HomeMy WebLinkAbout03_Hohberg Residential Condominium TPM and CDP_PA2023-0117CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT
February 15, 2024 Agenda Item No. 3
SUBJECT: Hohberg Residential Condominiums (PA2023-0117)
Tentative Parcel Map
Coastal Development Permit
County Tentative Parcel Map No. 2023-126 SITE LOCATION: 407 and 407 ½ Heliotrope Avenue
APPLICANT: Toal Engineering, Sheila Wright
OWNER: Robert Allen Hohberg PLANNER: Kelly Ribuffo, Consultant Planner kribuffo@sagecrestplanning.com
LAND USE AND ZONING
•General Plan Land Use Plan Category: Two Unit Residential (RT)
•Zoning District: Two-Unit Residential (R-2)
•Coastal Land Use Plan Category: Two Unit Residential (20.0-29.9 DU/AC) (RT-D)
•Coastal Zoning District: Two-Unit Residential (R-2)
PROJECT SUMMARY
A request for a tentative parcel map and a coastal development permit (CDP) for condominium map purposes. The property owner proposes to demolish an existing residential duplex and construct a new two-unit residential condominium building. No
waivers of Title 19 (Subdivisions) are proposed for this project. The tentative parcel map will
allow each unit to be sold individually. A coastal development permit (CDP) is required because the project site is located within 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, California Code of Regulations, Title 14, Division 6, Chapter 3, because it
has no potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. ___ approving the Tentative ParcelMap and Coastal Development Permit (Attachment No. ZA 1).
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Hohberg Residential Condominiums (PA2023-0117) Zoning Administrator, February 15, 2024 Page 2
DISCUSSION
•The subject property located in Corona Del Mar and is zoned Two-Unit Residential
(R-2), which is intended to provide areas appropriate for residential development ofup to two units. The surrounding development predominantly consists of two-storyresidential buildings, with Bayside Park located to the southwest of the property atthe intersection of Heliotrope Avenue and Bayside Drive (Figure 1, below).
Figure 1: Oblique Aerial Image of Subject Property
•The property currently consists of one legal lot developed with a two-unit residentialduplex. The lot is rectangular in shape, approximately 4,820 square feet in size, and
has an average slope of 16%.
•The property owner proposes to demolish the existing building and construct a newtwo-unit residential condominium with a footprint consistent with the proposed
tentative parcel map. Preliminary architectural plans have been provided to planning
staff as background for the proposed subdivision, but the owner has not yet submitteda complete building permit application to the Building Division for review.
•Permitting for the demolition of the existing building and review of the design of thenew building is not within the scope of this project and shall be subject to a separatepermit review process in the future. However, the property is located within an areaof the Coastal Zone that is exempt from obtaining approval for a coastaldevelopment permit for specific types of development. This Categorical Exclusion
Order (CEO) area allows for the demolition of residential structures and
Subject Property
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Hohberg Residential Condominiums (PA2023-0117) Zoning Administrator, February 15, 2024 Page 3
construction of a new two -unit residential structure without obtaining a coastal development permit, contingent upon providing notice of categorical exclusion to the Coastal Commission.
•The tentative parcel map for condominium purposes requires a coastal developmentpermit and conforms to Title 21 Local Coastal Program Implementation Plan in theMunicipal Code. The parcel map will meet the required findings found in NewportBeach Municipal Code (NBMC) Section 21.52.015(F) (Findings and Decision).Complete findings and facts in support are enumerated in the draft resolution
(Attachment No. ZA 1). The project site is more than 1,400 feet from the water andis not located between the nearest public road and the sea or shoreline.
•The project includes conditions of approval requiring public improvements,
including the reconstruction of sidewalks, curbs and gutters along the Heliotrope
Avenue frontage as needed, and the undergrounding of utilities consistent withTitle 19 (Subdivisions) of the NBMC.
•To avoid conflict between the proposed tentative parcel map boundaries and existingbuilding footprint, Condition of Approval No. 2requires demolition of existing buildingprior to recordation of the final parcel map.
•This condominium project is not subject to the assessment of Fair Share Fees andIn-Lieu Park Dedication fees as the project does not result in the net increase ofresidential units.
•The proposed subdivision and associated improvements are consistent with the
standards and policies of the Zoning Code, Local Coastal Implementation Plan, andthe General Plan.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) under Section 15315 under Class 15 (Minor Land Divisions) of the State CEQA (California Environmental Quality Act) Guidelines., Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment.
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 parcel does not have an average slope greater than 20%. The Project is for a two-unit condominium subdivision and will conform to all development standards, and therefore, is consistent with and eligible for the Class 15 Exemption.
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Hohberg Residential Condominiums (PA2023-0117) Zoning Administrator, February 15, 2024 Page 4
PUBLIC NOTICE Notice of this public hearing 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
Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. The project site is not located within the appeal area of the coastal zone; therefore, final action by the City may not be appealed to the California Coastal Commission. Prepared by:
__________________________ Kelly Ribuffo Consultant Planner
DL/kr Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map No. 2023-126
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Attachment No. ZA 1
Draft Resolution
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01-10-2023
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING A TENTATIVE PARCEL MAP AND COASTAL DEVELOPMENT PERMIT FOR A
TWO-UNIT RESIDENTIAL CONDOMINIUM MAP FOR THE PROPERTY LOCATED AT 407 AND 407 ½ HELIOTROPE AVENUE (PA2023-0117) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Sheila Wright of Toal Engineering (“Applicant”), concerning
property located at 407 and 407 ½ Heliotrope Avenue, which is legally described in Exhibit “A,” which is attached hereto and incorporated herein by reference (“Property”). 2. The Applicant proposes a tentative parcel map for condominium purposes. The property owner proposes to demolish an existing residential duplex and construct a new two-unit
residential condominium building with a footprint consistent with the proposed map. 3. The 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 Property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential (20.0-29.9 DU/AC) (RT-D) and it is located within the Two-Unit Residential (R-2) Coastal Zone District. 5. A public hearing was held on February 15, 2024, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by 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 categorically 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, Division 6, 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 parcel does not have an average slope greater than 20%. The Project is for a two-unit condominium subdivision and will conform to all development standards, and therefore, is consistent with and eligible for the Class 15 Exemption.
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SECTION 3. REQUIRED FINDINGS. Tentative Parcel Map
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the
Newport Beach Municipal Code (NBMC), the following findings, and facts in support of such findings, are set forth: 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 condominium purposes. The Property is currently developed with a residential duplex on one lot. The property owner proposes to demolish an existing residential duplex and construct a new two-unit residential
condominium building. The condominium map will allow for the separate sale of each
unit in the future. The proposed subdivision and improvements are consistent with density of the R-2 Zoning District and the Two Unit Residential (RT) General Plan Land Use designation.
2. The Property is not located within a 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 Property is physically suitable for attached residential dwellings, as it is regular in shape and size with access to both Heliotrope Avenue and the alley in the rear. The
Property is currently developed with a residential duplex which the owner proposes to
demolish and redevelop with an attached, two-unit residential condominium. 2. The Property is accessible by pedestrians from Heliotrope Avenue at the front property line and the alley abutting the rear property line. Vehicular access is available from the
alley only.
3. The Property is adequately served by existing utilities, including electrical, water, and sewer. Per Conditions No. 16 and 18, separate utility connections shall be required for each condominium unit in the future, including fire sprinkler lines.
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4. There is no proposed change in density. The Property is currently developed with two
residential units and will have the ability to be redeveloped with two residential units, resulting in no net loss of residential dwelling units. 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. The Property is located within a developed residential neighborhood that does not contain any sensitive vegetation or habitat on-site.
2. 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.
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
1. The tentative parcel map is for residential condominium purposes. All improvements
associated with the project will comply with all Building, Public Works, and Fire codes, which are in place to prevent serious public health problems. Public improvements will be required of the Applicant 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. The Project shall comply
with all ordinances of the City and all Conditions of Approval. 2. The Project has been conditioned to require public improvements, including the reconstruction of sidewalks, curbs, and gutters along the Heliotrope Avenue frontage
and alley, as needed. Existing private improvements (brick pavers) within the Heliotrope
Avenue right-of-way must be removed and new landscaping installed. The existing street tree in the Heliotrope Avenue public right-of-way is to be protected in place. The utilities will be undergrounded, consistent with Title 19 (Subdivisions) of the Newport Beach Municipal Code.
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Finding:
E.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 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 the judgment of a court of competent jurisdiction and no authority is hereby granted
to the City Council to determine that the public at large has acquired easements for
access through or use of property within a subdivision.
Facts in Support of Finding:
1.The Public Works Department has reviewed the proposed tentative parcel map and
determined that 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 proposeddevelopment because no public easements are located on the Property.
2.Public improvements, including but not limited to utilities, sidewalks, and landscaping,
will be required to be completed by the Applicant or property owner per the Municipal
Code and the Subdivision Map Act.
Finding:
F. The 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 willresult 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 Property is not designated
as an agricultural preserve and is less than 100 acres in area.
2.The Property is developed for residential use and lies in the R-2 Zoning District, whichpermits residential uses.
Finding:
G.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 includedwithin the land project; and (2) the decision-making body finds that the proposed land
project is consistent with the specific plan for the area.
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Facts in Support of Finding:
1.The California Business and Professions Code Section 11000.5 has been repealed bythe Legislature. However, this project site is not considered a “land project” as previouslydefined 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:
H.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 theCalifornia Building Code which requires new construction to meet minimum heating andcooling efficiency standards depending on location and climate. The Newport BeachBuilding Division enforces Title 24 compliance through the plan check and inspection
process.
Finding:
I.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 residential condominium project is consistent with the R-2 ZoningDistrict, which allows up to two (2) residential units on the Property. Therefore, thetentative parcel map for residential condominium purposes will not affect the City in
meeting its regional housing needs.
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 Project wastewater is designed to discharge into the existing sewer system and
complies with the Regional Water Quality Control Board (RWQCB) requirements.
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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 (3) of the Coastal Act.
Fact in Support of Finding:
1.The Property is located within the coastal zone and a CDP is therefore requested inconjunction with the proposed tentative parcel map. 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 L and M for the coastaldevelopment permit (below) are hereby incorporated by reference.
Coastal Development Permit
In accordance with Section 21.52.015 (F) (Coastal Development Permits, Findings, and Decision) of the NBMC, the following findings, and facts in support of such findings, are set forth:
Finding:
L.Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The Project is for a tentative parcel map for two-unit residential condominium purposes.The proposed subdivision and improvements are consistent with the density of the R-2Coastal Zoning District.
2.The neighborhood is predominantly developed with two- and three-story, single- and
two-unit residences. The proposed subdivision, which will allow for a two-unit residential
condominium, is consistent with the existing neighborhood pattern of development.
3. The Property is in an area known for the potential of seismic activity and liquefaction. Allprojects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved before the issuance of buildingpermits. Permit issuance is also contingent on the inclusion of design mitigation identifiedin the investigations. Construction plans are reviewed for compliance with approvedinvestigations and CBC before building permit issuance.
4. The Property is not located adjacent to a coastal view road, public access way, or CoastalViewpoint as identified in the Coastal Land Use Plan. The nearest coastal viewpoints arealong the shoreline adjacent to the harbor entrance and are not visible from the site. Thesite is located near Bayside Park, which is accessible to the public and provides access to
a viewpoint to the bay at Begonia Park to the west. As currently developed, the Property
and other residences along the 400-block of Heliotrope Avenue are not located within the
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view shed of the park. However, the proposed residential condominium complies with all
applicable Local Coastal Program (LCP) development standards and maintains a development potential consistent with the existing neighborhood pattern. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone.
Finding:
M.Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1.The project site is not located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the project’s impact and beproportional to the impact. In this case, the Project proposes a two-unit residentialcondominium map on a property currently developed with a residential duplex. Therefore,the project does not involve a change in land use, density, or intensity that will result in
increased demand for public access and recreation opportunities. Furthermore, future site
development shall be required to comply with applicable development standards sited(appropriate height, setbacks, etc.) so as not to block or impede existing public accessopportunities.
2. The Property is over 1,400 feet away from the nearest shoreline. Approval of the proposed
tentative parcel map will not affect public recreation, access, or views as futuredevelopment shall be located within the boundaries of the existing lot.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project iscategorically exempt from the California Environmental Quality Act under Section 15315
under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significanteffect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves the Tentative
Parcel Map and Coastal Development Permit (PA2023-0117), subject to the conditions
outlined in Exhibit “B,” which is attached hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date the Resolution isadopted 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
Program [LCP] Implementation Plan) of the Newport Beach Municipal Code. The project
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site is not located within the appeal area of the coastal zone; therefore, final action by the
City may not be appealed to the California Coastal Commission. PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF FEBRUARY, 2024.
_____________________________________ Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
LEGAL DESCRIPTION
APN: 459-172-14
Real property in the City of Newport Beach, County of Orange, State of California, described as follows:
THE SOUTHWESTERLY 12 FEET OF LOT 9 AND THE NORTHEASTERLY 28 FEET OF LOT
7, BLOCK 334 OF CORONA DEL MAR AS SHOWN ON A MAP RECORDED IN BOOK 3,
PAGES 41 AND 42 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, THIS LEGAL DESCRIPTION IS MADE PURSUANT TO THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED DECEMBER 10, 2014 AS INSTRUMENT NO. 14-534110 OF OFFICIAL RECORDS.
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EXHIBIT “B” CONDITIONS OF APPROVAL Planning Division
1. 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 recordation of the final parcel map, the existing residential duplex shall be
demolished to avoid conflict between the footprint of the existing building and the parcel
map property lines. 3. Approval of this project does not constitute approval or implied approval for any future property development permits, including but not limited to demolition permits, coastal
development permits, grading permits, or building permits.
4. The Applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be cause for revocation of this approval.
5. 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 of the NBMC.
6. 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 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 Hohberg Residential Condominiums including, but not limited to Tentative Parcel Map and Coastal Development Permit (PA2023-0117). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s 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 the City's costs, attorneys' fees, and damages, which the 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
7. Prior to the final inspection of the building permit for new construction, 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
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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.
8.Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tiethe boundary of the map into the Horizontal Control System established by the CountySurveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange CountySubdivision 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 tocompletion of construction project.
9.After the recordation of the Parcel Map and prior to the building permit final, 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 becondominiums until this description change permit is final.
10.All improvements shall be constructed as required by Ordinance and the Public Works
Department.
11.An encroachment permit is required for all work activities within the public right-of-way.
12.All damaged sidewalk panels, curb, gutter, sidewalk, and street along the Heliotrope
Avenue frontage and any damaged concrete alley panels along the alley property
frontage shall be reconstructed as determined by the Public Works Department.
13.Prior to the recordation of the parcel map, all existing overhead utilities shall beundergrounded.
14.Existing brick pavers within the parkway on Heliotrope Avenue shall be removed andreplaced with landscaping.
15. The existing street tree within the parkway of Heliotrope Avenue shall be protected-in-
place.
16. Each unit shall be served by its individual water service/meter and sewerlateral/cleanout. Each water meter and sewer cleanout shall be installed with a traffic-grade box and cover.
17. In case of damage done to public improvements surrounding the development site bythe private construction, additional reconstruction within the public right-of-way could berequired at the discretion of the Public Works Inspector.
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Building Division
18.Prior to the recordation of the parcel map, separate utilities shall be provided for each unit,including fire sprinklers. Fire Department
19.NFPA 13D fire sprinkler system shall be required for this Project.
20.Each unit shall have their own dedicated water meter for the fire sprinkler system.
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Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Tentative Parcel Map and Coastal Development
Permit (PA2023-0117)
407 and 407 ½ Heliotrope Avenue
Subject Property
19
Attachment No. ZA 3
Tentative Parcel Map No. 2023-126
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407 HELIOTROPERESIDENCERESIDENCE
139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
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LICENSED LANDSURVEYORVIKTOR P.MEUM
No. 8682
EASEMENT NOTES:
CONDOMINIUM NOTE:
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