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PARCEL MAP
NO. NP2007-035 (PA2007-250) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-035 (PA2007-250) |
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Applicant |
Jack Herron |
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Site Address |
214 Marguerite Avenue |
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Legal Description |
Lot 12, Block 139 , Tract 648, resubdivision of
Corona Del Mar |
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On January 28, 2008,
the Zoning Administrator approved the parcel map request for
condominium purposes. The property is currently occupied by a duplex which
will be demolished and replaced by a two-unit condominium project. Each unit
will be provided with 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 duplex will be demolished and a new
duplex will become 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
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 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.
Public improvements will be required
of the applicant per the Municipal Code and the Subdivision Map Act.
7.
The property is not subject to the
Williamson Act since its use is not agricultural.
8.
The property is not located within the
boundaries of a specific plan and is not subject to any specific plan
regulations.
9.
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.
10.
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.
11.
Wastewater discharge into the existing
sewer system will remain the same and does not violate Regional Water Quality
Control Board (RWQCB) requirements.
12.
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.
The existing street tree on the
5.
The 5-foot rear property setback
adjacent to the alley shall be kept clear of all obstructions.
6.
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.
7.
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.
8.
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.
9.
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.
10.
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.
11.
Each dwelling unit shall be served
with individual gas and electrical service connection and shall maintain
separate meters for the utilities.
12.
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. The Public Works inspector shall field
verify compliance with this requirement prior to recordation of the parcel map.
13.
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.
14.
Additional public works improvements,
including street and alley reconstruction work may be required at the
discretion of the Public Works Inspector.
15.
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.
16.
All work conducted within the public
right-of-way shall be approved under an encroachment permit issued by the
Public Works Department.
17.
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.
18.
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.
19.
Two-car parking, including one
enclosed garage space, shall be provided on site for each dwelling unit per
Zoning Code requirements. All parking spaces shall be maintained clear of
obstructions for the parking of vehicles at all times.
20.
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.
21.
All vehicular access to the property
shall be from the adjacent alley, unless otherwise approved by the City
Council.
22.
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
23.
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.
24.
Coastal Commission approval shall be obtained
prior to the recordation of the parcel map.
25.
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.
26.
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:ks/rm
Attachments:
Vicinity Map
Letter of Opposition:
H. Anderson, Ocean Boulevard
Appeared
in Opposition: None
Appeared in Support:
None
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Parcel Map No. NP2007-035
PA2007-250
214 Marguerite Avenue