016-008 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The map shall be submitted to the Public Works Department for Final Map Review and Approval. All applicable fees shall be paid. 4. Prior to the issuance of building permits for construction to cross the existing interior lot line between the two (2) parcels to be merged, recordation of the lot merger documents with the County Recorder shall be required. 5. 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 2392 Redlands Lot Merger including, but not limited to, Lot Merger No. LM2016-008 (PA2016-147). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 05-26-2016 11 Attachment No. ZA 2 Vicinity Map 12 VICINITY MAP Project Site 7f ®r J 1 y^ Ty , Lot MergerNo. 1 • Ili P ' 1 • 4 2392 Redlands Attachment No. ZA 3 Project Plans 14 EXHIBIT "® A®a CITY OF NEWPORT BEACH LOT MERGER NO. LII 2016- (LEGAL DESCRIPTION) OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS REFERENCE NUMBERS NASSER BAZARCHI AND MARYAM SAHIHI, 439-232-03 HUSBAND AND WIFE AS COMMUNITY LOT 3; 3062 PARCEL 1 PROPERTY WITH RIGHT OF SURVIVORSHIP NASSER BAZARCHI AND MARYAM SAHIHI, 439-232-17 HUSBAND AND WIFE AS COMMUNITY LOT 105; 300 PARCEL 1 PROPERTY WITH RIGHT OF SURVIVORSHIP EXISTING LEGAL DESCRIPTION: REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: PARCEL1: LOT 3, TRACT NO. 3062, AS PER MAP THEREOF RECORDED IN BOOK 92, PAGES 19 AND 20 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. PARCEL2: THAT PORTION OF LOT 105 OF TRACT NO. 300 AS SHOWN ON A MAP RECORDED IN BOOK 14, PAGES 11 AND 12 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: BEGINNING AT THE EASTERLY CORNER OF LOT 3 OF TRACT 3062, AS SHOWN ON A MAP RECORDED IN BOOK 92, PAGES 19 AND 20 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE SOUTH 50°11'37" EAST ALONG THE SOUTHEASTERLY PROLONGATION OF THE NORTHEASTERLY LINE OF SAID LOT 3, TO THE SOUTHEASTERLY LINE OF LAND DESCRIBED IN DEED TO JOE SEAY, JR., AND WIFE, RECORDED APRIL 2, 1952, IN BOOK 2310, PAGE 140 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE SOUTH 39°50'28" WEST ALONG SAID SOUTHEASTERLY LINE TO THE SOUTHEASTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF SAID LOT 3; THENCE NORTH 50°11'37"WEST ALONG SAID SOUTHEASTERLY PROLONGATION TO THE SOUTHERLY CORNER OF SAID LOT 3, THENCE NORTH 39048'23" EAST 66 FEET TO THE POINT OF BEGINNING. THIS DESCRIPTION HAS BEEN PREPARED BY ME QR UNDER MY DIRECTION 4��g QpMIN Ck cGpG O a y a a �4 No.8516 No. 12/31/16 A l� PAUL D. CRAFT, P.L.S. 8516, s LICENSE RENEWAL DATE: 12/31/16 T9r Q�\P � OF CAOF� SHEET 1OF2 25 EXHIBIT ea ^l'1uv® CITY OF NEWPORT BEACH LOT MERGER NO. LM 2016- (LEGAL DESCRIPTION) OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS REFERENCE NUMBERS NASSER BAZARCHI AND MARYAM SAHIHI, 3 32-0 HUSBAND AND WIFE AS COMMUNITY LOT 439-2 2 2-0 PARCEL 1 PROPERTY WITH RIGHT OF SURVIVORSHIP NASSER BAZARCHI AND MARYAM SAHIHI, 439-232-17 HUSBAND AND WIFE AS COMMUNITY LOT 105; 17 PARCEL 1 PROPERTY WITH RIGHT OF SURVIVORSHIP PROPOSED LEGAL DESCRIPTION: PARCEL 1: REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS: LOT 3, TRACT NO. 3062, AS PER MAP THEREOF RECORDED IN BOOK 92, PAGES 19 AND 20 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. TOGETHERWITH; THAT PORTION OF LOT 105 OF TRACT NO. 300 AS SHOWN ON A MAP RECORDED IN BOOK 14, PAGES 11 AND 12 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: BEGINNING AT THE EASTERLY CORNER OF LOT 3 OF TRACT 3062, AS SHOWN ON A MAP RECORDED IN BOOK 92, PAGES 19 AND 20 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE SOUTH 50011'37" EAST ALONG THE SOUTHEASTERLY PROLONGATION OF THE NORTHEASTERLY LINE OF SAID LOT 3, TO THE SOUTHEASTERLY LINE OF LAND DESCRIBED IN DEED TO JOE SEAY, JR., AND WIFE, RECORDED APRIL 2, 1952, IN BOOK 2310, PAGE 140 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE SOUTH 39050'28"WEST ALONG SAID SOUTHEASTERLY LINE TO THE SOUTHEASTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF SAID LOT 3; THENCE NORTH 50°11'37" WEST ALONG SAID SOUTHEASTERLY PROLONGATION TO THE SOUTHERLY CORNER OF SAID LOT 3; THENCE NORTH 39°48'23" EAST 66 FEET TO THE POINT OF BEGINNING. THIS DESCRIPTION HAS BEEN PREPARED BY ME co — IC OR UNDER MY DIRECTION p No.8516 '1 A PAUL D. CR F , P.L.S. 8516, t Exp. 12/31/16 LICENSE RENEWAL DATE: 12/31/16 F OF CAOF� SHEET 2 OF 2 2� EXHIBIT vv Beg® CITY OF NEWPORT BEACH LOT MERGER NO. LM 2016- (MAP) OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS REFERENCE NUMBERS NASSER BAZARCHI AND MARYAM SAHIHI, 3 3 22-0 HUSBAND AND WIFE AS COMMUNITY LOT 439-2 2-0 PARCEL i PROPERTY WITH RIGHT OF SURVIVORSHIP NASSER BAZARCHI AND MARYAM SAHIHI, 439-232-17 HUSBAND AND WIFE AS COMMUNITY LOT 103; 17 PARCEL 1 PROPERTY WITH RIGHT OF SURVIVORSHIP LINE TABLE LINE BEARING LENGTH LINE LEGEND Li N39'48'23"E 66.00' PROPOSED PARCEL LINE L2 N50'11'37"W 30.00' EXISTING BOUNDARY LINE TO REMAIN L3 N39'49'38"E 66.00' — — — —EXISTING BOUNDARY LINE TO BE DELETED 4 SANTA ISAREL AVENUE THIS PLAN WAS PREPARED USING RECORD DATA PER TRACT 3062, COUNTY OF ORANGE, STATE OF CALIFORNIA,AS PER MAP RECORDED IN BOOK 92, PAGE 19 TO 20 OF MAPS. ' Lu 76'3L @' 90073 3 L00579 P@rfffl000UOOff600u196 O ® � � GA""" 14/19=92 i.> = N 50°1137"W 330.00' z L2 770.00' 190.00' j 60O 9 '� 6'00111O s' Q 2 � � 4La/aCy�`sJCo 6„� SII LOO G'a400O G�70Off 6Q490o6 M W.N.Lu 22/'do=900 L-5 " •u"94/99 1� g SCALE: 1"=80' L2 — 110.00' ® 189.98' N 50°11'37"W 329.98' — O 6004 J POO 19fu-00RI Off LOG v 9005,E ftiN1eV�.0%a3/9�J=2^,O 1R"6ID=14/9142 PARCEL 1 EASEMENTS: GROSS:0.45 ACRES NET:0.45 ACRES y�OOPL C SG 01 AN EASEMENT,SIX(6)FEET IN WIDTH, FOR PUBLIC UTILITY g pMI N/p PURPOSES AND RIGHTS INCIDENTAL THERETO AS DELINEATED GROSS: 19,799 SQ.FT. OR AS OFFERED FOR DEDICATION ON TRACT 3062,M.M. 92/19-20. NET: 19,799 SQ.FT. O j 02 AN EASEMENT,SIX(6)FEET IN WIDTH, GRANTED TO THE PACIFIC a v TELEPHONE AND TELEGRAPH COMPANY,A CORPORATION, FOR a a No.8516 -T+ EITHER OR BOTH POLE LINE, CONDUITS,AND INCIDENTAL Exp. 12/31/16 PURPOSES. RECORDED IN BOOK 3711, PAGE 9, O.R. `rT �P O AN EASEMENT,SIX(6)FEET IN WIDTH, GRANTED TO THE 9TF OF CALF SOUTHERN CALIFORNIA EDISON COMPANY FOR EITHER OR BOTH POLE LINE,CONDUITS,AND INCIDENTAL PURPOSES. RECORDED THIS MAP HAS BEEN PREPARED BY ME IN BOOK 3734, PAGE 32,O.R. (OR UNDER MY DIRECTION O4 AN EASEMENT,SIX(6)FEET IN WIDTH, UNDISCLOSED PARTIES, FOR EITHER OR BOTH POLE LINE,CONDUITS,AND INCIDENTAL PURPOSES. RECORDED IN BOOK 3734, PAGE 32,O.R. 05 AN EASEMENT, SIX(6) FEET IN WIDTH, GRANTED TO COSTA MESA SANITARY DISTRICT FOR SEWER PIPES, MAINS,AND PAUL D. CRAFT, P.L.S.8516, CONDUITS,AND INCIDENTAL PURPOSES. RECORDED IN BOOK LICENSE RENEWAL DATE: 12/31/16 3742, PAGE 437,O.R. SHEET 10F1 27 EXHIBIT alcug CITY OF NEWPORT BEACH LOT MERGER NO. LM 2016- (SITE PLAN) OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS REFERENCE NUMBERS NASSER BAZARCHI AND MARYAM SAHIHI, 3 32-0 439-2 HUSBAND AND WIFE AS COMMUNITY LOT 2 3-0 PARCEL 1 PROPERTY WITH RIGHT OF SURVIVORSHIP NASSER BAZARCHI AND MARYAM SAHIHI, 439-232-17 HUSBAND AND WIFE AS COMMUNITY LOT 105; 17 PARCEL 1 PROPERTY WITH RIGHT OF SURVIVORSHIP LINE TABLE LINE BEARING LENGTH LINE LEGEND Li N39'48'23"E 66.00' PROPOSED PARCEL LINE L2 N50'11'37"W 30.00' EXISTING BOUNDARY LINE TO REMAIN L3 N39'49'38"E 66.00' — — — —EXISTING BOUNDARY LINE TO BE DELETED rt SANTA ISABEL !AVENUE THIS PLAN WAS PREPARED USING RECORD DATA PER TRACT 3062, COUNTY OF ORANGE,STATE OF CALIFORNIA,AS PER MAP RECORDED IN BOOK 92, PAGE 19 TO 20 OF MAPS. Lu EXISTING HOUSE ,y rn 4L` @v Q V2 ® N ^ LOS7 2 I 1700 pull @m OIF 1604 9(b)� � EXISTING fti� g4/99a9�� 6AJ �s ^ I HOUSE I N50°11'37"W 330.00' zL2 110.00' 190.00' ilE' v —) s' 1 2 3 Q s•� ® Z J J 60O u 9 33.5' pOGISf000G7GOOP 60041@9 ,;� � SCALE: 1"=80' 19.8' O J L~ M.m.IdVll 51422 L2 110.00' I 8 O 189.98' BUILDING LEGEND N5 -11-37'W 329.98' Im EXISTING HOUSE C O EXISTING HOUSE a 2392 REDLANDS DRIVE (Loov'6 POO GYir00OFA0Ov60OSi'9n., atw� 99/929=�;© �"GSIo 921/99=9rC PARCEL 9 EASEMENTS: GROSS:0.45 ACRES NPS LANG 01 AN EASEMENT,SIX(6)FEET IN WIDTH, FOR PUBLIC UTILITY NET:0.45 ACRES 4�q,10oMIN/C/�r nGG PURPOSES AND RIGHTS INCIDENTAL THERETO AS DELINEATED GROSS: 19,799 SQ.FT. OR AS OFFERED FOR DEDICATION ON TRACT 3062,M.M.92/19-20. NET: 19,799 SQ.FT. O a y 02 AN EASEMENT,SIX(6) FEET IN WIDTH, GRANTED TO THE PACIFIC n� a No.8516 T TELEPHONE AND TELEGRAPH COMPANY,A CORPORATION, FOR Exp. 12/31/16 EITHER OR BOTH POLE LINE, CONDUITS,AND INCIDENTAL ,p Q3 If 7e AN EASEMENT,SIX(6) FEET N WIDTH, GRANTED TO THE lOF CAL1F0��\P SOUTHERN CALIFORNIA EDISON COMPANY FOR EITHER OR BOTH POLE LINE, CONDUITS,AND INCIDENTAL PURPOSES. RECORDED �RTHIS MAP HAS BEEN PREPARED BY ME IN BOOK 3734, PAGE 32,O.R. l" �UNDER MY DIRECTION ® AN EASEMENT,SIX(6)FEET IN WIDTH, UNDISCLOSED PARTIES, FOR EITHER OR BOTH POLE LINE,CONDUITS,AND INCIDENTAL PURPOSES. RECORDED IN BOOK 3734, PAGE 32,O.R. \ / 05 AN EASEMENT,SIX(6) FEET IN WIDTH, GRANTED TO COSTA MESA SANITARY DISTRICT FOR SEWER PIPES, MAINS,AND PAUL D. CRA T, P.L.S. 8516, CONDUITS,AND INCIDENTAL PURPOSES. RECORDED IN BOOK 3742, PAGE 437,O.R. LICENSE RENEWAL DATE: 12/31/16 SHEET 1 OF 1 28