HomeMy WebLinkAbout06_Dexter 418 Larkspur, LLC Residential Condominiums Tentative Parcel Map_PA2018-246F�g�7VPORT
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SUBJECT:
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SITE LOCATION:
APPLICANT:
OWNER:
PLANNER:
January 24, 2019
Agenda Item No. 6
Dexter 418 Larkspur, LLC Residential Condominiums (PA2018-246)
• Tentative Parcel Map No. NP2018-035
• County Tentative Parcel Map No. 2018-187
418 and 418'/2 Larkspur Avenue
Dexter Real Estate Development Corporation
Dexter 418 Larkspur, LLC
Patrick Achis, Planning Technician
949-644-3237, pachis(a)newportbeachca.00v
GENERAL PLAN/ZONING DISTRICT
• General Plan: RT (Two -Unit Residential)
• Zoning District: R-2 (Two -Unit Residential)
PROJECT SUMMARY
The applicant requests a tentative parcel map for two -unit condominium purposes. An
existing residential duplex has been demolished, and a new duplex is currently under
construction, pursuant to Zoning and Building Code requirements. Approval of the
Tentative Parcel Map will allow each unit to be sold individually as condominiums. No
waivers of Title 19 (Subdivision) requirements are proposed.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315, Class 15 (Minor Land Divisions) 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 Tentative Parcel Map
No. NP2018-035 (Attachment No. ZA 1).
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Dexter 418 Larkspur, LLC Residential Condominums (PA2018-246)
Zoning Administrator, January 24, 2019
Page 2
DISCUSSION
The project site is located on Larkspur Avenue, three lots north of East Coast
Highway and south of Corona del Mar Pocket Park. The lot is rectangular, relatively
flat, and 3,542 square feet in area.
The Tentative Parcel Map is for two -unit residential condominium purposes. An
existing duplex originally constructed in 1951 has been demolished and a new
duplex is under construction. The proposed subdivision and improvements are
consistent with the density of the R-2 Zoning District and the RT General Plan Land
Use Designation. A tentative parcel map for condominiums does not change the
use.
The new duplex to be constructed will conform to condominium standards. The
project is located outside of the coastal zone and does not require a coastal
development permit.
• The new duplex's design provides the Code -required two -car parking per unit, as
required by Section 20.40.040 (Off -Street Parking Spaces Required).
• Vehicular access will be maintained from the alley at the rear of the property, and
each unit will be served by separate utility connections.
Approval of the Tentative Parcel Map will allow each unit to be sold individually.
• The new condominium project will conform to current Municipal Code requirements
and meet all Title 19 standards, as detailed in the attached draft Resolution
(Attachment No. ZA 1).
• Public improvements such as the reconstruction of broken and/or otherwise
damaged concrete and curb along Larkspur Avenue will be required of the
applicant per the Municipal Code and Subdivision Map Act.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15315 under Class 15 (Minor Land Divisions) 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. Class 15 exemption allows the division of property in urbanized
areas zoned for residential, commercial, or industrial use into four (4) 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 (2)
years, and the parcel does not have an average slope greater than 20 percent. The
project is consistent with all of the requirements of the Class 15 exemption in that it
TmpIC. 01/17/18
Dexter 418 Larkspur, LLC Residential Condominums (PA2018-246)
Zoning Administrator, January 24, 2019
Page 3
includes a single -lot parcel map for condominium purposes that complies with the
conditions specified above.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all property owners
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 Newport Beach
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.
Prepared by:
Patrick Achis
Planning Technician
JM/pa
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map No. NP2018-035
County Tentative Parcel Map No. 2018-187
Tmplt: 01/I2/18
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2019-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2018-035 FOR TWO -UNIT CONDOMINIUM
PURPOSES LOCATED AT 418 AND 418 112 LARKSPUR
AVENUE (PA2018-246)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Dexter Real Estate Development Corporation ("Applicant'), on
behalf of Dexter 418 Larkspur, LLC, with respect to property located at 418 and 418 '/2
Larkspur Avenue, and legally described as Lot 14, in Block 438 of Tract 186, requesting
approval of a tentative parcel map for two -unit condominium purposes.
2. The Applicant requests a tentative parcel map application for two -unit condominium
purposes. No waiver of Title 19 (Subdivisions) development standards is proposed with
this application. A previously existing residential duplex has been demolished, and a new
duplex is currently under construction, pursuant to Zoning and Building Code
requirements. Approval of the Tentative Parcel Map will allow each unit to be sold
individually as condominiums.
3. The subject property is located within the R-2 (Two -Unit Residential) Zoning District and
the General Plan Land Use Element category is RT (Two -Unit Residential).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on January 24, 2019, 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
(NBMC). Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15315 under Class 15 (Minor Land Divisions) 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. The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four (4) 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 (2) years, and the
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Zoning Administrator Resolution No. ZA2019-###
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parcel does not have an average slope greater than 20 percent. The project is consistent
with all of the requirements of the Class 15 exemption in that it includes a single -lot
parcel map for condominium purposes that complies with the conditions specified
above.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project 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.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 19 (Subdivisions) of the NBMC and is approved based on the
following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps):
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:
The Tentative Parcel Map is for two -unit residential condominium purposes. An
existing duplex originally constructed in 1951 has been demolished and will be
replaced with a new duplex. The proposed subdivision and improvements are
consistent with the density of the R-2 Zoning District and the RT General Plan Land
Use Designation.
2. The proposed project site is not located within 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 two -unit development because it is rectangular and
relatively flat to the alley, which is typical of lots in this area.
2. A residential duplex has existed on this site since 1951. The proposed project will
replace the existing structure with a new, two -unit residential condominium that is
compliant with all current code requirements.
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3. The subject property is located such that it is accessible from Larkspur Avenue and
from the alley at the rear. Vehicular access to the site will be maintained from the
alley. The property 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.
Facts in Support of Finding:
1. A residential duplex has existed on this site since 1951. The proposed project will
replace the existing structure with a new, two -unit residential condominium that is
compliant with all current code requirements.
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
Divisions).
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Fact in Support of Finding:
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 NBMC Section 19.28.010
(General Improvement Requirements) 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
Zoning Administrator Resolution No. ZA2019-###
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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.
Fact in Support of Finding:
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.
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:
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 is developed for residential use and is within the R-2 Zoning District, which
is intended for and 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.
California Business and Professions Code Section 11000.5 has been repealed by
the Legislature. However, this project site is not considered a "land project" as
previously defined in Section 11000.5 of the California Business and Professions
Code because the project does not contain 50 or more parcels of land.
2. The project is not located within a specific plan area.
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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.
Fact in Support of Finding:
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.
Finding:
1. 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.
Fact in Support of Finding:
1. The residential 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.
Fact in Support of Finding:
1. The new duplex has been designed and will be constructed 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.
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Fact in Support of Finding:
1. The subject property is not located within the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2018-035, 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 NBMC.
PASSED, APPROVED, AND ADOPTED THIS 241h DAY OF JANUARY, 2019.
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. Subsequent to the recordation of the parcel map and prior to final of the building permit for
construction of the new duplex, the applicant shall apply for a building permit to change
the description of the subject 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.
3. 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 19 (Subdivisions) of the Newport Beach Municipal
Code.
4. 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 Dexter 418 Larkspur, LLC Residential Condominiums including, but not
limited to, Tentative Parcel Map No. NP2018-035 (PA2018-246). 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.
Public Works Department
5. A parcel map shall be recorded. The map shall be prepared on the California coordinate
system (North American Datum of 1983). 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 CAD Design Standards. Scanned images will
not be accepted.
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6. 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.
7. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
8. All damaged sidewalk panels, curb, gutter, and street along the Larkspur property
frontage and any damage concrete alley panels along the alley property frontage shall
be reconstructed as determined by the Public Works Department.
9. All existing overhead utilities shall be undergrounded.
10. All above ground improvements shall be prohibited within the 5 -foot rear alley setback.
11. All existing private improvement, including brick hardscape and fencing, within the public
right-of-way fronting the development site shall be removed.
12. New sod or low groundcovers of the type approved by the City shall be installed
throughout the Larkspur Avenue parkway fronting the development site.
13. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter sewer cleanout shall be installed with a traffic -grade box and cover.
14. An encroachment permit is required for all work activities within the public right-of-way.
15. All improvements shall comply with the City's sight distance requirement. See City
Standard 110-L.
16. A new 36 -inch box street tree shall be installed along the Larkspur Avenue frontage.
Tree species shall be per City Council Policy G-6. All other City Street trees shall be
protected in place, unless otherwise approved by the Municipal Operations Department,
General Services Division.
17. In case of damage done to public improvements surrounding 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.
Building Division
18. Independent fire risers shall be provided for each unit as per National Fire Protection
Association 13D.
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
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Tentative Parcel Map No. NP2018-035
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Attachment No. ZA 3
Tentative Parcel Map No. NP2018-035
County Tentative Parcel Map No. 2018-187
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