HomeMy WebLinkAbout02_SMA Muir Beach LLC Tentative Parcel Map_PA2021-216CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 28, 2021
Agenda Item No. 2
SUBJECT: SMA Muir Beach, LLC Tentative Parcel Map (PA2021-216)
Tentative Parcel Map No. NP2021-013
County Tentative Parcel Map No. 2021-174
SITE LOCATION: 15 Muir Beach Circle
APPLICANT/OWNER: SMA Muir Beach, LLC
PLANNER: Afshin Atapour, Assistant Planner
949-644-3212 or aatapour@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
Zoning District: PC-3 (Harbor View Hills Planned Community)
PROJECT SUMMARY
A request for a tentative parcel map to subdivide an existing parcel to an underlying tract
configuration of two parcels. No new construction is proposed as part of this project. No
waivers of Title 19 (Subdivisions) are proposed. The tentative parcel map would allow for
the future development of a single-family residence on each parcel.
RECOMMENDATION
1)Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions) 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; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map
No. NP2021-013 (Attachment No. ZA 1).
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SMA Muir Beach, LLC Tentative Parcel Map (PA2021-216)
Zoning Administrator, October 28, 2021
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DISCUSSION
Background
In January 1973, Tract Map No. 7386 (Attachment No. ZA 3) was recorded creating the
subject property as two individual parcels 73 and 74.
In September 1977, Resubdivision No. 553 (Attachment No. ZA 4) was recorded creating
a single parcel by combining both parcels 73 and 74 to allow for the construction of a
single-family residence and tennis court.
Project Description
The applicant/property owner requests to subdivide the existing parcel back to the
underlying tract configuration of two parcels with the future intent of constructing a
single-family residence on each parcel as shown on Tentative Parcel Map No.
NP2021-013 (Attachment No. ZA 5). Approval of the Tentative Parcel Map will
allow for each residence to be sold individually.
The property is designated as single unit residential detached (RS-D) by the
General Plan and is located in the Harbor View Hills (PC-3) Zoning District. These
designations allow for a range of detached single-family residential dwellings. The
newly created parcels will be consistent with this designation and the tentative
parcel map does not change the use. Future development of each project site will
be required to comply with the Zoning Code standards.
General Plan Policy LU4.2 (Prohibition of New Residential Subdivisions) prohibits
new residential subdivisions that would result in additional dwelling units unless
authorized by an amendment of the General Plan. Lots that have been legally
merged through the Subdivision Map Act and City Subdivision Code are exempt
and may be re-subdivided to the original underlying legal lots. In this case, the
subject property has been previously merged under Resubdivision No. 553 and
will be re-subdivided to the original underlying legal lots of Tract Map No. 7386.
Therefore, this subdivision is exempt from the requirement for a General Plan
amendment in accordance with Policy LU4.2.
The subject property is a less than 20 percent sloping lot and measures
approximately 23,985 square feet in area. Each newly created parcel will meet the
minimum lot size of 6,000 square feet in area for the PC-3 Zoning District.
The PC-3 Zoning District does not discuss a minimum lot width requirement.
Therefore, all applicable provisions and requirements of the Newport Beach
Municipal Code apply. The newly created parcels conform to the minimum lot width
standard for the R-1 (Single-Family Residential) zoning district of 50 feet. In this
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case, Parcel 1 has a proposed lot width of 59.34 feet and Parcel 2 has a proposed
lot width of 68.97 feet, which revert back to the original approved Tract Map No.
7386. The newly created parcels will conform to current Newport Beach Municipal
Code (NBMC) requirements and will meet all Title 19 (Subdivisions) standards.
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. Public improvements, such as repairing and replacing broken and/or
otherwise damaged sidewalk panels and curb/gutter along the Muir Beach Circle
and Goleta Point Drive property frontages, protection of the existing City street tree
along the Goleta Point Drive frontage, the installation of two new 36-inch box street
trees along the Muir Beach Circle project frontage, and removal of all private
encroachments within the Muir Beach Circle frontage, including, but not limited to,
walkways and decorative mailbox, will be required of the applicant per the NBMC
and Subdivision Map Act.
The applicant will be required to pay fair-share fees prior to building permit
issuance and park dedication fees prior to recordation of the parcel map for one
additional dwelling unit in accordance with the provisions of City Ordinance 94-19
and Section 19.52 (Park Dedications and Fees) of the Newport Beach Municipal
Code.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15315 under Class 15 (Minor Land
Divisions) of the State CEQA Guidelines. The Class 15 exemption allows the division of
property in urbanized areas zoned for residential, commercial, or industrial use into four
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 years, and the parcel does not have an average slope greater than 20
percent. The subject property is squarely shaped with a less than 20 percent slope. The
Tentative Parcel Map is for two new single-family residences, conforms to the General
Plan land use and Zoning Code development standards, and is consistent with all of the
requirements of the Class 15 exemption.
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 NBMC. Additionally,
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Zoning Administrator, October 28, 2021
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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:
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tract Map No. 7386
ZA 4 Resubdivision No. 553
ZA 5 Tentative Parcel Map No. NP2021-013
County Tentative Parcel Map No. 2021-174
4
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
TENTATIVE PARCEL MAP NO. NP2021-013 TO SUBDIVIDE AN
EXISTING PARCEL TO AN UNDERLYING TRACT
CONFIGURATION OF TWO PARCELS LOCATED AT 15 MUIR
BEACH CIRCLE (PA2021-216)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by SMA Muir Beach, LLC (Applicant), with respect to property
located at 15 Muir Beach Circle, and legally described as Parcel 1 of Resubdivision No.
553, in the City of Newport Beach, County of Orange, State of California as shown on
parcel maps, in Book 103, Page(s) 35, of parcel maps in the Office of the County Recorder
of said county, requesting approval of a tentative parcel map.
2. The applicant requests approval of a tentative parcel map to subdivide an existing parcel
to an underlying tract configuration of two parcels. No new construction is proposed as part
of this project. No waivers of Title 19 (Subdivisions) are proposed. The tentative parcel
map would allow for the future development of a single-family residence on each parcel.
3. The subject property is located within the PC-3 (Harbor View Hills Planned Community)
Zoning District and the General Plan Land Use Element category is RS-D (Single Unit
Residential Detached).
4. The subject property is not located within the coastal zone; therefore, a coastal
development permit is not required.
5. A public hearing was held on October 28, 2021, online via Zoom. 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 15315 under Class 15 (Minor Land Divisions) 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 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
required, all services and access to the proposed parcels are available, the parcel was
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Zoning Administrator Resolution No. ZA2021-###
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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 subject property is
a squarely shaped parcel with a less than 20 percent slope. The Tentative Parcel Map
is for two new single-family residences, conforms to the General Plan land use and
Zoning Code development standards, and is consistent with all of the requirements of
the Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved
based on the following findings provided by Section 19.12.070 (Required Findings for Action
on Tentative Maps) of Title 19:
Finding:
A. 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 to subdivide an existing parcel to an underlying tract
configuration of two (2) parcels. A single-family residence will be demolished and
two (2) new single-family residences will be constructed on each parcel.
2. The property is designated as single unit residential detached (RS-D) by the General
Plan and is located in the Harbor View Hills (PC-3) Zoning District. These
designations allow for a range of detached single-family residential dwellings. The
newly created parcels will be consistent with this designation and the tentative parcel
map. Future development of each project site will be required to comply with the
Zoning Code standards.
3. General Plan Policy LU4.2 (Prohibition of New Residential Subdivisions) prohibits
new residential subdivisions that would result in additional dwelling units unless
authorized by an amendment of the General Plan. Lots that have been legally
merged through the Subdivision Map Act and City Subdivision Code are exempt and
may be re-subdivided to the original underlying legal lots. In this case, the subject
property has been previously merged under Resubdivision No. 553 and will be re-
subdivided to the original underlying legal lots of Tract Map No. 7386. Therefore, this
subdivision is exempt from the requirement for a General Plan amendment in
accordance with Policy LU4.2.
4. The subject property is not located within a specific plan area.
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Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The lot is physically suitable for a single-family residential development on each
parcel once it is subdivided because it is regular in shape with a less than 20 percent
slope. A single-family residence will demolished and two new single-family
residences will be constructed on each parcel.
2. The subject property is a less than 20 percent sloping lot and measures
approximately 23,985 square feet in area. Each newly created parcel will meet the
minimum lot size of 6,000 square feet in area for the PC-3 Zoning District.
3. The PC-3 Zoning District does not discuss a minimum lot width requirement.
Therefore, all applicable provisions and requirements of the Newport Beach
Municipal Code apply. The newly created parcels conform to the minimum lot width
standard for the R-1 (Single-Family Residential) zoning district of 50 feet. In this
case, Parcel 1 has a proposed lot width of 59.34 feet and Parcel 2 has a proposed
lot width of 68.97 feet, which revert back to the original approved Tract Map No.
7386. The newly created parcels will conform to current Newport Beach Municipal
Code (NBMC) requirements and will meet all Title 19 (Subdivisions) standards.
4. The subject property is accessible from Muir Beach Circle and Goleta Point Drive.
The site is adequately served by existing utilities and the proposed subdivision will
maintain vehicular and emergency access by maintaining existing private streets.
Finding:
C. 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. A single-family residence will demolished and two new single-family residences will
be constructed on each parcel.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
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3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3) of
the CEQA Guidelines Class 15 (Minor Land Alterations).
Finding:
D.That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
Facts in Support of Finding:
1.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. Public
improvements, such as repairing and replacing broken and/or otherwise damaged
sidewalk panels and curb/gutter along the Muir Beach Circle and Goleta Point Drive
property frontages, protection of the existing City street tree along the Goleta Point
Drive frontage, the installation of two (2) new 36-inch box street trees along the Muir
Beach Circle project frontage, and removal of all private encroachments within the
Muir Beach Circle frontage, including, but not limited to, walkways and decorative
mailbox, will be required of the applicant per the NBMC and Subdivision Map Act.
2. 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.
3. All ordinances of the City and all Conditions of Approval will be complied with.
Finding:
E. 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.
Fact in Support of Finding:
1.The design of the two (2) new single-family residences will not conflict with the 6-foot
Southern California Edison easement, the 6-foot private telephone easement, and
the Spyglass Hill Community Association easement, for access through, or use of
property within the proposed development.
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Finding:
F. 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:
1. 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 property was previously developed with a residential use and is located in a
Zoning District that permits residential uses.
Finding:
G.
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:
1. California Business and Professions Code Section 11000.5 has been repealed by
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.
2. The project is not located within a specific plan area.
Finding:
H. 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.
Fact in Support of Finding:
1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Code of Regulations (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.
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Finding:
I. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
housing need and that it balances the housing needs of the region against the public service
Fact in Support of Finding:
1.The proposed subdivision is consistent with the R-1 (Single-Unit Residential) Zoning
District, which is intended to provide for a range of detached single-family residential
dwelling units, each located on a single legal lot. The tentative parcel map would
allow for the future development of a single-family residence on each parcel.
Therefore, the Tentative Parcel Map will contribute one (1) additional dwelling unit
Finding:
J.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.
Fact in Support of Finding:
1.The newly created parcels will be designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Finding:
K. 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.
Fact in Support of Finding:
1.The subject property is not located within the Coastal Zone.
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 pursuant to Section
15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code
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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 Tentative Parcel
Map No. NP2021-013, subject to the conditions set forth in Exhibit A, which is attached
here to and incorporated by reference.
3. This action shall become final and effective 10 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 19
Subdivisions.
PASSED, APPROVED, AND ADOPTED THIS 28th DAY OF OCTOBER, 2021.
____________________________
Jaime Murillo
Zoning Administrator
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CONDITIONS OF APPROVAL
Planning Division
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. This approval shall expire and become void unless exercised within 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 19 (Subdivisions) of the Newport Beach Municipal
Code.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4.Prior to recordation of the parcel map, the existing single-family residence shall be
demolished.
5.Prior to the final of building permits for the second residence, the parcel map shall be
recorded.
6.Prior to recordation of the parcel map, park fees for one (1) additional unit shall be paid
(currently $30,217).
7.Prior to recordation of the parcel map, fair share traffic fees for one (1) additional unit shall
be paid (currently $2,579).
8.Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
9. Construction activities shall comply with Section 10.28.040 (Construction Activity Noise
Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-
generating construction activities that produce noise to between the hours of 7:00 a.m. and
6:30 p.m., Monday through Friday. Noise-generating construction activities are not allowed
on Sundays or Holidays.
10. 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
whatsoever which may arise fr
approval of SMA Muir Beach, LLC Tentative Parcel Map, including, but not limited to,
Tentative Parcel Map No. NP2021-013 (PA2021-216). This indemnification shall include,
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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
11. A parcel map shall be recorded. The Map shall be prepared on the California coordinate
system (NAD83). 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 Sections 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
CADD Standards. Scanned images will not be accepted.
12. Prior to 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
(1-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 construction project.
13. Prior to recordation of the parcel map, all improvements shall be constructed as required
by Ordinance and the Public Works Department.
14. Prior to recordation of the parcel map, all damaged curb, gutter, and sidewalk along the
Muir Beach Circle and Goleta Point Drive frontages shall be reconstructed per City
Standard.
15. The existing City street tree along the Goleta Point Drive frontage shall be protected in
place.
16. Prior to recordation of the parcel map, two (2) new 36-inch box street trees shall be
installed along the Muir Beach Circle project frontage, one (1) each per lot.
17. Prior to recordation of the parcel map, each unit shall be served by its individual water
meter and sewer lateral and cleanout. Each water meter and sewer cleanout shall be
installed with a traffic-grade box and cover.
18. Prior to recordation of the parcel map, all private encroachments shall be removed within
the Muir Beach Circle frontage, including, but not limited to, walkways and decorative
mailbox.
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19. Prior to recordation of the parcel map, the existing driveway approach along Muir Beach
Circle frontage shall be plugged per City Standard STD-165.
20. Prior to recordation of the parcel map, abandon all existing curb drains along Muir Beach
Circle and Goleta Point Drive frontages and install new curb and gutter per City Standard
STD-182.
21. rement. See City
Standard 110-L.
22. All on-site drainage shall comply with the latest City Water Quality requirements.
23. 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.
Fire Department
24.Fire sprinklers shall be installed for each newly created single-family residence.
15
Attachment No. ZA 2
Vicinity Map
16
VICINITY MAP
Tentative Parcel Map No. NP2021-013
(PA2021-216)
15 Muir Beach Circle
Subject Property
17
Attachment No. ZA 3
Tract Map No. 7386
18
19
20
21
22
23
24
25
Attachment No. ZA 4
Resubdivision No. 553
26
27
Attachment No. ZA 5
Tentative Parcel Map No. NP2021-013
County Tentative Parcel Map No. 2021-174
28
LOTS 73 & 74
TRACT NO. 7386
CORONA DEL MAR
M.M. 315/40-46
TENTATIVE PARCEL
MAP NO. 2021-174
JULY 2021
SCALE = 1" = 16'
HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440
APEXLSINC@GMAIL.COM
PREPARED BY: A. R. H.
PAUL D. CRAFT, P.L.S. 8516LICENSE EXPIRES 12/31/22
OWNER/DEVELOPER:
SMA MUIR BEACH LLC, A CALIFORNIA LIMITED
LIABILITY COMPANY
THE LAND REFERRED TO HEREIN BELOW IS
SITUATED IN THE COUNTY OF ORANGE, STATE
OF CALIFORNIA, AND DESCRIBED AS
FOLLOWS:
LOTS 73 & 74 IN TRACT NO. 7386 OF CORONA
DEL MAR IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA,
AS PER MAP RECORDED IN BOOK 315, PAGE
40 - 46 OF MISCELLANEOUS MAPS, IN THE
OFFICE OF THE COUNTY RECORDER OF SAID
ORANGE COUNTY.PROFESSIO N A L LAND
S
U
RVEYORPAULD O M INICK
C
RAFTDATE
JN: 20162
29