HomeMy WebLinkAbout20170928_Staff ReportCOMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 28, 2017
Agenda Item No. 2
SUBJECT: 620 Poinsettia Avenue Tentative Parcel Map (PA2017-157)
SITE LOCATION: 620 and 620 1/2 Poinsettia Avenue
Tentative Parcel Map No. NP2017-018
County Tentative Parcel Map No. 2017-150
APPLICANT: Kim Walker
OWNER: Reklaw, LLC, A California Limited Liability Company
PLANNER: Liane Schuller, Contract Planner
949-644-3237, lschuller@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
General Plan: Two-Unit Residential (RT)
Zone: Two-Unit Residential (R-2)
PROJECT SUMMARY
A request for a tentative parcel map for condominium purposes. An existing duplex will
be demolished and replaced with new duplex, pursuant to Zoning and Building Code
requirements. Approval of the Tentative Parcel Map would allow each unit to be sold
individually as condominiums. No waivers of Title 19 (Subdivisions) requirements are
requested.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 (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. NP2017-018 (Attachment No. ZA 1).
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620 Poinsettia Avenue Condominiums
Zoning Administrator, September 28, 2017
Page 2
Tmplt: 01/12/17
DISCUSSION
The subject property is approximately 3,540 square feet in area and slopes slightly
upward from Poinsettia Avenue to the alley. It is located at the southeast corner of
Poinsettia and Fourth Avenues.
An existing duplex originally constructed in 1947, and remodeled in 1988, will be
demolished and replaced with a new duplex that will provide the Zoning Code
required two-car parking per unit.
Approval and recordation of the Tentative Parcel Map will allow each unit to be
sold individually as condominiums.
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.
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620 Poinsettia Avenue Condominiums
Zoning Administrator, September 28, 2017
Page 3
Tmplt: 01/12/17
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:
___________________
Liane Schuller
Contract Planner
BMZ/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Written Statement
ZA 4 County Tentative Parcel Map No. 2017-150
3
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2017-018 FOR TWO-UNIT CONDOMINIUM
PURPOSES LOCATED AT 620 AND 620 ½ POINSETTIA AVENUE
(PA2017-157)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Kim Walker (Applicant), on behalf of Reklaw, LLC, A California
Limited Liability Company (Property Owner), with respect to property located at 620 and
620 ½ Poinsettia Avenue, and legally described as Lot 22, Block 643 of the Corona del
Mar Subdivision, 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) development standards are proposed
with this application. An existing duplex will be demolished and replaced with a new
duplex. The Tentative Parcel Map would allow each unit to be sold individually as
condominiums.
3. The subject property is designated Two-Unit Residential (RT) by the General Plan Land
Use Element and is located within the Two-Unit Residential (R-2) Zoning District.
4. The subject property is not located within the coastal zone; therefore, no coastal
development permit is required.
5. A public hearing was held on September 28, 2017, 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.
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 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
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Zoning Administrator Resolution No. ZA2017-###
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07-11-17
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.
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 (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:
1. The Tentative Parcel Map is for two-unit residential condominium purposes. An
existing duplex originally constructed in 1947, and remodeled in 1988, will be
demolished and 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 in
shape and slopes slightly upward from Poinsettia Avenue to the alley, which is typical
of lots in this area.
2. A duplex has existed on this site since 1947. The proposed project will replace the
existing structure with a new duplex that is compliant with all current code
requirements.
3. The subject property is located on a corner such that it is accessible from Poinsettia
Avenue, Fourth Avenue and from the alley at the rear. It is adequately served by
existing utilities.
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Zoning Administrator Resolution No. ZA2017-###
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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. See Fact in Support of Finding B2.
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.
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
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.
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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:
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 is developed for residential use and is within the R-2 Zoning District, which
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.
Fact in Support of Finding:
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.
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Zoning Administrator Resolution No. ZA2017-###
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07-11-17
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.
Fact in Support of Finding:
The proposed 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:
The new 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 not located within the Coastal Zone.
2. The project is not located between the nearest public road and the sea or shoreline
of any body of water located within the Coastal Zone; therefore, the public access
and recreation policies of Chapter 3 of the Coastal Act are not applicable.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2017-018 (PA2017-157), subject to the conditions set forth in Exhibit “A,”
which is attached hereto and incorporated by reference.
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Zoning Administrator Resolution No. ZA2017-###
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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 NBMC Title 19.
PASSED, APPROVED, AND ADOPTED THIS 28TH DAY OF SEPTEMBER, 2017.
_____________________________________
Patrick J. Alford, Zoning Administrator
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07-11-17
EXHIBIT “A”
CONDITIONS OF APPROVAL
1. 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, 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
final. The building permit for the new construction shall not be final 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 NBMC Title 19.
5. A Final 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 Newport Beach shall comply
with the City’s CADD Standards. Scanned images will not be accepted.
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 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 orner unless otherwise
approved by the Subdivision Engineer. Monuments shall be protected in place if
installed prior to completion of construction project.
7. A 10-foot radius corner cut-off easement for street and public utility purposes at the
Poinsettia Avenue and Fourth Avenue curb return shall be recorded as a part of the
Parcel Map.
8. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9. The Applicant shall reconstruct all damaged concrete sidewalk panels, curb and gutter
along the Poinsettia Avenue and Fourth Avenue property frontages and any damaged
concrete alley panels along the alley property frontage as determined by the Public
Works Department.
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10. A new minimum 5-foot-wide concrete sidewalk shall be constructed along the entire
Fourth Avenue frontage.
11. Upon the construction of new concrete sidewalk along the Fourth Avenue frontage, a
new Americans with Disabilities Act (ADA) compliant curb access ramp shall be
constructed at the Poinsettia Avenue and Fourth Avenue curb return.
12. All existing overhead utilities shall be undergrounded.
13. All above ground improvements shall stay a minimum 5-foot clear of the alley setback.
14. 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.
15. The Applicant shall install new sod or low groundcovers of the type approved by the City
throughout the Poinsettia Avenue and Fourth Avenue parkways fronting the
development site.
16. 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.
17. An encroachment permit is required for all work activities within the public right-of-way.
18. All improvements shall comply with the City’s sight distance requirement pursuant to
City Standard 110-L.
19. The Applicant shall install a new 36-inch box street tree along the Fourth 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.
20. 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.
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 620 Poinsettia Avenue Condominiums including, but not limited to,
NP2017-018 (PA2017-157). 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
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Zoning Administrator Resolution No. ZA2017-###
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07-11-17
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.
13
Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Tentative Parcel Map No. NP2017-018
PA2017-157
620 and 620 1/2 Poinsettia Avenue
Subject Property
15
Attachment No. ZA 3
Applicant’s Written Statement
16
ACCOMPANYING WRITTEN STATEMENT FOR TENTATIVE
PARCEL MAP APPLICATION FOR
620 POINSETTIA AVENUE, CORONA DEL MAR
a. The existing use of the property is residential. The purpose of the subdivision is to
create a single parcel for two condominium units.
b. A newly constructed two unit condominium building will be constructed on the
property. The public utilities will be built in compliance with the building code and each
unit will a separate service for water, gas, electricity and sewage.
c. Each unit will have a separate sanitary sewage line to the main sewage line in the
public right of way.
d. No public areas are proposed unless imposed by the City of Newport Beach.
e. No trees are to be planted except as shown on the landscape plan and/or imposed
as a condition by the City of Newport Beach.
f. There are no restrictive covenants to be imposed except for the Units' CC&R's,
concerning the occupation and use of the property.
This statement was signed this 24'h day of July, 20 7, at C ona del Mar, California.
'f-(" ./'-" tl£1t!_p
Kim Walker, Applicant and Manager
PA2017-157
17
Attachment No. ZA 4
County Tentative Parcel Map No. 2017-150
18
7/28/2017
POINSETTIA A VENUE
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~C\l GUTTER 129.36 FL 129.84 FL =<'. ==fl===,=====r=:!i::=====!!::::=:::::,.....
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SINGLE STORY
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FF=135.20
FF=137.34
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(130.69)TC
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(134.75)TC
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SHEET 1 OF 1
TENTATIVE PARCEL
MAP NO. 2017-150
JULY 2017
SITE ADDRESS
620 POINSETTIA AVENUE
CORONA DEL MAR, CA 92625
(APN: 459-231-11)
REAL PROPERTY IN THE CITY OF NEWPORT
BEACH, COUNTY OF ORANGE, STATE OF
CALIFORNIA, DESCRIBED AS FOLLOWS:
LOT 22, BLOCK 643 OF CORONA DEL MAR TRACT,
IN THE CITY OF NEWPORT BEACH, COUNTY OF
ORANGE, STATE OF CALIFORNIA, AS PER MAP
FILED IN BOOK 3, PAGES 41 AND 42 OF
MISCELLANEOUS MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
OWNER/DEVELOPER:
REKLAW, LLC, A CALIFORNIA
LIMITED LIABILITY COMPANY
0 PROPOSED 1 O' RADIUS CORNER
CUT-OFF DEDICATED TO THE CITY
OF NEWPORT BEACH FOR
STREET PURPOSES
SCALE= 1" = 16'
UL . RAFT, P.L.S. 8516
LICEN EXPIRES 12/31/18
~INC.~
HUNTINGTON BEACH, CALIFORNIA 92646
PHONE:(714)488-5006 FAX:(71 4)333-4440
APEXLSINC@GMAIL.COM 19