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HomeMy WebLinkAbout07_ Jasmine Avenue Condominiums_PA2018-0114�EVVPOQT o e� CITY OF ZONING cticoaN01' SUBJECT: SITE LOCATION APPLICANT: PLANNER: NEWPORT BEACH ADMINISTRATOR STAFF REPORT March 15, 2018 Agenda Item No. 7 315 Jasmine Avenue Condominiums (PA2018-011) 315 and 315-1/2 Jasmine Avenue Tentative Parcel Map No. NP2018-001 Coastal Development Permit No. CD2018-005 County Tentative Parcel Map No. 2017-148 Nicholson Companies Pleasantville Road Partners, LLC Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -D (Two Unit Residential - 20.0 - 29.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY The Applicant requests a tentative parcel map for two -unit condominium purposes. A duplex was demolished and a new duplex is under construction, pursuant to Zoning and Building Code requirements. Approval of the Tentative Parcel Map will allow each unit to be sold individually. No waivers of Title 19 are proposed. The Tentative Parcel Map also requires the approval of a coastal development permit (CDP) pursuant to Newport Beach Municipal Code (NBMC) Title 21 (Local Coastal Program Implementation Plan). RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315, Class 15 (Minor Land Divisions) 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 Tentative Parcel Map No. NP2018-001 and Coastal Development Permit No. CD2018-005 (Attachment No. ZA 1). 1 315 Jasmine Avenue Condominiums Zoning Administrator, March 15, 2018 Page 2 DISCUSSION • The project site is located on the west side of Jasmine Avenue between Seaview Avenue and Bayside Drive. The lot is rectangular, relatively flat, and approximately 5,310 square feet in area. • An existing duplex is currently under construction to condominium standards. The project site is located within the Categorical Exclusion Area. The issuance of building permits for demolition of the previously existing improvements and construction of the new duplex was excluded from the requirement to obtain a coastal development permit under NBMC Section 21.52.045 (Categorical Exclusions). Approval of a coastal development permit is required in conjunction with the tentative parcel map. The new duplex has been designed to provide the code required two -car parking per unit as required by Sections 20.40.040 and 21.40.040 (Off -Street Parking Spaces Required). Vehicular access will be maintained from the alley at the rear of the property. Each unit will be served by separate utility connections. The property is designated for two -unit residential use by the General Plan, Zoning Code, Coastal Land Use Plan, and Coastal Zoning District. The new duplex is consistent with this designation and a tentative parcel map for condominiums does not change the use. Approval of the Tentative Parcel Map will allow each unit to be sold individually. • The new condominium project will conform to current Municipal Code requirements and meet all Title 19 standards, as detailed in the attached draft Resolution (Attachment No. ZA 1). • The Tentative Parcel Map is subject to a coastal development permit and conforms to NBMC Title 21 (Local Coastal Program Implementation Plan), including Section 21.30.035 (Coastal Subdivisions). The project site is not located between the nearest public road and the sea or shoreline area and approval of the parcel map would not affect public recreation access or views. The Tentative Parcel Map meets the required findings found in Section 21.52.015(F). ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15315, of the State CEQA (California Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions). The project is categorically exempt under Section 15315, of the State CEQA (California Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions). Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use 9 315 Jasmine Avenue Condominiums Zoning Administrator, March 15, 2018 Page 3 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 parcels 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. The project is consistent with all of the requirements of the Class 15 exemption in that it includes a single -lot parcel map for condominium purposes that complies with the conditions specified above. PUBLIC NOTICE Notice of this public hearing 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 provisions of the NBMC. 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 or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: eh �L(.C-41_ Li ne Schu er ontract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Statement ZA 4 Tentative Parcel Map No. NP2018-001 County Tentative Parcel Map No. 2017-148 3 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING TENTATIVE PARCEL MAP NO. NP2018-001 AND COASTAL DEVELOPMENT PERMIT NO. CD2018-005 FOR TWO -UNIT CONDOMINIUM PURPOSES LOCATED AT 315 AND 315-1/2 JASMINE AVENUE (PA2018-011) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Nicholson Companies ("Applicant'), on behalf of Pleasantville Road Partners, LLC ("Owner"), with respect to property located at 315 and 315-1/2 Jasmine Avenue, and legally described as Lot 15 and the northeasterly fifteen feet of Lot 13, Block 236, in the Corona del Mar Tract, requesting approval of a tentative parcel map and coastal development permit for two -unit condominium purposes. 2. A previously existing duplex was demolished and a new duplex is under construction, pursuant to Zoning and Building Code requirements. Approval of the Tentative Parcel Map will allow each unit to be sold individually. No waivers of Title 19 are proposed. The Tentative Parcel Map also requires the approval of a coastal development permit (CDP) pursuant to Newport Beach Municipal Code (NBMC) Title 21 (Local Coastal Program Implementation Plan). 3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone and has a Coastal Land Use Designation of Two -Unit Residential — (20.0 — 29.9 DU/AC) (RT -D) and a Coastal Zoning District of Two -Unit Residential (R-2). 5. A public hearing was held on March 15, 2018 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 NBMC. 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. This project has been determined to be categorically exempt pursuant to the State CEQA (California Environmental Quality Act) Guidelines under Class 15 (Minor Land Divisions). 2. The Class 15 exemption allows 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 5 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 9 required, all services and access to the proposed parcels 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. The project is consistent with all of the requirements of the Class 15 exemption in that it includes a single -lot parcel map for condominium purposes that complies with the conditions specified above. SECTION 3. REQUIRED FINDINGS. The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of NBMC Title 21 and approves the Coastal Development Permit based on the following findings per Section 21.52.015(F): Finding: A. That the proposed map conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The Tentative Parcel Map is for a property within a developed neighborhood, on a lot that is more than 1,300 feet from the shoreline and is not near any natural landforms or environmentally sensitive areas. 2. A duplex designed to condominium standards is currently under construction. The project site is located within the Categorical Exclusion Area and the issuance of building permits for demolition of the previously existing improvements and construction of the new duplex was excluded from the requirement to obtain a coastal development permit under NBMC Section 21.52.045 (Categorical Exclusions). The new construction will conform to all applicable development standards including parking. Approval of the Tentative Parcel Map will allow each unit to be sold individually as condominiums. 3. The project site is not located between the nearest public road and the sea or shoreline. The residential lot does not currently provide nor does it inhibit public coastal access. Implementation Plan Section 21.30A.040 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 is a parcel map for two -unit condominium purposes and involves a previously approved two-family residence on an inland lot. The project does not therefore involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 4. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed V Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 9 of distant public viewing areas. However, the project is located on an inland lot and affects a previously approved two -unit residential development that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing 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. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The Tentative Parcel Map is not between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of NBMC Title 20 (Planning and Zoning) and is approved based on the following findings per NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps): Finding: C. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for two -unit residential condominium purposes. An existing duplex has been demolished and a new duplex is under construction. The proposed subdivision and improvements are consistent with the density of the R-2 Zoning District and current General Plan Land Use Designation (Two -Unit Residential). 2. The subject property is not located within a specific plan area. 3. The project is conditioned to require public improvements, including the reconstruction of drains, sidewalks, curbs, and gutters along the Jasmine Avenue frontage, consistent with the requirements of NBMC Title 19. Finding: D. That the site is physically suitable for the type and density of development. 7 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 9 Facts in Support of Finding: 1. The lot is physically suitable for a two -unit development. The lot is rectangular in shape, 45 feet wide, 118 feet deep and 5,310 square feet in area. A previously existing duplex was demolished and a new duplex is under construction. 2. The project site will maintain vehicular access from the alley at the rear of the property and existing utility services are adequate for the two -unit development. Finding: E. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: 1. The site was previously developed with a duplex and a new duplex is under construction. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land Alterations) for the reasons noted in Section 2 of this Resolution. Finding: F. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Fact in Support of Finding: The Tentative Parcel Map is for residential condominium purposes. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local Agencies to Regulate and Control Design of Subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 9 Finding: G. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. Finding: H. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site is developed for residential use and is located in the Two -Unit Residential (R-2) District, which is intended for and permits residential uses. Findin : 1. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) there is an adopted specific plan for the area to be included within the land project, and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: California Business and Professions Code Section 11000.5 has been repealed by the Legislature. However, this project site is not considered a "land project' as previously defined in Section 11000.5 of the California Business and Professions Code because the project site does not contain 50 or more parcels of land. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 9 2. The project is not located within a specific plan area. Finding: J. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The existing lot configuration provides an east/west orientation allowing for a longer southern exposure. The Tentative Parcel Map is for two -unit condominium purposes and will not affect the existing lot design or orientation. 2. The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: K. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: The proposed duplex is consistent with the R-2 Zoning District, which allows up to two residential units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. Finding: L. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: The new duplex is designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. 10 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 9 Finding: M. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: The subject property is within the Coastal Zone. The facts in support of findings A and B above are hereby incorporated by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel Map No. NP2018-001 and Coastal Development Permit No. CD2018-005, 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 14 days after the adoption of this Resolution unless within such time an appeal or call for review is filed with the Director of Community Development in accordance with the provisions of NBMC Title 21 (Local Coastal Program Implementation Plan). PASSED, APPROVED, AND ADOPTED THIS 15th DAY OF MARCH, 2018. Patrick J. Alford, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2018-### Paqe 8 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. Subsequent to the recordation of the parcel map and prior to final of the building permit for construction of the new duplex, the applicant shall apply for a building permit to change the description of the subject development from "duplex" to "condominium." The development will not be condominiums until this permit is finaled. The building permit for the new construction shall not be finaled until after recordation of the parcel map. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. 4. 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 315 Jasmine Avenue Condominiums including, but not limited to, Tentative Parcel Map No. NP2018-001 and Coastal Development Permit No. CD2018-005 (PA2018- 011). 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. Public Works Department 5. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD88). Prior to recordation of the Map, the surveyor/engineer preparing the map shall submit to the County Surveyor and the City of Newport Beach a digital -graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned imaged will not be accepted. 12 Zoning Administrator Resolution No. ZA20184t## Paqe 9 of 9 6. Prior to the recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction project. 7. All improvements shall be constructed as required by Ordinance and the Public Works Department. 8. The property owner shall be responsible for the reconstruction of any damaged concrete sidewalk panels, curb and gutter along the Iris Avenue property frontage and any damaged concrete alley panels along the Jasmine Avenue property frontage and any damaged concrete alley panels along the alley property frontage as determined by the Public Works Department. 9. All existing overhead utilities shall be undergrounded. 10. All above ground improvements shall stay a minimum 5 -foot clear of the alley setback. 11. The Applicant shall remove the existing concrete within the Jasmine Avenue parkway and install new sod or low groundcover of the type approved by the City throughout the Jasmine Avenue parkway fronting the development site. 12. Each unit shall be served by its individual water service/meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be installed with a traffic -grade box and cover. Water meter and the sewer cleanout shall be located within the public right-of-way. 13. An encroachment permit is required for all work activities within the public right-of-way. 14. All improvements shall comply with the City's sight distance requirement pursuant to City Standard 110-L and NBMC Section 20.30.130. 15. Jasmine Avenue is on the City's street -cut moratorium list. Damage or trenching in said street will require moratorium street repair per City standards. 16. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 17. Per NBMC Title 13 (Streets, Sidewalks, and Public Property), one (1) 36 -inch box street tree shall be planted along the Jasmine Avenue frontage. Tree species shall be per Council Policy G-6. i3 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP Tentative Parcel Map No. NP2018-001 Coastal Development Permit No. CD2018-005 PA2018-011 315 and 315-1/2 Jasmine Avenue 15 Attachment No. ZA 3 Applicant's Statement 10 PA201&011 Written Statement for 315 Jasmine Ave. Parcel Map a. What is the existing use(s) of the property? (if the property is proposed to be used for more than one purpose, the area, and parcel or parcels proposed for each type of use shall be shown on a site plan.) The existing purpose of the property is a Duplex. b. What improvements and public utilities are proposed to be made or installed and when are said improvements proposed to be completed? Improvements are to build a new 2 unit duplex to condo (demolish the exiting 2 unit duplex) Each Condo will have it's own Electrical, Gas, Water and Sewer service Improvements will be completed within one year of Building Permit approval. c. What is the provision(s) for sewage and sewage disposal? Sewer and Sewage disposal for each unit will be per the City Requirements d. What, if any, public area(s) is proposed? No public area is proposed e. What, if any, tree planting(s) is proposed? f. If any, briefly list and attach a copy of any restrictive covenants proposed. Trees will be planted according to City of Newport Beach requirements. 17 Attachment No. ZA 4 Tentative Parcel Map No. NP2018-001 County Parcel Map 2017-148 12 PA2018-011 T E N T A T I V E PARCEL MAP NO. 2017448 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA. BEING A SUBDIVISION OF LOT 15 AND THE NORTHEASTERLY 15 FEET OF LOT 13 IN BLOCK 236 OF MAP OF CORONA DEL MAR PER MAP RECORDED IN BOOK 3, PAGES 41 AND 42 OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY. PETE J. DUCA ] PARCEL 0.122 ACRES GROSS DUCA-McCOY, INC. R.C.E. 24668 FOR CONDOMINIUM PURPOSES CIVIL ENGINEERS BAYSIDE AVENUE 0 v 7' 7' a � � mm"ma suanma N - � � - oosrma mmnmc - o �M O 7' 7 0 UN PROPERTY OWNER: PLEASANTVILLE ROAD PARTNERS, LLC. C/O NICHOLSON COMPANIES 1 CORPORATE PLAZA SUITE 110 NEWPORT BEACH, CA 92660 (949) 673-3444 11 (118') LOT 19 N (118') LOT 17 cmnma euumma j PARC I 0. ] 22 AC soma R=ma LOT 15 I 1 m cxiarma auanma OF LOT 9 (118') LOT 7 150.00' .L. SEAVIEW AVENUE 25' W W W 5.00' Cn Z5 1 ' v xn U 25' o N N ENGINEER: DUCA-McCOY, INC. 3840 E. COAST HIGHWAY CORONA DEL MAR, CA 92625 UA-, 10-X l 7 (949) 675 4487 PETE J. UCA R.C.E. 24668 SITE UTILITIES: 118.00' SEWER AND WATER: SOUTHERN CALIF. GAS. CO. SOUTHERN CALIF. EDISON. CO. PACIFIC TELEPHONE CO. CITY OF NEWPORT BEACH P.O.BOX 3334 P.O.BOX 2307 LOT 13 masmaaoama 3300 NEWPORT BLVD. ANAHEIM, CA. SANTA ANA, CA. SANTA ANA, CA. NEWPORT BEACH, CA 92663 (714) 835-0221 (714) 835-5200 (714) 546-2842 U C) LOT 11 a (118') LOT 9 (118') LOT 7 150.00' .L. SEAVIEW AVENUE 25' W W W 5.00' Cn Z5 1 ' v xn U 25' o N N ENGINEER: DUCA-McCOY, INC. 3840 E. COAST HIGHWAY CORONA DEL MAR, CA 92625 UA-, 10-X l 7 (949) 675 4487 PETE J. UCA R.C.E. 24668 SITE UTILITIES: SEWER AND WATER: SOUTHERN CALIF. GAS. CO. SOUTHERN CALIF. EDISON. CO. PACIFIC TELEPHONE CO. CITY OF NEWPORT BEACH P.O.BOX 3334 P.O.BOX 2307 2911 DAIMLER 3300 NEWPORT BLVD. ANAHEIM, CA. SANTA ANA, CA. SANTA ANA, CA. NEWPORT BEACH, CA 92663 (714) 835-0221 (714) 835-5200 (714) 546-2842 (949)644-3011 9 Nr� 2x666 FxP.L�m• 1l C(VIV jz E t a •'7 '`�� 7 'fit '� �� ems[, 4 .. { S.P. ail '• .��t6 S'.3 ^v � '+'in,� Win.^.�: r. 1'n- C..i. a.:+d IA• � }h�y• r a` VICINITY MAP