|
|
PARCEL MAP NO.
NP2007-019 (PA2007-175) |
||
|
PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
|
|
|
|
|
|||
|
|
|||
|
|
|
|
|
|
Application No. |
Parcel Map No. NP2007-019 (PA2007-175) |
|
Applicant |
Tommy Balboa, LLC |
|
Site Address |
1351 East Balboa
Boulevard |
|
Legal Description |
Lot 1, Tract 6466 |
|
On September 24, 2007,
the Zoning Administrator approved the application request to approve a
Tentative Parcel Map creating two condominium units. Each dwelling unit will be provided the minimum
code required parking. No exceptions to Title 19 development standards are
proposed with this application. 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. |
|
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 approval of
the proposed parcel map will convert the existing duplex into a two-unit
condominium structure. The existing density of the lot will remain the same. 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.
The lot is
regular in shape and has very little slope which indicates that the site 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. The construction of the
alterations and remodel of the proposed condominiums will comply with all
Building, Public Works, and Fire Codes. 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 any alterations 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 655584 of the California Government Code regarding the City’s share of
the regional housing need. The residential density on the site will remain the
same. No affordable housing units are being eliminated based upon the fact that
the existing duplex is not occupied by low or moderate income households.
10.
Wastewater
discharge into the existing sewer system will remain the same and does not
violate Regional Water Quality Control Board (RWQCB) requirements.
11.
The proposed parcel map conforms to the certified Local
Coastal Program since the site is located in a two-family residential
development and is not developed with coastal-related uses, coastal-dependent
uses or water-oriented recreational uses that would be displaced. Public access
exists nearby making on-site vertical and lateral access unnecessary.
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 Section s 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.
Replace existing
curb, gutter, sidewalk, curb ramp or other public improvements per current City
Standards. Limit removal and replacement of said improvements per the
discretion of the Public Works Inspector.
5.
All unused
existing driveway approaches serving the project site shall be replaced with a
new driveway plug per City Standards.
6.
The parking
layout shall be in conformance with City Standard 805-L. Any changes to the
existing parking lot configuration shall be reviewed by the City Traffic
Engineer.
7.
A minimum
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.
8.
Install new sod
or low groundcovers of the type approved by the City throughout the
9.
All above ground
improvements shall stay clear of the alley setback.
10.
All on-site
drainage shall comply with the latest City Water Quality requirements.
11.
All improvements
shall comply with the City’s sight distance requirement.
12.
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.
13.
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.
14.
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.
15.
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.
16.
Additional
public works improvements, including street and alley reconstruction work may
be required at the discretion of the Public Works Inspector.
17.
In the case of damage made 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.
18.
All work
conducted within the public right-of-way shall be approved under an
encroachment permit issued by the Public Works Department.
19.
An encroachment
permit will be required for all work activities within the public right-of-way.
20.
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.
21.
All vehicular
access to the property shall be from the adjacent alley, unless otherwise
approved by the City Council.
22.
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
23.
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.
24.
Coastal
Commission approval shall be obtained prior to the recordation of the parcel
map.
26. 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.
27. Each
unit shall be served by 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.
28. Each
dwelling unit shall be served with individual gas and electrical service
connection and shall maintain separate meters for the utilities.
29. Prior
to final of the Condominium Conversion permit, the existing two car garage
shall be separated by a partition wall into individual single car garages each
with an individual roll-up or sectional garage door. Separation of the garages
will require approval and issuance of a building permit. The garage separation
shall be a condition of the Condominium Conversion unless otherwise approved by
the Planning Department.
30. Prior to recordation of the parcel map,
existing nonconforming hedges, fences and walls that exceed permitted height
within the setbacks shall be lowered or removed, unless otherwise approved by a
Modification Permit.
31. This
parcel map shall expire if the map has not been recorded within 3 years of the
date of approval, unless an extension is granted by the
Appeal Period
The Zoning
Administrator’s decision may be appealed to the
By:
Zoning Administrator Javier S. Garcia,
AICP
JSG:mg
Attachments:
Vicinity Map
Appeared
in Opposition: None
Appeared in Support:
None
|
Parcel Map No. NP2007-019
PA2007-175
1351 East Balboa Boulevard