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PARCEL MAP NO.
NP2007-014 (PA2007-135) |
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PLANNING
DEPARTMENT (949)
644-3200 FAX (949) 644-3229 |
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Application No. |
Parcel Map No. NP2007-014 (PA2007-135) |
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Applicant |
American Commercial
Equities |
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Site Address |
2209 and 2233 West
Balboa Boulevard |
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Legal Description |
Lots 9 through 15, inclusive, Block 22 of Newport
Beach |
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On August 6, 2007,
the Zoning Administrator approved the application request to combine 7
lots into one parcel for the interior and exterior remodeling and tenant
improvements of an existing two-story building. No exceptions to the
development standards of Title 19 are proposed with this project.
The property is located in the SP-6 (Cannery Village/McFadden Square) and RSC
(Retail Service Commercial) 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.
Approval of the
proposed parcel map will combine seven lots to create one parcel for the
interior and exterior remodel and tenant improvement of an existing mixed use
building. The proposed subdivision and improvements are consistent with the
provisions of the General Plan Land Use Designation “MU-W2” (mixed use water
2), SP-6/RSC (Cannery Village/McFadden Square Specific Plan, Recreation Service
Commercial), the Local Coastal Land Use Plan, Title 19, and the Subdivision Map
Act.
2.
The proposed
subdivision will combine seven existing lots and create one corner parcel
adjacent to
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 (
4.
The proposed
parcel map is for interior and exterior remodel and tenant improvements of an
existing mixed use building. All Building, Public Works, and Fire codes will be
complied with in the construction of the proposed improvements. 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
located within the boundaries of the SP-6/RSC (Cannery Village/McFadden Square
Specific Plan, Retail Service Commercial) and is consistent with the
regulations of the specific plan.
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 processes.
9.
The proposed
subdivision will combine seven lots into one parcel for the interior and
exterior remodel of an existing mixed use building and will not affect the
number of affordable housing units available within the City.
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 site of the proposed parcel map lies within the Coastal
Zone and is consistent with the regulations of the certified Local Coastal
Program and with public access and recreation policies of Chapter Three of the
Coastal 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 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.
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.
All unused
portions of existing driveway approaches serving the project site shall be
replaced with a new driveway plug per City Standards.
6.
The parking
layout shall be in conformance with City Standard 805-L. Any changes to the
existing parking lot configuration shall be reviewed by the City Traffic
Engineer.
7.
A minimum
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.
8.
A new ADA
compliant curb access ramp and driveway approaches per current City Standards shall
be constructed at the 23rd Street and West Balboa Boulevard curb
return, and along 23rd Street, respectively, unless otherwise
approved by the Public Works Department.
9.
All existing
drainage facilities in the public right-of-way, including the existing curb
drains along
10.
All above ground
improvements shall stay clear of the alley setback, unless otherwise approved
by the Planning Department and Public Works Department in conjunction with a
modification permit.
11.
All improvements
shall comply with the City’s sight distance requirement.
12.
13.
All existing
private, non-standard improvements (including, but not limited to existing red
bollards) 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.
14.
Each unit shall
be served by its individual water meter and sewer lateral and cleanout. Each
water meter and sewer cleanout shall be installed with a traffic-grade box and
cover, unless otherwise approved by the Public Works Department.
15.
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.
16.
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.
17.
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.
18.
Additional
public works improvements, including street and alley reconstruction work may
be required at the discretion of the Public Works Inspector.
19.
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.
20.
All work
conducted within the public right-of-way shall be approved under an encroachment
permit issued by the Public Works Department.
21.
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.
22.
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.
23.
All vehicular
access to the property shall be from the adjacent alley, unless otherwise
approved by the City Council.
24.
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
25.
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.
26.
Coastal
Commission approval shall be obtained prior to the recordation of the parcel
map.
27.
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
VICINITY MAP
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Parcel Map No. NP2007-014
PA2007-135
2209 and 2233 West Balboa Boulevard