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PARCEL MAP NO.
NP2007-021 (PA2007-180) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-021 (PA2007-180) |
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Applicant |
Linmor Land LLC |
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Site Address |
2521 First Avenue
& 2521 ½ First Avenue |
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Legal Description |
Lot 19, Block 331, Corona Del Mar Tract |
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On October 8, 2007, the
Zoning Administrator approved the application request for a Tentative Parcel
Map for two-unit
condominium purposes. The existing single-family residence will be demolished
and a new duplex will be constructed. 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. |
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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 approval of
the proposed parcel map will convert the new 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
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 the 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 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.
A maximum
10-foot radius corner cut-off easement for street and public utility purposes
at the First Avenue/Dahlia Avenue curb return shall be recorded as a part of
the parcel map. Actual corner cut-off easement required per Public Works Plan
Check Engineer.
5.
Reconstruct the
existing broken and/or otherwise damaged concrete sidewalk panels along
6.
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.
7.
Reconstruct the
existing broken and/or otherwise damaged concrete curb.
8.
The existing driveway
approach along
9.
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, driveway, and curb
access ramp construction work. Tack coat all joint surfaces prior to patchback
placement.
10.
A new minimum
4-foot wide concrete sidewalk shall be constructed along the entire
11.
Upon the
construction of new concrete sidewalk along the
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 with one water meter installed per 502-L and two sewer lateral
cleanouts installed per CNB-STD-406-L with a traffic-grade box and cover.
14.
Each 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.
15.
Each dwelling
unit shall be served with individual gas and electrical service connection and
shall maintain separate meters for the utilities.
16.
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.
17.
All existing
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.
18.
All above ground
improvements shall stay a minimum 5-foot clear of the alley setback.
19.
All improvements
shall comply with the City’s sight distance requirement.
20.
Water meter and
sewer cleanout will be located in the public right-of-way. If installed at a
location that will be subjected to vehicle traffic, each shall be installed
with a traffic-grade box and cover.
21.
The existing
street trees shall be protected in place unless otherwise approved by General
Services Department. Unauthorized tree removal will trigger substantial
penalties for all parties involved.
22.
Per Chapter 13
of the Municipal Code, street trees shall be planted along the
23.
Proposed
driveway approach on
24.
All on-site
drainage shall comply with the latest City Water Quality requirements.
25.
Install new sod
or low groundcovers of the type approved by the City throughout the
26.
Additional
public works improvements, including street and alley reconstruction work may
be required at the discretion of the Public Works Inspector.
27.
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.
28.
All work
conducted within the public right-of-way shall be approved under an
encroachment permit issued by the Public Works Department.
29.
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.
30.
All vehicular
access to the property shall be from the adjacent alley, unless otherwise
approved by the City Council.
31.
Two-car parking for each unit shall be provided on site one
of which shall be a garage space.
32.
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
33.
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.
34.
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.
35.
Coastal
Commission approval shall be obtained prior to the recordation of the parcel
map.
36.
Owner
information is inconsistent with City’s property owner information. Resolve
this issue prior to proceeding with Final Parcel Map.
37.
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.
38.
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/rm
Attachments:
Vicinity Map
Appeared
in Opposition: None
Appeared in Support:
None
VICINITY MAP
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Parcel Map No. NP2007-021
PA2007-180
2521 First Avenue & 2521 ½ First Avenue