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PARCEL MAP NO.
NP2007-034 (PA2007-249) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-034 (PA2007-249) |
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Applicant |
Jerry Wood |
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Site Address |
3239 Broad Street |
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Legal Description |
Lot 3 , Block 8 All except westerly 105 feet, Tract
27, Boulevard Addition to Newport Heights |
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On January 28, 2008,
the Zoning Administrator approved the parcel map request for condominium
purposes. The property was occupied by a single-family residence that was
demolished and replaced by a two-unit condominium project. Each unit will be
provided the Zoning Code required two-car parking. No exceptions to the
development standards of Title 19 are proposed with this project.
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 single family residence was
demolished and a new duplex, currently under construction, will become a
two-unit condominium structure. The residential density on the site will
increase by one unit. 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.
Although the lot is irregular in
shape, it has very little slope and 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 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 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 the
California Government Code regarding the City’s share of the regional housing
need. The residential density on the site will increase by one unit. No
affordable housing units are being eliminated based upon the fact that the
previously existing unit was not occupied by low or moderate income households
and the proposed project creates one additional housing unit.
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 is not located
in the Coastal Zone.
12.
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.
13.
Public improvements will be required
of the applicant per the Municipal Code and the Subdivision Map Act.
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 City Ordinance and the Public Works Department.
4.
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.
5.
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.
6.
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.
7.
Each unit shall be connected to its
individual water meter and sewer lateral and cleanout located within the public
right-of-way. 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.
8.
Each dwelling unit shall be served
with individual gas and electrical service connection and shall maintain
separate meters for the utilities.
9.
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.
10.
Construct concrete curb and gutter
along the
11.
A new concrete sidewalk (match
existing sidewalk along adjacent properties) shall be constructed along the
entire
12.
All existing drainage facilities in
the public right-of-way, including the existing curb drains along
13.
All improvements shall comply with the
City’s sight distance requirement.
14.
All on-site drainage shall comply with
the latest City Water Quality requirements.
15.
Additional Public Works improvements,
including street and alley reconstruction work may be required at the
discretion of the Public Works Inspector.
16.
In case of damage done 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.
17.
All work conducted within the public
right-of-way shall be approved under an encroachment permit issued by the
Public Works Department.
18.
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.
19.
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.
20.
Two-car parking, including one
enclosed garage space, shall be provided on site for each dwelling unit per
requirements of the Zoning Code.
21.
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.
22.
All vehicular access to the property
shall be from the adjacent alley, unless otherwise approved by the City
Council.
23.
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
24.
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.
25.
Prior to recordation of the parcel
map, fair share fees for one (1) dwelling unit shall be paid in accordance with
City Ordinance 94-19 of the Newport Beach Municipal Code.
26.
Prior to recordation of the parcel
map, park dedication fees for one (1) dwelling unit shall be paid in accordance
with Chapter 19.52 of the Newport Beach Municipal Code. This fee shall be paid
at the time the map is submitted to the Public Works Department for plan check.
27.
Subsequent to recordation of the
parcel map, the applicant shall apply for a building permit for description
change of the subject project development from “duplex” to “condominium.” The
development will not be condominiums until this permit is finaled. The building
permit for the new construction shall not be finaled until after recordation of
the Parcel Map.
28.
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
decision of the Zoning Administrator may be appealed to or by the
By:
Zoning Administrator Javier S. Garcia,
AICP
JSG:mn/rm
Attachments:
Vicinity Map
Appeared
in Opposition: None
Appeared in Support:
None
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Parcel Map No. NP2007-034
PA2007-249
3239 Broad Street