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Home My WebLink About02 - 701 Poppy Avenue Condominiums - PA2016-154 COMMUNITY DEVELOPMENT DEPARTMENT VPLANNING DIVISION low 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq�iFOw�avP 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT October 13, 2016 Agenda Item No. 2 SUBJECT: 701 Poppy Avenue Condominiums (PA2016-154) 701 Poppy Avenue • Tentative Parcel Map No. NP2016-016 • County Tentative Parcel Map No. 2015-111 APPLICANT: Nicholson Construction OWNER: 701 Poppy, LLC PLANNER: David Lee, Planning Technician (949) 644-3225, dlee@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: R-2 (Two-Unit Residential) • General Plan: RT (Two-Unit Residential) PROJECT SUMMARY Request for a tentative parcel map for condominium purposes. No waivers of Title 19 (Subdivisions) requirements are requested. An existing single-family residence was demolished and will be replaced with a new two-unit duplex. The Tentative Parcel Map would allow each unit to be sold individually as condominiums. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map No. NP2016-016 (Attachment No. ZA 1). DISCUSSION • The property is 3,551 square feet in area, topographically flat, and located north of East Coast Highway on Poppy Avenue, between Fourth and Fifth Avenue. 1 701 Poppy Avenue Condominiums Zoning Administrator, October 13, 2016 Page 2 • A single-family residence was demolished and will be replaced with a new two- unit duplex that will provide the code required two-car parking per unit. • Approval and recordation of the Tentative Parcel Map will allow each unit to be sold individually. • The property is designated for two-unit residential use by the General Plan and Zoning Code. The new two-unit dwelling is consistent with this designation and a tentative parcel map for condominiums does not change the use or density on the property. • The new condominium project will conform to current Newport Beach Municipal Code requirements and meet all Title 19 standards. • Public improvements will be required of the applicant per the Municipal Code and Subdivision Map Act. ENVIRONMENTAL REVIEW The project is categorically exempt under Section 15315, of the State CEQA (California Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions). The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 10 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. TmpIt:10-02-15 701 Poppy Avenue Condominiums Zoning Administrator, October 13, 2016 Page 3 Prepared by: David S. Lee, Planning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:10-02-15 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2016-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL MAP NO. NP2016-016 FOR TWO-UNIT CONDOMINIUM PURPOSES LOCATED AT 701 POPPY AVENUE (PA2016-154) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Nicholson Construction, with respect to property located at 701 Poppy Avenue, and legally described as Lot 1, Block 743, requesting approval of a tentative parcel map. 2. The applicant proposes a tentative parcel map application for two-unit condominium purposes. No waiver of Title 19 (Subdivisions) design standards are proposed with this application. An existing single-family residence was demolished and will be replaced with a new two-unit duplex. The Tentative Parcel Map would allow each unit to be sold individually. 3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is not located within the Coastal Zone. 5. A public hearing was held on October 13, 2016 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1 . This project has been determined to be categorically exempt pursuant to the State CEQA (California Environmental Quality Act) Guidelines under Class 15 (Minor Land Divisions). 2. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. Zoning Administrator Resolution No. ZA2016-### Page 2 of 9 SECTION 3. REQUIRED FINDINGS. The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code and is approved based on the following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps) of Title 19: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for two-unit residential condominium purposes. A single-family residence was demolished and will be replaced with a new two-unit duplex. The proposed subdivision and improvements are consistent with the density of the R-2 Zoning District and the current RT General Plan Land Use Designation. 2. The Tentative Parcel Map does not apply to any specific plan area. Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1. The lot is physically suitable for a two-unit development because it is regular in shape and is relatively flat. 2. The subject property is accessible from Poppy Avenue and an alley at the rear, and is adequately served by existing utilities. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 3 of 9 Facts in Support of Finding: 1. The site was previously developed with a single-family residence which has been demolished and will be replaced with a new two-unit duplex. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land Alterations). Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: 1. The Tentative Parcel Map is for residential condominium purposes. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per Section 19.28.010 (General Improvement Requirements) of the Municipal Code and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Finding: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. 03-03-2015 Zoning Administrator Resolution No. ZA2016-### Page 4of9 Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site, developed for residential use, lies in a Zoning District that permits residential uses. Finding: G. That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (1) there is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. 1. The property is not a "land project' as defined in Section 11000.5 of the California Business and Professions Code because the existing subdivision does not contain fifty (50) or more parcels. 2. The project is not located within a specific plan area. Finding: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Findinq: 1. The Tentative Parcel Map and any future 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 Division enforces Title 24 compliance through the plan check and inspection process. 03-03-2015 g Zoning Administrator Resolution No. ZA2016-### Page 5 of 9 Finding: I. That the 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 and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The proposed two-unit duplex is consistent with the R-2 Zoning District which allows two (2) residential units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1 . The new two-unit duplex will be designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: 1. The subject property is located within the Coastal Zone. The subdivision conforms to the Local Coastal Program since the Coastal Land Use category is Two-Unit Residential (RT-D). SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel Map No. NP2016-016 (PA2016-154), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 03-03-2015 9 Zoning Administrator Resolution No. ZA2016-### Page 6 of 9 2. This action shall become final and effective 10 days after the adoption of this Resolution unless within such time an appeal or call for review is filed with the Director of Community Development in accordance with the provisions of Title 19 Subdivisions, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF OCTOBER, 2016. Patrick J. Alford, Zoning Administrator 03-03-2015 -T Zoning Administrator Resolution No. ZA2016-### Page 7 of 9 EXHIBIT "A" CONDITIONS OF APPROVAL 1. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD88). 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 Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 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. The existing broken and/or otherwise damaged concrete sidewalk panels, curb and gutter along the Poppy Avenue and Fourth Avenue frontage shall be reconstructed. 5. All existing overhead utilities shall be undergrounded. 6. No above ground improvements shall be installed within the 5-foot alley setback. 7. Low-growing groundcover, of the type approved by the City, shall be installed throughout the Poppy Avenue and Fourth Avenue parkway fronting the development site. 8. 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. Water meter and the sewer cleanout shall be located within the Public right-of- way. 9. An encroachment permit is required for all work activities within the public right-of-way. 10. All improvements shall comply with the City's sight distance requirement. See City Standard 110-L and Municipal Code 20.30.130. 11. 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. 03-03-2015 22 Zoning Administrator Resolution No. ZA2016-### Page 8 of 9 12. All on-site drainage shall comply with the latest City Water Quality requirements. 13. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. 14. Per Chapter 13 of the City Municipal Code, two (2) 36-inch box street trees shall be planted along the Fourth Avenue frontage. Tree species shall be per Council Policy G-6. 15. 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. 16. A 10-foot radius corner cut-off shall be dedicated to the City for street purpose at the corner of Poppy Avenue and Fourth Avenue. 17. A 4-foot wide minimum sidewalk along the Fourth Avenue frontage shall be installed. 18. Prior to recordation of the Parcel Map, a park fee shall be assessed for one additional dwelling unit. 19. Subsequent to the recordation of the Parcel Map, the applicant shall apply for a building permit for a 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. 20. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the 701 Poppy Avenue Condominiums including, but not limited to Tentative Parcel Map No. NP2016-016 (PA2016-154). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties 03-03-2015 12 Zoning Administrator Resolution No. ZA2016-### Page 9 of 9 initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 03-03-2015 13 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP ryO 1 M1 �O 100 Project Location " PJ 1 + 3� > 10" Op 1 " J�J 01 0 Tentative Parcel Map No. NP2016-016 PA2016-154 701 Poppy Avenue ss Attachment No. ZA 3 Project Plans 1( PA2016-154 T E N T A T I V E PARCEL MAPNO 0 2015 - I I I IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA. BEING A SUBDIVISION OF LOT 1 IN BLOCK 743 OF MAP OF CORONA DEL MAR PER MAP RECORDED IN BOOK 3, PAGES 41 AND 42 OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY PETE J. DUCA 1 PARCEL DUCA-McCOY, INC. R.C.E. 24668 0.081 ACRES GROSS CIVIL ENGINEERS FOR CONDOMINIUM PURPOSES �-C.L. FIFTH AVENUE 150.00' LOT 11 •• T 71' Nt 25' o ' °, . V) LOT 9 I (� 1 p vi (118') vi o a ^ ' M M 1•+i LOT 7fn M U LOT o U v v U O 25' 7' 7' ` o LOT 3 o u y O W 7' 15.W \ 118.00 / a. PARCEL I Y . 11 IT 0 ooi 0.081 ACRES oo M o EXISTING BUILDING HAS BEEN vM� DEMOLISHED FOR CONSTRUCTION OF NEW 2-UNIT CONDOMINIUM R-10' q g LOT 1 U ,n L--- 118.00' O EXIST.CURB&GUTTER h h h 150.00' FOURTH AVE. DEDICATION TO THE CITY OF NEWPORT BEACH FOR STREET PURPOSES C.L. FOURTH AVENUE ].em 7 "Y'Ci- 'yin `tl �, 'A •'•;A A r t bSITE- + � i. {)`� GC n,� b N•' `y �4t �. rraY i •..' li �;:'M m• t ♦..i hs, N% 2466E n a PROPERTY OWNER : ENGINEER : NICHOLSON CONSTRUCTION DUCA-McCOY, INC. 4220 VON KARMAN AVE. SUITE 210 3840 E. COAST HIGHWAY NEWPORT BEACH, CA 92660r "`"' '} 'i b• CORONA DEL MAR, CA 92625 •}5 -1 -' _-� _ ` '" (949) 673-3444 (949) 675 4487 PETE J. JCA R.C.E. 24668 fid- fA UTILITIES : SEWER AND WATER : SOUTHERN CALIF. GAS. CO. SOUTHERN CALIF. EDISON. CO. PACIFIC TELEPHONE CO. VICINIT 1 MAP CITY OF NEWPORT BEACH P.O.BOX 3334 P.O.BOX 2307 2911 DAIMLER 3300 NEWPORT BLVD. ANAHEIM, CA. SANTA ANA, CA. SANTA ANA, CA. NEWPORT BEACH, CA 92663 (714) 835-0221 (714) 835-5200 (714) 546-2842 T E N T A T I V E (949) 644-3011 PAR. MAP NO. 2015 - 111 s�