HomeMy WebLinkAbout01 - Marguerite Avenue Condominiums - PA2015-176 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
January 14, 2016
Agenda Item No. 1
SUBJECT: 415 Marguerite Avenue Condominiums (PA2015-176)
415 Marguerite Avenue
• Condominium Conversion No. CC2015-003
• Tentative Parcel Map No. NP2015-017
• County Tentative Parcel Map No. 2015-159
APPLICANT: Targhee Capital Advisors, LLC
OWNER: Elizabeth Sanchez
PLANNER: David Lee, Planning Technician
(949) 644-3225, dlee@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: R-2 (Two-Unit Residential)
• General Plan: RT (Two-Unit Residential)
PROJECT SUMMARY
A condominium conversion and tentative parcel map to convert an existing duplex into a
condominium project. The code required two-car parking per unit will be provided and
no waivers of Title 19 (Subdivision Code) development standards are proposed with this
application.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Condominium
Conversion No. CC2015-003 and Tentative Parcel Map No. NP2015-017
(Attachment No. ZA 1).
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415 Marguerite Avenue Condominiums
Zoning Administrator, January 14, 2016
Page 2
DISCUSSION
• The subject property is 3,540 square feet in area (30' x 118'), topographically flat,
and located north of East Coast Highway on Marguerite Avenue between Second
Avenue and East Coast Highway.
• The front unit of an existing two-unit duplex was demolished and will be replaced
with a new unit constructed to condominium standards. The remaining existing
rear unit will be remodeled to condominium standards.
• A one-car garage and one-car carport will be provided for each dwelling unit,
which satisfies the off-street parking requirements of Chapter 20.40 (Off-Street
Parking) of the Municipal Code.
• A special inspection was conducted on November 30, 2015, and several building
and safety violations were identified since the project is currently undergoing
construction (Attachment No. ZA 4). As conditioned in the draft resolution, all
violations are required to be corrected prior to final of the building permit and
condominium conversion permit issued by the Building Division.
• A tentative parcel map for two-unit condominium purposes has been submitted in
conjunction with the condominium conversion application for the purpose of
creating two separate ownership units.
• The property is designated for two-unit residential use by the General Plan and
Zoning Code. The remodeled two-unit dwelling is consistent with this designation
and a tentative parcel map for condominiums does not change the use or density
on the property.
• The remodeled 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 is categorically exempt under Sections 15302 and 15315, of the California
Environmental Quality Act (CEQA) Guidelines - Class 2 (Replacement or
Reconstruction) and Class 15 (Minor Land Divisions). The Class 2 exemption
authorizes replacement or reconstruction of existing structures and facilities where the
new structure will be located on the same site as the structure replaced and will have
substantially the same purpose and capacity as the structure replaced. The Class 15
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415 Marguerite Avenue Condominiums
Zoning Administrator, January 14, 2016
Page 3
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.
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 or call for review 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:
David Lee
Planning Technician
JWdl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
ZA 4 Condominium Inspection Report
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Attachment No. ZA 1
Draft Resolution
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0
RESOLUTION NO. ZA2016-
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING CONDOMINIUM
CONVERSION NO. CC2015-003 AND TENTATIVE PARCEL MAP
NO. NP2015-017 FOR TWO-UNIT CONDOMINIUM PURPOSES
LOCATED AT 415 MARGUERITE AVENUE (PA2015-176)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Targhee Capital Advisors, LLC, with respect to property
located at 415 Marguerite Avenue, and legally described as Lot 9, Block 438, Corona Del
Mar Tract, requesting approval of a condominium conversion and tentative parcel map.
1. The applicant proposes to convert an existing duplex into a condominium project. The
code required two-car parking per unit will be provided and no waivers of Title 19
development standards are proposed with this application.
2. 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).
3. The subject property is not located within the coastal zone.
4. A public hearing was held on January 14, 2016,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 (Sections 15302 and 15315, Article 19 of Chapter 3,
Guidelines for Implementation of the California Environmental Quality Act) under Class
2 (Replacement or Reconstruction) and 15 (Minor Land Divisions).
2. The Class 2 exemption authorizes replacement or reconstruction of existing structures
and facilities where the new structure will be located on the same site as the structure
replaced and will have substantially the same purpose and capacity as the structure
replaced. The project consists of the demolition and reconstruction of one unit and
remodel of one unit, consistent with this exemption.
3. 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
Zoning Administrator Resolution No. ZA2016-
Page 2 of 12
required, and 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. The proposed subdivision is consistent with this exemption.
SECTION 3. REQUIRED FINDINGS.
Condominium Conversion
In accordance with Section 19.64.070 (Standards for Condominium Conversions) of the
Newport Beach Municipal Code, the following findings are set forth:
Finding:
A. The minimum number, and the design and location of off-street parking spaces shall
be provided in conformance with the provisions of the Zoning Ordinance in effect at
the time of approval of the conversion.
Facts in Support of Finding:
1. As permitted and conditioned, the proposed new front unit will provide a one-car garage
and a one-car carport. The remaining existing rear unit will be remodeled to
condominium standards and will also provide a one-car garage and a one-car carport.
2. The four spaces provided meet the number of spaces required (two per unit) per Chapter
20.40 (Off-Street Parking) of the Zoning Ordinance.
Finding:
B. Each dwelling unit within a building shall have a separate sewer connection to the City
sewer.
Facts in Support of Finding:
1. As permitted and conditioned, the duplex will maintain two separate sewer connections
to the City sewer.
Finding:
C. Each sewer lateral shall be retrofitted/fitted with a cleanout at the property line.
Facts in Support of Finding:
1. As permitted and conditioned, the duplex will maintain two separate sewer cleanouts
located at the property line.
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Zoning Administrator Resolution No. ZA2016-
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Finding:
D. Each unit shall maintain a separate water meter and water meter connection.
Facts in Support of Finding:
1. As permitted and conditioned, the duplex will maintain two separate water meters and
water meter connections.
Finding:
E. The electrical service connection shall comply with the requirements of Chapter 15.32
(Underground Utilities) of the Newport Beach Municipal Code.
Facts in Support of Finding:
1. The duplex was constructed with an electrical service connection that was, at such
time, determined to be in compliance with the requirements of Chapter 15.32.
Finding:
F. The applicant for a condominium conversion shall request a special inspection from
the Building Division for the purpose of identifying any building safety violations. The
applicant shall correct all identified safety violations prior to approval of a final map for
the condominium conversion.
Facts in Support of Finding:
1 . A special inspection was completed by the Building Division on November 30, 2015, and
multiple building and safety violations were identified including sanitation, structural,
exit safety, plumbing, guardrails, and smoke detectors/carbon monoxide alarms.
2. Since the duplex is currently undergoing renovation, several items in the special
inspection could not be verified in the field; however, the permitted building plans
indicate the required improvements will be constructed.
3. As conditioned, the project will not be condominiums until all violations have been
corrected and verified.
Finding:
G. Permanent lot stakes and tags shall be installed at all lot corners by a licensed
surveyor or civil engineer unless otherwise required by the City Engineer.
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Zoning Administrator Resolution No. ZA2016-
Page 4 of 12
Facts in Support of Finding:
1. As conditioned, the project will comply with this requirement prior to recordation of the
final parcel map.
Finding:
H. For residential conversions, the project shall be consistent with the adopted goals and
policies of the General Plan, particularly with regard to the balance and dispersion of
housing types within the City.
Facts in Support of Finding:
1 . The project is consistent with the adopted goals and policies of the Land Use Element
and other Elements of the General Plan. The project site is designated as RT (Two-
Unit Residential) by the Land Use Element of the General Plan. The proposed project
is consistent with the RT land use category, which is intended to provide for a range of
two-family dwelling units such as duplexes and townhomes.
2. An existing, remodeled two-unit dwelling rental will be converted into a two-unit
condominium project. The residential density on the site will remain the same.
Finding:
1. The establishment, maintenance or operation of the use or building applied for shall
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.
Facts in Support of Finding:
1. The application of the project conditions will ensure the health, safety, peace, comfort,
and general welfare of persons residing or working in the neighborhood and the City.
2. The proposed project is to convert an existing, remodeled duplex into two
condominiums on property located within the R-2 Zoning District.
3. Public improvements will be required of the Applicant per the Municipal Code and the
Subdivision Map Act.
Tentative Parcel Map
The Zoning Administrator determined in this case that the Tentative 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:
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Zoning Administrator Resolution No. ZA2016-
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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 Tentative Parcel Map is for two-unit residential condominium purposes. A two-
unit duplex will be remodeled to current condominium standards. The proposed
subdivision and improvements are consistent with the density of the R-2 Zoning
District and the current RT General Plan Land Use Designation.
2. The Tentative Parcel Map does not apply to any specific plan area.
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The lot is physically suitable for two-unit development because it is regular in
shape and is relatively flat.
2. The subject property is accessible from Marguerite Avenue and the alley at the
rear, and is adequately served by existing utilities.
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.
Facts in Support of Finding:
1. This project has been reviewed, and it has been determined that it qualifies for a
Class 2 and a Class 15 categorical exemption pursuant to Title 14 of the California
Code of Regulations (Sections 15302 and 15315, Article 19 of Chapter 3, Guidelines
for Implementation of the California Environmental Quality Act). The Class 2
exemption authorizes replacement or reconstruction of existing structures and
facilities where the new structure will be located on the same site as the structure
replaced and will have substantially the same purpose and capacity as the
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Zoning Administrator Resolution No. ZA2016-
Page 6 of 12
structure replaced. 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.
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 Tentative Parcel Map is for residential condominium purposes. All
improvements associated with 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:
1 . The design of the development will not conflict with easements acquired by the
public at large, for access through, or use of property within the proposed
development, because there are no public easements located on the property.
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
03-03-2015
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Zoning Administrator Resolution No. ZA2016-
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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 because the subject property is
not designated as an agricultural preserve and is less than 100 acres in area.
2. The site, developed for residential use, lies in a Zoning District that permits
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.
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 fifty (50) or more parcels.
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 Tentative Parcel Map and any future 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:
1. 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.
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Zoning Administrator Resolution No. ZA2016-
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Facts in Support of Finding:
1. The two-unit duplex is consistent with the R-2 Zoning District which allows two
residential units on the property. Therefore, the Tentative 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. The remodeled two-unit duplex will be designed so that wastewater discharge
into the existing sewer system complies 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 Condominium
Conversion No. CC2015-003 and Tentative Parcel Map No. NP2015-017 (PA2015-176),
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.
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Zoning Administrator Resolution No. ZA2016-
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PASSED, APPROVED, AND ADOPTED THIS 14' DAY OF JANUARY, 2016.
Patrick J. Alford, Zoning Administrator
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Zoning Administrator Resolution No. ZA2016-
Page 10 of 12
EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Parcel Map and Condominium Conversion.
3. No more than two dwelling units shall be permitted on the site.
4. In accordance with the provisions of Chapter 13 of the Newport Beach Municipal Code
or other applicable section or chapter, additional street trees may be required and
existing street trees shall be protected in place during construction of the subject
project, unless otherwise approved by the General Services Department and the
Public Works Department through an encroachment permit or agreement.
5. Two-car parking, including one enclosed garage space and one covered or enclosed
parking space, shall be provided on site for each dwelling unit per requirements of the
Zoning Code. All parking spaces shall be maintained clear of obstructions for the
parking of vehicles at all times.
6. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
7. Prior to the recordation of the parcel map, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
8. Prior to the final of the building permit for the special inspection, the applicant shall
resolve all building safety violations identified in the Condominium Conversion
Inspection Report dated November 30, 2015.
9. 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 19, Planning and Zoning, of the Newport Beach
Municipal Code.
10. 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
03-03-2015
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Zoning Administrator Resolution No. ZA2016-
Page 11 of 12
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 415 Marguerite Avenue Condominiums including,
but not limited to CC2015-003 and NP2015-017 (PA2015-176). 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.
Public Works Division
11. A Parcel Map shall be recorded. The Map shall be prepared on the California
coordinate system (NAD83). 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.
12. 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.
13. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
14. An encroachment permit is required for all work activities within the public right-of-way.
15. The existing and/or otherwise damaged concrete sidewalk, curb and gutter along the
Marguerite Avenue frontage and any damaged concrete alley panels along the alley
frontage shall be reconstructed. Limits of construction shall be determined by the
Public Works Inspector.
16. All existing private, non-standard improvements within the public rights-of-way and/or
extensions of private, non-standard improvements into the public rights-of-way fronting
the development site shall be removed.
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Zoning Administrator Resolution No. ZA2016-
Page 12 of 12
17. Each proposed condominium unit shall be served by its own individual water
service/meter and sewer lateral/ cleanout. Each water meter and sewer cleanout shall
be installed with a traffic-grade box and cover.
18. The existing street tree within the Marguerite Avenue right-of-way fronting the
development shall be protected-in-place. Any street tree removal shall require
approval from the Public Works Department and the Municipal Operations
Department.
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 could
be required at the discretion of the Public Works Inspector.
03-03-2015
Zg
Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
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Tentative Parcel Map No. NP2015-017
PA2015-176
415 Marguerite Avenue
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22
Attachment No. ZA 3
Project Plans
23
24
PA201S-176
CONCRETE ALLEY (105.33) SHEET 1 OF 1
N40°3522"E 30.00' FS _ _ TENTATIVE PARCEL
104.77
N F-5- MAP NO. 2015-159
104.66 4104.97 105.88)
FS 1 FS FS
2.7' viiiiiiiiiiiiiFS �l SITE ADDRESS
415 MARGUERITE AVENUE
m i 104.94 CORONA DEL MAR, CA 92625
FFG i (APN: 459-195-14)
i 105.15 i � i zz
(104.29) ' FF m LOT 9, BLOCK 438
FS % EXISTING x CORONA DEL MAR TRACT
BUILDING w0° M.M. 3/41-42
(104.99) (104.97
i
(104.29) iyFF j j FS THE LAND REFERRED TO HEREIN BELOW IS
FS 104.89 b (105.77) SITUATED IN THE COUNTY OF ORANGE, STATE
FS /i ° FS OF CALIFORNIA, AND DESCRIBED AS FOLLOWS:
r CARPORT
(104.92) 3.0'
J Wj j
a SLOT 9 OF BLOCK 438 OF TRACT CORONA DEL
104.20
w v FS MAR, IN THE CITY OF NEWPORT BEACH,
of (104.37) � � COUNTY OF ORANGE, STATE OF CALIFORNIA,
Z FS i r)�i 2 AS PER MAP RECORDED IN BOOK 3, PAGES 41
i
2'$' �;���������i i j��i AND 42 OF MISCELLANEOUS MAPS, IN THE
103.97 (104.75) 2 8, OFFICE OF THE COUNTY RECORDER OF SAID
FS FS COUNTY.
i
(103.94) EXISTING i
FS i BUILDING ! i OWNER/DEVELOPER:
105.05 i
i Z Z ELIZABETH SANCHEZ, AN UNMARRIED WOMAN
105.15 FS i i R
i
FF i w m
104.88 /iii% i
FS
(103.85)FS 105.03 (105.35)
d FS J NG LANG
CD (104.97)FSCDoOMIN)Cf SGS
(104.42) SCALE = 1" = 16' p G
FS ➢ <
a � a a No.8516 --1 �
103.67 * _ _ Exp. 12/31/16
FS N40°3535"E 104.70
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103.63 FS 104.93) TgTF OF CkFO��\P
TC,O" CURB & (104.67) FS PREPARED BY:
GUTTER & FS
103.62 TC 103.04 (103.90) o$� 9/10/2015
(103.05)FL EG 104.46 TC EG PAUL D. CRAFT, P.L.S. 8516
(103.82)FL LICENSE EXPIRES 12/31/16
(103.47ND NI
104.07 (104.69 -
AC _ AC — AC
HUNTINGTON BEACH, CALIFORNIA 92646
MARGUERITE AVENUE PHONE:(714)488-5006 FAX:(714)333-4440
APEXLSINC@GMAIL.COM 215
20
Attachment No. ZA 4
Condominium Inspection Report
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22
--,WPo* CITY OF NEWPORT BEACH
F \ COMMUNITY DEVELOPMENT DEPARTMENT
U k BUILDING DIVISION
e� �r 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915
r�FD"N www.newportbeachca.clov 1 (949)644-3200
CONDOMINIUM CONVERSION INSPECTION REPORT
(CHECKLIST)
Inspection Fee: $246.00 per unit No. Units Condo Conv. No.
i ($123.00(hr-2 hrs minimum
Address: P J Date: l �l
Existing Occ: Grp Z Type of Construction:
Owner.4L/7-4-6 71i f CJk'--2 Phone Number: !i" -4
Assigned to Inspector: Date: Phone: (949) 644-32
THE FOLLOWING CHECKLIST WILL BE USED DURING THE INSPECTION TO VERIFY
EXISTING BUILDING CONDITIONS AND COMPLIANCE TO MINIMUM STANDARDS FOR
THE CONDOMINIUM CONVERSION4A yam jam'« 1t,pzf)v_1 FZWn L
�Y WIT THE MINIMUM STANDARDS
A. EACNIT ST OFT HE UNIFORM
UCOMP
HOUSING CODE AS ADOPTED BY THE CITY OF NEWPORT BEACH.
1. Does the un11its) meet minimum sanitation requirements? (y) (n)
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2. Does the unit meet minimum structural and occupancy standards?
I (y) (n)
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3. Does the unit meet mini r Ium exiting safety standards? (y) (n)�_
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4. Does the unit meet minimum plumbing standards? (y)_(n)-4—
Is there a garbage disposal installed on a dedicated circuit? (y) (n) 61,-
Comment.
5. Does the unit meet minimum standards of heating and venting? \/
(y) 'x (n)
Comment.
FonslCondommium Conversion Inspecllon Report 00109114 1 .
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6. Does the unit meet minimum standards for electrical safety? (y)�(n)
Comment.
B. EACH UNIT MUST COMPLY WITH CURRENT MINIMUM LIFE SAFETY
REQUIREMENTS OF THE UNIFORM BUILDING CODE AS ADOPTED BY THE CITY
OF NEWPORT BEACH.
7. Do the existing stairs and handrails comply with minimum safety requirements
of Chapter 10 Section CRC 2013 8311.7? (y)
Did they comply when originally constructed?
NP
Comment. L 40
8. Do the existing guardrails comply with minimum safety requirements of x
Section CRC 2013 R312? (y) (n)
Did they comply when originally constructed?
Comment.
9. Are smoke detectors/carbon monoxide alarms installed in each bedroom and
other required locations per Section CRC 2013 R314& R 315?
(y)
Comment:
10. Is there a required occupancy separation rating? hr(s) (y)_L (n)
If so, does it meet the requirements of
Section CRC 2013 R302.2? (y)®(n) JC
Comment: //
11. Is the roof a minimum Class C fire retardant roof? (y) (Y�(n)
Owner to submit letter of certification by a licensed roofing
contractor of fire retardancy and remaining life of the roof. (y)®(n)
Comment
12. Is safety glazing installed in areas subject to human impact?(y) (n)
Comment:
Other Comments:
FomislCondominium Conversion Inspsaon Report 06/09/14 2
30
C, EACH UNIT IS REQUIRED TO BE INDIVIDUALLY SERVED BY SEPARATE UTILITIES.
Note: the City does not consider it feasible to separate sewer piping when existing
units are integrally piped through lower units to units above. (Please demonstrate
for the inspector that utilities serving the units are not connected.)
13. Is this unit served by its own water meter and piping? (y) L1 (n)
Are the materials used in the system approved for the use? (y)_)� -(n)
Are there apparent cross connection hazards in the system?(y) (n)_=:
NOTE: New water service and water meter must go to the secondary unit.
Existing water meter and service line must remain with original address.
(Contact water Meter Division with any questions: (949) 644-3019)
Comments:
14. Is this unit served by its own gas meter and piping? (y) JC (n)_
Are the materials used in the system approved for the use? (y) axe (n)
Are there apparent safety hazards in the system? (y)®(n) YL
Comments:
15. Is this unit served by its own electric meter and wiring? (y)1_(n)
Is the unit served by a minimum 100amp service? (y) (n)
Is a new or relocated service required to be fed "?
underground? . " (y)_(n)
Are there apparent safety hazards in the system? (y)_(n)
16. Is this unit served by its own sewer and piping? (y) (n)
Are the materials used in the system approved for the use? (y)_-�.-Jn)
Is there an approved cleanout installed at the property line? (y) �(n)
Comments: 0V)5U(1f_ S.cY VNC. 17 IDIcrUie-e is C-g40 �l
()/J,�r-v v f 1/
Other Comments: i5 6Xrrrt.i
VSigned By: / Dater T�
FormslContlominium Conversion Inspection Report 08l09I74 3
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