HomeMy WebLinkAbout02_521 Iris Partners, LLC Tentative Parcel Map_PA2022-032CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 29, 2022
Agenda Item No. 2
SUBJECT: 521 Iris Partners, LLC (PA2022-032)
▪Tentative Parcel Map No. NP2022-004
▪County Tentative Parcel Map No. 2021-195
SITE LOCATION: 521 and 521 ½ Iris Avenue
APPLICANT: Commercial Development Resources
OWNER: 521 Iris Partners, LLC
PLANNER: Chelsea Crager
(949) 644-3227, ccrager@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: i.e., RT (Two Unit Residential)
•Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
A request for a tentative parcel map for a two-unit condominium. A duplex is proposed to
be demolished and a new duplex will be constructed. No waivers of Title 19 (Subdivisions)
are proposed. The Tentative Parcel Map would allow each unit to be sold individually.
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. NP2022-004 (Attachment No. ZA 1).
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521 Iris Partners, LLC (PA2022-032)
Zoning Administrator, September 29, 2022
Page 2
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DISCUSSION
•The property is in the R-2 (Two-Unit Residential) Zoning District. The R-2 District
is intended to provide areas appropriate for residential development of up to two
units (i.e., a duplex) on a single legal lot. A new duplex is under construction and
the proposed for-sale condominium units are consistent with the R-2 Zoning
designation.
•The existing general plan land use designation is RT-Two Unit Residential. This
use is not proposed to be changed by the proposed improvements. The duplex
under construction and two-unit condominium proposed by this map are consistent
with this land use designation.
•The property measures 30 feet wide by 118 feet deep and is relatively flat. It is in
an already developed neighborhood and is adequately served by existing utilities.
•The new duplex will conform to all applicable development standards, including
floor area limit, setbacks, height, and off-street parking. It will be designed such
that each unit will be served by individual water meters, sewer laterals, cleanouts,
and fire risers, and includes separated garage parking.
•The project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Iris Avenue and Third
Avenue frontages and alley, as needed. Utilities will be undergrounded, consistent
with Title 19 (Subdivisions) of the Newport Beach Municipal Code (NBMC).
•The new duplex under construction was reviewed and approved by all City
Departments. All wastewater will discharge into the existing sewer system, such
that it complies with Regional Water Quality Control Board (RWQCB)
requirements.
•The proposed subdivision and improvements are consistent with the development
standards of the Zoning Code and the policies of 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.
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,
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521 Iris Partners, LLC (PA2022-032)
Zoning Administrator, September 29, 2022
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Tmplt: 10/18/21
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 lot is flat, there are no prior
subdivisions on this lot, the new two-unit condominium will conform to all development
standards, and therefore, the project is consistent with and eligible for 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 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:
MKN/cc
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 County Tentative Parcel Map No. 2021-195
3
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
TENTATIVE PARCEL MAP NO. NP2022-004 FOR TWO (2)-UNIT
RESIDENTIAL CONDOMINIUM PURPOSES LOCATED AT 521
AND 521 ½ IRIS AVENUE (PA2022-032)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Commercial Development Resources (Applicant), with respect
to property located at 521 and 521 ½ Iris Avenue, and legally described as Lot 21, Block
535, of the Corona del Mar Tract requesting approval of a tentative parcel map for
condominium purposes.
2.The applicant requests a tentative parcel map for two (2)-unit condominium purposes. A
two (2)-unit residence is proposed to be demolished and a new residential structure that
will be divided into two (2) condominium units will be constructed. The tentative parcel map
would allow each unit to be sold individually. No waivers of Newport Beach Municipal Code
(NBMC) Title 19 (Subdivisions) are proposed.
3.The subject property is designated Two Unit Residential (RT) by the General Plan Land
Use Element and is located within the Two-Unit Residential (R-2) Zoning District.
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 September 29, 2022, 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 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 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 lot is flat, there are no prior subdivisions
5
Zoning Administrator Resolution No. ZA2022-###
Page 2 of 9
09/29/2022
on this lot, the new two (2)-unit condominium will conform to all development standards, and
therefore, the project is consistent with and eligible for 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 NBMC Title 20 (Planning and Zoning) and is approved based on
the following findings per Section 19.12.070 (Required Findings for Action on Tentative
Maps) of the NBMC:
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 condominium purposes. The
project site was previously developed as a duplex. The site is currently under
construction with a new duplex and the proposed subdivision and improvements will
continue to be consistent with the density of the R-2 Zoning District and the current 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 Iris Avenue and Third
Avenue frontages and alley, as needed. Utilities will be undergrounded, consistent
with Title 19 (Subdivisions) of the Newport Beach Municipal Code (NBMC).
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 duplex because it is relatively flat and rectangular. It
was also previously developed with a two (2)-unit residence.
2.The subject property is accessible from Iris Avenue, Third Avenue, and the alley in the
rear.
3.The site is adequately served by existing utilities, as the site was previously developed
with a two (2)-unit residence.
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Zoning Administrator Resolution No. ZA2022-###
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09/29/2022
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.The property is located within an existing residential neighborhood that does not
contain any sensitive vegetation or habitat on-site.
2.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. Section 2 of this Resolution is hereby incorporated by reference.
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 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.
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
determine that the public at large has acquired easements for access through or use of
property within a subdivision.
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Zoning Administrator Resolution No. ZA2022-###
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09/29/2022
Fact in Support of Finding:
1.The Public Works Department has reviewed the proposed Tentative Parcel Map and
determined that 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 no public easements are 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 site, developed for residential use, lies in the R-2 Zoning District, which is
intended for and permits residential uses.
Finding:
G.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:
1.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.
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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Zoning Administrator Resolution No. ZA2022-###
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09/29/2022
Fact in Support of Finding:
1.The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Building Code which requires new construction to meet minimum heating
and cooling efficiency standards depending on location and climate. The City’s
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
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.
Fact in Support of Finding:
1.The proposed duplex is consistent with the R-2 Zoning District, which allows up to
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 needs.
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 project wastewater is designed to discharge into the existing sewer system and
complies with the Regional Water Quality Control Board (RWQCB) requirements.
Finding:
K.For subdivisions lying partly or wholly within the Coastal Zone, the subdivision conforms
with the certified Local Coastal Program and, where applicable, with public access and
recreation policies of Chapter 3 of the Coastal Act.
Fact in Support of Finding:
1.The subject property is not within the Coastal Zone.
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Zoning Administrator Resolution No. ZA2022-###
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09/29/2022
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. NP2022-004, 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 an appeal is filed with the City Council in accordance with the
provisions of Title 19 Subdivisions, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 29th DAY OF SEPTEMBER, 2022.
_____________________________________
Jaime Murillo, Zoning Administrator
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Zoning Administrator Resolution No. ZA2022-###
Page 7 of 9
09/29/2022
EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1.The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2.After the recordation of the Parcel Map and prior to the building permit final, the Applicant
shall apply for a building permit for a description change of the subject project
development from “duplex” to “condominium.” The development shall not be
condominiums available for individual sale of the units until this description change
permit is final.
3.The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
4.The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be cause for revocation of this
Tentative Parcel Map.
5.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 NCMC.
6.To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the 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 521 Iris Avenue Partners, LLC including, but
not limited to, Tentative Parcel Map No. NP2022-004 (PA2022-032). 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 incurred in connection with such claim, action, causes
of action, suit, or proceeding whether incurred by the 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 that 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.
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Zoning Administrator Resolution No. ZA2022-###
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Public Works Department
7.Prior to the issuance of final building permits, a Parcel Map shall be recorded. The Map
shall be prepared on the California coordinate system (North American Datum of 1983,
NAD83). Prior to the 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
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 images will not be accepted.
8.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 (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 the construction project.
9.All improvements shall be constructed as required by Ordinance and the Public Works
Department.
10. An encroachment permit is required for all work activities within the public right-of-way.
11. Prior to the issuance of final building permits, the existing broken and/or otherwise
damaged concrete curb, gutter, the sidewalk along the Iris Avenue and Third Avenue
frontages and all damaged alley panels shall be reconstructed per City Standard.
12. 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.
13.Prior to the issuance of final building permits, the applicant shall all existing overhead
utilities shall be undergrounded.
14. Above-ground improvements shall not be permitted within the 5-foot alley setback area.
15. Prior to the issuance of final building permits, the applicant shall remove the existing
decorative carriage walk and install new sod or low ground cover in its place.
16. Prior to the issuance of final building permits, the applicant shall install new sod and low
groundcovers of the type approved by the City throughout the Iris Avenue and Third
Avenue parkways fronting the development site.
17.Prior to the issuance of final building permits, the applicant shall install a new street tree
on the Iris Avenue or Third Avenue frontages.
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Zoning Administrator Resolution No. ZA2022-###
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09/29/2022
18.All improvements shall comply with the City’s sight distance requirement. See City
Standard 105.
19. No structural encroachments are permitted within the public right of way including but not
limited to walls, foundation, stairs, etc.
20. In case of damage done to public improvements surrounding the development site by the
private construction, additional reconstruction within the public right-of-way shall be
required at the discretion of the Public Works Inspector.
Building Division
21. The applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code.
13
Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Tentative Parcel Map No. NP2022-004
(PA2022-032)
521 and 521 ½ Iris Avenue
521 Iris Ave
15
Tmplt: 10/18/21
Attachment No. ZA 3
County Tentative Parcel Map No. 2021-195
16
SS
SS
0.5%
THIRD AVENUE
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3.5%
CONDO UNITFF = 107.13PAD = 106.63
3.1%
5.0%
(1.4%)
(0.5%)
(0.7%)8.7%
6.0%
RID
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RID
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UPPER UNITSTAIRWELLFF = 109.50PAD = 109.00
LOWER UNITSTAIRWELLFF = 109.50PAD = 109.00
RID
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0.6%
3.0%1.3%RID
G
E
PROP. CARPORTS
4.5%
3.2%
2.6%4.7%
N49°24'53"W 108.09'
N4
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6
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N49°26'41"W 118.12'
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110
10
7
6.0%
6.0%
13.4%
0.8
%
1.8%
1.7%
(109.56FL)
(110.18FL)
(109.90FL)
109.75FS-GB
109.96GFF109.94FS
109.96GFF-TS109.50FF-BS
MATCH(110.00FS)
101.00TW99.66TS99.03BS
107.13FF106.73FS109.76GFF109.72FS
MATCH(108.04TC)
MATCH(109.51FS)
MATCH(110.22FS)
110.34FS
102.93TS102.30BS109.78TW103.59TS102.96BS
(108.72)FS
(109.24)FS110.28TW(109.78FS)
109.76GFF109.72FS
MATCH(110.36FS)
110.40FS
109.72FSMATCH(109.57FS)
109.71FS-TG
109.71TG
109.76FF109.74FS
109.96GFF-TS109.50FF-BS
109.50FF109.48FS
109.50FF109.48FS
109.46FS
109.67FS-TG
109.74FS 107.90FG
107.13FF106.73FS-GB 107.13FF106.73FS-GB
107.13FF106.85FS
107.13FF106.73FS
MATCH(99.02FS)
101.06TW99.69TS99.06BS
102.25TS101.62BS
102.28TS101.65BS
104.00TW102.94TS102.31BS
102.97TS102.33BS
106.80TS106.17BS106.87FS
106.78TS106.15BS
104.06TW101.06FG
104.00TW102.31TG
109.78TW104.00TW(101.60FS)101.00TW(99.00FS)
109.71FS-TG109.75FS-GB
109.69TG
109.94FS-GB110.28TW109.88FS
110.00FS 109.24FS
109.18FS-GB 104.41TS103.78BS109.78TW105.75TS105.12BS
106.50TS105.87BS
106.72FS-TW 106.60FS-LP
106.61FS-TW
106.73TW104.06FG
110.23TF106.73FS-TW
104.00TW101.06FG
106.64FG-LP 110.20TF106.70FG-TW
99.10TG
106.58FS-LP
104.06FG
103.98TG 100.94TG
109.72FS-GB
109.72FS-GB
MATCH(110.10FS)
109.72FS-GB
MATCH(110.25FS)
MATCH(110.38TC)MATCH(109.60TC)
110.14FS-EOC
MATCH(108.75TC)MATCH(107.48TC)MATCH(106.07TC)MATCH(104.45TC)MATCH(103.25TC)MATCH(100.57TC)
110.16TF106.66FG-TW
MATCH(99.52TC)(99.10FS)(98.90FL)
MATCH(98.63EOC)MATCH(98.64EOC)
MATCH(98.49FL)
98.60FS-EOC
MATCH(98.89TC)(98.39FS)(98.29FL)
MATCH(110.25FS)
98.49FL-0"CF
109.51TG
110.00TG
110.22TG
98.49FL-0"CF
99.03TC98.53FL
98.87TC98.37FL
MATCH(98.78TC)(98.14FL)
MATCH(98.60TC)(97.92FL)
109.42TS108.97BS
101.06TW99.17FG
110.06FS
110.28TW109.15FS-GB
110.28TW107.84TS107.21BS
98.99FS-GB
98.99FS-GB
106.72TW(104.63FG)
104.60TG
106.60TW(103.43FG)
106.61TW103.38FG
103.50FG109.42FS
108.55TS108.10BS
108.51TS107.88BS
(107.41)FS (103.68)FS
(108.86)FS
109.74FS-EOC108.93FG 108.53TS108.08BS
EXIST. SEWER LATERAL TO BEPLUGGED AT PROPERTY LINE
EXIST. 6" VCPSEWER MAIN
MATCH(99.00FS)
100.00TG
100.74FG 100.50TG
109.72FS-BOW
110.14FS-EOC
106.25FS-BOW
103.32FS-EOC104.52FS-EOC106.14FS-EOC108.04FS-EOC109.67FS-EOC
99.06FS-BOW
MATCH(99.06FS)
99.17FS
107.99FS-EOC 100.64FS-EOC
100.74FS-BOW
108.84FS-EOC
109.74FS108.93FS-BOW
99.06FS-BOW
PROP. 10' RADIUSDEDICATION FORSTREET AND PUBLICUTILITY PURPOSES
15.0'10.0'
25.0'
25
.
0
'
15
.
0
'
10
.
0
'
1.0%
1.0%
14.0'
7.0'7.0'
TENTATIVE PARCEL MAP NO. 2021-195
BEING A SUBDIVISION OF LOT 21 IN BLOCK 535 OF CORONA DEL MAR TRACT, IN
THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, ASPER MAP RECORDED IN BOOK 3, PAGES 41 AND 42 OF MISCELLANEOUS MAPS,
RECORDED IN SAID COUNTY.
(521 IRIS AVENUE)
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA
BENCHMARK:SUBDIVIDER PREPARED BY:
COMMERCIAL DEVELOPMENT RESOURCES695 TOWN CENTER DRIVE #110COSTA MESA, CA 92626949-610-8997
SC
A
L
E
:
1
'
=
5
'
LEGEND
(XXX) RECORD DISTANCE PER CORONADEL MAR TRAC, MM 3/41-42
PROPOSED BUILDING LINE
EXISTING BUILDING LINE
CL CENTERLINE
CONC CONCRETE
FF FINISH FLOOR
FG FINISH GRADE
FL FLOWLINE
FS FINISHED SURFACE
TC TOP OF CURB
RECORD OWNER
521 IRIS PARTNERS, LLC601 4TH STREET #129SAN FRANCISCO, CA 94107
THE BENCHMARK FOR THIS SURVEY IS A COUNTY OF ORANGE BENCHMARK DISC STAMPED "3s-45-99,"SET IN THE TOP NORTHERLY CORNER OF A 4 FT X 8 FT CONCRETE CATCH BASIN, LOCATED IN THEEASTERLY CORNER OF THE INTERSECTION OF MACARTHUR BLVD AND SAN JOAQUIN HILLS ROAD.
ELEVATION = 251.76 (NAVD 88')
521 IRIS PARTNERS, LLC601 4TH STREET #129SAN FRANCISCO, CA 94107
17
1
From: Eric Bergstrom <Eric@bergstromca.com>
Sent: September 27, 2022 4:17 PM
To: Crager, Chelsea <ccrager@newportbeachca.gov>
Subject: 521 Iris Partners, LLC
Chelsea,
I received the notice of public hearing for the subject property‐thank you.
I am the sole owner in fee simple interest of 2934 E. Coast Hwy and all adjacent parking spaces (8), drive isle, and planter
area for which adjacent owners were notified and easements recorded (one property away from the subject property).
I have no objections to the applicant’s plan for their subject property at this time as I have not seen/heard their plan, but
I do want the City of Newport Beach to confirm with the applicant my potential property uses, maximum height
limits/signage rights, hours of operations, and private property rights, so the applicant does not later claim they were
unaware and/or attempt to impair these attributes.
I would also like the City to consider these rights during it’s review/approval process of the subject property.
Finally, to avoid confusion, I believe the applicant should also disclose the same to future tenants and/or unit owners.
Thank you in advance for your consideration.
Please confirm receipt of this email.
Sincerely,
Eric Bergstrom
949.510.6314
Zoning Administrator - September 29, 2022 Item No. 2a Additional Materials Received
521 Iris Partners, LLC Tentative Parcel Map_PA2022-032