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HomeMy WebLinkAbout03 - Big Canyon Lot Line Adjustment - PA2014-222 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'{IFOR �° www.newportbeachca.eov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT March 12, 2015 Agenda Item No. 3 SUBJECT: Big Canyon Lot Line Adjustment - (PA2014-222) 10 Big Canyon Drive and 11 Rue Biarritz • Lot Line Adjustment No. LA2014-003 APPLICANT: Big Canyon Country Club OWNER(s): Big Canyon Country Club and Douglas C. Neff PLANNER: Jason Van Patten, Planning Technician (949) 644-3234, jvanpatten@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC 8 (Big Canyon) • General Plan: RS-D (Single-Unit Residential Detached) and RS-A (Single-Unit Residential Attached) PROJECT SUMMARY A lot line adjustment application to adjust the boundary between two contiguous parcels located in Big Canyon. Land will be taken from 10 Big Canyon Drive and added to 11 Rue Biarritz. There will be no change in the number of parcels. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Lot Line Adjustment No. LA2014-003 (Attachment No. ZA 1). DISCUSSION • The applicant proposes to adjust the interior lot line between contiguous properties in Big Canyon. The purpose of the request is to accommodate existing 1 V� QP �P Big Canyon Lot Line Adjustment Zoning Administrator, March 12, 2015 Page 2 deck improvements on one property, 11 Rue Biarritz, where currently, the improvements cross the shared lot line onto 10 Big Canyon Drive. • The Rue Biarritz property is developed with a single-unit dwelling constructed in 2011. At that time, the existing deck was allowed to remain because no alterations were proposed as part of the new construction. The property is designated Single-Unit Residential Attached (RS-A) within the Land Use Element of the General Plan and resides within Low Medium Density Residential Area 7 of the Big Canyon Planned Community (PC 8) Zoning District. • The Big Canyon Drive property is currently vacant. The property is designated Single-Unit Residential Detached (RS-D) within the Land Use Element of the General Plan and resides within Low Density Residential Area 9A of the PC 8 Zoning District. • The proposed boundary adjustment will shift the interior lot line between properties to the west, reallocating 562 square feet of land from 10 Big Canyon Drive to 11 Rue Biarritz. The resulting boundaries will allow existing deck improvements to be located entirely on the Rue Biarritz property. • The existing area of 10 Big Canyon Drive is 1.882 acres (81,967 square feet). The proposed lot line adjustment will reduce the area to 1.869 acres (81,405 square feet). The existing area of 11 Rue Biarritz is 0.169 acres (7,371 square feet). The proposed lot line adjustment would increase the area to 0.182 acres (7,933 square feet). The boundary adjustment will have no impact on access to or use of either property. • The proposed parcels will continue to exceed the minimum site area requirements of the Big Canyon Planned Community development regulations. Properties in Site 9A (10 Big Canyon Drive) are required to provide a minimum lot area of 8,000 square feet for each dwelling unit. Cluster or attached units in Site 7 (11 Rue Biarritz) are required to provide a minimum lot area of 2,400 square feet for each dwelling unit with an average area of 4,000 square feet provided for all developed areas. • The number of parcels will remain unchanged as a result of the boundary adjustment and there will be no change in density. Each parcel will continue to allow a maximum of one single-unit residential dwelling. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15301, of the State CEQA (California Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1 exemption consists of the operation, repair, maintenance, permitting, leasing, licensing, TmpIt:04-17-14 Big Canyon Lot Line Adjustment Zoning Administrator, March 12, 2015 Page 3 or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed boundary adjustment affects the interior lot line between two properties and is for the purpose of accommodating existing deck improvements entirely on 11 Rue Biarritz. There will be no change to the existing dwelling, deck improvements, or topography. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal may be filed with the Director of Community Development within 10 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: W/� R Jas Van Patten Planning Technician JM/jvp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Site Photograph ZA 4 Lot Line Adjustment Exhibits TmpIt:04-17-14 J Attachment No. ZA 1 Draft Resolution 5 V� QP �P RESOLUTION NO. ZA2015-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING LOT LINE ADJUSTMENT NO. LA2014-003 TO ADJUST THE BOUNDARIES OF PARCELS LOCATED AT 10 BIG CANYON DRIVE AND 11 RUE BIARRITZ (PA2014-222) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Big Canyon Country Club, with respect to property located at 10 Big Canyon Drive and 11 Rue Biarritz, and legally described as Parcel 1 of Parcel Map No. 2008-111 and Lot 21 of Tract No. 780, respectively, requesting approval of a lot line adjustment. 2. The applicant proposes to adjust the boundary between two contiguous parcels located in Big Canyon. Land taken from 10 Big Canyon Drive will be added to 11 Rue Biarritz. There will be no change in the number of parcels, and will not result in a change to the allowed density. 3. The property at 10 Big Canyon Drive is located within Low Density Residential Area 9A of the Big Canyon Planned Community (PC 8) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D). The property at 11 Rue Biarritz is located within Low Medium Density Residential Area 7 of the PC 8 Zoning District and the General Plan Land Use Element category is Single-Unit Residential Attached (RS-A). 4. The subject properties are not located within the coastal zone. 5. A public hearing was held on March 12, 2015, 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. The project has been reviewed, and qualifies for a Class 5 (Minor Alterations in Land Use Limitations) 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 1 exemption consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion 7 Zoning Administrator Resolution No. ZA2014-0## Page 2 of 6 of use. The proposed boundary adjustment affects the interior lot line between two properties and is for the purpose of accommodating existing deck improvements entirely on 11 Rue Biarritz. There will be no change to the existing dwelling, deck improvements, or topography. SECTION 3. REQUIRED FINDINGS. In accordance with Section 19.76.020 (Procedures for Lot Line Adjustments) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Approval of the lot line adjustment will not, under the circumstances of the 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 line adjustment is consistent with the legislative intent of this title. Facts in Support of Finding: 1. The proposed boundary adjustment will not change the single-unit residential use of each property. The General Plan Land Use Designations, Single-Unit Residential Detached (RS-D), which is intended for detached single-family residential dwelling units, and Single-Unit Residential Attached (RS-A), which is intended for attached single-unit residential dwelling units, will be maintained for each respective parcel. 2. The proposed boundary adjustment will not result in a development pattern which is inconsistent with the surrounding neighborhood. Each of the resulting parcels will continue to allow for single-unit development, which is consistent with the existing General Plan Land Use and zoning designations. 3. The proposed boundary adjustment is consistent with the purpose identified in Chapter 19.76 (Lot Line Adjustments) of the Newport Beach Municipal Code. The lot line adjustment constitutes a minor boundary adjustment involving two adjacent lots where land taken from one lot is added to an adjacent lot. The original number of lots will remain unchanged after the adjustment. 4. The subdivision is consistent with the General Plan, does not affect open space areas in the City, does not negatively impact surrounding land owners, and will not in itself be detrimental to the health, safety, peace, comfort, and general welfare of persons residing or working in the neighborhood, because the adjustment affects an interior lot line between two adjacent lots. 07-22-2014 g Zoning Administrator Resolution No. ZA2014-0## Page 3 of 6 Finding: B. The number of parcels resulting from the lot line adjustment remains the same as before the lot line adjustment. Facts in Support of Finding: 1. The proposed boundary adjustment will shift the interior lot line between two adjacent lots to the west. No additional lots will result from the adjustment and the number remains the same as before the lot line adjustment. Finding: C. The lot line adjustment is consistent with applicable zoning regulations except that nothing herein shall prohibit the approval of a lot line adjustment as long as none of the resultant parcels is more nonconforming as to lot width, depth and area than the parcels that existed prior to the lot line adjustment. Facts in Support of Finding: 1. Parcel 1 of Parcel Map No. 2008-111 (10 Big Canyon Drive) and Lot 21 of Tract No. 7801 (11 Rue Biarritz) are located within Low Density Residential Site 9A and Low Medium Density Residential Site 7, respectively, which are intended primarily to provide for single-unit dwellings. The proposed lot line adjustment will not change the intended use of the lots affected. 2. The proposed boundary adjustment will reallocate 562 square feet of land from Parcel 1 of Parcel Map No. 2008-111 (10 Big Canyon Drive) to Lot 21 of Tract No. 7801 (11 Rue Biarritz). The resulting net area would be 81,405 square feet for the proposed Parcel 1 and 7,933 square feet for the proposed Parcel 2. 3. Properties in Site 9A (10 Big Canyon Drive) of the PC 8 Zoning District are required to provide a minimum lot area of 8,000 square feet for each dwelling unit. Cluster or attached units in Site 7 (11 Rue Biarritz) of the PC 8 Zoning District are required to provide a minimum lot area of 2,400 square feet for each dwelling unit with an average area of 4,000 square feet provided for all developed areas. In this case, the proposed Parcel 1 (10 Big Canyon Drive) is compliant in size with an area of 81,405 square feet and the proposed Parcel 2 (11 Rue Biarritz) is compliant in size with an area of 7,933 square feet. 4. The proposed parcels comply with all applicable regulations of the Big Canyon Planned Community Development Plan, are not more nonconforming as to lot width, depth and area than the parcel that existed prior to the lot line adjustment, and will not result in a change in allowed land uses, density, or intensity on the properties. 07-22-2014 9 Zoning Administrator Resolution No. ZA2014-0## Page 4 of 6 Finding: D. Neither the lots as adjusted nor adjoining parcels will be deprived of legal access as a result of the lot line adjustment. Facts in Support of Finding: 1. The proposed boundary adjustment affects the interior lot line between two adjacent lots. Legal access to the subject properties from Big Canyon Drive and Rue Biarritz are not affected by the lot line adjustment. Finding: E. That the final configuration of the parcels involved will not result in the loss of direct vehicular access from an adjacent alley for any of the parcels that are included in the lot line adjustment. Facts in Support of Finding: 1. Vehicular access to the existing properties is taken from Big Canyon Drive and Rue Biarritz and the final configuration will not change. Finding: F. That the final configuration of a reoriented lot does not result in any reduction of the street side setbacks as currently exist adjacent to a front yard of any adjacent key, unless such reduction is accomplished through a zone change to establish appropriate street side setbacks for the reoriented lot. The Planning Commission and City Council in approving the zone change application shall determine that the street side setbacks are appropriate, and are consistent and compatible with the surrounding pattern of development and existing adjacent setbacks. Facts in Support of Finding: 1. The final configuration of the proposed parcels does not result in a requirement for revised setbacks since the parcels are not proposed to be reoriented. The required setbacks applicable to lots in the PC 8 Zoning District shall continue to apply to the adjusted lots per the Planned Community Development Plan. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Lot Line Adjustment No. LA2014-003, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 07-22-2014 2� Zoning Administrator Resolution No. ZA2014-0## Page 5 of 6 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 12TH DAY OF MARCH, 2015. By: Brenda Wisneski, AICP, Zoning Administrator 07-22-2014 11 Zoning Administrator Resolution No. ZA2014-0## Page 6 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 2. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 3. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Big Canyon Lot Line Adjustment including, but not limited to, Lot Line Adjustment No. LA2014-003 (PA2014-222). 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 the City's costs, attorneys' fees, and damages which the City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 07-22-2014 12 Attachment No. ZA 2 Vicinity Map 13 V� QP �P 2� AL 10 Big Canyon Drive CP � SII M ` S .. aI < 171, o j X10 7Z > I 4' QBURNING rRFI G 1 f Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided,however,The City of GIS Newport Beach and its employees and agents disclaim any and all responsibility from or relating to �� 'rogr any results obtained in its use. ° m 0 100 200 _ Imagery: 2009-2013 photos provided by Eagle Feet Imaging www.eagieaerial.com 1/6/2015 15 V� QP �P 2� Attachment No. ZA 3 Site Photograph 17 V� QP �P sg 11 Rue Biarritz 10 i • • 4• Z .,} 5 "ti.w elb f...E w �t .T n a yf �w3& - n �i `.'�✓���,°"�l'R �A _ ° ��-` �� `�� a1`.� — � y _ V� QP �P �o Attachment No. ZA 4 Lot Line Adjustment Exhibits Tmple04-17-14 21 V� QP �P PA2014-222 Attachment No. ZA 4 - Lot Line Adjustment Exhibit "A" EXHIBIT "A" PA2014-222 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2014-003 (LEGAL) OWNER EXISTING PARCEL PROPOSED PARCEL AP NUMBER REFERENCE NUMBER BIG CANYON COUNTRY CLUB, 442-032-59 PARCEL 1 A NONPROFIT CALIFORNIA CORPORATION DOUGLAS C. NEFF, TRUSTEE OF THE DOUGLAS C. NEFF PROPERTY TRUST 442-221-21 PARCEL 2 DATED 11-25-2013 PARCEL 1: BEING A PORTION OF PARCEL 1 OF PARCEL MAP NO. 2008-111, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 367, PAGES 41 AND 42, OF PARCEL MAPS, RECORDS OF SAID COUNTY RECORDER. EXCEPTING THEREFROM THAT PORTION DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 1, SAID POINT ALSO BEING THE NORTHWESTERLY CORNER OF LOT 21 OF TRACT NO. 7809, AS FILED IN BOOK 304, PAGES 38 THROUGH 40 INCLUSIVE, OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY RECORDER; THENCE ALONG THE EASTERLY LINE OF SAID PARCEL 1 AND THE WESTERLY LINE OF SAID LOT 21, SOUTH 22°07'35" EAST 114.27 FEET; THENCE NORTH 34°06'37" WEST 47.43 FEET, THENCE NORTH 13052'16" WEST 68.59 FEET TO THE POINT OF BEGINNING. CONTAINS: 1.869 ACRES - 81,405 SQ. FT. AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND MADE A PART HEREOF. PARCEL 2: BEING ALL OF LOT 21 OF TRACT NO. 7809, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 304, PAGES 38 THROUGH 40 INCLUSIVE, OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY RECORDER. TOGETHER WITH A PORTION OF PARCEL 1 OF PARCEL MAP NO. 2008-111, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 367, PAGES 41 AND 42, OF PARCEL MAPS, RECORDS OF SAID COUNTY RECORDER, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEASTERLY CORNER OF SAID PARCEL 1, SAID POINT ALSO BEING THE NORTHWESTERLY CORNER OF SAID LOT 21; THENCE ALONG THE EASTERLY LINE OF SAID PARCEL 1 AND THE WESTERLY LINE OF SAID LOT 21, SOUTH 22007'35" EAST 114.27 FEET; THENCE NORTH 34°06'37' WEST 47.43 FEET; THENCE NORTH 13052'16" WEST 68.59 FEET TO THE POINT OF BEGINNING. CONTAINS: 0.182 ACRES - 7,933 SQ. FT. AS SHOWN ON EXHIBIT "B ATTACHED HERETO AND MADE A PART HEREOF. 4�SS� V Kt ANAq 0 0 EN � F � a No. 7914 Exp. 12-31-15 �l9rF OF CN SHEET 1 OF 1 1140\5THFAIRWAY\Mops\LLA\1140LLA V� QP �P PA2014-222 Attachment No. ZA 4 - Lot Line Adjustment Exhibit "B" EXHIBIT "B" PA2014-222 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2014-003 (MAP) EXISTING PARCEL PROPOSED PARCEL OWNER AP NUMBER REFERENCE NUMBER BIG CANYON COUNTRY CLUB, 442-032-59 PARCEL 1 A NONPROFIT CALIFORNIA CORPORATION DOUGLAS C. NEFF, TRUSTEE OF THE DOUGLAS C. NEFF PROPERTY TRUST 442-221-21 PARCEL 2 DATED 11-25-2013 NOTE: SEE SHEET 2 FOR LINE AND CURVE DATA. SEE SHEET 3 FOR BASIS OF BEARINGS, NOTES AND EASEMENT LEGEND. PARCEL 2 POINT OF BEGINNING 0.182 ACRES PARCEL 1 AND PARCEL 2 �k 7933 SQ. FT. � _ L4 `FL11 !jS 20 '� NO, 7809 1001�1 <� A PARCEL 1 � / B 1.869 ACRES �o` ! CL - 81,405 SQ. FT.\ C6L NIAP No. 2 � � 08�-1�� pAR 4c49�s3' \\ � ejG C R\s�soo P-MAB' 367 1X42 28 LEGEND O 24 EXISTING LOT LINE TO REMAIN 2� EXISTING LOT LINE C TO BE REMOVED PROPOSED LOT LINE < � 0 2s pNANL LANA ! !� TA.11�. 3 A,1,613-41nR X" ALLfNAq G1� ti 100 50 0 100 No. 7914 �A �A� Exp. 12-31-15 'rT63 1cp� SCALE IN FEET F OF CpV�EO 1 inch =100 ft. SHEET 1 OF 3 2b PA2014-222 Attachment No. ZA 4 - Lot Line Adjustment Exhibit "B" EXHIBIT "B" PA2014-222 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2014-003 (MAP) OWNER EXISTING PARCEL PROPOSED PARCEL AP NUMBER REFERENCE NUMBER BIG CANYON COUNTRY CLUB, 442-032-59 PARCEL 1 A NONPROFIT CALIFORNIA CORPORATION DOUGLAS C. NEFF, TRUSTEE OF THE DOUGLAS C. NEFF PROPERTY TRUST 442-221-21 PARCEL 2 DATED 11-25-2013 LINE TABLE (R1) RECORD DATA PER LINE BEARING DISTANCE TRACT N0. 7809 M.M. 304/38-40 L1 N 05°44'44" E 62.48' LINE BEARING DISTANCE L2 N 87039'57" E 112.74' L5 N 22010'09" W 114.15' L3 N 34027'36" E 98.58' L6 N 34°08'33" W 42.45' L4 N 86040'59" W 175.84' L7 N 11029'45" W 91.20' L5 N 22°07'35" W 114.27' 1-8 N 01°53'47' W 58.63' L6 N 34°17'13" W 42.45' L9 N 22029'27" W 94.43' L7 N 11°17'36" W 91.19' NAL LANA L10 N 22°29'27' W 52.12' �,� 4 NLLEy,�sG,G L8 N 01056'18" W 58.62' 1-11 N 37°07'35' W 17.00' L9 N 22°30'23" W 94.46' �w- y L12 N 55035'53" E 26.63' No. 7914 L10 N 22°53'39" W 52.19' Exp. 12-31-15 L13 N 34°24'07' W 60.77' L11 N 35058'27" W 17.00' L14 N 55051'57" E 45.19' qlF O, CAV�F��a L12 N 56045'01" E 26.54' L15 N 34°08'33" W 112.12' L13 N 3923'03" W 60.15' L16 N 55051'27' E 11.73' L14 N 55054'01" E 45.19' L17 *N 55°51'27' W 8.00' L15 N 34005'59" W 112.12' 1-18 N 55°51'27' E 43.14' L16 N 55054'01" E 11.73' CURVE DELTA I RADIUS LENGTH L17 N 34°05'59" W 8.00' Cl 90°00'00 14.00' 21.99' L18 N 55°54'01" E 43.14' *RECORD BEARING APPEARS TO BE AN ERROR. L19 N 13°52'16" W 68.59' L20 N 34006'37" W 47.43' SHEET 2 OF 3 PA2014-222 Attachment No. ZA 4 - Lot Line Adjustment Exhibit "B" EXHIBIT "B" PA2°1 222 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2014-003 (MAP) OWNER EXISTING PARCEL PROPOSED PARCEL AP NUMBER REFERENCE NUMBER BIG CANYON COUNTRY CLUB, 442-032-59 PARCEL 1 A NONPROFIT CALIFORNIA CORPORATION DOUGLAS C. NEFF, TRUSTEE OF THE DOUGLAS C. NEFF PROPERTY TRUST 442-221 -21 PARCEL 2 DATED 11-25-2013 BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTERLINE OF BIG CANYON DRIVE AS SHOWN ON PARCEL MAP NO. 2008-111, P.M.B. 367/41-42, BEING NORTH 34°23'03" WEST 173.91'. DATA THE DATA SHOWN HEREON IS PER PARCEL MAP NO. 2008-111, P.M.B. 367/41-42, UNLESS NOTED OTHERWISE. (Rt) DATA PER TRACT NO. 7809, M.M. 304/38-40. EASEMENT LEGEND ® INDICATES A 3' EASEMENT IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR PUBLIC UTILITY PURPOSES, AS DEDICATED ON TRACT NO. 7809, M.M. 304/38-40. INDICATES A 10' EASEMENT IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR UNDERGROUND SEWER FACILITIES AND INCIDENTAL PURPOSES, RECORDED 05/06/71 IN BOOK 9631 PAGE 492, OF OFFICIAL RECORDS. © INDICATES A 10' EASEMENT FOR THE INSTALLATION, MAINTENANCE AND ACCESS RIGHTS FOR STORM DRAIN, SEWER AND UTILITY FACILITIES IN FAVOR OF THE CITY OF NEWPORT BEACH, RECORDED 12/30/74 IN BOOK 11314 PAGE 857, OF OFFICIAL RECORDS. ® INDICATES AN EASEMENT FOR SLOPE INTEGRITY PURPOSES SO AS TO NOT ENDANGER SUPPORT FOR CONTIGUOUS UPHILL PROPERTY, RECORDED 12/30/74 IN BOOK 11314 PAGE 857, OF OFFICIAL RECORDS. NOTE THERE MAY BE EASEMENTS OF RECORD DELINEATED AND REFERENCED ON THE UNDERLYING MAPS OR THERE MAY BE OTHER RECORDED EASEMENTS WITHIN THE AREA BEING ADJUSTED, THAT ARE NOT SHOWN ON THIS DOCUMENT THAT COULD ENCUMBER SAID PARCELS HEREIN. \D�pL LANA 0�5���V ALLEN7y9lO�G^ CL y` No. 7914 Exp. 12-31-15 ,rgTF OF CA`\EO���� SHEET 3 OF 3 V� QP �P �g PA2014-222 Attachment No. ZA 4 - Lot Line Adjustment Exhibit "C" EXHIBIT "C" PA2014-222 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2014-003 (SITE PLAN) OWNER EXISTING PARCEL PROPOSED PARCEL AP NUMBER REFERENCE NUMBER BIG CANYON COUNTRY CLUB, 442-032-59 PARCEL 1 A NONPROFIT CALIFORNIA CORPORATION DOUGLAS C. NEFF, TRUSTEE OF THE DOUGLAS C. NEFF PROPERTY TRUST 442-221-21 PARCEL 2 DATED 11-25-2013 �NpL LAND pLLfN�yse� \\ ( PARCEL A y � No. 14 Jll J, Exp. 12-31-1 Q ` 4ENSE iPEES (7 x,�o `(J \ F �F Op��FO P CEL y a { \ DENSE iREES ` \ NO ST CTURE ---- MPR EMENTS N \ 100 50 0 � I I I SCALE IN FEEL � 1 inch =100 ft. f EASEMENT LEGEND AD INDICATES A 3' EASEMENT IN FAVOR OF THE CITY OF NEWPORT BEACH, FOR PUBLIC UTILITY PURPOSES, AS f DEDICATED ON TRACT NO. 7809, M.M. 304/38-40. -- C 0 INDICATES A 10' EASEMENT IN FAVOR OF THE CITY OF -- NEWPORT BEACH, FOR UNDERGROUND SEWER FACILITIES „o AND INCIDENTAL PURPOSES, RECORDED 05/06/71 IN BOOK 9631 PAGE 492, OF OFFICIAL RECORDS. © INDICATES A 10' EASEMENT FOR THE INSTALLATION, MAINTENANCE AN ACCESS RIGHTS FOR STORM DRAIN, SEWER AND UTILITY FACILITIES IN FAVOR OF THE CITY OF NEWPORT BEACH, RECORDED 12/30/74 IN BOOK 11314 PAGE 857, OF OFFICIAL RECORDS. INDICATES AN EASEMENT FOR SLOPE INTEGRITY PURPOSES SO AS TO NOT ENDANGER SUPPORT FOR CONTIGUOUS UPHILL PROPERTY, RECORDED 12/30/74 IN 800K 11314 PAGE 857, OF OFFICIAL RECORDS. SHEET 1 OF 1 �9