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PARCEL MAP NO.
NP2007-018 (PA2007-156) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-018 (PA2007-156) |
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Applicant |
3312 Clay Street LLC |
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Site Address |
3312 Clay Street |
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Legal Description |
Lot 4, Block 3 Southeasterly 62 feet, Tract 27 |
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On September 10, 2007,
the Zoning Administrator approved the application request to approve a
Tentative Parcel Map application creating two condominium units. The property
is currently occupied by a single family residence that will be demolished. No
exceptions to the development standards of Title 19 (Section 19.12) are
proposed.
The property is located in the R-2 District. The Zoning
Administrator’s approval is based on the following findings and subject to
the following conditions. |
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FINDINGS
The Zoning Administrator
determined in this case that the proposed 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 of Title 19:
1.
The lot is currently occupied by a single-family dwelling unit that
will be demolished. A new duplex will be constructed and the proposed parcel
map will create two condominium units. The density will be increased. The
proposed subdivision and improvements are consistent with the density of the
R-2 Zoning District and the current General Plan Land Use Designation “Two-Unit
Residential”.
2.
Although the lot is irregular in shape, it has very little slope and is
suitable for development.
3.
This project has
been reviewed, and it has been determined that it is categorically exempt from
the requirements of the California Environmental Quality Act under Class 5
(Minor Alterations in Land Use Limitations) and Class 15 (Minor Land
Divisions).
4.
The proposed parcel map is for residential condominium purposes. All
Building, Public Works, and Fire codes will be complied with in the
construction of the proposed structure. Public
improvements will be required of the developer per Section 19.28.010 of the
Municipal Code and Section 66411 of the Subdivision Map Act. All ordinances of
the City and all Conditions of Approval will be complied with.
5.
The design of
the subdivision will not conflict with any easements acquired by the
public-at-large for access through or use of the property within the proposed
subdivision. Currently, there are no public easements located on the property.
6.
The property is
not subject to the Williamson Act since its use is not agricultural.
7.
The property is
not located within the boundaries of a Specific
Plan and is not subject to any Specific Plan regulations.
8.
The proposed
subdivision and 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 Department enforces Title 24 compliance through the plan check and
inspection process.
9.
The proposed
subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of California Government Code regarding the City’s share of the
regional housing need. The residential density on the site will be increased.
No affordable housing units are being eliminated based upon the fact that the
existing single-family dwelling unit is not occupied by low or moderate income
household, and the total number of housing units will be increased.
10.
Wastewater
discharge into the existing sewer system will be consistent with the two-family
residential zoning of the property, which does not violate Regional Water
Quality Control Board (RWQCB) requirements.
11.
The proposed
subdivision is not located within the Coastal Zone.
CONDITIONS
1.
A parcel map shall be recorded. The map shall be prepared on
the
2.
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.
3.
All improvements
shall be constructed as required by Ordinance and the Public Works Department.
4.
A minimum
12-inch wide by 12-inch deep full depth AC patchback is required against the
new edge of gutter along the length of all curb and gutter and curb access ramp
reconstruction work. Tack coat all joint surfaces prior to patchback placement.
5.
A new minimum
five foot (5’) wide concrete sidewalk shall be constructed along the entire
6.
All above ground
improvements shall stay a minimum 5-foot clear of the alley setback.
7.
All existing
private, non-standard improvements within the public right-of-way and/or
extensions of private, non-standard improvements into the public right-of-way
fronting the development site shall be removed.
8.
9.
All applicable
Public Works Department plan check fees, park dedication fees, improvement
bonds and inspection fees shall be paid prior to processing of the map by the
Public Works Department.
10.
Arrangements
shall be made with the Public Works Department in order to guarantee
satisfactory completion of the public improvements if it is desired to record a
parcel map or obtain a building permit prior to completion of the public
improvements.
11.
Each dwelling
unit shall be served with an individual water service and sewer lateral
connection to the public water and sewer systems, unless otherwise approved by
the Public Works Department and the Building Department.
12.
Each unit shall
be connected to its individual water meter and sewer lateral and cleanout in
the alley. Each water meter and sewer cleanout shall be installed with a
traffic-grade box/frame and cover.
13.
Each dwelling
unit shall be served with individual gas and electrical service connection and
shall maintain separate meters for the utilities.
14.
Overhead
utilities serving the site shall be undergrounded to the nearest appropriate
pole in accordance with Section 19.28.090 of the Municipal Code unless it is
determined by the City Engineer that such undergrounding is unreasonable or
impractical.
15.
Additional
public works improvements, including street and alley reconstruction work may
be required at the discretion of the Public Works Inspector.
16.
If any of the existing public improvements surrounding the
site is damaged by the private work, public works improvements including, but
not limited to, curb and gutter, sidewalk, and alley/street reconstruction may
be required at the discretion of the Public Works Inspector.
17.
All work
conducted within the public right-of-way shall be approved under an encroachment
permit issued by the Public Works Department.
18.
An encroachment
agreement shall be applied for and approved by the Public Works Department for
all non-standard private improvements within the public right-of-way.
19.
Disruption
caused by construction work along roadways and by movement of construction
vehicles shall be minimized by proper use of traffic control equipment and
flagmen. Traffic control and transportation of equipment and materials shall be
conducted in accordance with state and local requirements.
20.
All improvements
shall comply with the city’s sight distance requirement. See city Standard
110-L.
21.
All vehicular
access to the property shall be from the adjacent alley, unless otherwise
approved by the City Council.
22.
All on-site
drainage shall comply with the latest City Water Quality requirements.
23.
The project
shall coordinate with the Costa Mesa Sanitation District for sewer connection
and associated requirements/standards.
24.
In compliance
with the requirements of Chapter 9.04, Section 901.4.4, of the Newport Beach
Municipal Code, approved street numbers or addresses shall be placed on all new
and existing buildings in such a location that is plainly visible and legible
from the street or road fronting the subject property. Said numbers shall be of
non-combustible materials, shall contrast with the background and shall be
either internally or externally illuminated to be visible at night. Numbers
shall be no less than four inches in height with a one-inch wide stroke. The
25.
County
Sanitation District fees shall be paid prior to issuance of any building
permits, if required by the Public Works Department or the Building Department.
26.
Prior to
recordation of the parcel map, park dedication fees for one
dwelling unit shall be paid in accordance with Chapter 19.52 of the Newport
Beach Municipal Code. This fee shall be paid at the time the map is submitted
to the Public Works department for plan check, unless evidence from a competent
authority with regard to the existence of two dwelling units is provided to the
Planning Department.
27.
Subsequent to
recordation of the parcel map, the applicant shall apply for a building permit
for description change of the subject project developments from “duplex” to
“condominium.” The development will
not be condominiums until this permit is finaled.
28.
This parcel map
shall expire if the map has not been recorded within three years of the date of
approval, unless an extension is granted by the
Appeal
Period
The decision of the Zoning
Administrator may be appealed to or by the
By:
Zoning Administrator Javier S. Garcia,
AICP
JSG:ks/rb
Attachments:
Vicinity Map
Appeared
in Opposition: None
Appeared in Support:
None
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Parcel Map No. NP2007-018
PA2007-156
3312 Clay Street