HomeMy WebLinkAbout3.0 - East Balboa Lot Reorientation - PA2016-010 CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
March 17, 2016 Meeting
Agenda Item No. 3
SUBJECT: East Balboa Lot Reorientation - (PA2016-010)
1902 East Balboa Boulevard
• Tentative Parcel Map No. NP2016-002 (County Map No. 2015-
188)
• Zoning Code Amendment No. CA2016-001
APPLICANT: Thomas St. Clair, representing RREG Investment Series, LLC
OWNER: McFarlane Properties LLC
PLANNER: Makana Nova, Associate Planner
(949) 644-3249, mnova@newportbeachca.gov
PROJECT SUMMARY
A tentative parcel map to resubdivide four existing parcels and a Zoning Code
amendment to establish setbacks for the future construction of four new single-family
dwelling units.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. — recommending the City Council approve Tentative Parcel
Map No. NP2016-002 and Zoning Code Amendment No. CA2016-001 (Attachment
No. PC 1).
INTRODUCTION
Project Setting
The properties are in the Peninsula Point neighborhood adjacent to East Balboa
Boulevard between an alley and L Street (a private street). The properties are in the R-1
(Single-Family Residential) Zoning District. The site is flat, roughly square in shape, and
14,095 square feet (approximately 0.32 acres). The property has a 17.5-foot private
street easement (L Street) and a 10-foot private street easement that is adjacent to the
west alley. The site also has a 5-foot setback along East Balboa Boulevard established
by Zoning Setback Map S-2G. The site is developed with a single-family residence built
over the four square-shaped legal parcels as shown in the Vicinity Map. Residential
development is located to the north, east, south, and west of the site and a private
tennis facility is located east of the site. Newport Bay is located beyond the residential
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VICINITY MAP
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Properties
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L Street
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West
Alley
1902 2000 2006 20
GENERAL PLAN ZONING
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LOCATION GENERALPLAN ZONING CURRENT USE
ON-SITE RS-D (Single Unit R-1 (Single Family One Dwelling Unit
Residential) Residential
NORTH RS-D (Single Unit R-1 (Single Family Single Family Residential
Residential) Residential
SOUTH RS-D (Single Unit R-1 (Single Family Single Family Residential
Residential) Residential
EAST RS-D (Single Unit R-1 (Single Family Private Tennis Club
Residential) Residential
WEST RS-D (Single Unit R7
1 (Single Family Single Family Residential
Residential Residential
3
1902 East Balboa Lot Reorientation
Planning Commission, March 17, 2016
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development to the north. There is no direct coastal access from or through the project
site.
Background
The original lot configuration from 1905, the East Side Addition to Balboa (Attachment
No. PC 3), showed four rectangular parcels aligned parallel to East Balboa Boulevard.
The subject property and lots to the east were resubdivided in 1925 under Tract No. 756
(Attachment No. PC 4). Under this Tract Map, the subject property retained its original
configuration with the addition of 17.5 feet of private roadway previously identified as L
Street. This lot configuration is similar to the proposed lot configuration.
According to building permit records, the existing dwelling and five garages were
constructed in 1956.
In 1972, Resubdivision No. 318 (Attachment No. PC 5) reconfigured the four lots to their
current square configuration. Condition of Approval No. 4 required a 5-foot side setback
to be maintained adjacent to the northerly alley. A 10-foot private road easement
adjacent to the 10-foot wide west alley was added. Modification Permit No. MD0556
(Attachment No. PC 6) established setbacks for the reconfigured square parcels. The
four residences were never constructed consistent with the current lot configuration as
intended.
Project Description
The applicant requests a tentative parcel map to revert back to the 1925 parcel
configuration and a Zoning Code amendment to establish setbacks for the future
construction of four single-family dwellings. Refer to the proposed setback exhibit
(Attachment No. PC 10). The applicant requests to amend Setback Map S-2G
(Attachment Nos. 8 and 9) to remove the existing 5-foot front setback adjacent to East
Balboa Boulevard and establish a 25.5-foot front setback along the private street
(formerly L Street), 3-foot side setbacks, and a 5-foot rear setback adjacent to the 10-
foot wide westerly alley.
DISCUSSION
Analysis
Consistency with General Plan/Coastal Land Use Plan/Zoning
The Land Use Element of the General Plan, Coastal Land Use Plan (CLUP), and
Zoning Code designate the subject properties Single-Unit Residential (RS-D per
General Plan, RSD-B per CLUP, and R-1 per Zoning). These designations allow for a
range of detached single-family residential dwellings. The existing dwelling and four
proposed single-family dwellings including the suggested setbacks are consistent with
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Planning Commission, March 17, 2016
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these designations. Future development of the project site will be required to comply
with the Zoning Code standards.
Lot Configuration
The proposed parcel map (Attachment No. 10) creates four 30-foot wide by 117.5-foot
long lots, which would be consistent with the development pattern of surrounding
adjacent blocks that are 30 feet by 100 feet. The reconfigured lots would retain both the
private street and alley easements as described previously and existing access will be
maintained.
The proposed parcel configuration does not meet the minimum lot width of 50 feet or
the minimum lot area of 5,000 square feet identified in the R-1 development standards.
However, Chapter 20.10 (Residential Zoning Districts) of the Zoning Code allows the lot
size to vary according to the width and depth of the original underlying lots. In this case,
the lots would revert back to the original 30-foot width and orientation as shown in the
original 1909 East Addition to Balboa and the 1925 Tract No. 756.
Setbacks
Front setbacks are intended to provide visibility and traffic safety as well as an open
space between buildings and public right-of-ways. The Setback Maps establish varying
front setbacks for lots within neighborhoods and blocks. The standard front setback for
properties zoned Single Unit Residential (R-1) is 20 feet per Municipal Code Section
20.18.030 Table 2-3, unless a different distance is depicted on the Setback Map.
The removal of the 5-foot districting map front setback along East Balboa Boulevard is
appropriate given the proposed reconfiguration of the properties, whereas this frontage
will now operate as a side yard area of the southerly parcel of the four proposed single-
family residences. This condition is similar to adjacent Blocks 26-28 of the East Side
Addition to the Balboa Tract to the west, which have a similar development pattern with
a side yard facing East Balboa Boulevard and do not have a 5-foot front setback along
East Balboa Boulevard. Refer to Setback Map No. S-2G (Attachment No. PC 8 and 9),
which shows the existing and proposed front setbacks for this area.
A 25.5-foot front setback is requested along the private L Street. This setback exceeds
the existing 17.5-foot private street easement and would create an 8-foot front setback
area from the private street easement. This setback is consistent with the 8-foot front
setbacks established for most adjacent blocks in the area with a similar development
pattern (Blocks 26-28 of the East Side Addition to the Balboa Tract). Staff believes an
amendment to Setback Map S-2G is appropriate to establish new setbacks for the
reconfigured parcels, maintaining parity with the surrounding community.
1902 East Balboa Lot Reorientation
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The proposed side and rear setbacks are standard per the R-1 Zoning district for this
type of lot configuration where a 3-foot side yard is applied for lots less than 40 feet in
width and a 5-foot rear alley setback is applied adjacent to a 10-foot wide alley.
Floor Area Limit Changes
The required setbacks also affect buildable area and the maximum square footage of
each single-family home. The maximum size of a home (gross floor area) that can be
constructed on a lot is established by a factor of two times the buildable area of a lot
(Municipal Code Section 20.18.030, Residential Zoning Districts General Development
Standards). The buildable area is defined as the lot area minus setbacks. The existing
and proposed buildable areas and floor area limits are compared with a nearby block in
Table 1.
Table 1
Comparison of Estimated Building Limits
Existing Lots Proposed Lots Block 28 of
1902 East Balboa East Side
Addition to the
Balboa Tract
Approximate Lot Size 3,298 sf to 3,523 sf 3,000 sf
3,748 sf
5' E. Balboa
21.5' L St.
(including 17.5' 25.5' L St. (including
Required Setbacks private street) 17.5' private street) 8' front
0' garages 3' sides3' sides
4' sides 5' rear W. alley 5' rear alley
4' W. Alley
5' N. Alley
Buildable Area 2,035 sf 2,087 sf 2,088 sf
Maximum Gross Floor
Area 4,070 sf 4,174 sf 4,176 sf
The proposed setbacks and lot configuration result in a buildable area and floor area
limits that are almost identical to similarly oriented blocks in the tract. The proposed
setbacks will maintain parity and compatibility with the surrounding development
pattern.
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Tentative Parcel Map
The draft resolution for approval (Attachment No. PC 1) provides facts in support of the
required findings per Section 19.12.070 (Required Findings for Action on Tentative
Maps) of the Newport Beach Municipal Code. The new parcel configuration will conform
to current Newport Beach Municipal Code requirements and meet all Title 19 standards.
Public improvements consisting of the undergrounding existing and future utilities to the
site, the reconstruction of existing broken or damaged sidewalks, curbs, and gutters
along the East Balboa Boulevard frontage, and new street trees will be required of the
applicant per the Municipal Code and Subdivision Map Act. The applicant will be
required to pay fair-share fees prior to building permit issuance and park dedication fees
prior to recordation of the parcel map for three additional dwelling units in accordance
with the provisions of Section 19.52 (Park Dedications and Fees) of the Newport Beach
Municipal Code.
Summary
Staff believes the tentative parcel map to reconfigure the parcels back to their original
configuration is appropriate and consistent with the existing development pattern in the
area. Amending Setback Map S-2G to remove the 5-foot front setback along East
Balboa Boulevard and establishing new 25.5-foot front setbacks along the private L
Street is appropriate for the reoriented parcels to create consistent setbacks and
buildable areas with similar blocks in the neighborhood. Likewise, the establishment of
3-foot side yard and 5-foot rear alley setbacks is consistent with the standard setbacks
that would be applied to R-1 lots in this configuration.
Alternatives
The Planning Commission has the option to recommend denial of the proposed
tentative parcel map and code amendment or the Planning Commission can
recommend different setbacks for the four lots.
Environmental Review
The project is categorically exempt under Section 15303 and 15315, of the State CEQA
(California Environmental Quality Act) Guidelines - Class 3 (New Construction or
Conversion of Small Structures) and Class 15 (Minor Land Divisions). The Class 3
exemption includes the construction of up to four dwelling units. The project consists of
four new single-family residences that are located on a previously developed site with
no environmentally significant resources present. The modified setbacks under the code
amendment are consistent with all of the requirements of the Class 3 exemption. 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
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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 Tentative Parcel Map is
consistent with all of the requirements of the Class 15 exemption.
Public Notice
Notice of this proposed amendment and parcel map were 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 meeting, 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.
Prepared by: Submitted by:
Mak a N a *na i, ICP, Deputy Director
Associate Planner
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 East Addition to Balboa
PC 4 Tract No. 756
PC 5 Resubdivision No. 318
PC 6 Modification Permit No. 0556
PC 7 Site Photos
PC 8 Existing Setback Map S2-G
PC 9 Proposed Setback Map S2-G
PC 10 Proposed Setback Exhibit
PC 11 Tentative Parcel Map
Rpt.docx:10/0615
2
Attachment No. PC 1
Draft Resolution for Approval with
Findings and Conditions
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Ebb Tide Residential Project (PA2014-110)
Initial Study/Mitigated Negative Declaration
SCH No. 2015071007
The IS/MND is available online:
http://www.newportbeachca.gov/cegadocuments
11
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL
APPROVAL OF TENTATIVE PARCEL MAP NO. NP2016-002 TO
RECONFIGURE FOUR EXISTING PARCELS AND ZONING
CODE AMENDMENT NO. CA2016-001 TO ESTABLISH
SETBACKS FOR THE PARCELS LOCATED AT 1902 EAST
BALBOA BOULEVARD (PA2016-010)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Thomas St. Clair, representing RREG Investment Series, LLC
with respect to property located at 1902 East Balboa Boulevard (Property), and legally
described as Parcels A, B, C, and D of Resubdivision No. 0318 in the City of Newport
Beach, County of Orange, State of California, being all of Lots 2, 3, 4, and 5 of Tract 756
per Book 23, Pages 7 and 8 of Miscellaneous Maps, Records of Orange County,
California.
2. The applicant proposes a tentative parcel map to resubdivide four existing parcels and a
Zoning Code amendment to establish setbacks for the future construction of four new
single-family dwelling units.
3. The Property is located within the RS-D (Single Unit Residential) General Plan Land Use
Element category and the R-1 (Single-Unit Residential) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RSD-B (Single-Unit Residential Detached).
5. A public hearing was held on March 17, 2016, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing
was given in accordance with the Newport Beach Municipal Code. Evidence, both
written and oral, was presented to, and considered by, the Planning Commission at
this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15305 and 15315, of the State
CEQA (California Environmental Quality Act) Guidelines - Class 3 (New Construction
or Conversion of Small Structures) and Class 15 (Minor Land Divisions).
2. The Class 3 exemption includes the construction of up to four dwelling units. The
project consists of four new single-family residences that are located on a previously
developed site with no environmentally significant resources present. The modified
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setbacks under the code amendment are consistent with all of the requirements of the
Class 3 exemption.
3. 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 Tentative Parcel
Map is consistent with all of the requirements of the Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
Tentative Parcel Map
The Planning Commission 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 provided by Section 19.12.070 (Required Findings for Action
on Tentative Maps) of Title 19:
Finding:
A. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map reconfigures four existing single-family residential lots,
creating a development pattern consistent with the surrounding neighborhood. A
single-family dwelling will be demolished and will be replaced with four new single-
family dwellings. The proposed subdivision and improvements are consistent with the
density of the current General Plan Land Use Designation RS-D (Single-Unit
Residential Detached) and the R-1 (Single-Unit Residential) Zoning District.
2. The Properties are located within the R-1 (Single Unit Residential) Zoning District. This
district allows for a range of detached single-family residential dwellings. The existing
dwelling and four proposed single-family dwellings including the suggested setbacks
are consistent with these designations. Future development of the project site will be
required to comply with the Zoning Code development standards.
3. Public improvements will be required of the Applicant per the Municipal Code and the
Subdivision Map Act. The project has been conditioned to require public
improvements, including undergrounding existing utilities, the reconstruction of existing
broken or otherwise damaged sidewalks, curbs, and gutters along the East Balboa
Boulevard frontage, and new street trees along the street frontage consistent with the
Subdivision Code (Title 19).
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4. 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 single-family residential development because it is
regular in shape and is relatively flat. The lots on the 14,095-square-foot site will be
reoriented, creating a development pattern reverting back to the original tract
configuration that is consistent with adjacent blocks in the neighborhood.
2. The subject property is accessible from L Street, a private street, as well as the rear
alley at the west. The site is adequately served by existing utilities and the proposed
subdivision will maintain vehicular and emergency access by maintaining existing
private streets and alleys.
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. The site was previously developed with a single-family residence, which will be
demolished and replaced with four new single-family residences.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15303 (New Construction or
Conversion of Small Structures) and Section 15315 (Minor Land Alterations), of the
California Environmental Quality Act (CEQA) Guidelines.
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
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Facts in Support of Finding:
1. 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. The
existing private street easements along L Street and the west rear alley will remain in
place and continue to provide vehicular, pedestrian, and emergency access.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a
subdivision of the land would not be too small to sustain their agricultural use or the
subdivision will result in residential development incidental to the commercial
agricultural use of the land.
Facts in Support of Finding:
1. The property is not subject to the Williamson Act 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.
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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:
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.
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. The reoriented lots do not affect solar access or passive heating and cooling
design.
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.
Facts in Support of Finding:
1. The proposed lot configuration is consistent with the R-1 (Single-Unit Residential)
Zoning District, which is intended to provide for a range of detached single-family
residential dwelling units, each located on a single legal lot. The Tentative Parcel Map
will continue to provide four single-family residential lots on the Property. Therefore,
the Tentative Parcel Map will not affect the City in meeting its regional housing need
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as there is no reduction of potential units. In the future, four dwellings may be
constructed on the Property, which will contribute three additional dwellings to meeting
the City's 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.
K.
Facts in Support of Finding:
1. The new residential units will be designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Finding:
L. 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 located within the Coastal Zone. The proposed subdivision and
improvements are consistent with the Coastal Land Use Plan designation of RSD-B
(Single-Unit Residential Detached) that allows for single-family residential use of the
property.
2. The subject property conforms to public access policies of Chapter Three (3) of the
Coastal Act because the development is located inland from the shoreline and bay and
does not affect public access from the nearest public roadway to the shoreline or along
the coast.
Zoning Code Amendment
Amendments to the Zoning Code are a legislative act. Neither the City nor State Planning
Law set forth any required findings for either approval or denial of such amendments.
1. The subject properties will remain consistent with the General Plan, Coastal Land Use
Plan, and Zoning Code designation of R-1 (Single-Unit Residential) with the Code
Amendment to remove the 5-foot front setback as designated on Setback Map S-2G
along East Balboa Boulevard and to establish setbacks for the reoriented parcels.
2. The standard front setback for properties zoned R-1 (Single-Unit Residential) is twenty
feet, unless a different distance is depicted on a setback map. The removal of the 5-
foot front setback along East Balboa Boulevard as designated on Setback Map S-2G
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is appropriate given the proposed reconfiguration of the properties, whereas this
frontage will now operate as a side setback for the most southerly of the four proposed
single-family residences.
3. A 25.5-foot districting map front setback is requested along L Street (private street).
The setback exceeds the existing 17.5-foot private street easement and creates an 8-
foot front setback area from the private street easement. This setback is consistent
with the 8-foot districting map setbacks established for most adjacent blocks (Blocks
26-28 of the East Side Addition to the Balboa Tract) in the area with a similar
development pattern.
4. The front setback not only affects building placement, but also impacts buildable area
and ultimately the maximum size of a single-family home on the properties. Therefore,
the proposed setbacks (25.5-foot front, 3-foot side, and 5-foot rear) provide a
maximum gross floor area of 4,174 square feet, which is nearly equal to adjacent
similarly oriented lots.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission hereby recommends that the City Council of the City of
Newport Beach approve Tentative Parcel Map No. NP2016-002, subject to the
conditions of approval provided in Exhibit "A", and Zoning Code Amendment No.
CA2016-001 to modify Setback Map S-2G as depicted in Exhibit "B" and to establish
setbacks for the lots within the proposed subdivision, as depicted in Exhibit "C". All
exhibits are incorporated by reference herein.
PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF MARCH, 2016.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Peter Koetting, Secretary
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EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
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 Tentative Parcel Map shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the
Newport Beach Municipal Code, unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. 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 Use
Permit.
5. Prior to issuance of building permits, approval from the California Coastal Commission
shall be required for the resubdivision.
6. Prior to recordation of the Parcel Map, the existing single-family residence shall be
demolished.
7. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for three
new dwelling units (currently $2,203.00 per new additional dwelling unit) in accordance
with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be
credited for the reduction in commercial square footage and the remaining balance shall
be charged or credited to the applicant.
8. Prior to recordation of the parcel map, Park Fees shall be paid for three new dwelling
units (currently $26,125.00 per unit) in accordance with City Council Resolution No.
2007-30.
9. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
10. Should the properties 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.
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Planning Commission Resolution No. ####
Page 9 of 14
11. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays or Federal Holidays.
12. 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 East Balboa Lot Reorientation including, but not
limited to, Tentative Parcel Map No NP2016-002 and Code Amendment No. CA2016-
001. 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.
Fire Department Conditions
13. Future construction shall be equipped with automatic fire sprinklers shall be required
for all new construction.
14. A minimum fire flow for this structure of 1,000 gpm is required as per CFC Table B
105.1. A fire hydrant shall be required to be within 250 feet from the frontage of the
properties.
15. Fire Department access shall be in accordance with Department Standard C.01.
Building Division Conditions
16. 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.
17. The applicant or future contractor shall employ the following best available control
measures ("BACMs") to reduce construction-related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
10-02-2015
20
Planning Commission Resolution No. ####
Page 10 of 14
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
• Require 90-day low-NOx tune-ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
• Encourage car pooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
18. Prior to issuance of qradinq or buildinq permits, the applicant shall prepare and submit
a Water Quality Management Plan (WQMP) for the proposed project, subject to the
approval of the Building Division and Code and Water Quality Enforcement Division.
The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure
that no violations of water quality standards or waste discharge requirements occur.
19. A list of "good house-keeping" practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include
frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use
of harmful fertilizers or pesticides, and the diversion of storm water away from potential
sources of pollution (e.g., trash receptacles and parking structures). The Stage 2
WQMP shall list and describe all structural and non-structural BMPS. In addition, the
WQMP must also identify the entity responsible for the long-term inspection,
maintenance, and funding for all structural (and if applicable Treatment Control) BMPs.
Public Works Conditions
20. Prior to the issuance of building permits, 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
10-02-2015
21
Planning Commission Resolution No. ####
Page 11 of 14
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.
21. Prior of 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 the construction project.
22. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
23. Reconstruct the existing broken and/or otherwise damaged concrete sidewalk panels,
curb and gutter along the East Balboa Boulevard frontage.
24. Overhead utilities serving the site shall be undergrounded to the nearest appropriate
pole in accordance with Section 19.24.140 of the Municipal Code.
25. All existing drainage facilities in the public right-of-way shall be retrofitted to comply
with the City's on-site non-storm runoff retention requirements.
26. No above ground improvements shall be installed within the rear alley setback.
27. East Balboa Bouleavrd is part of the City's Moratorium List. Work performed on said
roadway will require additional surfacing requirements. See City Standard 105-L-F.
28. All private, non-standard improvements (i.e. overflow, curb drains, catch basins, and
trench drains) within the public right-of-way (including utilities easements) and/or
extensions of private, non-standard improvements in the public right-of-way fronting
the development site shall be removed.
29. Install low-growing groundcover of the type approved by the City throughout the East
Balboa Boulevard parkway fronting the development site.
30. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic-grade box and
cover. Water meter and sewer cleanout shall be located within the public right-of-way
or utilities easement.
31. An encroachment permit is required for all work activities within the public right-of-way.
32. All improvements shall comply with the City's sight distance requirement. See City
Standard 110-L and Zoning Code Section 20.30.130 (Traffic Safety Visibility Area).
10-02-2015
22
Planning Commission Resolution No. ####
Page 12 of 14
33. 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.
34. All on-site drainage shall comply with the latest City water Quality requirements.
35. All unused water services to be abandoned shall be capped at the main (corporation
stop) and all unused sewer laterals to be abandoned shall be capped at property line.
If the sewer lateral to be abandoned has an existing cleanout, abandonment shall
include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall
then be capped where the wye used to be.
36. Per Chapter 13 of the City Municipal Code, each lot shall plant one (1) 36-inch box
street tree within the public right-of-way along the property's frontage or pay City to
plant one (1) 36-inch box tree elsewhere in the City. Tree species shall be per Council
Policy G-6.
37. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
10-02-2015
23
Planning Commission Resolution No. ####
Page 14 of 15
EXHIBIT "B"
Proposed Setback Map S-2G
10-02-2015
24
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Planning Commission Resolution No. ####
Page 15 of 15
EXHIBIT "C"
Proposed Setback Exhibit
10-02-2015
20
14.095 SD. FT. BUILDING SET BACK EXHIBIT
BEING A SUBDIVISION OF A,B,C AND D OF PARCEL MAP NO, 44/14
1902 E. BALBOA, NEWPORT BEACH,
PREPARED BY,
RON MIEDEMA L.S. 4653 OWNER-SUB DIVIDER: BUILDING SETBACKS
'
23016 LAKE FOREST DRIVE 11409 RREG INVESTMENTS SERIES LLC FROM TOM ST. CLAIR
LAGUNA HILLS, CA 92653 3005 S. EL CAMINO REAL REVISED DATE- 12-12-15
SCALE 1'=20' (949) 858-2924 OFFICE
(949) 858-3438 FAX SAN CLEMENTE, CA 92672
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Attachment No. PC 2
Draft Resolution for Denial
29
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Ebb Tide Residential Project (PA2014-110)
Initial Study/Mitigated Negative Declaration
SCH No. 2015071007
The IS/MND is available online:
http://www.newportbeachca.gov/cegadocuments
S1
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING TENTATIVE PARCEL
MAP NO. NP2016-002 TO RECONFIGURE FOUR EXISTING
PARCELS AND ZONING CODE AMENDMENT NO. CA2016-001
TO ESTABLISH SETBACKS FOR THE PARCELS LOCATED AT
1902 EAST BALBOA BOULEVARD (PA2016-010)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Thomas St. Clair, representing RREG Investment Series, LLC
with respect to property located at 1902 East Balboa Boulevard (Property), and legally
described as Parcels A, B, C, and D of Resubdivision No. 0318 in the City of Newport
Beach, County of Orange, State of California, being all of Lots 2, 3, 4, and 5 of Tract 756
per Book 23, Pages 7 and 8 of Miscellaneous Maps, Records of Orange County,
California.
2. The applicant proposes a tentative parcel map to resubdivide four existing parcels and a
Zoning Code amendment to establish setbacks for the future construction of four new
single-family dwelling units.
3. The Property is located within the RS-D (Single Unit Residential) General Plan Land Use
Element category and the R-1 (Single-Unit Residential) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RSD-B (Single-Unit Residential Detached).
5. A public hearing was held on March 17, 2016, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing
was given in accordance with the Newport Beach Municipal Code. Evidence, both
written and oral, was presented to, and considered by, the Planning Commission at
this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA)
Guidelines, projects which a public agency rejects or disapproves are not subject to
CEQA review.
SECTION 3. REQUIRED FINDINGS.
The Planning Commission may approve a Parcel Map only after making each of the required
findings set forth in Sections 19.12.070 of the Municipal Code. In this case, the Planning
Commission was unable to make the required findings based upon the following:
32
Planning Commission Resolution No. ####
Page 2 of 2
1. The Tentative Parcel Map is not consistent with the legislative intent of Title 19 of the
Municipal Code. The proposed parcel map is not consistent with the applicable
regulations and may prove detrimental to the community.
2. The site is not physically suitable for the type and density of development proposed.
3. The design of the subdivision and proposed improvements are likely to cause
substantial environmental damage and substantially or avoidably injure fish or wildlife
or their habitat.
4. The design of the subdivision and improvements is likely to cause serious public
health problems.
5. The design of the improvements will conflict with easements on-site for access through
or use of the property with the proposed subdivision.
Amendments to the Zoning Code are a legislative act. Neither the City nor State Planning
Law set forth any required findings for either approval or denial of such amendments.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission hereby recommends that the City Council of the City of
Newport Beach deny Tentative Parcel Map No. NP2016-002 and Zoning Code
Amendment No. CA2016-001.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk in
accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach
Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF MARCH, 2016.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Kory Kramer, Chairman
BY:
Peter Koetting, Secretary
10-02-2015
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Attachment No. PC 3
East Addition to Balboa
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Tract No. 756
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13,14,15, OF BLOCK 28 OF MAP OF EASTSIDE ADDITION TO THE BALBOA TRACT M.MB. 4 -20 AND PORTIONS OF LATS M &25 OF BLOCK- P" TRACT N? 518
MMB 17 PAGES 33, 34,35,36, RECORDS OF ORANGE COUNTY CALIFORNIA & A PORTION OF"L STREET AS VACATED BY RESOLUTION N2314 OF THE BOARD OF dy-3o
TRUSTEES OF THE CITY OF NEWPORT BEACH CALIFORNIA, AND A PORTION OF SEG. 35 T65 RIO W.
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4 -20 & PORTIONS OF LOTS M AND 2 5 OF BLOCK i'' OF TRACT N c 518 MISCELLANEOUS MAPS BOOK 17 PAGES 33 ,
34, 35& 36 RECORDS OF ORANGE COUNTY CALIFORNIA & A PORTION OF "L STREET AS VACATED BY RESOLUTION
Ns 314 OF THE BOARD OF TRUSTEES OF THE CITY OF NEWPORT BEACH, CALIFORNIA, AND A PORTION OF- SEG-
35 T63,/RIOW. '
AUGUST 1925 SCALE I IN.= 80 FT.
BASIS OF BEARINGS
The beorin✓ E9ST"" of Phe sou/h /file of Sec. 36, T. 6S. /[�/O/Y S.ljf3M. Ayos Poker/ os o .6 051's oFbeori/Jys for fh/s �7o/J.
,.j T9 TE O/ C/9L/FO.JlYl9�5,�,
�U/vT yOF\�OJ HNGEfLE ,�yl-
Ondoh/ of� O/925 6efbre me "t��_•�/ /YoforyPli6/ic /vor/d fo�covr>f/
and S>`o,�e reJ/deny therein,dri/y cam isslare Persorxo//y o��eorea / U
hno/vn fo me fo be Phe ,t,�.lond ( �, ^ .fno.yn >'o me to be Phe '
ThePoc/fic Te%phone e Te%yroPh Comoo /`fie eor/cnrofion f f ercculed f/Je ovifhln and foieyoiny/irJ ufn f
,fi/osrn fu me /`o be >he�eisons .vita e/ecu/ted /he ,o //fi� ins/iuinenJ oU litho/f o�`//re caipo.�.�roi, rro�/+d lfierrr
ocdo%firowfedyedYov>r lfiofsvch corooioflon a.fecofed><he sone /»lyifnessl�hereof/Pio✓e beicuo%se/rn
STF7TG Or CAGIfc /fl frond on affixe m officio/sro/!b d ai/d rrn y//is E/f!1-iC0/E 7f//•J/ OGOYe H'rl Jrfe�% 1 �•J
1 •(•v SS. TrY T< o Crs�//�ORwly
COUNTY F'OR'-71yGE. Lour ry o,� Los Arvscc 5.5- 1 /Y io-PLr—/ %j
Jy ��>Lar+��Co.,r./ Fludifor do hereby cerv`fy Phot 7rrere ore Un /h!s Z2�ot7 ofg sJ` F7/J /925, hefore/r>e /Sob
no /less Ofar 411267/0/ i°o/`c Cou. ;f or CiJ�y foxes. o /✓o%!y Pvb !f !r> O%Jd fOr SOJd COUr>{y O/>d -5744,,e,
o9oi1s7`Yhe 1-rocf of /old caAfered fhereii>, filly comm/ssi41ned onds/vorrJ, 2eFso>/o/y QP�eOrey
Uy The nccomo�n !i/ �. �.✓. /9Py /!0!1>�! >`ame
moi
Oofed //JisTTT�d��Ocf / �6 /J`i- S/>Piiu .+WOWS 7 /o r»e /o be >he 6JS/Jfa� � c���fo.y of
77-//:? or>o/ Trus/ Co. the corpora o»fha/ex-
covlfy fIt/d,/ar C rcF Dc/'�cy ecufed f/,e' ,rilh>n '7174"{oregoriJy '/ -51 filo Yn tome folie ffiep°cro
ssbc e+ecli/ed7he viffin ins/rvinrnv" on leba/f otthe COrpO/O//O/J n!!/FIPd ffyPrB/1 a/7d
- acfi>arr/edged/o/ne /bot sficfJ cor�o/ny>oxJ e.reco/`ed 'fie safna.
Exorf7/ned and Qooro�ed rhs_/5do of�Se f Fl.O. 19.25. /n /tiiti�ess GYherEo� /hove iJereorJfo se;' rJiy hono/or/c/
--- - yJ— o - _ ': f/—
Go41nfy S¢�c�•��] !c4/e firs f c/bove /vrifJ`er/.
tory 7�u6//c /i�ono for so o/4177y'
S Pou/ /gess/y,hereby crr/ij2� stet t orr> o Ci�iY ErJyiiJecr
of Phe S/o% of Co/ifbrrJio,old XlPal this Fr/o/o cons/sfii/y of
tsyo shee/s carte cf/y rcPrese/7fs o svrs�ey mode lirJo%r /77y
Sv/servisior> >i/__' S' /9OS,• or/c/Yfiof o//rr>or>41rrJcn/s shorvr/
STFTFE of CNL/FO.P/✓/y
here 671 oc/4167/!y e >s f old Jfieir•/o o s!floes arc c orre c/frJ Co41/YTY aF nv1NGE � 'S'S
shov✓1. On >`h/s_ y o, '"�O/925,beforcfr/c '
/n Witness /yhereof J hove here Ifo set my f/¢F>�o1o/ o No/or Pub/ic >i/ and for sold Co-4i-2y olid Store, res/oinylhe/�/h,
a /xec/rJJ o /c/a/ seo/ /`h/sft2o o / f�{]. /925. •y -
ff •y .f'f' y f_ d/>/y corn�r�iso/or/eolor7dSSY.�'��oPr{s�a//(� ou/ocor'ed�G/1o.>��Fer-yu3o,.
Gua.- ,a f /ham f.,.rJnn e. eJ o e,v" aer 171 7e
y�`e Person y„�se' riorr�e is"sii6scribeo!
Ci//il�r/9/iJee/ Jo Phe fvilflin and fbrc90/179 /o/s f�h c o��o� all"4h oer�ro�fed e
shot she execu/ed /ie sof„c les /e of✓ossph Mayer/s Feryv.�on mriror -
S
7-F7 TE orCAL/Fo,P/V/.9 /n /�/!dr/ess yYfie/eof / iioA-e hereon fo Sef fey i!o//ry o. /u o= •-;•a-�d s'
my 4{ficio/ seo/Phe dolt o1dl7eor/i> Jh/s cerfico% first obaxe r
COC>rVTY OF O.Pr91VGE S`5• /yr/� rJ. 1
Cl 7-)- OF/✓EW,-Ok' 7°he 15ooro/ - _ _- ` _ _•.�. •' t �`_y s - Lp1 t3
of' of fhP //y of lYe'sv,/�orf�Eoch 1hoJ/ /h/S >r/o2 /Yo%ry YC/GI/G /r7 Ond {or S9/c, Uocrnty and S/ul'c ^
be c>/oProvecs/ fhlse, ocJ. ofr�•�Si O. /925_ �, "r _���_� � � o
Cif E /i>eery Z� Gye herebrJ, cerfif2J. that we hove exam/i,�d/`fie /o/s of Phis
os shows o/JJhe Ai, 7hii> /J>o!o old oP/o/z7vc there f'or res/c%nce Or
eommerclo/uSeSS7-e77S7-e77-,5- OF
dQy of-
eou/VTY $$.
r
c/y of/tCEAv/7o.PTl3L-,9c!'1 1�\
This mold WZ2,5 orderea/ oo/orored i ::'ssessoi V
by /he4 -/f d of Ts/e
es of /he City of NeH> or7 -5c
o/J J`heoy of�
- STf7TE of L'r9L/FO.pIV/9 I SS. t •
CO/iNTY Or LOS F//vGELE.S J
01 Jhis� day. of�Pim F1.0. /925, before mel�� /v � - M
o fl/ofor Politic /n or/d /'0/-- sola/ Covf�f and S/ore res/dn^y fhe/ril w
ST.vTE OF C�9L/Fo,P/✓//9cornmfssloneo!010!s/vorn� 2ers y4//y o eorcol �� [F /
COC/NTy OF O.P.9/YGE � SS• ,y� /f-nown fo me fo be the vice !ores/c%n�` ono! ✓✓Lc!�1� �'��v� ,,
erCou/7/y C/erE /ri or>d fo rr�e fo be ff� ass/sfonf Trus/ off>ccr, of J`he yrs/ -77
for so/d Cour/y do heretic/' cer/ify shot o9ood orx/suf- and Sovinys /Bonk of Pos00%r/o, J`he cor2orof/onThOf�xecureo!
ficienf bard o/O�roveo/by >Fie Coun/!J oord o Su ervisors has q q , P
yhe sy/>h/1 and ore o/r/ /iJsfrurr/en> .Yno,vn >`a me fo 6c the ersons
bcen filed>,/!/h sodf�67or-d,�h;�� So/d6ar/t'is cc�loifior�a!for /v/>o erecul`ed>he ry/thin ins/rurnelt- o» 6e�off of Phe car�oo/ofiolnoined
thelvoy17c1f of o//foxes �h/ch o!r o /ic/7 /r/oorz Phe 1-a>,-�7e >hv> soch corPoiotio�e/ec/i%d>/le seine
ereo/by ffie occori7Por>y�ily rno2 no/yc/ que on000yob/e, af4' /r> AI�fr>ess !?/5e/�of, /hove ercun/o sefmy hoed and
fha/ sold bo1c7/Avos lorOA',- !f. 50/ /�oo do/ a /e v/or off/irec/niy o is/o/ .Seo/ fh 1q/ ear /h Phis cerffico7e
meefi>J9 thereof he/ 7/>f/ CfOO <7 /�. /9 2 f/rSlt ofjolxe {Yr/7`fa1. —
/ /
� z —
Cou !f C/er F 0n��X�off icio C/er F of �oo/�of Suoarvisors. �Yo/ury Pu /ic /i/ and for so/d Caun/y v/<o!S/off
i
,STe9TE OF�.9G/FO.'PN>H s•S•
Me hereby cert/fy 7r/X>7`We Ore 7'h-- OlYnerS Of or/iJT/erCsfBc�/! COUNTY of C?�NGE
74
/i17
i7eseo/�/o1oldd Hh>eer/ocrbe-y �yIlh/i>//he subdsho/vFi A .»ho>in> >/hhee ocn%ncrFnxeeoo4l/'177
/br>o9ord,
ano/1haf Phe on/yrocor/senf /s necessary er- of��hv/dfe%/Ora/oonest.e.oh/fcf/,ri>ss�omo/'ui>/(-,r/�o csbFooeoryriJ,•ofefr»ssusbf/osorc/eFdi/A6oeOrdld oJo s
AvCoryerrpsodnolS/f>o'hnl(�eppeppPf
9r
7467 asso fi//e 1,3 % and/vc conscnf fo the
f/ ao dosf HJlfi ' :> rrobedea/cafe fo >`he eeearsrs/e9c4"vo!7n/s
9
l
>he /v/l`hii> and are oin
dr/yes, ro67ds Q�olQiieys shoves so sa,�s414dl,,S,o�
OR/S'/YGE OOUNTy 7/7.4Z- CO. F/.PST 7 UST f�N/> E' o /ySgOENf/ >1S7�rGir/7ciJf a/�d OC�>JO/•Y/eO9Cd fo rJ7e 7`h 7'7hey E'XeGUfeG1//f7e 5O�7e.
P 5�v /nWifiJCJs Whereo /hos-e hereuif/o set lv7yy hand ondof
/ion fixed»7e5r ofF'!c/o/ seo/)Phe day 67/701 yec/r /nh/s ccrf/ficoJe
¢zrfc��Ea�x I!<ce Prr> •.c _ _:u - -
�
�o%• .Sorry �ovwu 2•.v✓�/;E'
q T,J � flSS rust O ,cel:
STi97E. OF Ch'L/FOip/✓/9 � s•S-
L(�-y_L(� �, COUNTY of ay 0-P
Onyh/s �_doy o{ Sc R( _ F7O.I925xbe/ore rr�e• J
/1oi /duo/y orAq ss�_ oordior/ of Phe oe sari orad esfa><e of d
� " �� . �/asePf> /'7oyei>is �er9usor> nj/rJor � ¢ /1/ofary P/.h//c /n of7d for sol CoulJ/y ono/ S/27/e Fes/diny � �
�.� K�u�_-_ _ ' . J`hererJ d41�y co/f7rr7/ss/o/Jeo/orJd swo/i,�o ersono//y oloPeore i
o -- //////''' - •✓�• ls� - .Y/Joirfl/o me fo be 7hefres/del/
'T/TLB / /$9/vCE ANO Ti2usT Co.
/% �. ✓it,wf/� <- i � ��'l�'i/Je[/I ,Nr/or✓i/ fo me /o be the Oronye i
T!•Y/e Ca 112e corPorohon Thof exeGuYed Phe w!>h/� Oro'
✓f!/Y v'. G, -?=5_¢r - forego/nor lips/r41rner> A.7a 171a/r>e/a lie /` persons wfi4 e cufed/ke vi/ffiin J
/1 trumerJ J` on lieh /f Offhe car oro�io» Homed e/•e!/� grrd
' - C/ ocnasv/ed ed 1 vJe �ha> such coro�o!ioi>.erecar`ed 1 -Sof�Je
. L�ITHERN Go UNTI ES S F.O. OFGAU F. ,. ! ,
- }y l /n `Yi//�ess /yhcraof / hove hereunto se/ my hand orJd
- =�"
Attachment No. PC 5
Resubdivision No. 318
4s
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SHEET L--� OF � R. S. T. 57 51
SCALE: 1" = 201 SHEET . PARCEL MAP RESUB. # 318 42 �
""-rLE�AItlN2 04 7 7 f�f/b fp�1y�
A14
IN THE CITY OF NEWPORT BEACH, CO�JNTY OF ORANGE, STATE OF CALIFORNIA . AT3... _....M. IN BOOK -- PAGE..----............
BEING ALL i OF LOTS 2, 3, 4, E\ 5 I TRACT 756 PER BOOK 23,PAGES 7 5, OF PARCEL MAPS, COUNTY OF ,ORAMGE, CAUFORN'A
8 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY CALIFORNIA. ►1TY 5UR1/EYOR -
COUNTY, Al kEOUE51 QI ..... ----
l. VFIFUC CARLYLC, Coon" R41cf1tArr
CITY ENGINEERS CERTIFICATE SURVEYOR'S CERTIFICATE
THIS MAP HAS BEEN EXAMINED THIS 2?-"DDAY OF JvAIe , 1972, FOR CONFORMANCE TH15 MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED
WITH THE REQUIREMENTS OF SECjON 11575 OFTHE SUBDIVISION MAP ACT. UPON A FIELD SURVEY IN CONFORMANCE WITH THE REQUIREMENTS OF
/ r / THE SUBDIVISION MAP ACT AT THE REQUEST OF HENRY W BUCKINGHAM
IN OCTOBER, 1971. 1 HEREBY CERTIFY THAT IT CONFORMS TO THE APPROVED
TENTATIVE MAP AND THE CONDITIONS OF APPROVALTHEREOF,rii [4� Y
ITY ENGINEER PROVISIONS OF APPLICABLE STATE LAW AND LOCAL ORDIN
BEEN COMPLIED WITH.
COUNTY SURVEYORS CERTIFICATE
EXAMINED AND APPROVED THIS Z6 1DAY OF1972 .
WILLIAM J. F ST " L.
L.McCONVILLE
pir�'i
COUNTY SURVEYOR BY DEPUTY
NOTE :
BASIS OF BEARINGS : THE PURPOSE OF THIS PARCEL MAP lS TO RESUBD/ V/DE THE
THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE LAND FROM FOUR LOTS EXTENDING BETWEEN THE ALLEY ON THE
OF BALBOA BOULEVARD BEING EAST PER P.M. 13/47,RECORDS OF ORANGE WEST AND THE PRIVATE ROAD ON THE EAST TO THE FOUR
COUNTY, CALIFORNIA. PARCELS AS SHOWN HEREON.
MONUMENT NOTES
I . FD 3/4 " I.P. TAGGED "L.S. 2312" NO REF, AT ALL
POINTS SHOWN THUS —$-
2. SET 3/4" I.P. TAGGED "L.S. 3109 " AT ALL POINTS
SHOWN THUS
r
r- A -f : 1 r, r n f• r. 1-f 1 /�I n 1 -I'r�l ri A I rl
r- I\ ♦ 1 X11 IF- A% 1 11 11 1 rl ,It 1 / 1'� L\ . 1, L-\ 1 1 ,�\ , 1.
L-I-1�/ �\Lr Lr1 1 1 \.- 1 V r lJ !-" 1L II - • 1 1 N \\�
r A A 1 /•j /•• r L-ii 11\ � `�
1 �• 1 i
l
) .1 •� � FD. CHISELED CROSS
FD.-CHISELED CROSS IN I I �- IN CONC. PAVEMENT
CONC,
SIDEWI LK I I j NO REF,
NO REF.
I I (30.oo') I o (7. 50'
(30 00') I (30.00') 1 (30 00) 1 (30.00)" _ EA 5TI 89.92' I c
_-- �- ' N N
- -AV- EAST 119. 94' i � ALLEY oI m
_ _ I EAST 117.42' 2I o
EAST r j o.00 44.96' 44.96' - 17.5o N
15.00' 54.96' 62.46' N
I T �• C
w
10' PRIVATE RD. ESMT.PER
DEED 655/BG
OF DEEDS_ _ I Q p,`cZG� P� o
O
N 1p A �„1 o cato
I r
Ul .t W
o p a
N "o d ~
1 — 54-96 0 62.46' w
Lo x 44.96' - 44.96'LD
}
10'PRIVATE RD. ESMT. I EAST If 7. 42-'
PER DEED 655 /$7 ui Z o F
W 70
OF DEEDS. \ I-; _ ?• N
w \� ¢ F I F o o
O Z K _
I— z �, z l00 w
o o P�G� F- a P�G�
Q O Occ
� z o
Z � I
+10' 10 59.46' , 62.46' 17.50'
_ o.o44.96`)o' 44.96 17 so' L _ _
R EAST EAST 117, 42'
�
I i I I FD CHISELED CROSS
to oI pi IN CONC.PAVEMENT
C) uii I P.M. 13/47
Lrijm (FORMERLY CENTRAL AVENUE) m mi
BALBOA BLVD. JI
_ 134. 94 ' — - 89.92' 17.50' 436./7' _ —
� EAST CE 678. 53 ' —�
FD. M.H. NOTCHES
PER P.M. 13/47
• I
• i
F.B. 317-R JOB NO. 12240
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Attachment No. PC 6
Modification Permit No. 0556
47
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T N i
I, ad c. -Ivan<c a.i c.aiocnc=
i
1
m o
410 b.m A.
nTl
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a0 PI
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i I a r
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r � t
orlcC¢o
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�V i ���CAI
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die� d d d s
el
FI
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_.._ � � _..- �— Rrs erte_'c__ •..-_ ' .n R.�¢y�c�n�E J 'i dl � r
Ul" �LQ17 I I I T�
A`
"'+"iw ��E;n w-tY a *..�V .w86rd. s if"c� -m'.n � r "✓ -� w � Pr g.v aa� �b49"r mtir a
p t g H r t Y) y + A cae ggqL r a
f � .€�< yaF�aGsay A g n d 3 y y r.r
144 r" d .� ' t T. �1<v'i�"4i'�...�g aa,4tE`= i•,, n,'�,¢. " . •J.��d .s ,
r �..t.afi q
9
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Attachment No. PC 7
Site Photos
51
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• • 1 1 1 ` r r •r• • Site Photo 03-03-2016.Sur •r• •• from East Balboa Boulevard.
YF:
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Site Photo 03-03-2016. Subject Property viewed from L Street(private street). Site Photo 03-03-2016. Private tennis club across L Street(private street).
N
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Site Photo 03-03-2016. Subject Property viewed northerly alley.
Attachment No. PC 8
Existing Setback Map S-2G
55
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�"q "^•8��
ele
abandoned right-of-way Q
CU
abandoned right-of-way ' •// /
as
Boned right-Of-Way
_ 30 20 feet • / / L 2 feet
-19 F25- '� _ - - - 3p 11 feet14feeti ■•• • • • . . . . .� +�
- - - - - � - ---- ----- ---
' Aback_ _ r 8C - --------- —
_ m p q r t line setback line
g f f N _ y m BAV-AVE-E _ _ y
ms 7 sm sor me y O CD
504 ,902 ry ^ co L
x –O s6z so3 W so3 W v R j w � t] � co
w
sos os =
5 sob 1Too Sot '- so1 500 19oz roe ry r ;7J pp co W co co
5 a W —
BALBOA BLVD 5 EAST ` Y co
9 - 9 5 51 r--5� -5 5- -5 " r
429 ,.... "• ��
m m m r ry 427 g m o
",t� rsr0 �^�$ no4 0 o g m n S 3no a2s z 4� �5 rya
938 5 F BAY AV E E
334 423 437 500 1806 G % `, L
PLAZA
DEL NORTE 33z 421 422 d36 ad3 p �2(b ti+ryA J0/
V 433
330 432 m M1+M1 $ � 0
419 a20 429 W 429 N St. " ryQ° "^:L9 C.3, O
�� 4C',Zq r 324 d1i 418 Rq 3'f 92 "5 rV0
4Y ' e _ 1 p 4zs azo 4zs OI v o ry 2 e >
9 o ats Ota 4n a16 +6 2+•0 "' ""
FRq^rgpq pvE O 22+6
469 410 ma 4oe – 6 s z2ot 22� e
306 aoz aoa aos aoz a0s o zy0s ase M121
9 aofi aos aoa S g g
A
1p
s�
7p apt
h g FqN 1 o \ ao0 - y
10
a � h 225e e
a
Na<„�1pm - n 10
\. 1p
ry yj86 1/��1
\`! �•/���//(�' _ BE, ry m 129a p� SH ry
A ry h 'fp BLVD
ry m 230° Q2 " 1
N � m
r ry ti r —
• N � r o S
2013-29 CA2013-006 PA2013-211 01/14/2014 Change the rear alley setback for six
properties from 6 feet to zero feet, �9
consistent with the standard rear alley
setback. 2022, 2026,2032, 2034, 2038,and s'
o '•�
2042 Miramar Drive.
N
0 125 250
mmm:::� Feet (n
Name: S-2G / February 13, 2014 ��
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Attachment No. PC 9
Proposed Setback Map S2-G
159
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2126 M1 �°ry ^yM1 1N�ryOcf
ry e, ,O
6
abandoned right-of-way
cu
abandoned nghEbfay
8 3S
'.•. . � � et "
L
• .
- - -abaone right-:)f-way
0 20 feet o11 feet . � ' • • • . zfeet
Q 14 fee +U�r
tbad Ine ---- ----s—tb—ck line —q -----
U)
BAY-AVE-E
Nso3 p2spp 2p� ;a 5 WwIy�
00
BALBOA BLVD
9 _
wny
f
wy
EAST e
N�
m s ^ A o 0 42]
340
1Tpn g o f n w dzs ads w am ry oA
^ry 336 dzd ad1 'z aas n: a p
423 > a0 ti� 9
334
p ^^'� --
PLA2 DIEL NORTE 332 421 a22 d3T a d36 N6 p �2(b ti^A\S W° Tapp c
Aw
b V 7 d33 933 '4^� ry9 c
3230 41s n2p ate 1D1 101 naz dzs sF ro ryo a ryM1� Cy O tis ry5M1 e
eC' - � PlA2A � 3za an d1e a26 RR s^p 'S 9� '�N
Q a2d d25 (p 9 'L 2
ro� 8 °EL s 3zz 1 7411 d1e a21 azo s Noy@ n 2s, e m o ;
31e 1413 din d1T alp az1 cm n e 240 1°a" yn'
9 m �� R M/ m�ry nR ^� all 412 a43 aiz d1s GR"NADA z Avb c rt+a
410 409 Spa s 2zo4 2221
408 aos 402 9ps 2V5
wt
y8• n g n �n 9 _ � 3p6 ao6 aoa 2zos \O1 zy34
^� ^� n N $ z113 `s
ZQ '� 1 _ ,. ^No aoa aoa ass
y ,p Sd5
o ^v ape w SEV/LLE N s N N N ry 2219 12n2 6^ .�. ry
m _a 6. NUE 1
m `o' �
n ^
VJ
1Q w ^� h B[Vp1Qry Pv a - _ _ ' 10 mA tiM1
r -
^<� 10 a N N Mm a ryb _
S N m $ H220h ^^,
N^'Q/� � - _ OCEAry v ytbb PJ SHF,ry
8 N 1.Q BLVD 0P M1p (`S «/
F S $ i F� ry,M19 O
2 ry ry M1M1ry�
v _
0
z/
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Proposed Setback Exhibit
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14.095 SD. FT. BUILDING SET BACK EXHIBIT
BEING A SUBDIVISION OF A,B,C AND D OF PARCEL MAP NO, 44/14
1902 E. BALBOA, NEWPORT BEACH,
PREPARED BY,
RON MIEDEMA L.S. 4653 OWNER-SUB DIVIDER: BUILDING SETBACKS
'
23016 LAKE FOREST DRIVE 11409 RREG INVESTMENTS SERIES LLC FROM TOM ST. CLAIR
LAGUNA HILLS, CA 92653 3005 S. EL CAMINO REAL REVISED DATE- 12-12-15
SCALE 1'=20' (949) 858-2924 OFFICE
(949) 858-3438 FAX SAN CLEMENTE, CA 92672
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Tentative Parcel Map
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DATE- 12 5T. TENTATIVE PARCEL MAP 2015- 188
DATES 12-I2-IS
BEING A SUBDIVISION OF A,B,C AND D OF PARCEL MAP NO. 44/14
1902 E. BALBOA, NEWPORT BEACH.
PREPARED BY-
OWNER-SUB DIVIDER,
REIN MIEDEMA L.S. 4653 RREG INVESTMENTS SERIES LLC
23016 LAKE FOREST DRIVE #409
LAGUNA HILLS, CA 92653 3005 S. EL CAMINO REAL
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vI
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
East Balboa Lot Reorientation (PA2O16-010)
Subject: FW: Project File: PA2016-010
Attachments: LTR#1-City of Newport-Parking Request for Easement-Selective 1905 East Bay,
LLC-no footer_ID302_031416.pdf
From: Brian Fagan [mailto:bfaganCalselectivere.coml
Sent: Monday, March 14, 2016 4:50 PM
To: Nova, Makana
Subject: RE: Project File: PA2016-010
Makana, please see the attached. Please confirm this will be submitted with the case file for the project.
Thank you,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
0: 818: 995-4900 x 224
F: 818-995-4911
Bfagan@SelectiveRE.com
www.SelectiveRE.com
From: Brian Fagan
Sent: Tuesday, March 08, 2016 1:14 PM
To: 'Nova, Makana'
Subject: RE: Project File: PA2016-010
Importance: High
Makena, our asset and several homes along East Bay Avenue have a recorded easement which the new
project must comply with. I believe the easements do not allow development over the easement at all and
the area must be kept clear for parking. In addition, the existing homeowners have a right to this easement
in perpetuity and cannot be blocked from using it.
I have attached:
1. "Parcel 3" Easement recorded
2. Survey showing the Parcel 3 easement for the benefit of our property and other owners properties.
3. Marked up Building Set Back Exhibit from proposed development. I believe that the building
envelope proposed does not meet the requirements to not build over the easement.
If the development proceeds with the garages of the homes facing the easement, our concern would be the
other beneficiaries of the easement will effectively be blocked from using the easement as the new
1
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
homeowners will park their vehicles there and there will bea � f�fDO�deLi�i 6-010)
easement easement to actually use the easement.
Please advise how we can properly ensure that the building department does not issue a permit in the event
there is a conflict with the easements.
Thank you,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
0: 818: 995-4900 x 224
F: 818-995-4911
Bfagan@SelectiveRE.com
www.SelectiveRE.com
From: Nova, Makana [mailto:MNova(dnewoortbeachca.ciov]
Sent: Tuesday, March 08, 2016 11:20 AM
To: Brian Fagan
Subject: RE: Project File: PA2016-010
Hi Brian,
As requested, please refer to the attached parcel map configuration,setback exhibit, and project application form with
contact information for the applicant. I've also included an aerial map of the existing lot layout(property lines shown in
red and easements for private streets shown in green).
The staff report will be posted online on the City's website on Friday. You can access the staff report through the
following link when it becomes available: http://www.newportbeachca.gov/government/departments/community-
development/planning-division/planning-commission
Let me know if you have any questions regarding the project in the meantime.
Thank you,
M.ckc+•s Nova I ASSOCIATE PLANNER, AICP
Planning Division I Community Development Department
City of Newport Beach
100 Civic Center Drive i Newport Beach, CA 92660
P. 949.644.3249
m n a va(-)new portbea ch ca gov
www.new oo rtbe a c h ca.a ov
LEED
GREEN
ASSOC4A7E
2
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
From: Brian Fagan [mailto:bfaaan@selectivere.coml East Balboa Lot Reorientation (PA2016-010)
Sent: Tuesday, March 08, 2016 11:00 AM
To: Nova, Makana
Subject: Project File: PA2016-010
Dear Ms. Nova, good morning. We represent the ownership of 1905 East Bay Ave which is adjacent to the
proposed project PA2016-010 located at 1902 East Balboa Blvd.
Can you please forward the proposed four lot layout and associated setbacks for the proposed project? Is
there an application that you can share as well?
Thank you very much,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
0: 818: 995-4900 x 224
F: 818-995-4911
Bfagan(c@SelectiveRE.com
www.SelectiveRE.com
3
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
East BalbowLatflaoaielllotti�cft4PA2016-010)
Selective 1905 East Bay, LLC, Encino, CA 91436
a California limited liability company 818-995-4900 • Fax 818-995-4911
www.SelectiveRE.com
March 14, 2016
Ms. Makana Nova
Associate Planner
City of Newport Beach
mnovana newportbeachca.gov
RE: PA2016-010
Easement/Fire Department Access
Location: 1902 East Balboa Blvd.,Newport Beach ("Project")
Dear Ms.Nova;
This letter is in response to the Notice of Public Hearing for the above Project. We own the
real property at 1905 East Bay Ave.,Newport Beach. Our property has the benefit of a
recorded easement of 10 feet on the easterly side of the Project's property line. There exists a
roadway and associated easements for the benefit of neighboring property owners which the
new Project must comply with. Our easement provides for perpetual right to go over and
across the easements. The easements we enjoy, which burden the project PA2016-010, do
not allow development over the easement and the area must be kept clear for vehicular access,
ingress/egress.
We request the following:
1. No building structure be allowed over the easement area.
2. The fire department confirms proper access across the easement remains uninhibited.
Currently, visitors often park cars on the existing easement prohibiting fire department
/emergency vehicle access.
3. Project should have conditions to post (in clear view) code compliant signage of NO
PARKING and/or NO STOPPING signs on the newly built residence garages or
nearby. Without signage, there will be no way to ensure easement enforcement.
If the development proceeds with the garages of the homes facing the easement, our concern
would be other easement beneficiaries, like us,will effectively be blocked from using the
easement as the new homeowners will park their vehicles next to their garages; it will be
impossible for the existing easement beneficiaries or emergency vehicles to access the
easement. We request the City protect these easement rights.
Please advise how we can properly ensure that the building department does not issue a permit
in the event there is a potential conflict with the easements.
Sincerely,
By Selective Real Estate Investments, its Manager
att�,,
By: Brian A. Fagan,President
CITY OF NEWPORT BEASIfnning Commission - March 17, 2016
NOTICE OF PUBLIC FHEL"do. 3a Additional Materials Received
NOTICE IS HEREBY GIVEN that on Thursday, March 17a���albopt2e�re�r� a � J�Ptt�?a(�1f�e010)
matter shall be heard, a public hearing will be conducted in the Council Chambers at 100 Civic Center
Drive, Newport Beach. The Planning Commission of the City of Newport Beach will consider the following
application:
East Balboa Lot Reorientation - A tentative parcel map to resubdivide four existing parcels and a Zoning
Code amendment to establish building setbacks for the future construction of four new single-family
dwelling units.
The project is categorically exempt under Section 15303 and 15315, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 3 (New Construction or Conversion of Small Structures)
and Class 15 (Minor Land Divisions).
All interested parties may appear and present testimony in regard to this application. If you challenge this
project in court, you may be limited to raising only those issues you raised at the public hearing or in written
correspondence delivered to the City, at, or prior to, the public hearing. Administrative procedures for
appeals are provided in the Newport Beach Municipal Code Chapter 20.64 and Section 19.12.060
(Subdivision Code). The application may be continued to a specific future meeting date, and if such an
action occurs, additional public notice of the continuance will not be provided. Prior to the public hearing,
the agenda, staff report, and documents may be reviewed at the Community Development Department
Permit Center (Bay C-1 st Floor), at 100 Civic Center Drive, Newport Beach, California, CA 92660 or at the
City of Newport Beach website at www.newportbeachca.qov/planningcommission. Individuals not able to
attend the meeting may contact the Planning Division or access the City's website after the meeting to
review the action on this application.
For questions regarding this public hearing item please contact Makana Nova, Associate Planner, at (949)
644-3249, mnova@newportbeachca.gov.
Project File No.: PA2016-010 Activity No.: NP2016-002 and CA2016-001
Zone: R-1 (Single Unit Residnetial) General Plan: RS-D (Single Unit Residential
Detached)
Location: 1902 East Balboa Boulevard Applicant: RREG Investment Series LLC
Peter Koetting, Secretary, Planning Commission, City of Newport Beach
3/eh J1ovR r ,rr—
.,r�Frv�b ,
[BY. MAR O's 2016
Planning Commission - March 17, 2016
Item No. 3b Additional Materials Received
East Balboa Lot Reorientation (PA2O16-010)
Biddle, Jennifer
Subject: FW: Update - Project File: PA2016-010
Attachments: LTR#2_City of Newport-Parking Request for Easement-no footer ID302-031516.pdf
From: Brian Fagan [mailto:bfagan@selectivere.coml
Sent: Tuesday, March 15, 2016 10:42 AM
To: Nova, Makana
Subject: Update - Project File: PA2016-010
Makana, please see the attached per our discussion.
Thank you,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
0: 818: 995-4900 x 224
F: 818-995-4911
Bfagan@SelectiveRE.com
www.SelectiveRE.com
From: Nova, Makana [mai Ito:MNova(anewportbeachca.gov]
Sent: Tuesday, March 15, 2016 7:38 AM
To: Brian Fagan
Subject: Read: RE: Project File: PA2016-010
Importance: High
Your message
To:
Subject: Project File: PA2016-010
Sent: Tuesday, March 15, 2016 2:38:29 PM (UTC) Monrovia, Reykjavik
was read on Tuesday, March 15, 2016 2:38:13 PM (UTC) Monrovia, Reykjavik.
1
Planning Commission - March 17, 2016
Item No. 3b Additional Materials Received
East Balboa5WVe raefl ava nui P 016-010)
Selective 1905 East Bay, LLC, Encino, CA 91436
a California limited liability company 818-995-4900 • Fax 818-995-4911
www.SelectiveR-E.com
March 15, 2016
Ms. Makana Nova
Associate Planner
City of Newport Beach
mnova(a nMortbeachca.gov
RE: PA2016-010
Easement/Fire Department Access
Location: 1902 East Balboa Blvd.,Newport Beach("Project")
Dear Ms.Nova;
I appreciate your further explanation of the proposed Project and confirming:
1. The area over the 10' wide easement(alley easement) on rear of Project which shows
a proposed`Building Envelope"will NOT have any structure built over that area or
over the easement. The Building Envelope enables the City to calculate total
allowable buildable square footage only.
2. You will consider updating the March 17,2016 staff report for the Project.
a. As discussed, since our easement provides for perpetual right to go over and
across the easements, the area should be kept available vehicular access,
ingress/egress.
b. The Project should have conditions to post (in clear view) code compliant
signage of NO PARKING and/or NO STOPPING signs on the newly built
residence garages or nearby. Painting of curbs red as a fire lane would also
work.
c. Without signage or evidence of enforcement, there will be no way to ensure
easement enforcement. It is impractical and"un-neighborly"for the neighbors
to be the enforcement mechanism.
Please advise how we can properly ensure that the building department only issues a
permit which ensures the above. Please confirm the staff report will be updated to reflect
the above; I can be reached at 818-995-4900 x 224.
Thank you,
By Selective Real Estate Investments, its Manager
ate-
By: Brian A. Fagan,President
East Balboa Lot Reconfiguration
I
�I
4 l
I
Planning Commission Public Hearing •
NP2016-002 and CA2o16-oos (PA2o16-oto)
March 17, 2016
Planning Commission - March 17, 2016
ting
AOL 10)
Introduction
~fin
a
z
a.C'dt/FO0.N�P
■ 2.902 East Balboa Boulevard ( PA2016 -olo)
Tentative Parcel Map No . NP2016-002
Code Amendment No . CA2016-001
To establish setbacks and buildable area
03/172oi6 Community Development Department - Planning Division 2
Planning Commission - March 17, 2016
ting
10)
Vicinity Map
1�IA Al
R
A
Subject
Properties
10' Private Alley
- Easement
.>, L Street
(Private
�*a
I � Street)
_. .- fk -
_2000 2006 2006 2012 2016 2020
10' PrivateAlley � �
'Q 10' Public
Easement Alley 0'
07/13/2012 Community Development Department - Planning Division 3
Site Photographs -
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Site Photographs
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Site Photographs
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Site Photographs
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4
Planning Commission - March 17, 2016
Item No 3c Addotmanal Ngater QI& Presented qt Me I ting
10)
Proposed Reconfiguration
10' Private Alley
74
Easement
t
IL
10' Public ,
: . Alley - ..�.
fi
10' Private Alley L Street
Easement (Private
r Street)
Af 1902 '2000 2006
Planning Commission - March 17, 2016
Item No 3c Addotmanal UatermQls Presented 2t Nja
ting
10)
Proposed • Exhibit
- - - - - - - - - - -
- -4 -.—`. K— - Al I FY - . . , - - —
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°31171201 9
Planning Commission - March 17, 2016
Item No 3c Addotmanal UatermQls Presented 2t Nja
ting
10)
Floor Comparison
Existing Lots Proposed Lots Block 28 of East
1902 East Balboa Side Addition to
the Balboa Tract
Approximate Lot Size 3,298 sf to 3,748 sf 3,523 sf 3,000 sf
5' E. Balboa
21.5' L St.
(including 17.5' 25.5' L St. (including 17.5'
Required Setbacks private street) private street) 8' front
0' garages 3' sides3' sides
4' sides 5' rear W. alley 5' rear alley
4' W. Alley
5' N. Alley
Buildable Area 2,035 sf 2,087 sf 2,088 sf
Maximum Gross Floor Area 4,070 sf 4,174 sf 4,176 sf
03/17/2016 Community Development Department- Planning Division 10
Planning Commission - March 17, 2016
ting
10)
East Side Addition to Balboa - :Lgo5 I
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03/17/2016 Community Development Department- Planning Division 11
Planning Commission - March 17, 2016
ting
AOL 10)
Recommendation .n
a.C'dt/FO0.NP
Conduct a public hearing
■ Adopt the draft resolution :
Recommending City Council approval of the
Tentative Parcel Map and Code Amendment.
Alternatives :
Approve a modified lot design or different setbacks
Deny the application (the application would not
proceed to City Council)
03/17/2ol6 Community Development Department - Planning Division 12
Planning Commission - March 17, 2016
Item No 3c Addotmanal UatermQls Presented 2t Nja
ting
10)
Site Photo = West Alley I
t '
07113/2012 13
Planning Commission - March 17, 2016
ting
AOL 10)
CEQA Review
_
a
.Sdt/FO0.NP
The project is categorically exempt under
Section 15303 and 15315, of the California
Environmental Quality Act (CEQA) Guidelines -
Class 3 ( Existing Facilities) and Class 15 ( Minor
Land Divisions) .
■ The proposed project involves the division of
four or fewer parcels for the construction of
four new single -family residences .
03/17/2ol6 Community Development Department - Planning Division sq
Planning Commission - March 17, 2016
ting
AOL 10)
Next Steps
� i
a
.Sdt/FO0.N�P
■ If final action is taken, appeal period expires
Thursday, March 31, 2016 .
■ If no appeal, applicant may proceed to City
Council (tentatively April 26, 2016) .
05/21/2015 Community Development Department - Planning Division 15
r
*i
a
ti
4
M
46
I
For more information contact:
Makana Nova
949-644-3249
mnova@newportbeachca.gov
www.newportbeachca.gov
Planning Commission - March 17, 2016
ting
10)
OD
.sL=CorLofS �l28cf,G`ost o �—
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Planning Commission - March 17, 2016
Item No 3c Addotmanal UatermQls Presented 2t Nja
ting
10)
Existing Setbacks =
•
_ 72
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V
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0311712016
Planning Commission - March 17, 2016
Item No 3c Addotmanal UatermQls Presented 2t Nja
ting
10)
Parcel
_ f » w r_ Y -�
e— _LEY w
� s' • ,� w AST 117.41 «
w i= PARCEL' 1
w 1 2 STORY RESIDENCE s• I " z
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BALBDA BLVD.
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