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PARCEL MAP
NO. NP2007-013 (PA2007-110) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-013 (PA2007-110) |
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Applicant |
Brion Jeannette
Architecture |
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Site Address |
1903 East Bay Avenue |
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Legal Description |
Lot 1, and a portion of Lot 2, Block 28 of the East
Side Addition to Balboa Tract, Lot 1, Block S and a portion of Lot 2, Block S
in the Bay Front section of Balboa Tract and a portion of the abandoned Bay
Avenue right-of-way |
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On July 9, 2007,
the Zoning Administrator approved the application request to combine
two lots, a portion of two lots, and a portion of an abandoned right-of-way
into a single parcel of land for single-family development and related
amenities. The parcel as proposed complies with the Zoning Code required lot
width and area minimums for the R-1 District. The
property is located in the R-1 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 approval of the proposed parcel map will allow single family
development and related improvements. The existing single-family dwelling unit
will remain unchanged at this time. 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-1 Zoning District and the proposed
subdivision is consistent with the density of the R-1 Zoning District and the
current General Plan Land Use Designation “Single-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 single family development and related
improvements. At this time, the existing single-family structure will remain
unchanged. All Building, Public Works, and Fire codes will be complied with in
the construction of the proposed improvements and any future development of the
property. 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 and any future construction related to the existing single-family
dwelling unit 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 single-family dwelling unit
is not being demolished at this time.
10.
Wastewater
discharge into the existing sewer system will remain consistent with the
existing single 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 California Coordinate System (NAD83). Prior to recordation of the map, the
surveyor/engineer preparing the map shall submit to the County Surveyor and the
City of Newport Beach a digital-graphic file of said map in a manner described
in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange
County Subdivision Manual, Subarticle 18. The map to be submitted to the City of
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.
Wood seawall to be inspected by licensed civil or structural
engineer and repaired or replaced as required.
4.
Reconstruct the existing broken and/or otherwise damaged concrete
sidewalk panels along the
5.
Reconstruct all
“floating “pieces of concrete along adjacent alley.
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.
All existing overhead utilities shall be undergrounded.
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. Any downspout runoff shall be redirected to remain
on-site.
9.
All above ground improvements shall stay a minimum 5-foot
clear of the alley setback.
10.
All existing above ground improvements, including the
planter and landscaping, within the 5-foot alley setback shall be removed.
11.
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.
12.
Remove all private improvements that encroach into the
13.
Provide a water meter, sewer lateral and cleanout in the
public right-of-way along the property line. Each water meter and sewer
cleanout shall be installed with a traffic-grade box and cover.
14.
All improvements shall comply with the City’s sight distance
requirements.
15.
All improvements
shall be constructed as required by Ordinance and the Public Works Department.
16.
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.
17.
Additional
public works improvements, including street and alley reconstruction work may
be required at the discretion of the Public Works Inspector.
18.
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.
19.
All work
conducted within the public right-of-way shall be approved under an
encroachment permit issued by the Public Works Department.
20.
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.
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.
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.
23.
Coastal
Commission approval shall be obtained prior to the recordation of the parcel
map.
24.
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. NP2007-013
PA2007-110
1903 East Bay Avenue