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PARCEL MAP NO.
NP2007-015 (PA2007-141) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-015 (PA2007-141) |
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Applicant |
Fernleaf Properties,
LLC |
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Site Address |
720 and 720 ˝ 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 for condominium
purposes. Each dwelling unit will be provided the minimum code required
two-car 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. |
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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. The existing
duplex will be converted to a two-unit condominium complex. The proposed
improvements will not affect the existing density of the property which will
remain the same. 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 parcel map is for condominium purposes. All Building,
Public Works, and Fire codes will be complied with in the construction of the
proposed improvements. 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. 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
improvements related to the condominium conversion 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 structure will remain a
two-family dwelling unit.
10.
Wastewater
discharge into the existing sewer system will remain consistent with the
existing two-family residential use of the property, which 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
single-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 10-foot radius
corner cut-off easement for street and public utility purposes at the
5.
A minimum 4-feet
(4’) wide concrete sidewalk shall be constructed along the entire
6.
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 and curb access ramp
reconstruction work. Tack coat all joint surfaces prior to patchback placement.
7.
Upon the
construction of new concrete sidewalk along the
8.
All existing
drainage facilities in the public right-of-way shall be retrofitted to comply
with the City’s on-site non-storm runoff retention requirements.
9.
All above ground
improvements shall stay a minimum 5-foot clear of the alley setback.
10.
11.
All improvements
shall comply with the City’s sight distance requirement.
12.
All existing
private, non-standard improvements (walls, patios, planters, etc.) within the
public right-of-way and/or extensions of private, non-standard improvements
into the public right-of-way fronting the developments site shall be removed.
13.
Install new sod
or low groundcovers of the type approved by the City throughout the
14.
All on-site
drainage shall comply with the latest City Water Quality Division requirements.
15.
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.
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.
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.
18.
Each dwelling
unit shall be served with an individual water service and sewer lateral
connection to the public water and sewer systems per City STD-406-L and
STD-502-L, unless otherwise approved by the Public Works Department and the
Building Department.
19.
Each unit shall
be connected to its individual water meter and sewer lateral and cleanout in
the public right-of-way. If installed at a location that will be subjected to
vehicle traffic, water meter and sewer cleanout shall be installed with a
traffic-grade box/frame and cover.
20.
Each dwelling
unit shall be served with individual gas and electrical service connection and shall
maintain separate meters for the utilities.
21.
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.
22.
Additional
public works improvements, including street and alley reconstruction work may
be required at the discretion of the Public Works Inspector.
23.
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.
24.
All work
conducted within the public right-of-way shall be approved under an
encroachment permit issued by the Public Works Department.
25.
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.
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.
All vehicular
access to the property shall be from the adjacent alley, unless otherwise
approved by the City Council.
28.
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
Planning Department plan check designee shall verify the installation of the
approved street number or addresses during the plan check process for the new
or remodeled structure.
29.
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.
30.
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. NP2007-015
PA2007-141
720
and 720 ˝ Fernleaf Avenue