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LOT LINE
ADJUSTMENT NO. LA2007-012 (PA2007-184) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Lot Line Adjustment No. LA2007-012 (PA2007-184) |
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Applicant |
Doug and Terri
Pasquale |
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Site Address |
900 East Balboa
Boulevard |
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Legal Description |
Balboa Bay Front Tract, All of Lot 1, Block 1 and a
portion of abandoned Bay Avenue, adjacent, Tract 94 |
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On October 8, 2007,
the Zoning Administrator approved the application request to combine two portions of a parcel and a portion of
the East Bay Avenue abandoned right of way into a single parcel of land for
continuation of the existing residential use. Additionally, the application
includes a request to waive the requirement for filing of a parcel map
pursuant to Section 19.68.060(D) of the Newport Beach Municipal Code.
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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AUTHORITY
In accordance with Section 19.68.060, voluntary mergers of contiguous
lots under one ownership may be initiated by the lot owner. In cases where no
more than one parcel is eliminated the Zoning Administrator may approve a
waiver of the parcel map requirement and approve
the use of a lot line adjustment to combine the
lots.
FINDINGS
The Zoning Administrator
determined in this case that the proposed lot line adjustment 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 Lot Line Adjustment will
allow development and related improvements to an existing triplex reducing
the density of the property to a single-family
dwelling unit. The proposed improvements are permitted in the R-2 Zoning
District and the proposed subdivision is consistent with the density of the R-2
Zoning District and the current General Plan Land Use Designation “Two-Unit
Residential Detached”.
2.
The lot is regular in shape and has very little slope
which indicates that the site is suitable for the proposed improvements and
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 Lot Line Adjustment is for development and
related improvements to convert the existing triplex to a single-family
dwelling unit. All Building, Public
Works, and Fire codes will be complied with in the construction of the proposed
improvements and any future development of the property. Public improvements may 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 since there are currently 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 improvements and any future construction related to the proposed single-family dwelling 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 proposed subdivision will have no effect on
the residential density on the site since the existing triplex will be
converted to a single-family dwelling unit.
10.
Wastewater
discharge into the existing sewer system will remain consistent with the
existing multi-family residential use of the property or will be reduced, which
does not violate Regional Water Quality Control Board (RWQCB) requirements.
11.
The proposed Lot Line
Adjustment 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
PROCEDURAL REQUIREMENTS
1.
All applicable Public
Works Department plan check fees shall be paid prior to review of the lot line
adjustment and grant deeds.
2.
Prior to recordation of
the lot line adjustment, grant deeds indicating the changes in titles of
ownership should be submitted to the Public Works Department for review and
approval.
3.
All vehicular access shall
be from the adjacent alley unless otherwise approved by the Public Works
Department.
4.
The lot line adjustment
and grant deeds reviewed and approved by the Public Works Department should be
filed concurrently with the
5.
In conformance with the California Coastal Act,
Coastal Commission approval shall be obtained prior to the recordation of the
lot line adjustment.
6.
No building permits may be
issued until the appeal period has expired, unless otherwise approved by the
Planning Department.
7.
Prior to final of the
building permit for the conversion of the existing triplex to a single-family
dwelling unit, the Planning Department shall verify Coastal Commission approval
of the lot line adjustment and recordation of the document with the
8.
Applicant shall provide an
easement for the storm drain located on
9.
This approval shall expire
unless exercised within 24 months from the date of approval as specified in
Section 20.93.050 of the Newport Beach Municipal Code.
Appeal Period
The
Zoning Administrator’s decision may be appealed to the
By
Zoning
Administrator Javier S. Garcia, AICP
JSG:ks/rm
Attachments:
Vicinity Map
Appeared
in Opposition: None
Appeared in Support:
None
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Lot Line Adjustment Permit No. LA2007-012
PA2007-184
900 East Balboa Boulevard