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CONDOMINIUM
CONVERSION NO. CC2007-002 (PA2007-141) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Condominium Conversion No. CC2007-002 (PA2007-141) |
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Applicant |
Fernleaf Properties,
LLC |
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Site Address |
720 and 720 ½ Fernleaf
Avenue |
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Legal Description |
Lot 22, Block 733 Corona Del Mar Tract |
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On October 22, 2007,
the Zoning Administrator approved the application request to convert an existing duplex into a two-unit condominium
complex. Each dwelling unit will be provided the minimum code required
two-car parking. No waivers of the 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
1.
As conditioned, the project will substantially comply with
all applicable standard plans and specifications, adopted City and State
Building Codes, and zoning requirements for new buildings related to the
district in which the proposed project is located at the time of original
construction.
2.
The project is consistent with the adopted goals and
policies of the Land Use Element and other Elements of the General Plan.
3.
The design of the development will not conflict with any
easements acquired by the public-at-large for access through or use of property
within the proposed development.
4.
Public improvements may be required of a developer per
Section 19.28.010 of the Municipal Code.
5.
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 15, Minor Land Divisions.
6.
The plumbing system, as approved, will be in substantial
compliance with the City of
7.
The establishment, maintenance or operation of the use or
building applied for will not, under the circumstances of this particular case,
be detrimental to the health, safety, peace, comfort and general welfare of
persons residing or working in the neighborhood of such use or be detrimental
or injurious to property and improvements in the neighborhood or the general
welfare of the City.
CONDITIONS
1.
The project shall be in substantial conformance with the
submitted plot plan, floor plans and elevations, except as noted below.
2.
No more than two dwelling units shall be permitted on the
site.
3.
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.
4.
All work conducted within the public right-of-way shall be
approved under an encroachment permit issued by the Public Works Department.
5.
Each of the tenants of the proposed condominium shall be
given 180 days’ written notice of intention to convert, prior to the
termination of tenancy due to the proposed conversion.
6.
Each of the
tenants of the proposed condominium shall be given written notification within
10 days of the approval of the condominium conversion permit establishing the
proposed condominium conversion. Proof of said notification shall be provided
to the
7.
Each of the tenants of the proposed condominium shall be
given notice of an exclusive right to contract for the purchase of their
respective units upon the same terms and conditions that such units will be
initially offered to the general public or terms more favorable to the tenant.
Such right shall run for a period of not less than 90 days from the date of
issuance of the subdivision public report (Section 11018.2 of the Business and
Professions Code), unless the tenant gives prior written notice of his or her
intention not to exercise the right. Prior to final of the condominium
conversion permit, the applicant shall provide a copy of the written
verification forwarded to the tenants and said verification shall be presented
to the
8.
At least two parking spaces shall be provided for each
dwelling unit.
9.
At least one garage parking space per dwelling unit shall be
provided and maintained clear of obstructions for the parking of vehicles at
all times.
10.
Prior to final of the building permit for Condominium
Conversion, the existing two-car garages shall be provided for each dwelling
unit. If the resultant parking spaces do not meet the code required interior
clear dimensions, approval of a Modification Permit will be required.
11.
The existing electrical service connection shall comply with
the requirements of Chapter 15 of the Newport Beach Municipal Code;
specifically, that each unit will have a minimum 100-amp service.
12.
Each dwelling unit shall be served with an individual water
service to the public water system, and shall maintain a separate water meter
and water meter connection. This work shall be completed prior to final of the
condominium conversion permit.
13.
The applicant shall separate the building sewers within the
building from each unit.
14.
The sewer service shall be separated so that each unit is
served with a sewer lateral connection to the public sewer system with a
clean-out to grade at the property line. If there is evidence that sewage is
leaking from the facility or if it is substandard, the existing sewer lateral
shall be replaced. Said work shall be completed under an encroachment permit
issued by the Public Works Department, unless otherwise approved by the
Utilities Department and the Building Department. This work shall be completed
prior to final of the condominium conversion permit.
15.
All improvements shall be constructed as required by
Ordinance and the Public Works Department.
16.
Smoke detectors shall be provided in each bedroom.
17.
The corrections listed by the Building Department in the
special inspection report shall be made prior to final of the condominium
conversion permit.
18.
The exterior wall surfacing shall be made weather-tight as
required by the Uniform Housing Code.
19.
The property owner shall provide information to the Building
Department that the roof is a Class C fire retardant roof as certified by a
roofing contractor.
20.
The building permit obtained from the Building Department in
order to convert the subject residential units into condominiums shall be
finaled after the Parcel Map for condominium purposes has been recorded with
the
21.
This approval shall expire unless exercised within 24 months
from the date of approval, as specified in Section 20.93.055 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
Attachments:
Vicinity Map
Appeared
in Opposition: None
Appeared in Support:
None
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Condominium
Conversion No. CC2007-002
PA2007-141
720
and 720 ½ Fernleaf Avenue