HomeMy WebLinkAbout03_Cefalia Residential Condominiums Tentative Parcel Map and CDP_PA2022-061CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 11, 2022
Agenda Item No. 3
SUBJECT: Cefalia Residential Condominiums (PA2022-061)
Coastal Development Permit No. CD2022-022
Tentative Parcel Map No. NP2022-006
SITE
LOCATION: 1027 West Bay Avenue, Units A, and B
APPLICANT: Cefalia Development
OWNER: Cefalia Family Trust, James and Cathy Cefalia
PLANNER: David S. Lee, Associate Planner
949-644-3225, dlee@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: RT (Two Unit Residential)
Zoning District: R-2 (Two-Unit Residential)
Coastal Land Use Plan Category: RT-D (Two-Unit Residential) - (20.0-29.9 DU/AC)
Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
A request for a tentative parcel map and coastal development permit for a two-unit
condominium. A duplex has been demolished and a new duplex is under construction.
No waivers of Title 19 (Subdivisions) are proposed. The Tentative Parcel Map would allow
each unit to be sold individually. A coastal development permit (CDP) is required because
this property is in the Coastal Zone.
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. NP2022-006 and Coastal Development Permit No. CD2022-022 (Attachment No.
ZA 1).
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Cefalia Residential Condominiums (PA2022-061)
Zoning Administrator, August 11, 2022
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DISCUSSION
The property is flat, rectangular, and approximately 4,500 square feet in area. A
duplex has been demolished and a new duplex is currently under construction.
The new duplex will comply with all required development standards and provide
the Code required, two-car parking per unit. Vehicular access will be maintained
from the alley.
The property is designated for two-unit residential use by the General Plan, Title
20 (Planning and Zoning) of the Newport Beach Municipal Code (NBMC), Coastal
Land Use Plan, and Title 21 (Local Coastal Program Implementation Plan) of the
NBMC. The new two-unit dwelling is consistent with this designation and a
tentative parcel map for condominiums does not change the use.
The property is located within an area of the Coastal Zone that is exempt from
obtaining approval of a coastal development permit (CDP) for specific types of
development. This area, known as the Categorical Exclusion Order (CEO) area,
allows for the demolition of residential structures, as well as the construction of a
new, two-unit, residential structure without obtaining a CDP contingent upon
providing a notice of exclusion to the Coastal Commission. The previous duplex
was demolished and a new duplex is being constructed under CEO202054, which
was effective on January 18, 2021.
The proposed subdivision requires a Coastal Development Permit and conforms
to Title 21 of the NBMC. The Tentative Parcel Map is consistent with the required
findings found in Section 21.52.015(F) (Findings and Decision) of the NBMC.
Complete findings and facts in support are detailed in the draft resolution
(Attachment No. ZA 1).
The project site is located between the nearest public road and the sea or shoreline.
Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the
NBMC requires that the provision of public access bear a reasonable relationship
In this case, the project is a tentative parcel map for two (2)-unit condominium
purposes. The project does not involve a change in land use, density, or intensity that
will result in increased demand for public access and recreation opportunities.
Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so
as not to block or impede existing public access opportunities.
The new condominium project will conform to current Newport Beach Municipal
Code (NBMC) requirements and will meet all Title 19 (Subdivisions) standards.
Public improvements, such as repairing and replacing broken and/or otherwise
damaged sidewalk panels and curb/gutter along the West Bay Avenue and 11th
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Cefalia Residential Condominiums (PA2022-061)
Zoning Administrator, August 11, 2022
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Street property frontages and alley, will be required of the applicant per the NBMC
and Subdivision Map Act.
Approval of the Tentative Parcel Map will allow each unit to be sold individually.
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, and 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
Tentative Parcel Map is for condominium purposes and is consistent with all of the
requirements of the Class 15 exemption.
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 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
[LCP] Implementation Plan) of the Newport Beach Municipal Code. The final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 (Appeal to the Coastal Commission)
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.
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Cefalia Residential Condominiums (PA2022-061)
Zoning Administrator, August 11, 2022
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Prepared by:
____________________________
David S. Lee, Associate Planner
BMZ/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
TENTATIVE PARCEL MAP NO. NP2022-006 AND COASTAL
DEVELOPMENT PERMIT NO. CD2022-022 FOR TWO (2)-UNIT
CONDOMINIUM PURPOSES LOCATED AT 1027 WEST BAY
AVENUE, UNITS A AND B (PA2022-061)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Cefalia Development (Applicant), with respect to property
located at 1027 West Bay Avenue, and legally described as Lot 1 and the westerly one-
half of Lot 2 of Block 6 of Tract No. 626, requesting approval of a tentative parcel map and
a coastal development permit.
2. The Applicant proposes a tentative parcel map for two (2)-unit condominium purposes. A
duplex has been demolished and a new two (2)-unit dwelling is currently under
construction. No waivers of Title 19 (Subdivisions) are proposed. The Tentative Parcel
map would allow each unit to be sold individually. The Tentative Parcel Map also requires
the approval of a coastal development permit pursuant to Title 21 (Local Coastal Program
Implementation Plan) of the Newport Beach Municipal Code (NBMC).
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. The Coastal Land Use Plan
category is RT-D (Two-Unit Residential) - (20.0-29.9 DU/AC) and it is located within the R-
2 (Two-Unit Residential) Coastal Zone District.
5. A public hearing was held on August 11, 2022, online via Zoom. A notice of time, place,
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). 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 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
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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 Tentative Parcel
Map is for condominium purposes and is consistent with all requirements of the Class
15 exemption.
SECTION 3. REQUIRED FINDINGS.
Tentative Parcel Map
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:
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 for two (2)-unit residential condominiums. A duplex has
been demolished and a new duplex is currently under construction. The proposed
subdivision and improvements are consistent with the density of the R-2 Zoning District
and the RT General Plan Land Use Designation.
2. The subject property is not located within a specific plan area.
3. The project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the West Bay Avenue and 11th
Street frontages and any damaged concrete alley panels consistent with NBMC Title 19.
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 two (2)-unit residential development because it is flat
and rectangular. An existing duplex has been demolished and a new duplex is currently
under construction.
2. The subject property is accessible from the alley and is adequately served by all existing
utilities.
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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 duplex has been demolished and a new duplex is currently 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
CEQA Guidelines under Class 15 (Minor Land Alterations), as discussed in Section 2 of
this Resolution.
Finding:
D. 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:
1. 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 Section 19.28.010 (General Improvement
Requirements) of the NBMC 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.
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 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 the judgment
of a court of competent jurisdiction and no authority is hereby granted to the City Council to
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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 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 access easements located on the property.
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 for 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 the
Legislature. However, this project site is not considered a
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.
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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) which 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:
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 two (2)-unit dwelling that is under construction is consistent with the intended uses
of the R-2 Zoning District, which allows two (2) 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:
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 new two (2)-unit dwelling is 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 located within the Coastal Zone. A coastal development permit
is requested in conjunction with the proposed tentative parcel map application. The
project complies with the certified Local Coastal Program (LCP) and public access and
recreation policies of Chapter Three of the Coastal Act. The Facts in Support of Findings
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L and M for the Coastal Development Permit (below) are hereby incorporated by
reference.
Coastal Development Permit
In accordance with Section 21.52.015 (Coastal Development Permits, Findings, and Decision)
of the Newport Beach Municipal Code, the following findings, and facts in support of such
findings are set forth:
Finding:
L. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The Tentative Parcel Map is for a two (2)-unit residential condominium. A duplex has
been demolished and a new duplex is under construction. The duplex conforms to all
applicable development standards, including floor area limit, setbacks, height, and off-
street parking. The proposed subdivision and improvements are consistent with the
density of the R-2 Coastal Zoning District.
2. The property is located in an area known for the potential for seismic activity. All projects
are required to comply with the California Building Code and Building Division standards
and policies.
3. The Tentative Parcel Map is for a property that is approximately 150 feet from the harbor
and is not near any natural landforms or environmentally sensitive areas.
Finding:
M. 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.
Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC
requires that the provision of public access bear a reasonable relationship between the
project is a tentative parcel map for two (2)-unit condominium purposes. The project does
not involve a change in land use, density, or intensity that will result in increased demand
for public access and recreation opportunities. Furthermore, the project is designed and
sited (appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
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2. The project site is approximately 450 feet from a public beach between 9th and 10th Streets,
as designated by the Coastal Land Use Plan. Additionally, the project site is located
between public beach access points at 10th and 8th Streets. Approval of the parcel map will
not affect public recreation, access, or views, as it is for condominium purposes of a duplex
currently under construction.
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
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. NP2022-006 and Coastal Development Permit No. CD2022-022, subject to the
conditions set forth in Exhibit A, which is attached hereto and incorporated by reference.
3. The approval of Tentative Parcel Map No. NP2022-006 and Coastal Development
Permit No. CD2022-022 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 Implementation Plan) of the Newport Beach Municipal Code. The project
site is not located within the appeal area of the coastal zone; therefore, final action by
the City may not be appealed to the California Coastal Commission.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF AUGUST, 2022.
______________________________
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. Subsequent to the recordation of the Parcel Map, the Applicant shall apply for a building
3. The building permit for the new construction shall not be final until after the recordation of
the parcel map.
4. 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 NBMC.
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
, and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate
approval of the Cefalia Condominiums including, but not limited to, Tentative Parcel
Map No. NP2022-006 and Coastal Development Permit No. CD2022-022 (PA2022-
061). This indemnification shall include, but not be limited to, damages awarded against
the City, if any, costs of suit, 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 the City's costs, attorneys' fees, and damages, which the 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
6. 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 the 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
CADD Standards. Scanned images will not be accepted.
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7. 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 Section s 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.
8. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9. An encroachment permit shall be required for all work activities within the public right-
of-way.
10. The existing broken and/or otherwise damaged concrete curb, gutter, and sidewalk
along the Bay Avenue West and 11th Street frontages shall be reconstructed per City
Standard and all damaged alley panels.
11. Each unit shall be served by its water service/meter and sewer lateral/cleanout. Each
water meter and sewer cleanout shall be installed with a traffic-grade box and cover.
12. All existing overhead utilities shall be undergrounded.
13. New sod or low groundcovers of the type approved by the City shall be installed
throughout the Bay Avenue West reverse parkway fronting the development site.
14. The existing private improvements, including walls, within the West Bay Avenue right of
way, shall be removed.
15. A 10-foot radius corner cut-off shall be dedicated for the street purpose to the City of
Newport Beach at the corner of Bay Avenue West and 11th Street.
16. The proposed wall and infiltration bed shall be relocated outside the limits of the
dedication.
17. A new curb ramp at the corner of Bay Avenue West and 11th Street shall be
reconstructed to accommodate the new dedication area per City Standard.
18.
Standard 110.
19. 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.
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Building Division
20. Independent utility services shall be provided for each unit.
21. Independent fire risers shall be required for each unit.
22. Construction shall comply with the California Code of Regulations.
Fire Department
23. Fire sprinkler systems are required for each unit and no combined systems shall be
allowed.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Tentative Parcel Map No. NP2022-006
Coastal Development Permit No. CD2022-022
(PA2022-061)
1027 West Bay Avenue, Units A and B
Subject Property
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Attachment No. ZA 3
Tentative Parcel Map
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