HomeMy WebLinkAbout02 - 600 Narcissus Parcel Map_PA2013-015�EWPOe COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING DIVISION
�� m 100 Civic Center Drive, Newport Beach, CA 92660
(949) 644 -3200 Fax: (949) 644 -3229
CgCIFUFN`P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 11, 2013
Agenda Item No. 2
SUBJECT: 600 Narcissus Parcel Map - (PA2013 -015)
600 Narcissus Avenue
• Parcel Map No. NP2013 -004
• County Tentative Parcel Map No. 2012 -134
APPLICANT: Andrew Patterson
PLANNER: Melinda Whelan, Assistant Planner
949 - 644 -3221, mwhelan @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -2 (Two -unit Residential)
• General Plan: RT (Two -unit Residential)
PROJECT SUMMARY
A parcel map for two -unit condominium purposes. No exceptions to Title 19 (Subdivision
Code) development standards are proposed with this application. An existing detached
two - family residence was demolished and is being replaced with a duplex that will provide
the code required two -car parking per unit. The parcel map would allow each unit of the
project to be sold individually.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map
No. NP2013 -004 (Attachment No. ZA 1).
DISCUSSION
• An existing detached two - family residence (approximately 2,000 square feet) was
demolished and is being replaced with a new 3,346- square -foot two -unit duplex
that was approved for Building permits, December 20, 2012.
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600 Narcissus Parcel Map
April 11, 2013
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• The property is designated for two -unit residential use by the General Plan and
Zoning Code. The new condominium project is consistent with this designation
and a parcel map for condominiums does not change the use.
• Approval of a parcel map will allow each unit to be sold separately.
• The new condominium project will conform to current Newport Beach Municipal
Code requirements and meet all Title 19 standards.
• Public improvements will be required of the applicant per the Municipal Code and
Subdivision Map Act.
ENVIRONMENTAL REVIEW
The project has been reviewed, and qualifies for a Class 15 (Minor Land Divisions)
categorical exemption pursuant to Title 14 of the California Code of Regulations (Section
15315, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act). 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
percent. The proposed parcel map is for condominium purposes and is consistent with
all of the requirements of 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 prior to the decision date, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall, 3300 Newport Boulevard, Newport Beach, CA 92663 and, the agenda and
staff report were available at the Newport Beach Public Library, Mariners Branch, at
1300 Irvine Avenue, Newport Beach, CA 92660.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within ten (10) days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
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Prepared by:
Melinda Whelan
Assistant Planner
1931M IM
Attachments
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ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map
600 Narcissus Parcel Map
April 11, 2013
Page 3
4
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING TENTATIVE PARCEL
MAP NO. NP2013 -004 FOR A PARCEL MAP FOR TWO -UNIT
CONDOMINIUM PURPOSES AT 600 NARCISSUS AVENUE
(PA2013 -015)
THE ZONING ADMINSTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Andrew Patterson, representing the property owner, Pacific
Port, LCC, with respect to property located at 600 Narcissus Avenue, and legally
described as Lot 2, Block 641, Corona Del Mar in the City of Newport Beach, County of
Orange, State of California, requesting approval of a Tentative Parcel Map.
2. The applicant requests a tentative parcel map for two -unit condominium purposes. No
exceptions to the Title 19 (Subdivision Code) development standards are proposed
with this application. The code required two -car parking per unit will be provided. The
property was developed with a detached duplex that was demolished and a new
duplex is currently under construction.
3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is not located within the Coastal Zone.
5. A public hearing was held on April 11, 2013 in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach, California. A notice of time,
place and purpose of the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project has been reviewed, and it qualifies for a categorical exemption pursuant to
Section 15315 of the California Environmental Quality Act under Class Class 15 (Minor
Land Divisions) of the Implementing Guidelines of the California Environmental Quality
Act.
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 percent. The proposed parcel
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Zoning Administrator Resolution No. ZA2013 -0 ##
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map is for condominium purposes and is consistent with all of the requirements of the
Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the proposed parcel map is consistent
with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved
based on the following findings per Section 19.12.070 (Required Findings for Action on
Tentative Maps) of Title 19:
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 proposed Parcel Map is for two -unit condominium purposes. An existing detached
duplex was demolished and is being replaced with a new duplex. The proposed
subdivision and improvements are consistent with the density of the R -2 Zoning
District and the current General Plan Land Use Designation "Two -Unit Residential'.
2. The project has been conditioned to require public improvements including the
reconstruction of existing broken or otherwise damaged sidewalks, curbs, and gutters,
along Narcissus and Third Avenue and the requirement for a new sidewalk and
upgraded curb ramp along Third Avenue pursuant the Subdivision Code (Title 19).
Finding
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding
1. The lot is regular in shape, has a slope of less than 20 percent, and is suitable for two -
unit development.
Finding
C. That the design of the subdivision or the proposed improvements will not 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.
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Facts in Support of Finding
1. This project has been reviewed, and it has been determined that it is categorically
exempt from the requirements of the California Environmental Quality Act under Class
15 (Minor Land Divisions) which 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 percent. The
proposed parcel map is for condominium purposes and is consistent with all of the
requirements of the Class 15 exemption.
Finding
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding
1. The proposed Parcel Map is for residential condominium purposes. All construction for
the project will comply with all Building, Public Works, and Fire Codes, which are in
place to prevent serious public health problems. Public improvements will be required
of the developer per Section 19.28.010 (General Improvement Requirements) of the
Municipal Code 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 for use, will be
provided and that these easements will be substantially equivalent to easements
previously acquired by the public. This finding shall apply only to easements of record
or to easements established by 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.
Facts in Support of Finding
1. The design of the development will not conflict with any easements acquired by the
public at large for access through or use of property within the proposed development
as there are no public easements that are located on the property.
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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 since the subject property is not
designated as an agricultural preserve and is less than 100 acres.
Finding
G. That, in the case of a "land project" as defined in Section 11000.5 of the California
Business and Professions Code: (a) there is an adopted specific plan for the area to
be included within the land project; and (b) 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. The property is not a "land project" as defined in Section 11000.5 of the California
Business and Professions Code.
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.
Facts in Support of Finding
1. The proposed Parcel Map and improvements are subject to Title 24 of the California
Building Code that requires new construction to meet minimum heating and cooling
efficiency standards depending on location and climate. The Newport Beach Building
Division enforces Title 24 compliance through the plan check and inspection process.
Finding
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
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public service needs of the City's residents and available fiscal and environmental
resources.
Facts in Support of Finding
1. The residential density on the site will remain the same, which allows two units in the
R -2 Zoning District. Therefore, the parcel map for condominium purposes will not
affect the City in meeting its regional housing need.
Finding
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding
1. Wastewater discharge into the existing sewer system has been designed to comply
with the Regional Water Quality Control Board (RWQCB) requirements.
Finding
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding
1. The subject property is not located within the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Parcel Map No.
NP2013 -004, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
2. Tentative Parcel Map applications do not become effective until 10 days following the
date of action. Prior to the effective date, the applicant or any interested party may
appeal the decision of the Zoning Administrator to the Planning Commission by
submitting a written appeal application to the Community Development Director. For
additional information on filing an appeal, contact the Planning Division at (949) 644-
3200.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF APRIL, 2013.
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Zoning Administrator Resolution No. ZA2013 -0 ##
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EXHIBIT "A"
CONDITIONS OF APPROVAL
A parcel map shall be recorded. The Map shall be prepared on the California
coordinate system (NAD88). Prior to recordation of the Map, the surveyor /engineer
preparing the Map shall submit to the County Surveyor and the City of Newport Beach
a digital - graphic file of 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.
2. Prior to recordation of the parcel map, the surveyor /engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7 -9 -330 and 7 -9 -337 of the
Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle
18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in
place if installed prior to completion of construction project.
3. Prior to recordation of the parcel map, Reconstruct any existing broken and /or
otherwise damaged concrete sidewalk panels along the Narcissus Avenue frontage
and concrete curb and gutter along the Narcissus Avenue and Third Avenue frontage.
4. Prior to recordation of the parcel map, reconstruct any existing broken and /or
otherwise damaged concrete alley and alley approach.
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
6. Prior to recordation of the parcel map, all existing private, non - standard improvements
within the public right -of -way and /or extensions of private, non - standard improvements
into the public right -of -way fronting the development site shall be removed.
7. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic -grade box and
cover. Water meter and the sewer cleanout shall be located within the Public right -of-
way.
8. All abandoned utilities shall be abandoned per City standards. Sewer laterals shall be
capped at property line and water services shall be abandoned at main (corporation
stop).
9. An encroachment permit is required for all work activities within the public right -of -way.
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10. All improvements shall comply with the City's sight distance requirement. See City
Standard 110 -L. All landscaping, fencing and planters, etc. within sight distance
triangle shall have a maximum height of 24 inches.
11. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public
right -of -way could be required at the discretion of the Public Works Inspector.
12. All on -site drainage shall comply with the latest City Water Quality requirements.
13. Proposed carriage /entry walks along Third Avenue shall have a 5% maximum slope.
14. Per site meeting with the Urban Forester on 12/5/12, the existing Carob tree may
remain, be protected in place and treated. However, if during the course of
construction, any of the existing trees along Third Avenue are removed (due to
disease, over root pruning, etc.) a 4- foot -wide sidewalk shall be installed along Third
Avenue and the existing curb ramp shall be upgraded accordingly.
15. All existing overhead utilities shall be undergrounded.
16. All above ground improvements shall stay a minimum 5 -foot clear of the alley setback.
17. Prior to recordation of the parcel map, Third Avenue and Narcissus Avenue are part of
the City's Moratorium List. Work performed on said roadways will require additional
surfacing requirements. See City Standard 105 -L -F.
18. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic -grade box and
cover. Water meter and sewer cleanout shall be located within the Public right -of -way.
19. Each dwelling unit shall be served with individual gas and electrical service connection
and shall maintain separate meters for the utilities.
20. Two -car parking, including one enclosed garage space, shall be provided on site for
each dwelling unit per requirements of the Zoning Code.
21. In compliance with the requirements of Chapter 9.04, Section 505.1 (Premises
Identification), of the Newport Beach Municipal Code, approved street numbers or
addresses shall be placed on all new and existing buildings in such a location that is
plainly visible and legible from the street or road fronting the subject property. Said
numbers shall be of non - combustible materials, shall contrast with the background,
and shall be either internally or externally illuminated to be visible at night. Numbers
shall be no less than four inches in height with a one -inch wide stroke. The Planning
Division Plan Check designee shall verify the installation of the approved street
number or addresses during the plan check process for the new or remodeled
structure.
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Zoning Administrator Resolution No. ZA2013 -0 ##
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22. Subsequent to recordation of the Parcel Map, the applicant shall apply for a building
permit for a description change of the subject project development from "duplex" to
"condominium." The development will not be condominiums until this permit is
finaled. The building permit for the new construction shall not be finaled until after
recordation of the Parcel Map.
23. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including 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 the 600
Narcissus Avenue Parcel Map including, but not limited to, Parcel Map No. NP2013-
004 (PA2013 -015). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding
whether incurred by applicant, City, and /or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages 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.
24. This Parcel Map shall expire if the map has not been recorded within 24 months of the
date of approval, unless an extension is granted by the Community Development
Director in accordance with the provisions of Section 19.16 of the Newport Beach
Municipal Code.
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10
Attachment No. ZA 2
Vicinity Map
17
12
VICINITY MAP
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Attachment No. ZA 3
Project Plans
21
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TENTATIVE PARCEL MAP
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REVISED
RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING TENTATIVE PARCEL
MAP NO. NP2013 -004 FOR A PARCEL MAP FOR TWO -UNIT
CONDOMINIUM PURPOSES AT 600 NARCISSUS AVENUE
(PA2013 -015)
THE ZONING ADMINSTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Andrew Patterson, representing the property owner, Pacific
Port, LCC, with respect to property located at 600 Narcissus Avenue, and legally
described as Lot 2, Block 641, Corona Del Mar in the City of Newport Beach, County of
Orange, State of California, requesting approval of a Tentative Parcel Map.
2. The applicant requests a tentative parcel map for two -unit condominium purposes. No
exceptions to the Title 19 (Subdivision Code) development standards are proposed
with this application. The code required two -car parking per unit will be provided. The
property was developed with a detached duplex that was demolished and a new
duplex is currently under construction.
3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is not located within the Coastal Zone.
5. A public hearing was held on April 11, 2013 in the Corona del Mar Conference Room
(Bay E -1 st Floor) at 100 Civic Center Drive, Newport Beach, California. A notice of time,
place and purpose of the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project has been reviewed, and it qualifies for a categorical exemption pursuant to
Section 15315 of the California Environmental Quality Act under Class Class 15 (Minor
Land Divisions) of the Implementing Guidelines of the California Environmental Quality
Act.
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 percent. The proposed parcel
REVISED
Zoning Administrator Resolution No. ZA2013 -0 ##
Page 2 of 9
map is for condominium purposes and is consistent with all of the requirements of the
Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the proposed parcel map is consistent
with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved
based on the following findings per Section 19.12.070 (Required Findings for Action on
Tentative Maps) of Title 19:
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 proposed Parcel Map is for two -unit condominium purposes. An existing detached
duplex was demolished and is being replaced with a new duplex. The proposed
subdivision and improvements are consistent with the density of the R -2 Zoning
District and the current General Plan Land Use Designation "Two -Unit Residential'.
2. The project has been conditioned to require public improvements including the
reconstruction of existing broken or otherwise damaged sidewalks, curbs, and gutters,
along Narcissus and Third Avenue and the requirement for a new sidewalk and
upgraded curb ramp along Third Avenue pursuant the Subdivision Code (Title 19).
Finding
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding
1. The lot is regular in shape, has a slope of less than 20 percent, and is suitable for two -
unit development.
Finding
C. That the design of the subdivision or the proposed improvements will not 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.
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Facts in Support of Finding
1. This project has been reviewed, and it has been determined that it is categorically
exempt from the requirements of the California Environmental Quality Act under Class
15 (Minor Land Divisions) which 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 percent. The
proposed parcel map is for condominium purposes and is consistent with all of the
requirements of the Class 15 exemption.
Finding
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding
1. The proposed Parcel Map is for residential condominium purposes. All construction for
the project will comply with all Building, Public Works, and Fire Codes, which are in
place to prevent serious public health problems. Public improvements will be required
of the developer per Section 19.28.010 (General Improvement Requirements) of the
Municipal Code 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 for use, will be
provided and that these easements will be substantially equivalent to easements
previously acquired by the public. This finding shall apply only to easements of record
or to easements established by 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.
Facts in Support of Finding
1. The design of the development will not conflict with any easements acquired by the
public at large for access through or use of property within the proposed development
as there are no public easements that are located on the property.
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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 since the subject property is not
designated as an agricultural preserve and is less than 100 acres.
Finding
G. That, in the case of a "land project" as defined in Section 11000.5 of the California
Business and Professions Code: (a) there is an adopted specific plan for the area to
be included within the land project; and (b) 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. The property is not a "land project" as defined in Section 11000.5 of the California
Business and Professions Code.
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.
Facts in Support of Finding
1. The proposed Parcel Map and improvements are subject to Title 24 of the California
Building Code that requires new construction to meet minimum heating and cooling
efficiency standards depending on location and climate. The Newport Beach Building
Division enforces Title 24 compliance through the plan check and inspection process.
Finding
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
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public service needs of the City's residents and available fiscal and environmental
resources.
Facts in Support of Finding
1. The residential density on the site will remain the same, which allows two units in the
R -2 Zoning District. Therefore, the parcel map for condominium purposes will not
affect the City in meeting its regional housing need.
Finding
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding
1. Wastewater discharge into the existing sewer system has been designed to comply
with the Regional Water Quality Control Board (RWQCB) requirements.
Finding
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding
1. The subject property is not located within the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Parcel Map No.
NP2013 -004, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
2. Tentative Parcel Map applications do not become effective until 10 days following the
date of action. Prior to the effective date, the applicant or any interested party may
appeal the decision of the Zoning Administrator to the Planning Commission by
submitting a written appeal application to the Community Development Director. For
additional information on filing an appeal, contact the Planning Division at (949) 644-
3200.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF APRIL, 2013.
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EXHIBIT "A"
CONDITIONS OF APPROVAL
A parcel map shall be recorded. The Map shall be prepared on the California
coordinate system (NAD88). Prior to recordation of the Map, the surveyor /engineer
preparing the Map shall submit to the County Surveyor and the City of Newport Beach
a digital - graphic file of 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.
2. Prior to recordation of the parcel map, the surveyor /engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7 -9 -330 and 7 -9 -337 of the
Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle
18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in
place if installed prior to completion of construction project.
3. Prior to recordation of the parcel map, reconstruct any existing broken and /or
otherwise damaged concrete sidewalk panels along the Narcissus Avenue frontage
and concrete curb and gutter along the Narcissus Avenue and Third Avenue frontage.
4. Prior to recordation of the parcel map, reconstruct any existing broken and /or
otherwise damaged concrete alley and alley approach.
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
6. Prior to recordation of the parcel map, all existing private, non - standard improvements
within the public right -of -way and /or extensions of private, non - standard improvements
into the public right -of -way fronting the development site shall be removed.
7. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic -grade box and
cover. Water meter and the sewer cleanout shall be located within the Public right -of-
way.
8. All abandoned utilities shall be abandoned per City standards. Sewer laterals shall be
capped at property line and water services shall be abandoned at main (corporation
stop).
9. An encroachment permit is required for all work activities within the public right -of -way.
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10. All improvements shall comply with the City's sight distance requirement. See City
Standard 110 -L. All landscaping, fencing and planters, etc. within sight distance
triangle shall have a maximum height of 24 inches.
11. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public
right -of -way could be required at the discretion of the Public Works Inspector.
12. All on -site drainage shall comply with the latest City Water Quality requirements.
13. Proposed carriage /entry walks along Third Avenue shall have a 5% maximum slope.
14. Per site meeting with the Urban Forester on 12/5/12, the existing Carob tree may
remain, be protected in place and treated. However, if during the course of
construction, any of the existing trees along Third Avenue are removed (due to
disease, over root pruning, etc.) a 4- foot -wide sidewalk shall be installed along Third
Avenue and the existing curb ramp shall be upgraded accordingly.
15. All existing overhead utilities shall be undergrounded.
16. All above ground improvements shall stay a minimum 5 -foot clear of the alley setback.
17. Prior to recordation of the parcel map, Third Avenue and Narcissus Avenue are part of
the City's Moratorium List which restricts construction within the roadway therefore,
any proposed work performed on said roadways will require additional surfacing
requirements per City Standard 105 -L -F.
18. Each dwelling unit shall be served with individual gas and electrical service connection
and shall maintain separate meters for the utilities.
19. Two -car parking, including one enclosed garage space, shall be provided on site for
each dwelling unit per requirements of the Zoning Code.
20. In compliance with the requirements of Chapter 9.04, Section 505.1 (Premises
Identification), of the Newport Beach Municipal Code, approved street numbers or
addresses shall be placed on all new and existing buildings in such a location that is
plainly visible and legible from the street or road fronting the subject property. Said
numbers shall be of non - combustible materials, shall contrast with the background,
and shall be either internally or externally illuminated to be visible at night. Numbers
shall be no less than four inches in height with a one -inch wide stroke. The Planning
Division Plan Check designee shall verify the installation of the approved street
number or addresses during the plan check process for the new or remodeled
structure.
21. Subsequent to recordation of the Parcel Map, the applicant shall apply for a building
permit for a description change of the subject project development from "duplex" to
"condominium." The development will not be condominiums until this permit is
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finaled. The building permit for the new construction shall not be finaled until after
recordation of the Parcel Map.
22. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including 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 the 600
Narcissus Avenue Parcel Map including, but not limited to, Parcel Map No. NP2013-
004 (PA2013 -015). This indemnification shall include, but not be limited to, damages
awarded against the City, if any, costs of suit, attorneys' fees, and other expenses
incurred in connection with such claim, action, causes of action, suit or proceeding
whether incurred by applicant, City, and /or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages 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.
23. This Parcel Map shall expire if the map has not been recorded within 24 months of the
date of approval, unless an extension is granted by the Community Development
Director in accordance with the provisions of Section 19.16 of the Newport Beach
Municipal Code.
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Items 1, 2, 3, 4 and 5 Additional Materials
Comments on April 11, 2013 Zoning Administrator Agenda
Submitted by: Jim Mosher (jimmosherCcDyahoo.com ), 2210 Private Road, Newport Beach 92660 (949 -548-
6229)
1. 610 Larkspur Parcel Map (PA2013 -014)
In the gaft Resolution of Approval:
• Sec 2.1: there is no "Section 15315 of the California Environmental Quality Act." Per page
3 of the aff report, under "Environmental Review," it is a section of the CEQA Implementing
Guidelines, t CEQA itself. See Section 2.1 of today's Item 3 for a more accurate finding.
• Fact D -1: there ' no Newport Beach "Public Works" code. Is this a reference to Title 13
( "Streets, Sidewal and Public Property'), or to something more general?
• Fact 1 -1: the statemen at going from one unit to two will have no effect on meeting the
regional housing need se s incorrect. Won't it help?
• Section 4.1: the title block to staff report refers to a "County Tentative Parcel Map No. 2012-
133." Is that the same as "Parce ap No. NP2013- 003 "? And does the resolution need to say
it is also being approved?
• Condition 7: are there existing overhea tilities that need to be undergrounded? If yes, it
would be helpful to specify what they are. 1 ot, the condition should be deleted.
• Condition 8: this is repeated, with more detail, I condition 17. One or the other should
probably be deleted.
• Condition 11: this is repeated, exactly, as condition 16. One should be deleted.
• Condition 16: see 11
• Condition 17: see 8
• Condition 23: great detail is provided as to the street sign require ts, but it fails to make clear
if the two units need to be separately identified.
• The very similar Item 3 on today's agenda contains a condition 4 regardin smoke detectors
and a condition 21 requiring a variety of additional permits. Why are some a rovals subject to
conditions different from others?
"Attachment No. ZA 3" is labeled as "Project Plans," but instead seems to be the "Parcel
NP2013 -003" referred to in the resolution.
2. 600 Narcissus Parcel Map (PA2013 -01
In the draft
• Section 2.1: there is no "Section 15315 of the California Environmental Quality Act." Per page
3 of the staff report, under "Environmental Review," it is a section of the CEQA Implementing
Guidelines, not CEQA itself. See Section 2.1 of today's Item 3 for a more accurate finding.
• Fact A -2: should read "...pursuant to the Subdivision Code ..."
Items 1, 2, 3, 4 and 5 Additional Materials
Comments on April 11, 2013 Zoning Administrator agenda - Jim Mosher Page 2 of 4
• Section 4.1: the title block to the staff report refers to a "County Tentative Parcel Map No. 2012-
134." Is that the same as "Parcel Map No. NP2013- 004 "? And does the resolution need to say
it is also being approved?
• Condition 7: duplicates condition 18. One or the other should be deleted.
• Condition 14: the intent is less than clear. Does removing one tree mean they all have to be
removed to make way for a sidewalk?
• Condition 15: are there existing overhead utilities that need to be undergrounded? If yes, it
would be helpful to specify what they are. If not, the condition should be deleted.
• Condition 17: the underlined phrase "Prior to recordation of the parcel man," seems to be
unintended. Should it be deleted?
• Condition 18: see 7
• The very similar Item 3 on today's agenda contains a condition 4 regarding smoke detectors
and a condition 21 requiring a variety of additional permits. Why are some approvals subject to
conditions different from others?
"Attachment No. ZA 3" is labeled as "Project Plans," but instead seems to be the "Parcel Map No.
NP2013 -004" referred to in the resolution. The map itself labels the structure as "Proposed 3 Story
Duplex." Should that be corrected to "Proposed 3 Story Condominium" or, more generically, "Proposed
3 Story Residence "?
3. 418 Carnation Avenue Parcel Map (PA2013 -035)
In theft Resolution of Approval:
• Fact - �see note at end, below, about applicant's apparent desire to dedicate an easement to
the City.
• Fact G -2: this se s unnecessary since G -1 has established this is not a "land project."
• Fact K -2: In the abse of a certified Coastal Plan, the City is not authorized to make findings
of consistency with the Co al Act, and a Coastal Development Permit is required to establish
that. The Executive Director o e Coastal Commission may well deem this project eligible for
a waiver; but he might not. The Zo ' Administrator cannot make that determination.
• Section 4.1: the title block to the staff re refers to a "County Tentative Parcel Map No. 2012-
156." Is that the same as "Parcel Map No. N 13- 006 "? And does the resolution need to say
it is also being approved?
The parcel map provided as Attachment No. ZA 3 contains at leastbQetypo, where it says "THIS SITE
IS NOT IN A FLOOD HAHAZARD ZONE OR SUBJECT TO FLOODING." Should " HAHAZARD" be
corrected to "HAZARD" before it is recorded?
More substantively, at the bottom of the map it says "THE AREA COVERING EASMENT.NO 3 IS
PROPOSED TO BE DEDICATED TO THE CITY FOR STREET PURPOSES." I am unable find any
reference to this in the staff report, nor anything in the resolution as to how it will be effectuated.