HomeMy WebLinkAbout03_Tajima Residence Lot Line Adjustment_PA2018-044CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
a June 28, 2018
CgGIFOFN� Agenda Item No. 3
SUBJECT: Tajima Residence Lot Line Adjustment (PA2018-044)
Lot Line Adjustment No. LA2018-002
SITE LOCATION: 2401 Vista Hogar
APPLICANT/OWNER: Michiko Tajima
PLANNER: Makana Nova, Associate Planner
949-644-3249, mnova@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• General Plan: RS -A (Single -Unit Residential, Attached)
• Zoning District : R-1 (Single -Unit Residenital)
PROJECT SUMMARY
A lot line adjustment to add 271 square feet of homeowner's association property (Lot
105) to a private residential property at 2401 Vista Hogar (Lot 87). The subject area is
located at the entrance to the dwelling unit and is generally bounded by 2401 Vista Hogar,
2405 Vista Hogar, and the street. There will be no change in the number of lots.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15305 of the CEQA Guidelines, because it has no potential to
have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Lot Line Adjustment
No. LA2018-002 (Attachment No. ZA 1).
DISCUSSION
• The applicant requests to adjust lot lines between two contiguous lots in the
Eastbluff Community. The Eastbluff Community is developed with attached homes
in clusters of two to four units. The common homeowner's association lot provides
for building separation between these clusters.
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Tajima Residence Lot Line Adjustment (PA2018-044)
Zoning Administrator, June 28, 2018
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• The property at 2401 Vista Hogar is currently developed with a single-family
residence. The adjacent homeowner's association property serves as common
area between the dwelling units and includes a greenbelt and community pool.
• The property at 2401 Vista Hogar is located within the R-1 (Single -Unit Residential)
Zoning district and the adjacent homeowner's association property (Lot 105) is
located within the OS (Open Space) Zoning district. The General Plan land use
designation of 2401 Vista Hogar is Single -Unit Residential Attached (RS -A) and
the land use designation for Lot 105 is Open Space (OS). The existing single-
family residence and adjacent common areas on these sites are consistent with
the Zoning district and General Plan land use designation.
• The purpose of the lot line adjustment is to create a larger lot at 2401 Vista Hogar,
similar to other lot line adjustments that have been recorded throughout the
Eastbluff Community. Due to its location, the area in question already functions as
a private courtyard and entry area for the subject property. The applicant would
like the ability to construct an addition to the residence in the future.
• The proposed lot line adjustment will shift the existing front property line of 2401
Vista Hogar approximately 15 feet forward. This will reallocate approximately 271
square feet from the homeowners' association property to 2401 Vista Hogar.
• The property at 2401 Vista Hogar currently consists of 0.036 acres (1,583 square
feet). The proposed lot line adjustment would increase the area to 0.043 acres
(1,854 square feet).
• The subject properties are located within the Eastbluff community, which was
developed as a Planned Residential Development (PRD) in the early 1960s. Within
PRD sites, the maximum building coverage throughout the development shall not
exceed 40 percent of the land area being developed, exclusive of land area being
set aside for the rights-of-way of public or private streets.
• According to Lot Line Adjustment LA 83-12, the total building coverage of the
subject tracts within the Bluffs is 35.97% of the entire site including the lot line
adjustments. The proposed lot line adjustment at 2401 Vista Hogar will continue
to maintain the minimum site area requirement of the original Planned Residential
Development, with a proposed lot area of 1,854 square feet. There are no
minimum lot area requirements for properties within the Open Space Zoning
District.
• The existing homeowner's association property (Lot 105) is 1.556 acres (67,778
square feet). The proposed lot line adjustment would reduce the area to 1.549
acres (67,507 square feet). The boundary adjustment will have no impact on
access to either property.
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Tajima Residence Lot Line Adjustment (PA2018-044)
Zoning Administrator, June 28, 2018
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• The number of parcels will remain unchanged as a result of the lot line adjustment
and there will be no change in the density or intensity of development.
• Future development at both lots will continue to be required to comply with all
applicable development standards specified by the R-1 (Single -Unit Residential)
and Open Space (OS) Zoning districts, respectively. As conditioned in the draft
resolution (Attachment ZA 1), a General Plan and Zoning Code amendment are
required to update the land use designation and zoning district to allow an addition
to the existing residence within the expanded lot area at 2401 Vista Hogar.
Accessory structures are permissible on the expanded parcel under the existing
land use designations and zoning districts.
• Staff has received one public comment letter in support of the applicant's request,
which is included as Attachment No. ZA 3.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15305 of the State CEQA (California
Environmental Quality Act) Guidelines - Class 5 (Minor Alterations in Land Use
Limitations). This exemption consists of minor alterations in land use limitations in areas
with an average slope of less than 20 percent, which do not result in any changes in land
use or density, including but not limited to minor lot line adjustments not resulting in the
creation of any new parcel. The proposed lot line adjustment affects the shared property
line between two parcels and is for the purpose of creating a larger lot at 2401 Vista Hogar
to match the existing lot lines of similar parcels within the Eastbluff Community. There will
be no change in land use, density, or intensity.
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 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.
TmpIC. 01/17/18
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Tajima Residence Lot Line Adjustment (PA2018-044)
Zoning Administrator, June 28, 2018
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Prepared by:
GR/mkn
Attachments
TmpIt: 01/12/18
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Public Comments
ZA 4
Project Plans
21
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING LOT LINE
ADJUSTMENT NO. LA2018-002 FOR A LOT LINE ADJUSTMENT
LOCATED AT 2401 VISTA HOGAR (PA2018-044)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Machiko Tajima, with respect to property located at 2401 Vista
Hogar, and legally described as Lot 87 and Lot 105 of Tract No. 5798 requesting approval
of a lot line adjustment.
2. A lot line adjustment to add 271 square feet of homeowner's association property (Lot
105) to a private residential property at 2401 Vista Hogar (Lot 87). The subject area is
located at the entrance to the dwelling unit and is generally bounded by 2401 Vista
Hogar, 2405 Vista Hogar, and the street. There will be no change in the number of lots.
3. The subject property at 2401 Vista Hogar is designated RS -A (Single -Unit Residential
Attached) by the General Plan Land Use Element and is located within the R-1 (Single -
Unit Residential) Zoning District. The adjacent homeowners' association property, Lot 105,
is designated OS (Open Space) by the General Plan Land Use Element and is located
within the OS (Open Space) Zoning District.
4. The subject property is not located within the coastal zone.
5. A public hearing was held on June 28, 2018 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 hearing 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 hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15305 under Class 5 (Minor Alterations in Land Use Limitations) of the CEQA
Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential
to have a significant effect on the environment.
2. This exemption consists of minor alterations in land use limitations in areas with an
average slope of less than 20 percent, which do not result in any changes in land use
or density, including but not limited to minor lot line adjustments not resulting in the
creation of any new parcel. The proposed lot line adjustment affects the shared property
line between two parcels and is for the purpose of creating a larger lot at 2401 Vista
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Zoning Administrator Resolution No. ZA2018-###
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Hogar to match the existing lot lines of similar parcels within the Eastbluff Community.
There will be no change in land use, density, or intensity.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 19.76.020 (Procedures for Lot Line Adjustments) of the Newport
Beach Municipal Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Approval of the lot line adjustment will not, under the circumstances of the particular
case, be detrimental to the health, safety, peace, comfort, and general welfare of
persons residing or working in the neighborhood of such proposed use or be detrimental
or injurious to property and improvements in the neighborhood or the general welfare of
the City, and further that the proposed lot line adjustment is consistent with the legislative
intent of the title.
Facts in Support of Finding:
The property at 2401 Vista Hogar is currently developed with a single-family
residence. The adjacent homeowner's association property serves as common area
between the dwelling units and includes a greenbelt and community pool. The
proposed lot line adjustment will not change the existing use of any of the two
parcels. The General Plan Land Use Designation Single -Unit Residential Attached
will be maintained for the 2401 Vista Hogar parcel. The Open Space designation will
be maintained for Lot 105.
2. The proposed lot line adjustment will not result in a development pattern that is
inconsistent with the surrounding neighborhood. The Eastbluff Community is
developed with attached homes in clusters of two to four units. The common
homeowner's association lot provides for building separation between these clusters.
The 2401 Vista Hogar property will continue to allow for single -unit development
consistent with the applicable General Plan Land Use and Zoning designation. The
lots will maintain their current Zoning and General Plan designation and the uses will
continue to be consistent with these designations.
3. Future development at both lots will continue to be required to comply with all
applicable development standards specified by the R-1 (Single -Unit Residential) and
Open Space (OS) Zoning districts, respectively. As conditioned, a General Plan and
Zoning Code amendment are required to update the land use designation and zoning
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Zoning Administrator Resolution No. ZA2018-###
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district to allow an addition to the existing residence within the expanded lot area at
2401 Vista Hogar. Accessory structures are permissible on the expanded parcel
under the existing land use designations and zoning districts.
4. The proposed lot line adjustment is consistent with the purpose identified in Chapter
19.76 (Lot Line Adjustment) of the Newport Beach Municipal Code. The lot line
adjustment constitutes a minor boundary adjustment involving two (2) adjacent lots
where land taken from one lot and is added to an adjacent lot. The original number
of lots will remain unchanged after the adjustment.
5. The lot line adjustment is consistent with the General Plan, and does not negatively
impact surrounding land owners, as the adjustment affects interior property lines
between two (2) adjacent parcels. The existing land uses will remain and have not
proven to be detrimental to the health, safety, peace, comfort, and general welfare
of persons residing or working in the neighborhood.
Finding:
B. The number of parcels resulting from the lot line adjustment remains the same as before
the adjustment.
Fact in Support of Finding:
The proposed lot line adjustment will adjust the property line between two (2) contiguous
parcels. The number of parcels remains the same as before the lot line adjustment.
Finding:
C. The lot line adjustment is consistent with applicable zoning regulations except that
nothing herein shall prohibit the approval of a lot line adjustment as long as none of the
resultant parcels is more nonconforming as to lot width, depth and area than the parcels
that existed prior to the lot line adjustment.
Facts in Support of Finding:
The 2401 Vista Hogar property (Lot 87) is located within the R-1 (Single Unit Residential)
Zoning District, which is intended to permit attached single -unit dwellings. The
homeowners' association property (Lot 105) is located within the OS (Open Space)
Zoning District, which is intended to maintain and protect open space areas. The
proposed lot line adjustment will not change the existing use of the parcels affected.
Future development at both lots will continue to be required to comply with all applicable
development standards specified by the R-1 (Single -Unit Residential) and Open Space
(OS) Zoning districts, respectively
2. The proposed boundary adjustment will change the internal property lines between the
subject properties, reallocating 271 square feet of land from Lot 105 to 2401 Vista Hogar
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Zoning Administrator Resolution No. ZA2018-###
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(Lot 87). The purpose of the lot line adjustment is to create a larger lot at 2401 Vista
Hogar to match the existing lot lines of similar parcels within the Eastbluff Community.
3. The subject properties are located within the Eastbluff community, which was developed
as a Planned Residential Development in 1965. The proposed 2401 Vista Hogar parcel
will continue maintain the minimum site area requirement of the original Planned
Residential Development, with a proposed lot area of 1,854 square feet. There are no
minimum lot area requirements for properties within the Open Space Zoning District.
Finding:
D. Neither the lots as adjusted nor adjoining parcels will be deprived legal access as a
result of the lot line adjustment.
Fact in Support of Finding:
1. The proposed lot line adjustment affects the interior property lines between two (2)
adjacent parcels. Legal access to the two properties will be maintained along Vista
Hogar, thus access to the subject properties will not be affected by the adjustment.
Finding:
E. That the final configuration of the parcels involved will not result in the loss of direct
vehicular access from an adjacent alley for any of the parcels that are included in the lot
line adjustment.
Fact in Support of Finding:
1. Vehicular access to 2401 Vista Hogar is from Vista Hogar, and the final configuration
will not change. Vehicular access to the homeowners' association property, Lot 105, is
from Vista Hogar, Vista Huerta, and Hilvanar and the final configuration will not change.
Finding:
F. That the final configuration of a reoriented lot does not result in any reduction of the
street site setbacks as currently exist adjacent to a front yard of any adjacent key, unless
such reduction is accomplished through a zone change to establish appropriate street
site setbacks for the reoriented lot. The Planning Commission and City Council in
approving the zone change application shall determine that the street site setbacks are
appropriate, and are consistent and compatible with the surrounding pattern of
development and existing adjacent setbacks.
Fact in Support of Finding:
1. The final configuration of the proposed parcels does not result in a requirement for
revised setbacks since the parcels are not proposed to be reoriented. The required
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Zoning Administrator Resolution No. ZA2018-###
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setbacks applicable to parcels in the R-1 Zoning District shall continue to apply to the
adjusted parcels per the Planned Community Development.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Lot Line
Adjustment No. LA2018-044, subject to the conditions set forth in Exhibit A, which is
attached hereto and incorporated by reference.
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 28TH DAY OF JUNE, 2018.
Patrick J. Alford, Zoning Administrator
12-21-17
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Zoning Administrator Resolution No. ZA2018-###
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EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project -specific conditions are in italics)
The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. Prior to the recordation of the lot line adjustment, the applicant shall submit the exhibits
to the Public Works Department for final review. The exhibits shall be updated to include
the existing and new legal descriptions for Lot 105.
3. Future development at both lots shall comply with all applicable development standards
specified by the R-1 (Single -Unit Residential) and Open Space (OS) Zoning district
respectively. A General Plan and Zoning Code amendment to update the land use
designation and zoning district shall be required to allow an addition to the existing
residence within the expanded lot area at 2401 Vista Hogar. Accessory structures are
permissible on the expanded parcel under the existing land use designations and zoning
districts.
4. 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.
5. 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 Tajima Lot Line Adjustment including, but not limited to, Lot Line
Adjustment No. LA2018-002 (PA2018-044). 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 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.
12-21-17
11
Attachment No. ZA 2
Vicinity Map
12
Lot Line Adjustment No. LA2018-002
(PA2018-044 )
2401 Vista Hogar
1s
Attachment No. ZA 3
Public Comments
14
From: BRION MAY <bmayconsult@mac.com>
Sent: June 18, 2018 4:16 PM
To: Nova, Makana
Cc: Michiko Tajima; Takako Tajima; Muldoon, Kevin
Subject: Letter in Support of Tajima Residence Lot Line Adjustment, Project File
No.: PA2018-044; Activity No.: LA2018-002
Follow Up Flag: Follow up
Flag Status: Flagged
June 18, 2018
Ms. Makana Nova, Associate Planner
City of Newport Beach
Community Development Department
Planning Division, 100 Civic Center Drive
P. O. Box 1768
Newport Beach, CA 92658-8915
Attn.: Zoning Administrator
15
Dear Ms. Nova:
My wife and I are the property owners of 2405 Vista Hogar Newport Beach, CA 92660. 1
bought 2405 Vista Hogar in 1999 and my wife and co-owner, Ofelia Rodriquez -May, has resided
here for the past three and one half years. We share a property line with Ms. Michiko Tajima,
the Applicant and property owner of 2401 Vista Hogar. Ofelia and I are arguably the most
impacted of all of our neighbors here in the Plaza Homeowners Community Association by the
Applicant's request for a lot line adjustment of her property.
We are in complete and unreserved support of the Applicant's desired Lot Line
Adjustment to add 271 square feet of homeowner's association property, which borders our own
property at 2405 Vista Hogar. My wife and I urge the Zoning Administrator and the Planning
Division of the City to grant all of the necessary and required approvals so that Ms. Tajima can
move forward with her project.
While we would love to lend our support in person to Ms. Tajima's application during the Public
Hearing on June 28, 2018, we will be traveling out of state and will be unable to attend. We are
therefore submitting this letter in support of the applicant's request.
Respectfully submitted,
Brion May
Ofelia Rodriguez -May
10
Attachment No. ZA 4
Project Plans
17
EXHIBIT "A"
CITY OF NEWPORT BEACH
LOT LINE ADJUSTMENT NO. LA2018-002
(LEGAL DESCRIPTION)
OWNERS
EXISTING PARCELS
PROPOSED PARCEL
AP NUMBER
REFERENCED NUMBER
Michiko Tajima
APN 440-116-03
APN 440-116-03
The Plaza Community Association
APN 440-116-112
APN 440-116-112
EXISTING LEGAL DESCRIPTION:
BEGINNING AT THE MOST NORTHERLY CORNER OF LOT 85 OF SAID TRACT 5798, BOOK 212, PAGES 32 TO 36
INCLUSIVE, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE ALONG THE NORTHEASTERLY LINE,
THEREOF, S 58° 17' 0" E 36.33 FEET; THENCE N 31'43'0" E 8.00 FEET; THENCE S 58° 17'0" E 20.83 FEET; THENCE S
310 43'0" W 22.00 FEET; THENCE N 58° 17'0" W 3.66 FEET; THENCE S 31'43'0" W 18.08 FEET; THENCE 5 58° 17'0" E
4.00 FEET; THENCE S 310 43'0" W 30.17 FEET; THENCE N 580 17'0" W 22.83 FEET; THENCE S 310 43'0" W 18.08
FEET; THENCE S 58° 17'0" E 20.50 FEET; THENCE S 31° 43'0" W 22.00 FEET; THENCE N 58° 17'0" W 20.83 FEET;
THENCE N 310 43'0" E 8.00 FEET; THENCE N 58° 17'0" W 36.67 FEET; THENCE N 31'43'0" E 17.67 FEET; THENCE 5
58° 17'0" E 4.00 FEET; THENCE N 31' 43'0" E 14.41 FEET; THENCE N 58° 17'0" W 12.73 FEET; THENCE N 31'43'0" E
30.17 FEET; THENCE S 58° 17'0" E 15.06 FEET; THENCE N 31'43'0" E 14.41 FEET; THENCE N 58° 17'0" W 4.00
FEET; THENCE N 31'43'0" E 17.67 FEET TO THE POINT OF' BEGINNING.
PROPOSED LEGAL DESCRIPTION:
BEGINNING AT THE MOST NORTHERLY CORNER OF LOT 85 OF TRACT NO. 5798, BOOK 212, PAGES 32 TO 36
INCLUSIVE, RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE ALONG THE NORTHEASTERLY LINE,
THEREOF, S 58° 17' 0" E 36.33 FEET; THENCE N 310 43'0" E 8.00 FEET; THENCE S 580 17'0" E 20.83 FEET; THENCE S
31'43'0" W 22.00 FEET; THENCE N 58° 17'0" W 3.66 FEET; THENCE S 31'43'0" W 18.08 FEET; THENCE 5 58° 17'0" E
4.00 FEET; THENCE S 31'43'0" W 30.17 FEET; THENCE N 58° 17'0" W 7.83 FEET; THENCE S 31'43'0" W 18.08 FEET;
THENCE S 58° 17'0" E 5.50 FEET; THENCE S 31'43'0" W 22.00 FEET; THENCE N 58° 17'0" W 20.83 FEET; THENCE N
31° 43'0" E 8.00 FEET; THENCE N 58° 17'0" W 36.67 FEET; THENCE N 31'43'0" E 17.67 FEET; THENCE 5 58° 17'0" E
4.00 FEET; THENCE N 31° 43'0" E 14.41 FEET; THENCE N 58° 17'0" W 12.73 FEET; THENCE N 31° 43'0" E 30.17
FEET; THENCE S 580 17'0" E 15.06 FEET; THENCE N 310 43'0" E 14.41 FEET; THENCE N 580 17'0" W 4.00 FEET;
THENCE N 31'43'0" E 17.67 FEET TO THE POINT OF' BEGINNING.
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EXHIBIT "B"
CITY OF NEWPORT BEACH
LOT LINE ADJUSTMENT NO.
LA2018-002
(MAP)
OWNER
EXISTING PARCELS
PROPOSED PARCEL
AP NUMBER
REFERENCED NUMBER
Michiko Tajima
APN 440-116-03
APN 440-116-03
The Plaza Community Association
APN 440-116-112
APN 440-116-112
QROFESS/0,v9�
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c <1
LOT 105, TR NO. 5798
m
No. 31016 2
APN 440-116-112
2405 VISTA HOGAR-
Expires 03/31/2020
558'17'00°E
'PA CIVI\- �R
N31'43'00°W (26.34')
9�
P.O.B. (8.00')
OF CAL\F���
(20.83')
S5817'00'E (36.33)
w
CR
N5817'00"W
z LOT 851 TR140.5798 (3.66')
APN 440-116-01
N58'17'00 °W 2405 VISTA HOGAR
w
14' 25'
(4.00') o o
o
Cd
z v (49.50')
15.06') (4.00')
(5.17')I
N58'17'00'W (68.56')
o'
LOT 86, TR NO. 5798
Q
p
3
°o0
APN 440-116-02
2405 VISTA HOGAR
a n
= j
a
PROP LOT LINE-\
co d
z
N5817'00'W (68.56')Lle
>
Ile (48.00')
(12.73') a
7.83'
w
S LOT 87, TR NO. 5798.-1 o _�
APN 440-116-03 o Ipoi
2401 VISTA HOGAR! F
C
N5897'00°W (150
I.00)
c ^ (4.00')
S58'17'0'
EXIST LOT LIN
z TO BE REMOVED 5.50'
i"
0 0
1,151317'001 (36.67')
a N
N31'43'00'W (2
(7.50')(8.00')
N7')
5818
EXISTING LOT LINE
TO REMAIN
0
20'
- - EXISTING LOT LINE
TO BE REMOVED
PROPOSED LOT LINE
SW:
EXHIBIT "B"
CITY OF NEWPORT BEACH
LOT LINE ADJUSTMENT NO.
LA2018-002
(MAP)
OWNER
EXISTING PARCELS
PROPOSED PARCEL
AP NUMBER
REFERENCED NUMBER
Michiko Tajima
APN 440-116-03
APN 440-116-03
The Plaza Community Association
APN 440-116-112
APN 440-116-112
QROFESS/0,v9�
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c <1
LOT 105, TR NO. 5798
m
No. 31016 2
APN 440-116-112
2405 VISTA HOGAR-
Expires 03/31/2020
558'17'00°E
'PA CIVI\- �R
N31'43'00°W (26.34')
9�
P.O.B. (8.00')
OF CAL\F���
(20.83')
S5817'00'E (36.33)
w
CR
N5817'00"W
z LOT 851 TR140.5798 (3.66')
APN 440-116-01
N58'17'00 °W 2405 VISTA HOGAR
w
14' 25'
(4.00') o o
o
Cd
z v (49.50')
15.06') (4.00')
(5.17')I
N58'17'00'W (68.56')
o'
LOT 86, TR NO. 5798
Q
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APN 440-116-02
2405 VISTA HOGAR
a n
= j
a
PROP LOT LINE-\
co d
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N5817'00'W (68.56')Lle
>
Ile (48.00')
(12.73') a
7.83'
w
S LOT 87, TR NO. 5798.-1 o _�
APN 440-116-03 o Ipoi
2401 VISTA HOGAR! F
C
N5897'00°W (150
I.00)
c ^ (4.00')
S58'17'0'
EXIST LOT LIN
z TO BE REMOVED 5.50'
i"
0 0
1,151317'001 (36.67')
a N
N31'43'00'W (2
(7.50')(8.00')
N7')
5818
EXISTING LOT LINE
TO REMAIN
0
20'
- - EXISTING LOT LINE
TO BE REMOVED
PROPOSED LOT LINE
SCALE: 1"=20'
Zoning Administrator - June 28, 2018
ITEM NO. 3a - ADDITIONAL MATERIALS RECEIVED AFTER MEETING
Tajima Residence Lot Line Adjustment (PA2018-044)
June 28, 2018, Zoning Administrator Agenda Comments
Comments submitted by: Jim Mosher( immosher(a)vahoo.com ), 2210 Private Road, Newport Beach
92660 (949-548-6229)
Item 3. Tajima Residence Lot Line Adjustment No. LA2018-002
(PA2018-044)
1. Although it may not be an explicit requirement of our Subdivisions Code, I would not think
our City would be approving lot line adjustments without agreement between the property
owners on both sides of the adjusted line.
In the present case, it appears the adjustment will convey property from what the
staff report and resolution call the "Eastbluff Community' (but which seems actually
to be the "Plaza Homeowners Community Association") to the owner of 2401 Vista
Hogar.
b. Unless I am missing something, it is, therefore, surprising to find no documentation in
the agenda packet providing evidence the HOA has agreed to the adjustment or
consented to making this gift to the applicant of HOA open space.
c. The only thing I can find is an email from the adjacent homeowner, who presumably
does not and cannot speak for the HOA.
2. In addition, I am unable to reconcile Facts in Supporting of Finding 3.A.1 (handwritten page
7) with Conditions of Approval 3 (handwritten page 11).
a. Fact 3.A.1 suggests the expanded Lot 87 (2401 Vista Hogar) will retain its RS -A
General Plan designation, while the diminished Lot 105 (HOA common area) will
remain OS. In other words, the land use designations will move with the line.
b. Condition 3 indicates, on the contrary, that the "expanded area" added to Lot 87 will
keep the OS designation it had when it was part of Lot 105, and require a General
Plan and Zoning Code amendment before anything other than open space
accessory structures can be built on it (or, presumably, before it could be used in the
calculation of buildable area).
i. The condition implied by Condition 3 of creating a single lot, portions of which
have different zoning designations (in this case, the added area being OS
and the original part staying RS -A), seems very peculiar to me.
ii. Would this be unique in Newport Beach? Or are there other examples?
3. Since the staff report says (handwritten page 2, end of bullet 3) the applicant's ultimate
intent is to build an addition to her home in the added area, if Condition 3 is correct that this
will require General Plan and Zoning Code amendments, then I would think the City's
general planning policy of bundling all required approvals together (including maps, per
NBMC Sec. 20.50.030) would dictate this application be handled with those, rather than
treated separately.