HomeMy WebLinkAboutZA2017-004-LOT MERGER - 2352 REDLANDS DR RESOLUTION NO. ZA2017-004
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING LOT MERGER NO.
LM2016-010 AND A WAIVER OF THE PARCEL MAP
REQUIREMENT FOR A LOT MERGER LOCATED AT 2352
REDLANDS DRIVE (PA2016-160)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brian Nguyen and Winnie Dinh, with respect to property
located at 2352 Redlands Drive and two unaddressed lots directly west and southwest of
2352 Redlands Drive. The lot at 2352 Redlands Drive is legally described as Lot 9 of
Tract No. 3062, as per map thereof recorded in Book 92, Pages 19 and 20 of
Miscellaneous Maps, Records of Orange County, California. The unaddressed parcel to
the west (APN 439-232-10) is legally described as Lot B of Tract No. 3062 and a portion
Lot 105 of Tract No. 300, as shown on a map recorded in Book 14, Pages 11 and 12 of
Miscellaneous Maps, Records of Orange County California. The unaddressed parcel to
the southwest (APN 439-232-11) is legally described as a portion of Lot 105 of Tract No.
300, as shown on a map recorded in Book 14, Pages 11 and 12 of the Miscellaneous
Maps, Records of Orange County California.
2. The applicant proposes a lot merger and requests to waive the parcel map requirement
for three properties under common ownership.
3. The subject properties are located within the Single-Unit Residential (R-1-7200) Zoning
District and the General Plan Land Use Element category is Single-Unit Residential
Detached (RS-D).
4. The subject properties are not located within the coastal zone.
5. A public hearing was held on January 12, 2017 in the Corona del Mar Conference Room
(Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15315, of the State CEQA
(California Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions).
Class 15 exemption includes the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four (4) 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 parcel to local
standards are available, the parcel was not involved in a division of a larger parcel
Zoning Administrator Resolution No. ZA2017-004
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within the previous two (2) years, and the parcel does not have an average slope
greater than 20 percent. This exemption includes a minor lot merger not resulting in
the creation of any new parcel that complies with the conditions specified above.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 19.68.030 and 19.08.030 of the Newport Beach Municipal Code,
the following findings and facts in support of such findings are set forth:
Finding:
A. Approval of the merger will not, under the circumstances of this particular case, be
detrimental to the health, safety, peace, comfort and general welfare of persons
residing or working in the neighborhood of such proposed use or be detrimental or
injurious to property and improvements in the neighborhood or the general welfare of
the City, and further that the proposed lot merger is consistent with the legislative
intent of this title.
Facts in Support of Finding:
1. The lot merger to combine three existing lots by removing the interior lot lines
between the lots will not result in the creation of additional parcels.
2. The project is in an area with an average slope of less than 20 percent.
3. The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions).
4. The future development on the proposed parcel will be subject to the Zoning Code
development standards, which are intended to promote orderly development,
protect neighborhood character, and preserve public health, safety, and general
welfare of the City.
5. The existing drainage feature located on the southwest parcel (APN 439-232-11)
has been conditioned to not be altered and maintain the existing drainage course.
6. All existing drainage and utility easements will remain with the lot merger.
Finding:
B. The lots to be merged are under common fee ownership at the time of the merger.
Facts in Support of Finding:
1. The three lots to be merged are under common fee ownership.
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Finding:
C. The lots as merged will be consistent or will be more closely compatible with the
applicable zoning regulations and will be consistent with other regulations relating to
the subject property including, but not limited to, the General Plan and any applicable
Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. The merged lots will retain the Single-Unit Residential (R-1-7200) zoning designation,
consistent with the surrounding area. The R-1-7200 Zoning District is intended to
provide for areas appropriate for a detached single-family residential dwelling unit
located on a single lot with a minimum lot area of 7,200 square feet.
2. The Land Use Element of the General Plan designates the subject site as Single-Unit
Residential Detached (RS-D), which applies to a range of single-family residential
dwelling units. The land use will remain the same and the merger is consistent with
the land use designations of the General Plan.
3. The subject property is not located within a Specific Plan area.
Finding:
D. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a
result of the merger.
Facts in Support of Finding:
1. No adjoining parcels will be deprived of legal access as a result of the merger.
2. Legal access is provided from Redlands Drive and will remain unchanged.
Finding:
E. The lots as merged will be consistent with the surrounding pattern of development and
will not create an excessively large lot that is not compatible with the surrounding
development.
Facts in Support of Finding:
1. Properties along Redlands Drive consist of lots of varying shapes and sizes.
Although the proposed lot merger will create a larger lot, it will not create an
excessively large lot in comparison to the existing lots in the area. There are many
existing lots in the surrounding development that are similar to the proposed lot
area, including 2390 Redlands Drive (19,799 square feet) and 2393 Tustin Avenue
(14,738 square feet). Furthermore, both of the properties at 2384 and 2364
Redlands Drive utilize the adjacent parcel behind their residences for accessory
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Zoning Administrator Resolution No. ZA2017-004
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structures such as pools and decks. The proposed lot merger would utilize the
adjacent lot for a similar purpose. Therefore, the lot would be compatible with the
surrounding development.
2. The proposed lot width is approximately 86 feet, which exceeds the minimum lot
width requirement of an interior lot for lots zoned as R-1-7,200.
3. The resulting lot configuration will not change the existing pattern of development
since the orientation and access to the parcels would remain the same.
Finding:
F. The proposed division of land complies with requirements as to area, improvement
and design, flood water drainage control, appropriate improved public roads and
property access, sanitary disposal facilities, water supply availability, environmental
protection, and other applicable requirements of this title, the Zoning Code, the
General Plan, and any applicable Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. Approval of the proposed lot merger would remove the existing interior lot lines, and
allow the property to be used as a single site. The proposed lot would comply with all
design standards and improvements required for new subdivisions by Title 19,
General Plan, and Coastal Land Use Plan.
2. The subject property is not subject to a Specific Plan.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Lot Merger
No.LM2016-010, subject to the conditions set forth in Exhibit A, which is attached hereto
and incorporated by reference.
2. This action shall become final and effective 10 days after the adoption of this
Resolution unless within such time an appeal is filed with the Director of Community
Development in accordance with the provisions of Title 19 (Subdivisions) of the
Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 12th DAY OF JANUARY, 2017.
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The map shall be submitted to the Public Works Department for Final Map Review and
Approval. All applicable fees shall be paid.
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. Prior to the issuance of building permits for construction to cross the existing interior
lot line between the three (3) parcels proposed to be merged, recordation of the lot
merger documents with the County Recorder shall be required.
4. The natural drainage course shall not be modified.
5. Lot Merger No. LM2016-010 shall expire unless exercised within twenty-four (24) months
from the date of approval as specified in Section 20.54.060 of the Newport Beach
Municipal Code, unless an extension is otherwise granted.
6. 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 Nguyen Lot Merger including, but not limited to, Lot
Merger No. LM2016-010 (PA2016-160). 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
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