HomeMy WebLinkAbout04_2322 Pacific, LLC Residential Condominiums Tentative Parcel Map and CDP_PA2023-0033CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 29, 2023
Agenda Item No. 4
SUBJECT: 2322, LLC Residential Condominiums (PA2023-0033)
▪Coastal Development Permit
▪Tentative Parcel Map
▪County Tentative Parcel Map No. 2022-186
SITE LOCATION: 2320 and 2322 Pacific Drive
APPLICANT: Toal Engineering, Sheila Wright
OWNER: 2322, LLC
PLANNER: Oscar Orozco, Assistant Planner
949-644-3219 or oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RT (Two-Unit Residential)
•Zoning District : R-2 (Two-Family Residential)
•Coastal Land Use Plan Category: RT-D (Two-Unit Residential 20.0 – 29.9 DU/AC)
•Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
A request for a coastal development permit and tentative parcel map for two (2)-unit
condominium purposes. A duplex will be demolished and a new duplex will be
constructed. No waivers of Title 19 (Subdivisions) are proposed. The Tentative Parcel
Map would allow each unit to be sold individually. The Tentative Parcel Map also requires
the approval of a coastal development permit (CDP) because the property is located in
the coastal zone.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under 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 the Coastal
Development Permit and Tentative Parcel Map (Attachment No. ZA 1).
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DISCUSSION
•The property is located within the R-2 (Two-Unit Residential) Zoning District. The
R-2 District is intended to provide areas appropriate for residential development of
up to two (2)-units (i.e., a duplex) on a single legal lot. A duplex will be demolished,
and a new duplex will be constructed pursuant to Building Permit No. XR2022-
3307, which will provide the Zoning Code required two-car parking per unit.
Vehicular access will be maintained from the alley.
•The subject property is generally flat, with the exception of a sloping front yard,
and measures approximately 2,400 square feet in area.
•Approval 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 (2)-unit dwelling is consistent with this designation and
a tentative parcel map for condominiums does not change the use.
•The new condominium project will conform to current Municipal Code requirements
and meet all Title 19 standards.
•The Tentative Parcel Map is for condominium purposes and meets all of the
requirements of the Local Coastal Program, including 21.30.025 Coastal
Subdivisions. The subject property is located within a developed neighborhood.
The subject property is approximately 350 feet from the Newport Harbor Channel
and lies within the Categorical Exclusion Area. The development of the duplex was
approved pursuant to Categorical Exclusion Order No. CEO20230021.
•The project site is not located between the nearest public road and the sea or
shoreline. The residential lot does not currently provide nor inhibit public coastal
access. Newport Beach Municipal Code Section 21.30A.040 (Determination of
Public Access/Recreation Impacts) requires that the provision of public access bear
a reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project is a tentative parcel map for
condominium purposes. Thus, the project does not involve a change in land use,
density or intensity that will result in increased demand on public access and
recreation opportunities.
•Public improvements such as broken and/or otherwise damaged sidewalk panels
and curb/gutter along the Pacific Drive property frontage and alley panels along
the alley frontage will be required of the applicant per the Municipal Code and
Subdivision Map Act.
ENVIRONMENTAL REVIEW
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2322, LLC Residential Condominiums (PA2023-0033)
Zoning Administrator, June 29, 2023
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The project is categorically exempt under Section 15315 of the State CEQA 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.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners and
residential occupants 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:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
CC/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 County Tentative Parcel Map No. 2022-186
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2023-####
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
TENTATIVE PARCEL MAP AND COASTAL DEVELOPMENT
PERMIT FOR TWO-UNIT CONDOMINIUM PURPOSES LOCATED
AT 2320 AND 2322 PACIFIC DRIVE (PA2023-0033)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Toal Engineering, with respect to property located at 2320 and
2322 Pacific Drive, and legally described as Lot 2, Block 329 of Tract 186, requesting
approval of a tentative parcel map and a coastal development permit for condominium
purposes.
2.The applicant proposes a coastal development permit and tentative parcel map for two-
unit condominium purposes. A two-unit dwelling will be demolished, and a new duplex will
be constructed. No waivers of Title 19 (Subdivisions) are proposed. The tentative parcel
map would allow each unit to be sold individually. The tentative parcel map also requires
the approval of a coastal development permit pursuant to Title 21 (Local Coastal Program
Implementation Plan) in the Newport Beach Municipal Code.
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.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan
designation is Two-Unit Residential (RT-D) and it is located within the Two-Unit Residential
(R-2) Coastal Zone District.
5.A public hearing was held on June 29, 2023, online via Zoom. 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
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01-25-19
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.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 21 (Local Coastal Program Implementation Plan) of the
Newport Beach Municipal Code and approves the coastal development permit based on the
following findings per Newport Beach Municipal Code (NBMC) Section 21.52.015.F:
Finding:
A.That the proposed map conforms to all applicable sections of the certified Local Coastal
Program.
Facts in Support of Finding:
1.The tentative parcel map is for two (2)-unit residential condominium purposes and
meets all of the requirements of the Local Coastal Program, including NBMC Section
21.30.025 (Coastal Subdivisions).
2.The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code and
Building Division standards and policies.
3.The tentative parcel map is for a property located within a developed neighborhood.
The subject property is approximately 350 feet away from the Newport Harbor
Channel within the Categorical Exclusion Area. The development of the duplex was
approved pursuant to Categorical Exclusion Order No. CEO20230021.
4.The duplex currently under construction conforms to all applicable development
standards, including floor area limit, setbacks, height, and off-street parking. The
development is consistent with the density of the R-2 Coastal Zone District.
Finding:
B.Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.
Fact in Support of Finding:
1.The project site is not located between the nearest public road and the sea or
shoreline. The residential lot does not currently provide nor inhibit public coastal
access. Newport Beach Municipal Code Section 21.30A.040 (Determination of
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Public Access/Recreation Impacts) requires that the provision of public access bear
a reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project is a tentative parcel map for
condominium purposes. Thus, the project does not involve a change in land use,
density or intensity that will result in increased demand on public access and
recreation opportunities.
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:
C. 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 (2)-unit residential condominium purposes. A two
(2)-unit dwelling will be demolished, and a new duplex will be constructed. 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 subject property is not located within a specific plan area.
3. The project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Pacific Drive frontage and
alley panels along the alley frontage consistent with Title 19 of the Newport Beach
Municipal Code (Subdivision Code).
Finding:
D. 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 size. An existing duplex has will be demolished and a new duplex will be
constructed pursuant to Building Permit No. XR2022-3307.
2. The new two-unit residential development is compliant with NBMC Section
20.18.030 (Residential Zoning Districts General Development Standards) Table 2-
3 minimum site area per dwelling unit of 1,000 square feet.
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3. The subject property is accessible from Pacific Drive and from the existing alley in
the rear. The property is adequately served by existing utilities.
Finding:
E. 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 two (2)-unit dwelling will be demolished, and a new duplex will be constructed.
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 (Title 14, Division 6,
Chapter 3), of the CEQA Guidelines – Class 15 (Minor Land Alterations).
Finding:
F. 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:
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:
G. 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
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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:
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.
Finding:
H. 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 located in a Zoning District that
permits residential uses.
Finding:
I. 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.
Facts in Support of Finding:
1. 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 site does not contain 50 or more parcels of land.
2. The project is not located within a specific plan area.
Finding:
J. 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.
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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:
K. 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 proposed two-unit dwelling is consistent with the R-2 Zoning District, which
allows two 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:
L. 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 two-unit dwelling will be designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Finding:
M. 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.
Fact in Support of Finding:
1. The subject property is within the coastal zone. A coastal development permit is
requested in conjunction with the proposed tentative parcel map application. The
project complies with the Certified Local Coastal Program (LCP) and public access
and recreation policies of Chapter 3 of the Coastal Act. The facts in support of
findings A and B above are hereby incorporated by reference.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map and Coastal Development Permit PA2023-0033, 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 14 days following the date this Resolution was
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 Local Coastal
Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 29th DAY OF JUNE 2023.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
PLANNING
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.
3. The building permit for the new construction shall not be final until after recordation of the
parcel map.
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 19 (Subdivisions) and Title 21 (Local Coastal
Program Implementation Plan) 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 2322, LLC Residential Condominiums including, but not limited to,
Tentative Parcel Map and Coastal Development Permit (PA2023-0033). 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
6. A 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.
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7.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.
8.All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9.An encroachment permit is required for all work activities within the public right-of-way.
10.Reconstruct the existing broken and/or otherwise damaged concrete curb, gutter and
sidewalk panels along the Pacific Drive any damaged concrete panels along the alley
frontage.
11.All existing overhead utilities shall be undergrounded.
12.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.
13.Each unit shall be served by its individual water service/meter and sewer
lateral/cleanout.
14.All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
15.The existing driveway on Pacific Drive shall be abandoned and new curb, gutter and
sidewalk be installed.
16.The Pacific Drive parkway shall be relandscaped with new turf or drought tolerant
landscaping.
17.The existing street tree along the Pacific Drive frontage shall be protected in place.
18.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.
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Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
PA2023-0033
Coastal Development Permit and
Tentative Parcel Map
2320 and 2322 Pacific Drive
Subject Property
15
Attachment No. ZA 3
County Tentative Parcel Map No. 2022-186
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PROPOSED NEW RESIDENTIAL BUILDING
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PROPOSED NEW RESIDENTIAL BUILDING
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1
From:Jim Mosher <jimmosher@yahoo.com>
Sent:June 28, 2023 2:19 PM
To:CDD
Subject:Comment on ZA Item 4 (6/29/2023 meeting)
Regarding Item 4 (PA2023-0033, Site Location: 2320 and 2322 Pacific Drive) on the June 29, 2023,
Zoning Administrator agenda:
Section 1.1 of the proposed resolution describes the subject property as "Lot 2, Block 329 of Tract
186."
However, the map submitted for approval describes it as "Lot 3".
I'm not sure about the "Tract 186" (the parcel map refers to the "Map of Corona del Mar"), but it looks
to me like "3" is correct and "2" is wrong.
-- Jim Mosher
Zoning Administrator - June 29, 2023 Item No. 4a Additional Materials Received 2322 Pacific, LLC Residential Condominiums Tentative Parcel Map and CDP (PA2023-0033)