HomeMy WebLinkAbout03 - Lido Marina Village Lot Merger - PA2014-136 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT
y PLANNING DIVISION
u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
c`�LfFOR�,P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 16, 2014
Agenda Item No. 3:
SUBJECT: Lido Marina Village Lot Merger - (PA2014-136)
3505 Via Oporto and 3434, 3442, and 3444 Via Lido
• Lot Merger No. LM2014-002
APPLICANT: Tait & Associates
PLANNER: Makana Nova, Assistant Planner
(949) 644-3249, mnova@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: MU-W2 (Mixed-Use Water Related)
• General Plan: MU-W2 (Mixed-Use Water Related)
PROJECT SUMMARY
A lot merger application and a request to waive the parcel map requirement to combine
four parcels into two lots for the continuation of non-residential development. The
parcels to be merged are under common ownership located within Lido Marina Village.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Lot Merger No.
LM2014-002 No. (Attachment No. ZA 1).
DISCUSSION
• The abutting four parcels, located in Lido Marina Village, are under common
ownership. The project site is approximately 1.56 acres and is currently developed
with commercial retail buildings and a parking structure.
• The applicant seeks to combine two buildings at 3442 and 3444 Via Lido into one
building across the existing property line. A lot merger is required in order to comply
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Lido Marina Village Lot Merger
Zoning Administrator, October 16, 2014
Page 2
with building separation requirements for the openings between the two existing
buildings.
• The applicant also seeks to construct tenant improvements for an existing retail
space and parking structure located across the property lines at 3505 Via Oporto
and 3434 Via Lido.
• The existing structures will remain in place and be remodeled with exterior building
fagade improvements and interior tenant improvements. A hold harmless agreement
has been recorded that authorizes these improvements to proceed and will remain in
place until the lot merger is recorded. Additionally, the building permits will not be
finaled until the lot merger is recorded.
• The existing buildings at 3442 Via Lido, 3444 Via Lido, and 3505 Via Oporto are
nonconforming to the 0.5 floor area ratio (FAR) limit. Any future development of the
merged lots will be required to be consistent with MU-W2 (Mixed-Use Water
Related) standards, including floor area, parking, and setback requirements.
• As demonstrated in the attached draft resolution, staff believes the proposed merger
meets the requirements of Title 19 (Subdivisions) and the findings for approval can
be made and the waiver of the parcel map requirement can be supported.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15315 , of the State CEQA (California
Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions). The Class 15
exemption includes 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 to local standards 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.
This exemption includes a minor lot merger not resulting in the creation of any new
parcel and complies with the conditions specified above.
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.
TmpIt:04-17-14
Lido Marina Village Lot Merger
Zoning Administrator, October 16, 2014
Page 3
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 10 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
Ma ana V0va
Assistant Planner
GR/mkn
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Site Photos
ZA 4 Lot Merger Exhibits
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2014-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING LOT MERGER NO.
LM2014-002, WAIVING THE PARCEL MAP REQUIREMENT,
AND COMBINING FOUR PARCELS INTO TWO LOTS FOR
PROPERTY LOCATED AT 3505 VIA OPORTO AND 3434, 3442,
AND 3444 VIA LIDO (PA2014-136)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Tait & Associates, representing property owner, Lido Group
Retail, LLC, with respect to property located at 3505 Via Oporto and 3434, 3442, and
3444 Via Lido, requesting approval of a lot merger. Parcel 1 is legally described as a
portion of Lot 2 of Tract No. 1117, in the City of Newport Beach, County of Orange, State
of California as per map recorded in Book 35, Page 48 together with Lot 9 of Tract No.
1235, recorded in Book 47, Page 24, both of Miscellaneous Maps, Records of the office
of the County Recorder of Orange County, California. Parcel 2 is legally described as a
portion of Lot 2 of Tract No. 1117, in the City of Newport Beach, County of Orange, State
of California as per map recorded in Book 35, Page 48 together with all of Lot 1 of Tract
No. 1235, recorded in Book 47, Page 24, both of Miscellaneous Maps, records of the
office of the county recorder of said county.
2. The applicant proposes a lot merger application and a request to waive the parcel map
requirement to combine four parcels into two lots for the continuation of non-residential
development. The parcels to be merged are under common ownership located within
Lido Marina Village.
3. The subject property is located within the MU-W2 (Mixed-Use Water Related) Zoning
District and the General Plan Land Use Element category is MU-W2 (Mixed-Use Water
Related).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is MU-W (Mixed-Use Water Related).
5. A public hearing was held on October 16, 2014, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. 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. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for
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Zoning Administrator Resolution No. ZA2014-0##
Page 2 of 6
Implementation of the California Environmental Quality Act) under Class 15 (Minor
Land Divisions).
2. The Class 15 exemption includes 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 to local standards 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. This exemption includes a minor lot merger not resulting in the creation of any
new parcel that complies with the conditions specified above.
SECTION 3. REQUIRED FINDINGS.
Merger of Continuous Lots
In accordance with Section 19.12.070.A (Required Findings for Approval) of the City of
Newport Beach Municipal Code, the following finding 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 Title 19.
Facts in Support of Finding:
1. The subject lots are currently developed with two-story retail commercial buildings and a
5-level parking structure, which cross the interior property lines of Lot 1 of Tract 1235 with
a portion of Lot 2 of Tract No. 1117 and Lot 9 of Tract 1235 with a portion of Lot 2 of
Tract No. 1117. Per Section 19.04.035 of the Municipal Code (Development Across
Property Lines), structures cannot be constructed across property lines. With the
approval of the lot merger, renovation of the existing structures on-site can proceed in
conformance with the Building Code. Once the parcels are merged, the buildings will
comply with building separation requirements.
2. The project is similar to the development of other properties in Lido Marina Village, where
individual nonresidential buildings have been built on each lot and modified over time;
these developments have not been detrimental to the health, safety, peace, comfort or
general welfare of persons residing or working in the neighborhood or injurious to
property and improvements in the neighborhood or the general welfare of the City.
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Zoning Administrator Resolution No. ZA2014-0##
Page 3 of 6
3. Building alterations and improvements are required to comply with applicable
Municipal Code regulations and policies.
Finding:
B. The lots to be merged are under common fee ownership at the time of the merger.
Facts in Support of Finding:
1. Lot 1 and 9 of Tract 1235 and the portions of Lot 2 of Tract No. 1117 are under common
fee ownership by Lido Group Retail, LLC.
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 merged lots will be consistent with the applicable MU-W2 district regulations and
other regulations relating to the subject property. The resulting parcels will be 9,630
and 58,389 square feet in area, exceeding the minimum lot area requirements of 2,500
square feet, and no setback nonconformities would be directly created by the
proposed merger.
2. The Land Use Element of the General Plan designates the subject site as MU-W2
(Mixed-Use Water Related), which applies to waterfront properties in which marine-
related uses may be intermixed with general commercial, visitor-serving commercial
and residential dwelling units on the upper floors. The lot merger will allow for the
renovation of the existing retail buildings and parking structure on-site, consistent with
the intent of the MU-W2 land use designation.
3. The existing buildings at 3442 Via Lido, 3444 Via Lido, and 3505 Via Oporto are
nonconforming to the 0.5 floor area ratio (FAR) limit. Any future development of the
merged lots will be required to be consistent with MU-W2 (Mixed-Use Water Related)
standards, including floor area, parking, and setback requirements and other
applicable codes, regulations, and policies.
4. The lots are located within the coastal zone and the current uses conform to the MU-W
(Mixed-Use Water Related) land use designation.
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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Zoning Administrator Resolution No. ZA2014-0##
Page 4 of 6
Facts in Support of Finding:
1. Neither of the merged parcels, nor the adjoining parcels, will be deprived of legal
access as a result of the merger. Legal access is provided from Via Lido and Via
Oporto and will remain unchanged.
Finding:
E. The lots, as merged, will be consistent with the surrounding pattern of development
and will not create an excessively large lot that is not compatible with the surrounding
development.
Facts in Support of Finding:
1. Lido Village consists of lots of varying size. The proposed lot merger would remove the
property lines on the subject property to permit the parcels as a single, unified site, and
would not result in a development pattern, inconsistent with the existing development in
Lido Marina Village.
Waiver of Parcel Map
In accordance with Section 19.08.030.A.3 (Waiver of Parcel Map Requirement) of the City of
Newport Beach Municipal Code, 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 finding are set forth:
Finding:
F. That 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 Title 19, the Zoning
Code, the General Plan, and any applicable Coastal Plan or Specific Plan
Facts in Support of Finding:
1. The proposed division of land complies with requirements related to area,
improvement and design, flood water drainage control, appropriate improved public
roads, sanitary disposal facilities, water supply availability, environmental protection
and other applicable requirements of Title 19 and Title 20 of the Newport Beach
Municipal Code and the General Plan.
2. The lots are currently developed. Approval of the proposed lot merger would remove
the existing lot lines, and allow the property to be used as a single site for
development. The lot merger in and of itself would not change the land use, density,
and intensity. The proposed merged parcel would comply with all design standards
07-22-2014
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Zoning Administrator Resolution No. ZA2014-0##
Page 5 of 6
and improvements required for new subdivisions by Title 19, the Zoning Code, and
General Plan.
3. The proposed lot merger does not result in the elimination of more than three lots.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Lot Merger No.
LM2014-002 (PA2014-136), 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 10 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 16th DAY OF OCTOBER, 2014.
Brenda Wisneski, AICP, Zoning Administrator
07-22-2014
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Zoning Administrator Resolution No. ZA2014-0##
Page 6 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
1 . The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. 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.
3. Prior to the issuance of final building permits for 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. A hold harmless
agreement shall remain in place for permits issued until the lot merger is recorded.
4. Lot Merger No. LM2014-002 shall expire unless exercised within 24 months from the
date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code,
unless an extension is otherwise granted.
5. 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 Lido Marina Village Lot Merger including, but not
limited to, Lot Merger No. LM2014-002 (PA2014-136). 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
07-22-2014
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Attachment No. ZA 2
Vicinity Map
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accuracy of the data provided,however,The City of
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disclaim any and all responsibility from or relating to
4rEWr any results obtained in its use.
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Imagery: 2009-2013 photos provided by Eagle
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Attachment No. ZA 3
Site Photos
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Lot Merger Exhibits
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EXHIBIT "Ag' SHEET IOF12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(LEGAL DESCRIPTION)
OWNER EXISTING PARCEL PROPOSED PARCELS
APNUMBER REFERENCE NUMBERS
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
PARCEL 1:
THAT PORTION OF LOT 2 OF TRACT NO. 1117, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 35, PAGE 48, TOGETHER WITH ALL OF LOT 9
OF TRACT NO. 1235, RECORDED IN BOOK 47, PAGE 24, BOTH OF MISCELLANEOUS MAPS, RECORDS OF
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE MOST WESTERLY CORNER OF SAID LOT 2;
THENCE, ALONG THE NORTHWESTERLY LINE OF SAID LOT 2, SAID LINE ALSO BEING THE
SOUTHEASTERLY RIGHT-OF-WAY LINE OF CENTRAL AVENUE (60.00 FEET IN WIDTH), NORTH 22°59'00"
EAST 100.00 FEET TO A LINE PARALLEL WITH AND DISTANT 110.00 FEET NORTHEASTERLY, MEASURED
AT RIGHT ANGLES, FROM THE SOUTHWESTERLY LINE OF SAID LOT 2;
THENCE, ALONG SAID PARALLEL LINE, SOUTH 67°01'00" EAST 88.00 FEET TO A LINE PARALLEL WITH AND
DISTANT 88.00 FEET SOUTHEASTERLY, MEASURED AT RIGHT ANGLES, FROM SAID NORTHWESTERLY
LINE OF LOT 2;
THENCE, ALONG SAID PARALLEL LINE, SAID LINE ALSO BEING THE SOUTHEASTERLY LINE OF SAID LOT
9, SOUTH 22°59'00"WEST 110.00 FEET TO THE SOUTHERLY CORNER OF SAID LOT 9;
THENCE, ALONG THE SOUTHWESTERLY LINE OF SAID LOTS 2 AND 9, SAID LINE ALSO BEING THE
NORTHEASTERLY RIGHT-OF-WAY LINE OF VIA LIDO (100.00 FEET IN WIDTH), NORTH 67°01'00"WEST 78.00
FEET TO AN ANGLE POINT ON SAID RIGHT-OF-WAY LINE;
THENCE, ALONG SAID RIGHT-OF-WAY LINE, NORTH 22°01'00"WEST 14.14 FEET TO THE POINT OF
BEGINNING.
CONTAINING A TOTAL AREA OF 9,630 SQUARE FEET, MORE OR LESS,
ALSO SHOWN IN EXHIBIT"B", ATTACHED HEREWITH AND MADE A PART HEREOF.
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EXHIBIT "All SHEET 2 OF 12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(LEGAL DESCRIPTION)
OWNER EXISTING PARCEL PROPOSED PARCELS
AP NUMBER REFERENCE NUMBERS
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
PARCEL2:
THAT PORTION OF LOT 2 OF TRACT NO. 1117, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 35, PAGE 48, TOGETHER WITH ALL OF LOT 1
OF TRACT NO. 1235, RECORDED IN BOOK 47, PAGE 24, BOTH OF MISCELLANEOUS MAPS, RECORDS OF
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE MOST WESTERLY CORNER OF SAID LOT 2;
THENCE,ALONG THE NORTHWESTERLY LINE OF SAID LOT 2, SAID LINE ALSO BEING THE
SOUTHEASTERLY RIGHT-OF-WAY LINE OF CENTRAL AVENUE (60.00 FEET IN WIDTH), NORTH 22°59'00"
EAST 100.00 FEET TO THE POINT OF BEGINNING;
THENCE, CONTINUING ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE OF CENTRAL AVENUE,
NORTH 22059'00" EAST 160.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
SOUTHEASTERLY AND HAVING A RADIUS OF 10.00 FEET;
THENCE, NORTHEASTERLY ALONG SAID CURVE AND SAID RIGHT-OF-WAY LINE, THROUGH A CENTRAL
ANGLE OF 90000'00"AN ARC LENGTH OF 15.71 FEET TO THE NORTHEASTERLY LINE OF SAID LOT 2, SAID
LINE ALSO BEING THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF VIA OPORTO (48.00 FEET IN WIDTH);
THENCE,ALONG SAID RIGHT-OF-WAY LINE, SOUTH 67°01'00" EAST 90.00 FEET TO THE BEGINNING OF A
TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 162.55 FEET;
THENCE, SOUTHEASTERLY ALONG SAID CURVE AND SAID RIGHT-OF-WAY LINE, THROUGH A CENTRAL
ANGLE OF 39031'00"AN ARC LENGTH OF 112.11 FEET;
THENCE, TANGENT TO SAID CURVE AND ALONG SAID SOUTHWESTERLY RIGHT-OF-WAY LINE OF VIA
OPORTO, SOUTH 27°30'00" EAST 177.65 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE
SOUTHWESTERLY AND HAVING A RADIUS OF 460.00 FEET;
THENCE, SOUTHEASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 9°46'08"AN ARC
LENGTH OF 78.43 FEET TO THE SOUTHEASTERLY CORNER OF SAID LOT 1;
THENCE, ALONG THE SOUTHWESTERLY LINE OF SAID LOT 1, NORTH 67°01'00"WEST 253.44 FEET TO THE
NORTHERLY CORNER OF LOT 8 OF SAID TRACT NO. 1235;
THENCE, CONTINUING ALONG SAID SOUTHWESTERLY LINE OF LOT 1, SOUTH 22°59'00"WEST 75.00 FEET
TO THE NORTHEASTERLY RIGHT-OF-WAY LINE OF VIA LIDO (100.00 FEET IN WIDTH);
EXHIBIT "All SHEET 3OF12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(LEGAL DESCRIPTION)
OWNER EXISTING PARCEL PROPOSED PARCELS
AP NUMBER REFERENCE NUMBERS
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
PARCEL 2 (CONTINUATION):
THENCE, CONTINUING ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE OF VIA LIDO, NORTH
67001'00"WEST 55.00 FEET TO THE SOUTHERLY CORNER OF LOT 9 OF SAID TRACT NO. 1235;
THENCE, ALONG THE SOUTHEASTERLY LINE OF SAID LOT 9, NORTH 22°59'00" EAST 110.00 FEET TO THE
NORTHEASTERLY CORNER OF SAID LOT 9;
THENCE,ALONG THE NORTHWESTERLY PROLONGATION OF THE NORTHEASTERLY LINE OF SAID LOT
9, NORTH 67001'00"WEST 88.00 FEET TO THE POINT OF BEGINNING.
CONTAINING A TOTAL AREA OF 58,389 SQUARE FEET, MORE OR LESS.
ALSO SHOWN IN EXHIBIT"B", ATTACHED HEREWITH AND MADE A PART HEREOF.
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EXHIBIT aEn SHEET 40F12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(MAP)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
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SEE SHEETS
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EXHIBIT "Blo SHEET 5OF12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM —
(MAP)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
SEE SHEET 6 14
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EXHIBIT "B" SHEET 6OF12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(MAP)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
VIA OPORTO is
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0
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P.O.C. PCL 2 a N o 0
rMOST VLY COR. u�i m 8 7
SEE SHEET 5
EXHIBIT "B" SHEET 7OF12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(MAP)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
15, "l .
LOT 1 �OF �
TRACT N0. 1 235 sS qOp
M. M. 47 / 24 \ ��IO
\ =40'
PARCEL 2 1"
58.389 S.F. (GROSS) L
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w R=460.00'
w L=78.43'
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LoO
_ _ _VIA LIDO
EXHIBIT „B" SHEET8OF12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(MAP)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
LEGEND:
RAD. RADIAL BEARING
P.O.B. POINT OF BEGINNING
P.O.C. POINT OF COMMENCEMENT
LOT MERGER BOUNDARY
---- EXISTING LOT LINE TO BE ADJUSTED
PROPOSED LOT LINE
EXISTING EASEMENTS:
14 AN EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY FOR UNDERGROUND
CONDUITS AND RIGHTS INCIDENTAL THERETO RECORDED IN BOOK 11166, PAGE 1946, O.R.
21 AN EASEMENT GRANTED TO SOUTHERN COUNTIES GAS COMPANY FOR GAS PIPES AND MAINS
AND RIGHTS INCIDENTAL THERETO RECORDED FEBRUARY 20, 1948, IN BOOK 1622, PAGE 120,
O.R.; PORTIONS OF SAID EASEMENT WERE QUITCLAIMED BY AN INSTRUMENT RECORDED
JUNE 26, 1973, IN BOOK 10770, PAGE 370, O.R.
22 AN EASEMENT GRANTED TO THE CITY OF NEWPORT BEACH FOR SUPPLYING OR DISTRIBUTING
TELEPHONE SERVICE AND ELECTRICITY FOR DOMESTIC OR INDUSTRIAL USE, SANITARY
SEWER PIPES, MAN HOLES AND OTHER APPURTENANCES FOR THE PURPOSE OF CONVEYING
DOMESTIC OR INDUSTRIAL SEWAGE AND TO USE THE SAME FOR SUCH PURPOSES RECORDED
MAY 21, 1951 IN BOOK 2191, PAGE 208, O.R.
NOTES:
1. ALL DATA EXCEPTING THAT SHOWN ON THE NEW LOT LINES IS PER TRACT NO. 1235 M.M.47/24.
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EXP. 12-31-2015 t
DUSTIN BYRON WILTON, PLS 8080 qTP Of Cpl\f
LICENSE EXPIRES: 12/31/2015
33
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EXHIBIT licifSHEET 9 OF 12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(SITE PLAN)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
13
e a /
0 'L6�
j� PARCEL 2
WI \ /
\, .
' W j i I SEE SHEETS l
aii10 - 12 FOR DETAILS
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PARCEL 1
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-
EXHIBIT corrt✓in SHEET 10 OF 12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(SITE PLAN)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
SEE SHEET 11
o � I
i o I i
i
3505 VIA OPORTO i 3434 VIA LIDO
2-STORY BLDG & i PUBLIC PARKING
o PUBLIC PARKING I STRUCTURE
- STRUCTURE
04 i 1"=40'
w L, I PARCEL 2
o i 58,389 S.F. (GROSS)
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8.630 S.F. (GROSS) m ?coi _3 118' ,, I
0
3 ' 1 3444 VIA LIDO o 1 1 3
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r —tr4 BLDGI i rl N — II
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EXHIBIT le^Asell SHEET 11 OF 12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(SITE PLAN)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN:423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
I I 3 VIA OPtR 0
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21 ctO.�
U PARCEL 2
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SEE SHEET 10
3
EXHIBIT n`✓n SHEET 12 OF 12
CITY OF NEWPORT BEACH
LOT MERGER NO. LM -
(SITE PLAN)
OWNER OWNER OWNER
LIDO GROUP RETAIL, LLC APN: 423-122-01 & 02
LIDO GROUP RETAIL, LLC APN: 423-122-03
LJ
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3434
3434 VIA LIDO
PUBLIC PARKING
STRUCTURE F(�
2-STORY
58,389 SFE (GIMSS) OFFICE/RETAIL
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