HomeMy WebLinkAbout03 - 418 Carnation Parcel Map_PA2013-035COMMUNITY DEVELOPMENT DEPARTMENT
(1) PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 11, 2013
Agenda Item #3:
SUBJECT: 418 Carnation Avenue Parcel Map - (PA2013 -035)
418 Carnation Avenue
• Tentative Parcel Map No. NP2013 -006
• County Tentative Parcel Map No. 2012 -156
APPLICANT: Roy Whitfield, Property Owner
PLANNER: Jason Van Patten, Planning Technician
(949) 644 -3234, jvanpatten @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -2 (Two -Unit Residential)
• General Plan: RT (Two -Unit Residential)
PROJECT SUMMARY
A tentative parcel map application for two -unit condominium purposes. No exceptions to
Title 19 (Subdivision Code) development standards are proposed with this application. A
previously existing two -unit residence has been demolished and is being replaced with a
new two -unit duplex, currently under construction, that will provide the code - required
two -car parking per unit. The parcel map would allow each unit of the project to be sold
separately.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map
No. NP2013 -006 (Attachment No. ZA 1).
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418 Carnation Avenue Parcel Map
April 11, 2013
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DISCUSSION
A two -unit residence was demolished and is being replaced with a new
4,231- square -foot two -unit duplex that was approved for Building Permits,
December 19, 2011.
• The property is designated for two -unit residential use by the General Plan and
Zoning Code. The new project is consistent with this designation and a parcel
map for condominiums does not change the use.
• Approval of the parcel map will allow each unit to be sold separately.
• The new project will conform to current Newport Beach Municipal Code
requirements and will 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.
Tmplt:01 -30 -13
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418 Carnation Avenue Parcel Map
April 11, 2013
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APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within ten (10) days
following the date the action or decision was rendered. For additional information on filing
an appeal, contact the Planning Division at (949) 644 -3200.
Prepared by:
M
Tas-djVan Patten
Planning Technician
JGljvp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Parcel Map No. NP2013 -006
County Tentative Parcel Map No. 2012 -156
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Attachment No. ZA 1
Draft Resolution
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0
RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY
OF NEWPORT BEACH APPROVING TENTATIVE PARCEL MAP
NO. NP2013 -006 FOR TWO -UNIT CONDOMINIUM PURPOSES
LOCATED AT 418 CARNATION AVENUE (PA2013 -035)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Roy Whitfield, property owner, with respect to property
located at 418 Carnation Avenue, and legally described as Lot 20, Block 331, Corona del
Mar, in the City of Newport Beach, County of Orange, State of California, as per map
recorded in Book 3, Pages 41 and 42 of Miscellaneous Maps, records of said county and
that portion of the southwesterly half of Carnation Avenue adjoining as vacated by the
City of Newport Beach, requesting approval of a tentative parcel map.
2. The applicant proposes a tentative parcel map for two -unit condominium purposes. No
exceptions to Title 19 (Subdivision Code) development standards are proposed with this
application. The code required two -car parking per unit will be provided by the new
development.
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 located within the coastal zone. The Coastal Land Use Plan
category is Two -Unit Residential (RT -D).
5. A public hearing was held on April 11, 2013 in the Corona del Mar Conference Room
(Bay E -1st Floor), 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.
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).
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
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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.
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:
A -1. The proposed parcel map is for two -unit condominium purposes. A previously existing
two -unit residence was demolished and is being replaced with a new
4,231- square -foot, two -unit duplex that is currently under construction. 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."
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
B -1. The lot is physically suitable for two -unit development because it is regular in shape
and has a slope of less than 20 percent.
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.
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Facts in Support of Finding:
C -1. This project has been reviewed, and it has been determined that it qualifies for a Class
15 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 (Minor Land Divisions) 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.
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:
D -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 ones 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:
E -1. The two -unit project and associated improvements were designed so as to not conflict
with an existing right -of -way easement running along the northwesterly portion of the
property, acquired by the public at large, for access through or use of 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:
F -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.
F -2. The site will be developed for a residential use and is zoned for 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:
G -1. The property is not a "land project' as defined in Section 11000.5 of the California
Business and Professions Code because the existing subdivision does not contain 50
or more parcels.
G -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:
H -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.
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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.
Facts in Support of Finding:
1 -1. The two -unit duplex is consistent with the R -2 Zoning District which allows two units on
the property. 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:
J -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:
K -1. The proposed parcel map is for two -unit condominium purposes. The proposed
subdivision and improvements are consistent with the Coastal Land Use Plan
designation RT -D (Two -Unit Residential).
K -2. The subject property conforms to public access policies of Chapter Three of the
Coastal Act because the new development maintains public access from the nearest
public roadway to the shoreline and along the coast.
K -3 Recreation policies pertaining to water- oriented recreational activities and uses
contained within Chapter Three of the Coastal Act are not applicable to the subject
property.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Parcel Map
No. NP2013 -006, subject to the conditions set forth in Exhibit A, which is attached hereto
and incorporated by reference.
2. This action shall become final and effective ten days after the adoption of this Resolution
unless within such time an appeal 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 11th DAY OF APRIL, 2013.
M
Brenda Wisneski, AICP, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. 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. As per California Fire Code Section 903.2.8, an automatic sprinkler system shall be
installed throughout all new buildings in a Group R occupancy.
4. Smoke alarms shall be installed outside of each separate dwelling unit sleeping area
in the immediate vicinity of bedrooms, and on every level of a dwelling unit including
basements.
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
6. The applicant shall reconstruct the existing broken and /or otherwise damaged
concrete curb and gutter along the Carnation Avenue and First Avenue frontages.
Limits of reconstruction are at the discretion of the Public Works inspector.
7. The existing driveway approaches along Carnation Avenue and First Avenue shall be
replaced with a new driveway plug per City Standards.
8. A new minimum 4 -foot (4') wide concrete sidewalk shall be constructed along the
entire Carnation Avenue frontage.
9. Upon the construction of a new concrete sidewalk along the Carnation Avenue
frontage, a new ADA compliant curb access ramp shall be constructed at the
Carnation Avenue /First Avenue curb return.
10. All above ground improvements shall stay a minimum 5 -feet clear of the alley setback.
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11. Carnation Avenue and First 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.
12. Each dwelling 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 meters and sewer cleanouts shall be located within the public
right -of -way.
13. Each unit shall be served with individual gas and electrical service connections and
shall maintain separate utility meters.
14. Two -car parking, including one in a garage and one covered or in a garage, shall be
provided on site for each dwelling unit per requirements of the Zoning Code.
15. In compliance with the requirements of Chapter 9.04, Section 901.4.4, 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.
16. All proposed 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 will require an encroachment agreement.
17. An encroachment permit is required for all work activities within the public right -of -way.
18. All improvements shall comply with the City's sight distance requirements. See City
Standard 110 -L and Municipal Code Section 20.30.130.
19. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of -way may be
required at the discretion of the Public Works Inspector.
20. All on -site drainage shall comply with the latest City Water Quality requirements.
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. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
22. Prior to the recordation of the parcel map, the applicant shall apply for a building
permit for 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.
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
418 Carnation Avenue Parcel Map including, but not limited to, Parcel Map
No. NP2013 -006 (PA2013 -035). 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 Director of Community
Development in accordance with the provisions of Section 19.16 of the Newport Beach
Municipal Code.
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Attachment No. ZA 2
Vicinity Map
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12
Tentative Parcel Map No. NP2013 -006
PA2013 -035
418 Carnation Avenue
1-9
20
Attachment No. ZA 3
Parcel Map No. NP2013 -006
County Tentative Parcel Map No. 2012 -156
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22
NOVEMBER 8, 2012
TENTATIVE PARCEL MAP NO 2012 -156 /
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RECORD OWNER AND SUBDIVIDER:
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ROY AND CAROL WHITFIELD, TRUSTEE, WH17FIELD 1993 REVOCABLE
TRUST. 2900 PARK NEWPORT 1417 NEWPORT BEACH CA 92660 , - --
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THIS SITE IS NOT IN A FLOOD HAHAZARD ZONE OR SUBJECT TO
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ALLEY N4933'24 "E —
EXISITING EASEMENTS
lO THE IRWNE COMPANY, HOLDER OF AN EASEMENT RECORDED DECEMBER 11, 1911, BOOK 204, PAGE 160, DEEDS,
OFFICIAL RECORDS CANNOT BE LOCATED fROM THE RECORD.
O2 GERALD W. RITCHIE AND BlIaM B. RITCHI£, NUS&WD AND 1WfE, HOLDERS OF AN EASEMENT RECORDED MARCH 4,
1959, BOOK 4611, PAGE 285, OfACLAL RECORDS 10' WIDE, FOR INGRESS AND ECRESS AND URLNIES, LONG DISUSE
O3 THE C17Y OF NEWPORT BEACH, HOLDER OF AN EASEMENT RECORDED NOOBER 7, 1961, BOOK 5905, PAGE 181,
OFfICIAL RECORD, 14AW&f WIDTH, FOR STREET AND HIGHWAY PURPOSES
EXISITING EASEMENTS
771E AREA COVERING EASEMENT NO 3 IS PROPOSED TO 8E DEDICATED TO THE CITY FOR STREET PURPOSES PA2013 -035 for NP2013
418 Carnatio"venue
Roy Whi$iVfd'
006
Items 1, 2, 3, 4 and 5 Additional Materials
Comments on April 11, 2013 Zoning Administrator agenda - Jim Mosher Page 2 of 4
• Sectl 4.1: the title block to the staff report refers to a "County Tentative Parcel Map No. 2012-
134." Is t the same as "Parcel Map No. NP2013- 004 "? And does the resolution need to say
it is also being roved?
• Condition 7: duplica condition 18. One or the other should be deleted.
• Condition 14: the intent is ss than clear. Does removing one tree mean they all have to be
removed to make way for a si alk?
• Condition 15: are there existing ove ad utilities that need to be undergrounded? If yes, it
would be helpful to specify what they are. not, the condition should be deleted.
• Condition 17: the underlined phrase "Prior to r rdation 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 egarding smoke detectors
and a condition 21 requiring a variety of additional permits. Why ar me approvals subject to
conditions different from others?
"Attachment No. ZA 3" is labeled as "Project Plans," but instead seems to be the "Parcel Ift No.
NP2013 -004" referred to in the resolution. The map itself labels the structure as "Proposed 3 Sim.
Duplex." Should that be corrected to "Proposed 3 Story Condominium" or, more generically, "Prof
3 Story Residence "?
Item 3. 418 Carnation Avenue Parcel Map (PA2013 -035)
In the draft Resolution of Approval:
• Fact E -1: see note at end, below, about applicant's apparent desire to dedicate an easement to
the City.
• Fact G -2: this seems unnecessary since G -1 has established this is not a "land project."
• Fact K -2: In the absence of a certified Coastal Plan, the City is not authorized to make findings
of consistency with the Coastal Act, and a Coastal Development Permit is required to establish
that. The Executive Director of the Coastal Commission may well deem this project eligible for
a waiver; but he might not. The Zoning Administrator cannot make that determination.
• Section 4.1: the title block to the staff report refers to a "County Tentative Parcel Map No. 2012-
156." Is that the same as "Parcel Map No. NP2013- 006 "? And does the resolution need to say
it is also being approved?
The parcel map provided as Attachment No. ZA 3 contains at least one typo, 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 to find any
reference to this in the staff report, nor anything in the resolution as to how it will be effectuated.