HomeMy WebLinkAbout04_Moriarty Residence Lot Merger_PA2022-120CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 11, 2022 Agenda Item No. 4
SUBJECT: Moriarty Residence (PA2022-120)
Lot Merger No. LM2022-002 SITE LOCATION: 20460 and 20462 Birch Street
APPLICANT: Apex Land Surveying, Inc.
OWNERS: Richard and Marilyn Moriarty
PLANNER: Joselyn Perez, Assistant Planner 949-644-3312, jperez@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Single Unit Residential Detached (RS-D)
•Zoning District: Santa Ana Heights Specific Plan Residential Equestrian (SP-7 REQ)
PROJECT SUMMARY
A request for a lot merger and a waiver of parcel map requirements to combine two contiguous properties under common ownership into a single parcel. The newly created parcel will meet all Zoning and Subdivision Code standards and no deviations are requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 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 Lot Merger No.
LM2022-002 (Attachment No. ZA 1).
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DISCUSSION
•The two adjoining lots are located at 20460 and 20462 Birch Street. The propertiesare both within the Santa Ana Heights Specific Plan Residential Equestrian (SP-7
REQ) Zoning District and are categorized as Single Unit Residential Detached (RS-
D) by the Land Use Element of the General Plan.
•The property at 20462 Birch Street was developed with a single-family residence in
1949. It is currently being redeveloped with a new single-family residence. Theproperty at 20460 Birch Street was developed with equestrian-related structures,which have since been demolished. The vacant property is intended to be used inconjunction with the new residence. Any future improvements are required to complywith all applicable Newport Beach Municipal Code (NBMC) regulations and City
policies.
•Subsection 20.90.060(F) (Site Development Standards) of the NBMC requires aminimum lot size of 19,800 square feet for any lot created after 1986. 20462 Birch
Street is slightly substandard in size at 19,683 square feet and 20460 Birch Streetis only 6,645 square feet in area. The Lot Merger results in one compliant parcelof approximately 26,328 square feet.
•As seen on Tract Map No. 21-25, the properties appear to have been originally
subdivided as one lot: Lot 122. At some point between the recordation of TractMap No. 21-25 in 1925 and 1967, Lot 122 was subdivided, and the northeasterly62 feet of Lot 122 was sold independently. This is evidenced by a Grant Deed from1967 for 20460 Birch Street. The Lot Merger will return the parcels to their original
configuration.
•The Zoning Administrator may approve a waiver of the parcel map requirement incases where no more than three (3) parcels are eliminated. The project removes
an existing interior lot line and allows the two properties to be combined as a singlesite.
•As demonstrated in the attached draft resolution, the proposed parcel would
comply with all design standards and improvements required by the SubdivisionCode, the Zoning Code, and the General Plan.
ENVIRONMENTAL REVIEW
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.
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The 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 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 the action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200.
Prepared by:
BMZ/jp
Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map
ZA 3 Lot Merger Exhibits
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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 LOT MERGER NO. LM2022-002, WAIVING THE PARCEL MAP REQUIREMENT, TO COMBINE TWO (2) LEGAL PARCELS INTO A SINGLE PARCEL LOCATED AT 20460 AND 20462 BIRCH STREET (PA2022-120)
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. (Applicant), with respect to propertylocated at 20460 and 20462 SW Birch Street, and legally described as the Northeasterly62 Feet of Lot 122 of Tract 706 and the Remaining Portion of Lot 122, respectively,requesting approval of a lot merger and a waiver of the parcel map requirement.
2. The Applicant proposes to merge two (2) contiguous properties under common ownership.The Lot Merger would combine the two (2) legal lots into a single parcel. The resultingparcel will meet all Zoning and Subdivision Code standards and no deviations arerequested.
3.The properties are categorized as Single Unit Residential Detached (RS-D) by the GeneralPlan Land Use Element and are located within the Santa Ana Heights Specific PlanResidential Equestrian (SP-7 REQ) Zoning District.
4.The subject property is not located within the coastal zone.
5.A public hearing was held on August 11, 2022, online via Zoom. A notice of time, placeand purpose of the hearing was given in accordance with the Newport Beach MunicipalCode (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 asignificant 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 arerequired; all services and access to the proposed parcels are available; the parcel wasnot involved in a division of a larger parcel within the previous two (2) years, and the
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Zoning Administrator Resolution No. ZA2022-### Page 2 of 6
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parcel does not have an average slope greater than 20 percent. This exemption includes a minor lot merger that complies with the conditions specified above.
SECTION 3. REQUIRED FINDINGS.
Lot Merger
In accordance with Sections 19.68.030(H) (Lot Mergers – Required Findings) of the NBMC,
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, andfurther that the proposed lot merger is consistent with the legislative intent of this title.
Facts in Support of Finding:
1.The property at 20462 Birch Street was developed with a single-family residence in1949. It is currently being redeveloped with a new single-family residence. The property
at 20460 Birch Street was developed with equestrian-related structures, which have
since been demolished. The vacant property is intended to be used in conjunction withthe new residence. Any future improvements are required to comply with all applicableNBMC regulations and City policies.
2.The proposed lot merger to combine two (2) existing parcels by removing the interior
lot lines between them will not result in the creation of additional parcels or causeunorderly growth.
3.The project is in an area with an average slope of less than 20 percent.
4.The project is adequately served by existing utilities and should not have anynegative impacts on traffic and circulation, or public health, safety, or generalwelfare.
5. The project is consistent with the purpose and intent of NBMC Title 19 (Subdivisions).
Finding:
B.The lots to be merged are under common fee ownership at the time of the merger.
Fact in Support of Finding:
1.The Properties are currently under common fee ownership by Richard Anton Moriartyand Marilyn Kayla Moriarty, as evidenced in the Title Report provided as part of the
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Zoning Administrator Resolution No. ZA2022-### Page 3 of 6
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notarized Lot Merger application. Condition of Approval No. 2 requires the properties to remain under common fee ownership until the recordation of the lot merger.
Finding:
C.The lots as merged will be consistent or will be more closely compatible with the applicablezoning 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.
Facts in Support of Finding:
1.The properties are within the Santa Ana Heights Specific Plan Residential Equestrian
(SP-7 REQ) Zoning District, which is intended to provide for the development andmaintenance of a single-family residential neighborhood in conjunction with limitedequestrian uses. A single-family residence and associated yard area is consistent withthe purpose and intent of the zoning district.
2.The resulting parcel will retain its SP-7 REQ zoning and its Single Unit ResidentialDetached (RS-D) General Plan Land Use Element category, consistent with thesurrounding area.
3. The project is consistent with General Plan Land Use Element Policy LU 4.2
(Prohibition of New Residential Subdivisions) as the project does not result in anyadditional dwelling units. It will revert the properties back to the original lot lineconfiguration.
4.Subsection 20.90.060(F) (Site Development Standards) of the NBMC requires a
minimum lot size of 19,800 square feet for any lot created after 1986. 20462 Birch
Street is slightly substandard in size at 19,683 square feet and 20460 Birch Street isonly 6,645 square feet in area. The Lot Merger results in one (1) compliant parcel ofapproximately 26,328 square feet.
5.As shown on Tract Map No. 21-25, the properties appear to have been originally
subdivided as one lot: Lot 122. At some point between the recordation of Tract MapNo. 21-25 in 1925 and 1967, Lot 122 was subdivided, and the northeasterly 62 feetof Lot 122 was sold independently. This is evidenced by a Grant Deed from 1967 for20460 Birch Street. The Lot Merger will return the parcels to their original
configuration
Finding:
D.Neither the lots as merged nor adjoining parcels will be deprived of legal access as a result
of the merger.
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Fact in Support of Finding:
1. Legal access for the merged parcel will be provided from Birch Street. The parcel to the
east takes access from Mesa Drive. The parcel to the rear, developed with a medical office complex, is oriented toward Birch Street and takes access from Birch Street. No adjoining parcel will be deprived of legal access as a result of the merger.
Finding:
E. The lots as merged will be consistent with the pattern of development nearby and will
not result in a lot width, depth or orientation, or development site that is incompatible with nearby lots. In making this finding, the review authority may consider the following:
a. Whether the development of the merged lots could significantly deviate from the
pattern of development of adjacent and/or adjoining lots in a manner that would result
in an unreasonable detriment to the use and enjoyment of other properties.
b. Whether the merged lots would be consistent with the character or general
orientation of adjacent and/or adjoining lots.
c. Whether the merged lots would be conforming or in greater conformity with the minimum lot width and area standards for the zoning district.
Facts in Support of Finding: 1. The Project is located at the corner of Mesa Drive and Birch Street, within an existing block
of single-family residences that orient toward Mesa Drive. The historic residence at 20462
Birch Street however oriented toward the Birch Street cul-de-sac. The new residence under construction also orients toward Birch Street. The Project will not result in a change to the existing pattern of development.
2. The Project will result in a lot size of approximately 26,328 square feet which is comparable
to the adjacent property at 2141 Mesa Drive which is approximately 34,310 square feet in area. 3. The Project will result in a lot depth of 234 feet which is consistent with the surrounding
properties on the 2000 block of Mesa Drive.
Waiver of Parcel Map In accordance with Section 19.08.30(A)(3) (Waiver of Parcel Map Requirement) of the NBMC,
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 findings are set forth:
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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 Merger would remove the existing interior lot line and allow the properties to be used as a single site. The proposed parcel would comply
with all design standards and improvements required for new subdivisions by Title
19, the Zoning Code, and General Plan. 2. The project combines the two (2) properties into a single parcel of land and does not result in the elimination of more than three (3) parcels.
3. Any future improvements on the site will be required to comply with the development
standards of the NBMC and General Plan.
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 lot merger No. LM2022-002, subject to the conditions set forth in Exhibit “A”, which is attached hereto and
incorporated by reference.
3. This action shall become final and effective 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 Title 19 Subdivisions, of
the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF AUGUST 2022.
_____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.Until recordation of the lot merger, the two (2) lots shall be held entirely under one (1)
common fee ownership.
2.The Lot Merger exhibits shall be submitted to the Public Works Department for final review
and approval. All applicable fees shall be paid.
3.Lot Merger No. LM2022-002 shall expire and become void unless exercised within 24
months from the actual date of review authority approval, except where an extension oftime is approved in compliance with the provisions of Title 20 Planning and Zoning of theNBMC.
4.The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
5.To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmlessCity, 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 (includingwithout limitation, attorney’s fees, disbursements, and court costs) of every kind and naturewhatsoever which may arise from or in any manner relate (directly or indirectly) to City’sapproval of Moriarty Residence including, but not limited to, Lot Merger No. LM2022-
002 (PA2022-120). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurredin connection with such claim, action, causes of action, suit, or proceeding whetherincurred by Applicant, City, and/or the parties initiating or bringing such proceeding. TheApplicant 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 tothe indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Lot Merger No. LM2022-002
(PA2022-120)
20460 and 20462 Birch Street
Subject Properties
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Attachment No. ZA 3
Lot Merger Exhibits
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EXHIBIT " A "
CITY OF NEWPORT BEACH
LOT MERGER NO. LM 2022-022
OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS
REFERENCE NUMBERS
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-32 PARCEL 1
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-33 PARCEL 1
PROPOSED LEGAL DESCRIPTION:
_______________________________________________
PAUL D. CRAFT, P.L.S. 8516, DATE
THIS DESCRIPTION HAS BEEN PREPARED BY ME
OR UNDER MY DIRECTION
PARCEL 1:
LOT 122 OF TRACT NO. 706, SANTA ANA HEIGHTS HARBOR VIEW ADDITION, AS SHOWN ON A MAP THEREOF
RECORDED IN BOOK 21, PAGE 25 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA.
EXCEPT THAT PORTION OF SAID LOT 122 DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF MESA DRIVE WITH THE CENTERLINE OF BIRCH
STREET, AS SAID CENTERLINES ARE SHOWN ON RECORD OF SURVEY 92-1098 FILED IN BOOK 138 PAGES 28
THROUGH 32 OF RECORDS OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;
THENCE N40°37'46"E, 150.31 FEET ALONG LAST SAID CENTERLINE; THENCE S49°22'14"E, 30.00 FEET TO A
POINT ON THE NORTHWESTERLY LINE OF SAID LOT, SAID POINT BEING THE TRUE POINT OF BEGINNING, SAID
POINT ALSO BEING ON A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 92.00
FEET, A RADIAL LINE OF SAID CURVE TO SAID POINT BEARS N49°22'14"W; THENCE LEAVING SAID
NORTHWESTERLY LINE, NORTHWESTERLY 44.74 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
27°51'51" TO THE BEGINNING OF A REVERSE CURVE, CONCAVE WESTERLY AND HAVING A RADIUS OF 46.00
FEET; THENCE NORTHEASTERLY, NORTHERLY, AND NORTHWESTERLY 61.95 FEET ALONG SAID CURVE
THROUGH A CENTRAL ANGLE OF 77°09'31" TO SAID NORTHWESTERLY LINE THENCE; S40°37'46"W, 99.37 FEET
ALONG SAID NORTHWESTERLY LINE TO THE TRUE POINT OF BEGINNING.
ALSO EXCEPTING THEREFROM THAT PORTION OF SAID LOT 122, DESCRIBED AS FOLLOWS:
BEGINNING AT THE MOST WESTERLY CORNER OF SAID LOT 122; THENCE N40°37'46"E, 14.62 FEET ALONG THE
NORTHWESTERLY LINE OF SAID LOT; THENCE S5°13'14"E, 20.99 FEET TO THE SOUTHWESTERLY LINE OF SAID
LOT; THENCE N49°22'19"W, 15.06 FEET ALONG SAID SOUTHWESTERLY LINE TO THE POINT OF BEGINNING.
No. 8516PROFESSIONALLAND
S
URVEYORPAULD O M INICK
CRAFTS
T
ATE
OF
CAL I F O R NI AA
(LEGAL DESCRIPTION)
SHEET 1 OF 1
7/6/2022
14
M E S A D R I V E(PUBLIC ROAD)LOT 123
ADDITION
TO SANTA ANA
HEIGHTS
S. W. B I R C H S T R E E T
(PUBLIC ROAD)
30'30'LOT 122
TRACT NO. 706
MARBOR VIEW
P A R C E L 1L1 L2
N49°22'14"W 101.60'N40°37'46"E 234.00'N49°22'14"W 116.66'N40°37'46"E 214.43'
150.31'N49°22'14"W
30.00'L4L3
N49°22'14"WN40°37'46"E 105.69'
CL
CLN40°37'46"E 99.37'
26,345 SQ. FT.
0.605 AC
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C Y P R E S S S T R E E T
CL
(MAP)
SHEET 1 OF 2
EXHIBIT " B "
CITY OF NEWPORT BEACH
LOT MERGER NO. LM 2022-022
OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS
REFERENCE NUMBERS
_______________________________________________
PAUL D. CRAFT, P.L.S. 8516, DATE
THIS DESCRIPTION/MAP HAS BEEN PREPARED BY
ME OR UNDER MY DIRECTION
No. 8516PROFESSIONALLAND
S
URVEYORPAULD O M INICK
CRAFTS
T
ATE
OF
CAL I F O R NIALINE LEGEND
EXISTING BOUNDARY LINE TO REMAIN
PROPOSED PARCEL LINE
EXISTING BOUNDARY LINE TO BE REMOVED
TPOB
POB
POB
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-32 PARCEL 1
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-33 PARCEL 1
NOTE:
SEE SHEET 2 FOR EASEMENT NOTES
7/6/2022
15
EXHIBIT " B "
CITY OF NEWPORT BEACH
LOT MERGER NO. LM 2022-022
OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS
REFERENCE NUMBERS
(EASEMENT NOTES)
SHEET 2 OF 2
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-32 PARCEL 1
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-33 PARCEL 1
EASEMENT NOTES:
TITLE REPORT PROVIDED BY:
CHICAGO TITLE COMPANY
ORDER NUMBER: 00170841-987-OC1-JS9
DATED: FEBRUARY 7, 2022
ITEM 9: AN EASEMENT FOR WATER PIPES, DITCHES, AND CONDUITS AND RIGHTS INCIDENTAL
THERETO, RECORDED JANUARY 31, 1927 IN BOOK 9, PAGE 416 OF OFFICIAL RECORDS.
(NOT PLOTTED - BLANKET IN NATURE)
ITEM 10: AN EASEMENT FOR STREETS, ALLEYS, PIPELINES, ELECTRIC POWER, LIGHT AND
TELEPHONE LINES, AND ELECTRIC RAILWAYS AND RIGHTS INCIDENTAL THERETO,
RECORDED JULY 27, 1929 IN BOOK 297, PAGE 147 OF OFFICIAL RECORDS.
(NOT PLOTTED - BLANKET IN NATURE)
ITEM 12: EASEMENTS, OFFERS, AND DEDICATIONS AS SHOWN ON TRACT NO. 706, SANTA ANA
HEIGHTS HARBOR ADDITION RECORDED IN BOOK 21, PAGE 25 OF MISCELLANEOUS, IN
THE OFFICE OF THE COUNTY RECORDER OF ORANGE .
(NOT PLOTTED -BLANKET IN NATURE)
ITEM 14: AN EASEMENT FOR PERPETUAL AIR OR FLIGHT AND AVIATION RIGHTS AND RIGHTS
INCIDENTAL THERETO, RECORDED APRIL 23, 2002 AS INSTRUMENT NO. 2002-339339, OF
OFFICIAL RECORDS.
(NOT PLOTTED - BLANKET IN NATURE)
ITEM 16: AN EASEMENT FOR ROAD AND UTILITY PURPOSES AND RIGHTS INCIDENTAL THERETO,
RECORDED AUGUST 6, 2021 AS INSTRUMENT NO. 2021-0498516, OF OFFICIAL RECORDS.
(PLOTTED HEREON)
ITEM 17: AN EASEMENT FOR PUBLIC UTILITY PURPOSES AND RIGHTS INCIDENTAL THERETO, IN
FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, RECORDED JANUARY 5, 2022 AS
INSTRUMENT NO. 2022-0005862, OF OFFICIAL RECORDS.
(PLOTTED HEREON)
16
M E S A D R I V E(PUBLIC ROAD)LOT 123
ADDITION
TO SANTA ANA
HEIGHTS PARCEL "A" PM NO. 2017-175 P.M.B. 393/44-47S. W. B I R C H S T R E E T
(PUBLIC ROAD)
30'30'P A R C E L 1
LOT 122L1 L2
N49°22'14"W 101.60'N40°37'46"E 234.00'N49°22'14"W 116.66'N40°37'46"E 214.43'N49°22'14"WN40°37'46"E 105.69'
CL
CLTRACT NO. 706
MARBOR VIEW26,345 SQ. FT.
0.605 AC
NET AREA
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(SITE PLAN)
SHEET 1 OF 1
EXHIBIT " C "
CITY OF NEWPORT BEACH
LOT MERGER NO. LM 2022-022
OWNERS EXISTING PARCEL NUMBER PROPOSED PARCELS
REFERENCE NUMBERS
_______________________________________________
PAUL D. CRAFT, P.L.S. 8516, DATE
THIS DESCRIPTION/MAP HAS BEEN PREPARED BY
ME OR UNDER MY DIRECTION
No. 8516PROFESSIONALLAND
S
URVEYORPAUL D O M INICK
CRAFTS
T
ATE
OF
CAL I F O R NIALINE LEGEND
EXISTING BOUNDARY LINE TO REMAIN
PROPOSED PARCEL LINE
EXISTING BOUNDARY LINE TO BE REMOVED
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-32 PARCEL 1
RICHARD ANTON MORIARTY &
MARILYN KAYLA MORIARTY 439-382-33 PARCEL 1
AREA UNDER
CONSTRUCTION
7/6/2022
17