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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). 1 521 Iris Partners, LLC (PA2022-032) Zoning Administrator, September 29, 2022 Page 2 Tmplt: 10/18/21 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, 2 521 Iris Partners, LLC (PA2022-032) Zoning Administrator, September 29, 2022 Page 3 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. 6 Zoning Administrator Resolution No. ZA2022-### Page 3 of 9 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. 7 Zoning Administrator Resolution No. ZA2022-### Page 4 of 9 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. 8 Zoning Administrator Resolution No. ZA2022-### Page 5 of 9 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. 9 Zoning Administrator Resolution No. ZA2022-### Page 6 of 9 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 10 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. 11 Zoning Administrator Resolution No. ZA2022-### Page 8 of 9 09/29/2022 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. 12 Zoning Administrator Resolution No. ZA2022-### Page 9 of 9 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 IR I S A V E N U E AL L E Y STE P U P T O H O U S E ST E P U P T O H O U S E 2.3% LIP U P T O G A R A G E LIP U P T O G A R A G E 3.5% CONDO UNITFF = 107.13PAD = 106.63 3.1% 5.0% (1.4%) (0.5%) (0.7%)8.7% 6.0% RID G E RID G E UPPER UNITSTAIRWELLFF = 109.50PAD = 109.00 LOWER UNITSTAIRWELLFF = 109.50PAD = 109.00 RID G E 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 0 ° 4 0 ' 2 6 " E 3 0 . 0 7 ' N49°26'41"W 118.12' N4 0 ° 3 7 ' 0 5 " E 20 . 0 1 ' ∆=9 0 ° 0 1 ' 5 4 " R= 1 0 . 0 0 ' L= 1 5 . 7 1 ' 10 3 10 2 10 0 99 10 6 110 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