HomeMy WebLinkAboutZA2024-036 - APPROVING A LOT MERGER FOR TWO LOTS UNDER COMMON OWNERSIP BOTH LOCATED AT 600 SEAWARD ROAD (PA2024-0018)RESOLUTION NO. ZA2024-036
A RESOLUTION OF THE ZONING ADMINISTRATOR OF
THE CITY OF NEWPORT BEACH, CALIFORNIA,
APPROVING A LOT MERGER FOR TWO LOTS UNDER
COMMON OWNERSIP BOTH LOCATED AT 600 SEAWARD
ROAD (PA2024-0018)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS
AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Elyas Sabzehi (Applicant), with respect to the property at
600 Seaward Road, legally described Lot 171 of Tract 1237 (Property). The parcel
to be merged to the east has no site address and is legally described as Lot 11 of
Tract 14795 (Rear Property).
2. The Applicant proposes a lot merger and requests to waive the parcel map
requirement for two lots under common ownership. The merger would combine the
two legal lots into a single parcel (Project).
3. The subject properties are located within the Single-Unit Residential (R-1-6000)
Zoning. The General Plan Land Use Element category is Single Unit Residential
Detached (RS-D).
4. The subject properties are located within the R-1-6000 Single Unit Residential
Coastal Zoning District. The Coastal Land Use Plan (CLUP) category is Single Unit
Residential Detached (0.0 – 5.9 DU/AC) (RSD-A).
5. The Project does not include nor propose any change in the density or intensity of
land use and is therefore not considered development as defined in Newport Beach
Municipal Code (NBMC) Chapter 21.70 (Definitions). For this reason, a coastal
development permit is not required.
6. A public hearing was held on June 13, 2024, online via Zoom. A notice of time, place,
and purpose of the hearing was given in accordance with the 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, Chapter 3, because it has no
potential to have a significant effect on the environment.
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2. The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division
is in conformance with the General Plan and Zoning; no variances or exceptions are
required; all services and access to the proposed parcels are available; the parcel
was not involved in a division of a larger parcel within the previous two years; and
the parcel does not have an average slope greater than 20%. This exemption
includes a minor lot merger not resulting in the creation of any new parcel that
complies with the conditions specified above.
3. The exceptions to this categorical exemption under Section 15300.2 are not
applicable. The Project location does not impact an environmental resource of
hazardous or critical concern, does not result in cumulative impacts, does not have
a significant effect on the environment due to unusual circumstances, does not
damage scenic resources within a state scenic highway, and is not a hazardous
waste site, and is not identified as a historical resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 19.68.030 (Lot Mergers), 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, and further that the proposed lot merger is consistent with the legislative
intent of this title.
Facts in Support of Finding:
1. The Project is consistent with the purpose and intent of NBMC Title 19
(Subdivisions), identified in NBMC Subsection 19.04.020 (Purpose and
Applicability). The lot merger will not result in the creation of additional parcels by
removing the interior lot line between them and will ensure all development is
contained within the property.
2. The future development on the proposed parcel will be subject to NBMC Title 20
(Planning and Zoning), which is intended to promote orderly development, protect
neighborhood character, and preserve public health, safety, and general welfare
of the City.
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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 two lots to be merged are under common fee ownership, as evidenced by the
Preliminary Title Report submitted with the application.
Finding:
C. The lots as merged will be consistent or will be more closely compatible with the
applicable zoning 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 Land Use Element of the General Plan designates the Property and Rear
Property both as Single Unit Residential Detached (RS-D), which applies to a range
of single-family residential dwelling units. Additionally, both parcels are located within
the Single-Unit Residential (R-1-6000) zoning district, consistent with the surrounding
area. The R-1-6000 Zoning District is intended to provide areas appropriate for a
detached single-family residential dwelling unit located on a single lot that is 6,000
square feet or greater in area.
2. The CLUP designates both the Property and Rear Property as Single Unit
Residential Detached (0.0-5.9 DU/AC) (RSD-A), which provides for density ranging
from 0.0-5.9 dwelling units per acre. The single-unit residential land use will remain
and the merger is consistent with the land use designations of the CLUP.
3. Section 20.18.030 (Residential Zoning Districts General Development Standards)
of the Zoning Code establishes minimum lot area and width requirements. The
proposed merger would result in a 13,066-square-foot parcel that is in conformance
to the minimum 6,000-square foot interior lot area standard of the Zoning Code. Also,
the proposed merger would create one approximately 65-foot-wide parcel, exceeding
the minimum 60-foot interior lot width standard of the Zoning Code.
4. The Property and Rear Property are not located within a specific plan area.
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. No adjoining parcels will be deprived of legal access as a result of the merger. The
Rear Property is landlocked. Legal access from the merged parcels is provided from
Seaward Road and will remain unchanged if the parcels are merged.
Finding:
E. The merged lots 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 these findings, the review authority may
consider the following:
i. 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.
ii. Whether the merged lots would be consistent with the character or general
orientation of adjacent and/or adjoining lots.
iii. 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. Any future development on the merged lots will be required to meet all applicable
development standards and, therefore, will not 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.
2. The Project will create a parcel that is consistent with the character or general
orientation of adjacent and/or adjoining lots. Although the current configuration is
two lots, the property is used like a single parcel with one single-family residence.
As a result, the proposed merger will not result in a visible change in the character
of the neighborhood and will continue to allow the property to be used for single-
family purposes.
3. The Project will create a parcel similar in size and configuration to those in the
vicinity and neighborhood, and conforms to the minimum lot width and area
standards for the zoning district.
In accordance with Section 19.08.30.(A)(3) (Waiver of Parcel Map Requirement –
Activities Eligible for Waiver) of the NBMC, the Zoning Administrator may approve a
waiver of the parcel map requirement in cases where no more than three 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 Project would remove the existing interior lot line, and allow the
property to be used as a single site. The proposed lot would comply with all design
standards and improvements required for new subdivisions by NBMC Title 19
(Subdivisions), the General Plan, and the Coastal Land Use Plan.
2. The Property and Rear Property are not located within a specific plan area.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project
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 PA2024-
0018, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated for 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 Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF JUNE 2024.
Zoning Administrator Resolution No. ZA2024-036
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The Project shall be in substantial conformance with the approved lot merger exhibits
stamped and dated with the date of this approval (except as modified by applicable
conditions of approval).
2. The Project is subject to all applicable City ordinances, policies, and standards
unless specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation
of any of those laws in connection with the use may be cause for revocation of this
lot merger.
4. Prior to the issuance of building permits, for any construction to cross the existing
interior lot line between the two lots proposed to be merged, recordation of the Lot
Merger documents with the County Recorder shall be required.
5. All easements shall be plotted, and all easement documents must be provided
upon final map review.
6. Should the property be sold or otherwise come under different ownership, any
future owners or assignees shall be notified of the conditions of this approval by
either the current business owner, property owner, or the leasing agent.
7. 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 20 (Planning and Zoning) of the
Newport Beach Municipal Code.
8. 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 1331
Antigua Newport Beach LLC Residence Lot Merger, PA2024-0018 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, attorney’s fees, and damages that
Zoning Administrator Resolution No. ZA2024-036
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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.