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PARCEL MAP NO.
NP2007-028 (PA2007-197) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-028 (PA2007-197) |
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Applicant |
Titan Development |
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Site Address |
600 Avocado Avenue |
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Legal Description |
Lot 23, Tract 682 |
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On October 22, 2007,
the Zoning Administrator approved the application request for
condominium purposes. The existing single family residence will be demolished
and a new duplex will be constructed. The required two-car parking per unit will
be provided. 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 proposed parcel map is for
condominium purposes. A previously existing duplex was demolished and a new
duplex, currently under construction, will become a two-unit condominium
structure. The existing density of the lot will remain the same, and 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
4.
The proposed parcel map is for
residential condominium purposes. The construction of the proposed duplex 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 be increased. 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 consistent with the regulations for an R-2 property
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 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 10-foot radius corner cut-off
easement for street and public utility purposes at the
5.
A new minimum 4-foot (4’) wide
concrete sidewalk shall be constructed along the entire
6.
Upon the construction of new concrete
sidewalk along the
7.
All on-site drainage shall comply with
the latest City Water Quality requirements.
8.
All existing drainage facilities in
the public right-of-way, including the existing curb drains along
9.
All above ground improvements shall
stay a minimum 5-foot clear of the alley setback.
10.
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.
11.
Install new sod or low groundcovers of
the type approved by the City throughout the
12.
All improvements shall comply with the
City’s sight distance requirement.
13.
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.
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.
In accordance with the provisions of
Chapter 13 of the Newport Beach Municipal Code or other applicable section or
chapter, additional street trees may be required and existing street trees
shall be protected in place during construction of the subject project, unless
otherwise approved by the General Services Department and the Public Works
Department through an encroachment permit or agreement.
16.
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.
17.
Cut and cap each existing water and
sewer services at property line. Each unit shall be connected to its individual
water meter and sewer lateral and cleanout in the public right-of-way per City
STD-406-L and STD-502-L. If installed at a location that will be subjected to
vehicle traffic, each water meter and sewer cleanout shall be installed with a
traffic-grade box/frame and cover.
18.
Each dwelling unit shall be served
with individual gas and electrical service connection and shall maintain
separate meters for the utilities.
19.
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.
20.
Additional public works improvements, including
street and alley reconstruction work may be required at the discretion of the
Public Works Inspector.
21.
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.
22.
All work conducted within the public
right-of-way shall be approved under an encroachment permit issued by the
Public Works Department.
23.
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.
24.
Two-car parking shall be provided on
site for each dwelling unit per requirements of the Zoning code. At least one
garage parking space per dwelling unit shall be provided
25.
All vehicular access to the property
shall be from the adjacent alley, unless otherwise approved by the City
Council. To provide a driveway curb cut on
26.
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.
27.
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
28.
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.
29.
Coastal Commission approval shall be
obtained prior to the recordation of the parcel map.
30.
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.
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:ks
Attachments:
Vicinity Map
Appeared
in Opposition: None
Appeared in Support:
None
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Parcel Map No. NP2007-028
PA2007-197
600
Avocado Avenue