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Home My WebLink About2421 & 2501 E 16TH ST11111111 ICI 111111111111111111111111111111,111 lill *NEW FILE* 2421 & 2501 E 16t" St T HOMFSON INVESTMENT CO. October 22, 1990 -71� Ms. G,nia Kaznocha Assistant Planner PLANNING DEPARTMENT City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92658-8915 Re: Parcel #89-416 Dear Ms. Kaznocha: Thompson Investment Co. requests that Building Permits in Plan Check #177-90, Parcel #89-416 have the addresses changed to #1 through #10, instead of #A through #J. Permits have already been pulled and are as follows: B19624 A & B should be B19624 1 & 2 B19625 E & F should be B19625 3 & 4 B19626 G & H should be B19626 5 & 6 B19627 I & J should be B19627 7 & 8 B19628 C & D should be B19628 9 & 10 Thank you very much for your assistance in this matter. Sincerely, TTHOOMPPSOONINVVESSJTMENT CO. Victoria S. Baldewin Project Coordinator RE6.Iwadt:': mY PLANNING DEPARTMENT CITY OF NEWPORT BEACH OCT 2 3 1990 PM 71819110111112111213141516 4621 TELLER AVE., STE. 100 0 NEWPORT BEACH, CA 92660 a 714/863-0655 FAX 714/724-0804 MAP) R.E. EXCt-ILatsraE I A,P. 425.103-14 (A) PARCEL a �RVICE�...• . ING • r[?.E. EX_CNAhIG_G- A.P.425-103-15 (a) PARCEL I LEGEND TO S`(MSOLS EXI-s-1'ING PERIMETER ------EXISTING DIVISION ® PROF055E0 O WISION InAmt Ct Ar�A9;4 IM C-iGILIARE FEET PARCEL I GAREA NsTAQEA' I 1 20.749 2Co, l38 2 3q•,92 I ,'750 A•EXC.WLJt="' X1Nm==I SCALE i I" a GO' 7 Q PREPA ED ®Y O iJ�l .M- WILLIA J.McIGEE ll J a NE'LY LINE LOT4'7 . I G-rH /-NEWFORr HEIGHTs STREET .........N 50°00100"w (BGO.5r0:........ .......... `-2G3.tV Mil'o, N SdOO'QO" w 192 715' ya;.off -�4�--- UJ r I� 1-1 -�11. ID ►e g �gl Z° W � o'er°sot > OI-I Q a� �tj c�, � I c'o0.o0� }z tn1 m N �o°com W 2 r. PARCEL N t- _iw Nj N N01O -j z ON U11 _• s I` 0 1 0ON. Z zr uig ZI Z' � t I(j i- I8 61 D ig j I� . I- 263 77 1 87 044' N PARCEL 2 A Iu W LL -O >'m P 0. �ui owca w� x o¢ o O N u � " 0 In O� h >wI"J O � Z� ° �N•?W o w o z a (21: ct 0 0 2 N Z "-"'-otuu tI- ,w w S o oe l� Iti 0 wo.aw inocm21-V wauWi%0- f 9', I r - ..........N 5000doV W 000.BS ........ SW'LY LINE LOT47 NEWFOORT HEIGHTS o --woic TE5 SET I" 1. P TAGGED `�L.S.4101 ° 6--- INDICATES -PAG `\ L.S.4101 11 SET IN E90KY N OCG.OV OFF•SFBT PROD. OF PARCEL LINE. E i . .1 .� �; �• nk-, A,�i^, Y r. G �'` •,, , 1•rF,, ?'-. � �fil�vkk �"��E�r :=�'w',j d inµ RESIDENTIAL ZONING CORRECTIONS Telephone: (714) 644-3200 By(Dana Asla Associate Planner By:Scot Ferris Assistant Planner Date: q Address: Corrections Required: , p9 Q o // 7 Legal Description: Lot Plan Check No, 4�D,5 a By:Genie Kaznocha Assistant Planner By: 1)60,vT Block Section Tract _#78 - Verify legal description with Public Works Covenant required. Please have owner's signature notarized on the attached document and. r7 5�' �' 1 return to me. r� Lot Size^ I05,22 Zone ( - r Number of Units ��YIJJ�/ ( 4j Buildable Area Maximum Structural Area (Area including exterior walls, stairway(s) on one level and required parking). x buildable area. Proposed Structural Area: x buildable area. Provide tissue overlay of calculations verifying proposed square footage. Open Space Area cu.ft. (Volume of space equal to buildable width x height limit x six). This area must be at least six feet in any direction (61x 61x 61), and open on at least two sides, or one side and one end. �i Required Setbacks n "r Front 4- Rear O Right Side } Left Side Note: The following are not permitted to encroach into required setback: Balconies Fireplaces Decks Bay/Garden Windows Other Remarks: Height Limitation Measured from natural grade to mid -point of roof. Code allows an additional 5'-0" to the ridge height. A' Allowable mid -point Allowable ridge height Dimension all elevations from natural grade to: mid-point(s) of roof plane(s) ridge(s) of roof plane(s) Remarks: Label natural grade and finished grade on all elevations. Distance between buildings Maximum Coverage Number of Stories - 1 ,.. �_,.. ... .. .... . t Reouired Parking: clear inside minimum 9' -41, x 19' single space ((11 ,�yy 17'-6" � cax 19' two spaces � �' �'"Zf� 8' x 16' third/fourth spaces(s) Label clear inside dimensions of provided parking spaces 06-Y Is demolition proposed? M i Number of units to be demolished Fairshare Contribution San Joaquin hills Transportation Corridor Fee Park Dedication Fee I�J'1� SPECIAL APPROVAL REQUIRED THROUGH: Modifications Committee. Indicate Modification Approval No. on plans. Modification required for Planning Commission: Use Permit 9j 3.3 8 Variance y� Resubdivision/Tracts Site Plan Review Other Public Works: Easement/Encroachment Permit Subdivision Engineer Traffic Engineer Approval of Landscape Plans Building Department: Grading Engineer Parks Department: -Approval of Landscape Plans Y� 'ob _r Coastal Approval Required: ' Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevations) Coastal development Permit No. Categorical Exclusion No. (C.E.O.) (Note: Building permits may be issued 10 of C.E.O.) Waiver # Exempt, Because Miscellaneous days following issuance 1. Provide floor plan(s), fully dimensioned, showing all room uses. 2. Provide plot plan, fully dimensioned, showing: (/ location of all buildings, and distance to property lines. distance from face of curb to front property line (verify with Public Works) second and third floor footprints (if applicable) all projections (i.e. fireplaces, bay windows), label distance(s) to PL(s) 3. Chimney (and chimney caps etc.) heights permitted only as required by U.B.C. or manufacturer specifications. 4. Pools, spas, walls, fences, patio covers and other freestanding structures require separate reviews and permits. 5. Association Approval (Advisory). Issuance of a Building Permit by the City does not relieve applicant of legal requirement to observe covenants, conditions and restrictions which may be recorded against the property or to obtain community association approval of plans. "171 /989 1 OAF _Conditions-of_Approva; ,rUse Permit No._ 3338 JJ " . -.: 'ST24h 7E. 16th Street Plan Check-#1087-89 Condition Department 1. Substantial conformance Planning 2. 20' front S-.B. fully Plann&�. landscaped �,Aemporary parking arrangement Planning 17 during construction Traffic 4. One Cgaragaepper dwelling unit-fq Planning 1.5 spaces per dwelling 9 1 Improvements Arrangement w/P.W. Dept. re improvements after Bldg. permit issuance Planning Public Works Public Works Planning Action Plans approval Plans approval Lands�e plan Plans approval Parking plans Plans approval Plans approval Plans approval Hold on final Parking, circulation, etc. FT—raf-f—ic-7 Plans approval Sight distance Traffic-� clans approval I Utilities underground unless -.—�-"---7 served from rear of property ITZ- Nu- -f O'W&/ 11. Conversion 16-14 dwelling Planning units prior to recordation Resub. 890 12. No Action Hold on final t MMISSIONERS ,'t >.;� MINUTES 4 + iu �A A9fi111F0��. G� ,1jf9 90Fj, y Februar 23, 1989 -N01_0 CITY OF NE WPORT BEACH ROLL CALL INDEX se Permit No. 3338 Continued Public Hearinzl Item No.2 Request to permit the construction of six double car UP3338 garages, eight single car carports and 25 open parking Approved spaces in conjunction with an existing apartment development on property located in the Unclassified District. LOCATION: A portion of Lot 47, Newport Heights Tract, located at 2421 16th Street, on the southerly side of 16th Street, between Tustin Avenue and Irvine Avenue, in Newport Heights. ZONE: Unclassified APPLICANT: Chris R. Stephens, Costa Mesa OWNER: Real Estate Exchange Services, Costa Mesa The public hearing was opened in connection with this item, and Mr. Chris Stephens, applicant, appeared before the Planning Commission. Mr. Stephens stated that he concurred with the findings and conditions in Exhibit "A". Discussion ensued between Commissioner Debay, Mr. Stephens, and Don Webb, City Engineer, regarding an agreement between the applicant and the City concerning a proposed turn- around easement on a portion of the subject property that benefits all ,proposed residential development on the adjoining property. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made and voted on to approve Use Permit No. 3338 Approved * * * * * subject to the findings and conditions in Exhibit Absent * * MOTION CARRIED. FINDINGS: 1. That the proposed development is consistent with the Land Use Element of the General Plan and is compatible with the surrounding land uses. 2. That the project will not have any significant environmental impact. -4- L • COMMISSIONERS >';; MINUTES February 23, 1989 CITY OF NEWPORT BEACH INDEX ROLL CALL 3. That the Police Department does not foresee any problems with the proposed development. 4. That the construction of the new garages is necessary as a condition of approval of Lot Line Adjustment No. 88-4. 5. That the construction of the garages and open parking spaces will result in the provision of adequate parking for the site. 6. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 7. That public improvements may be required of a developer per Section 20.80.060 of the Municipal Code. 8. That the approval of Use Permit No. 3338 will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. OW CONDITIONS: 1. That development shall be in substantial conformance with the approved plot plan. 2. That the 20 foot front yard setback shall be fully landscaped except where street access is taken. 3. That arrangements for temporary parking so as to , ,,i1 provide adequate parking for the 14 approved .P' apartment units during the construction phase shall V,1"InTraffic meet the approval of the Planning Department and Engineer. - Q 4. That at least one garage space shfill be provided for each dwelling unit on the property,., -5- , y • MINUTES COMMISSIONERS y�4i� 9N 9�S`y w9 may February 23, 1989 CITY OF NEWPORT BEACH INDEX ROLL CALL 5. That at least 1.5 parking spaces per dwelling unit shall be provided on -site as required by Code. 6. That all improvements be constructed as required by Ordinance and the Public Works Department. 7. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired tb obtain a building permit prior to completion of the public improvements. 8. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 9. That the inf�ersection of 16th Street and drives be designed to provide sight distance for a speed of 35 miles per hour in accordance with City Standard 110- L. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. The sight distance requirement may be modified at non- critical locations, subject to approval of the Traffic Engineer. 10. That the overhead utilities crossing 16th Street shall be undergrounded unless the site is served from the rear of the property. 11. That no more than 14 dwelling units shall be permitted on the subject property. The conversion of the 16 unit apartment building to 14 dwelling units shall be completed prior to the recordation of Resubdivision No. 890. 12. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090 A of the Newport Beach Municipal Code. -6- TO: FROM: SUBJECT: r!On g February 23. 1989 Planning Commission Mee� Agenda Item No. 2 CITY OF NEWPORT BEACH Planning Commission Request to permit the construction of six double car garages, eight single car carports and 25 open parking spaces in conjunction with an existing apartment development on property located in the Unclassified District. LOCATION: A portion of Lot 47, Newport Heights Tract, located at 2421 16th Street, on the southerly side of 16th Street, between Tustin Avenue and Irvine Avenue, in Newport Heights. ZONE: Unclassified APPLICANT: Chris R. Stephens, Costa Mesa OWNER: Real Estate Exchange Services, Costa Mesa Application This application is a request to permit the construction of 6 double car garages, eight single car carports, and 25 open parking spaces in conjunction with an existing apartment development on property located in the Unclassified District. In accordance with Section 20.53.020 of the Municipal Code, all uses not otherwise prohibited by law are permitted in the Unclassified District, subject to the securing of a use permit in each case. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code. Environmental Significance This project has been reviewed and it has been determined that it is categorically exempt from the requirements of the California Environmental Quality Act under Class 3 (New Construction or Conversion of Small Structures). Subject Property and Surrounding Land Uses The subject property is an "L" shaped parcel currently -occupied by a two story apartment complex and two single family residences. To the north is a single family residence; to the northeast, across 16th Street, are single family residences in the City of Costa Mesa. To the southeast are apartments; to the 'southwest are single family residences; and to the northeast are multi -family development, duplex condominiums and a single family residence. TO: Planning Commission - 2 Background On November 5, 1959, the Planning Commission approved Use Permit No. 561, which permitted the construction of a 15 unit apartment complex on the subject property. Two single family residences already existed on the property at the time. The City has no records indicating the date of actual construction of the apartments. It appears, however, that at some time subsequent to the original construction, one of the units was divided into two, resulting in 16 units in the apartment complex. On January 10, 1989, the Modifications Committee approved Lot Line Adjustment No. 88-4, which• permitted the adjustment of the northerly, "L" shaped lot line resulting in a straight lot line between two parcels, one of which will contain the apartment complex and the other of which will be cleared and developed with a nine unit condominium development (Use Permit No. 3339). Because the apartment parcel (Parcel No. 2) will contain only 31,748 square feet, the Land Use Element of the General Plan allows only 14 units on the parcel (31,748 sq.ft. 3 2,178 sq.ft. e 14.5 or 14 dwelling units). Therefore, the applicant has agreed to reduce the number of units in the apartment complex to 14 as a condition of approval of the lot line adjustment. In accordance with Section 20.87.090 of the Municipal Code, the Modifications Committee required the removal of all construction which crossed the new lot line. The existing garage structure is built across the southwesterly portion of the old lot, and would cross the new lot line. The structure must therefore be removed. The Modifications Committee also required that adequate parking be provided for the apartment complex. The applicant has applied for this use permit in order to permit the construction of new garages on the new lot, which is located in the Unclassified District. At its meetings of January 19, 1989 and February 9, 1989, the Planning Commission continued this item so that it may be reviewed concurrently with the proposed residential condominium project on the adjoining property (i.e. Item No. 3 of the Planning Commission agenda). Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Multi - Family Residential"• uses, with a maximum of one dwelling unit for each 2,178 square feet of lot area. A 14 unit apartment development would be consistent with this designation. Analysis The applicant proposes to construct 6 double car garages and 8 single car garages on the site, for a total of 20 covered parking spaces. This will be more than adequate to meet the requirements of Section 20.10.050A of the Municipal Code which requires that one covered parking space be provided for each dwelling unit. In addition, 25 open parking spaces may be provided, for a total of 45 parking spaces onsite. In accordance with Section 20.10.050A of the Municipal Code, 1.5 parking spaces per dwelling unit, or a l [ohs. d�� TO: Planning Commission - 3 total of 21 spaces, would be required for the 14 units on -site. Thus, the parking to be provided will be more than adequate for the 14 units approved on site. It should be noted that the applicant may replace a portion of the open parking spaces adjacent to the apartment building (parking spaces 10- 22) with additional landscaping. Should this occur, 20 covered parking spaces and 12 open -parking spaces would remain on the property. It is staff's opinion that 32 parking spaces would be more than adequate for the 14 unit apartment; therefore staff has no objections to such a change. Setbacks No specific setbacks are required for development in the Unclassified District. As shown on the attached plans, a 20 foot front yard setback will be provided. This will be consistent with the 20 foot front yard setback required for the properties located on the same block of 16th Street. A 10 foot rear yard setback will also be provided, with open parking to be provided adjacent to the rear yard setback. This would also be consistent with the rear yard setbacks required in most residential districts in the City. The applicant proposes to construct the garages with only a It foot side yard setback. In accordance with Section 20.10.030 of the Municipal Code, a detached accessory building may be constructed to within 1 foot of a side property line in a typical residential district. While the proposed garages do constitute a detached accessory structure, the number of spaces involved results in a larger building than is typical for a detached accessory structure. Were the subject property in an R-1, R-2, or R-3 District, a primary building would be required to maintain a 4 foot side yard setback. Staff has no objections to construction of the garages to the side property line in this particular case, inasmuch as a one foot separation between the garages and a fence• or wall constructed along the side property line may create space for debris to accumulate. Proposed Turn Around Easement for Adjoining Property As shown on the attached plot plan, the applicant is proposing to grant an easement for turn -around purposes to the adjoining property to the northwest (Parcel No. 1 of Lot Line Adjustment 88-4). Said easement is necessary in order to provide adequate turn -around area for the nine unit condominium development which is proposed on that parcel. Said turn -around area is to be located in the southwesterly corner of the subject property and contains approximately 343 square feet (the actual square footage may change slightly depending on the final design). It should also be noted that the Public Works Department has required that the turning area be included within the boundary of Parcel No. 1 rather than by granting an easement. Although the exchange of square footage between the two parcels will not affect the allowable number of dwelling units on either parcel, the applicant is opposed to such a requirement. As of this date, the applicant is continuing to discuss this issue with the Public Works Department. TO: Planning Commission - 4 tTiAJ' Specific Findings and Recommendation Section 20.80.060 of the Municipal Code provides that in order to grant any use permit, the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. If it is the desire of the Planning Commission to approve Use Permit No. 3338, appropriate findings and conditions are set forth in Exhibit "A". Inasmuch as the construction of the new garages is a condition of approval of Lot Line Adjustment No. 88-4, no findings for denial have been provided. However, it is possible that additional issues may arise at or prior to the public hearing on this matter which will provide justification for denial. PLANNING DEPARTMENT JAMES D. HEWICKER, Director By 4w. 0Wl i Ward Senior Planner Attachments: Exhibit "A" Vicinity Map Modifications Committee Letter dated January 12, 1989 and related plans Plot Plan ,-Conditions of Approval _ Lot Line Adjustment No. 88-4_j 2421-2501 E. 16th-Street Plan Check #1096-89 Condition Department 1. Stakes/tags prior to Public Works record. LLA 2. LLA & Grant deeds filed U,"w concurrently w/C. Recorder and Assessors offices 3. Remove structures crossing Planning new lot line uildin Code Enforcemen 4. Record parcel or tract lanning map both parcels ublic Wroks 5. Se a d�JRe�sub No. 89 6. Agreement re, const. of Planning covered/open parking Parcel No. 2 Action Plans approval Demo permit ield Field check Plans approval Resub. 890 U.P. No. 3338/ Agreement ()V- / 7/ /9J� Conditions _of Approval ,,Use Permit No. 3339 7 2429,2501 E'. h 16tStr et Plan Check #1096-89 Condition Department Action �Z 1. Substantial conformance Planning Plans approval 2. Two spaces/d.u. Planning Plans Approval I�YjY��u 3. Cond.'s of Approval Planning Plans Approval Resub. 890 4. Mech./trash areas Code Enforcement _Field ^_-- screened Hold on final 5. Circulation System Traffic PI vdaapp o AU)) 6. Landscaping _-ublle- W�� a_. �z Landscape plans ptzb adj. to Public R/W jr 4+0r approval C/h�'9✓y 7. No Action CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658.8915 PLANNING DEPARTMENT 644-3200 January 12, 1989 Application No: Lot Line Adjustment No. 88-4 Applicant: Chris R. Stephens Address of Properties Involved: 2421 and 2501 - 16th Street Legal Description: Portion of Lots 47, Newport Heights Modification Requested: Request to permit a lot 'line adjustment between contiguous lots to be utilized for residential purposes. The Modifications CommiAot nua 10. 1989, approved the application subject to the followingnditions: 1. Permanent lot stakes and tags shall be installed at all new corners by a licensed surveyor or civil engineer prior to recordation of the lot line adjustment unless otherwise provided by the Public Works Department. Installation of said lot stakes and tags shall require a Record of Survey pursuant to Section 8762 of the Land Surveyor's Act. Prior to recordation of the lot line adjustment, grant deeds indicating the changes in titles of ownership shall be submitted to the Public Works Department for review. 2. The lot line adjustment and grant deeds shall be filed concurrently with the County Recorder and County Assessor's Offices. 4. That all structures which will cross the new lot line shall be removed prior to recordation of the lot line adjustment. 5. That prior to recordation of the lot line adjustment, an agreement shall be executed that commits the property owners to recordation of a parcel map or tract map for both parcels. 6. That the number of dwelling units on Parcel No. 2 shall not exceed the number permitted under the General Plan (currently 14 dwelling units). 7. That prior to recordation of the lot line adjustment, the owner of Parcel No. 2 shall enter into an agreement guaranteeing the construction of covered or open parking spaces on Parcel No. 2 adequate to meet the requirements of the Zoning Code. A use permit for construction of said parking spaces in the Unclassified district shall first be obtained. The Modifications Committee determined in this case that the proposal would not be detrimental to persons, property or improvements in the neighborhood and that the lot line adjustment as approved would be consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code, and made the following findings: 1. The project site described in the proposal consists of legal building sites. 2. The land taken from one parcel will be added to an adjacent parcel and no additional parcels will result from the A lot line adjustment. 3. The project complies with the requirements of the California Environmental Quality Act. 4. The proposal is consistent with the General Plan. 5. The lot line adjustment, in and of itself, will not 9 Chris R. Stephens January 12, 1989 Page 2 result in the need for additional public improvements and/or facilities: NOTE: This approval shall extend for a period of 24 months from the end of, the appeal period, and cannot be extended. The decision of the Committee may be appealed to the Planning Commission within 14 days of the date of the decision.' Any appeal filed shall be accompanied by a filing fee of $610,00. No building permits may be issued until the appeal period has expired. MODIFICATIONS COMMITTEE PLANNING DEPARTMENT JAMES D. HEWICKER, Director ay William R. Laycocc Current Planning Man ger WRL:gk SITE PLAN LOT LINE ADJUSTMENT N.B.L.LA• f? - 4- .WEE.SXC-SANCE qp 425.103.14 (A) .PARCEL 2 56RVIC6 ING. ' R.E• EXONANGE A,P 425.109.16 (0) PARCEL 1 SERVICES ING, LEC-1• END EmSTRUCTURE TO REMAIN �• j eymcmVes10 L.:__ J BE REMOVEC R651DEhICES-^� BE REMbJED ARE ONE•61ORY,W000-PRAMS, 9WEJ-6•FAMWY STRUC1•URE6. IGTH N rp'pp'pp° W 192.76' Sl"REET ............. wse0000 w 192:18'..... .. • I �A-� I r L .i •P L m o J I m o m. m_ 1 Lo W W Z� .� • Aso �� -` ;� � 2 -d°- N m ° z .:x 1= • �� m tl1 � 2 � z NO O�f N "d• 1 all J -- CAR PCXZr -- I 50°Oc7� 02" W 1927Co' ••••• PREPARED p0`( WILLIAM J. M-GEE • L:5.4101 Telephone: (714) 644-3200 By•Dana Asla Associate Planner By:Scot Ferris, Assistant Planner Date:_ 0 u Address: RESIDENTIAL ZONING CORRECTIONS / Plan Check No: / Ob 7.7 Corrections Required: „Ot Legal Description: Lot Block By:Genia Kaznocha Assistant Planner By 9&4.a Section Tract Verify legal description with Public Works Covenant required. Please have owner's signature notarized on the attached document and return to me. Lot Size Zone Number of Units tC Buildable Area Maximum Structural Area stairway(s) on one level and requ Proposed Structural Area: I r i .ea inc uding exterior walls, x buildable area. ._ x buildable area. Bs+ Provide ss overlayloforalculations yeriiyi ropose s�u�afoots Open Space A a A) cu.ft. (Volume space equal to buildable width i' x height limit x six). This area must be at least six feet in g_ny direction ,( (6'x 61x 61), and open on at least two sides, or one side and one end. (Q Required Setbacks Front 0 / S /� Rear / Oj Right Side' Left Side _ Note: The following are not permitted to encroach into required setback: Balconies r, Decks N, 2 /�� Other_ l ✓qA Remarks • �A �a- • Height Limitation Fireplaces Bay/Garden Windows Measured from natural grade to mid -point of roof. Code allows an additional 5' -0" to the ridge height. �9 i Allowable mid -point � dldZbblee ridge height 8A -- � Dimension all elevations from natural grade to: 0_t ftaI4;t a� mid-point(s) of roof plane(s) ff /aq ridge(s) of roof plane(s) Remarks:...... X Maximum uoverage_ Number of Stori Required Parking: clear inside minimum 9'-41, x 19' single space 17'-6" x 19' two spaces 8' x 16' third/fourth spaces(s) Label clear inside dimensions of provided parking Is demolition proposed? Number of units to be demolished -y f) S '` �� Fairshare Contribution San Joaquin hills Transportation Corridor Corridor Fee_4 Park Dedication Fee `� �� J SPE PROVAL RE UIRED THROUGH: Modifications Committee. Indicate Modification Approval No. on plans. Modification required for Planning Commission: Use Permit Use Permit Variance 1a ??%, I „ UJ�`� t(/ %('C & Resubdivision/Tract , W7 �. Site PlaniFeview n v Other L /- 4 h ' 7J 9 `Y Public Works: - , �,� =&�azL' Easement/Encroachment Permit`�Subdivision Engineer� Traffic Engineer ' Approval of Landscape PlansWc/4, jJ VeSub"D Building Department: Grading Engineer Parks Department: Approval of Landscape Plans _ Coastal Approval Required: Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevations) Coastal development Permit No. Categorical Exclusion No. (C.E.O.) (Note: Building permits may be issued 10 days following issuance of C.E.O.) Waiver # Exempt, Because Miscellaneous Provide floor plan(st), fully dimensioned, showing all room uses. Prov d plot plan, sully dimensioned, showing: location of all buildings, and distance to property lines. distancefrom face of curb to front property line (verify with Public _ Works) - second and third floor footprints (if applicable) all projections to PL(s) 3. Chimney (and/chimneylcaps require separate reviews and Association Approval&d, does not relieve apRRlicP condit' nd restrict. obbpz- -inity assoclai fireplaces, bay windows), label distance(s) by U.B.C. structures fry Issuance of a Building Permit by the City o legal requirement to observe covenants, which may be recorded against the property or to n approval of plans. July 17, 1989 Conditions of Approval Resubdivision No. 890 2421--2501 E. 16th--Street Plan Check #1096-89 Condition rcel Ma� cor /Ation � Lprior to Bldg. permit Sewer and Water Laterals Circulation System 4. 16th Street/drives sight distance landscaping 24" max. Department JPublic Works Planning Public Works Traffic Traffic 5. Sanitation fees Building 6. Cond.'s of approval Public Works LLA 88-4; UP 3339 Planning <_-- 7. ;Tup aroun-¢ .area art o �� Pub.. Get?, arcel CxRJ'C easement' � W !J 8. Improvement public R/W Public Works 9. Covenant -parcel No. 1 Planning eleven d.u.'s max. QO10. Parcel 2�16 apartments return to 14 units. alter's req. bldg. permit 11. No Action �2 Park Dad. Fee x 6 d.u.'s $6,894.37 x 6 — $41,366.22 Planning Building Planning Action v uan Plans approval Plans approval Landscape plans approval Permit issuance Plans approval Plans approval Encroachment permit II o Covenant �t 0 on— anal RQ/R/A Separate permit issuance First permit issuance COMMISSIONERS,;y m9_ � o_o � �.• MINUTES February 23, 1989 CITY OF NE1AfPOfiT t3El�L:t1 IND EX ROLL CALL A. Use Permit No 333 (Public Hearine) Item No.3 r Request to permit the construction of a 9 unit residential UP3339 condominium development with related garages on property R890 located in the Unclassified District. LOCATION: A portion of Lot 47, Newport Heights Tract, Approved located at 2429 - 2501 16th Street, on the southwesterly side of 16th Street, between Tustin Avenue and Irvine Avenue, in Newport Heights. AND Resubdivision No 890 (Public Hearin)_ Request to resubdivide two existing parcels of land into one parcel for residential condominium purposes and one parcel for apartment use on property located in the Unclassified District. LOCATION: A portion of Lot 47, Newport Heights Tract, located at 2421 - 2501 16th Street, on the southwesterly side of 16th Street, between Tustin Avenue and Irvine Avenue, in Newport Heights. ZONE: Unclassified APPLICANTS: William H. Jewell and William D. Sampson, Costa Mesa OWNER: Real Estate Exchange Services, Costa Mesa ENGINEER: B.B.S.I., Newport Beach Don Webb, City Engineer, suggested that Resubdivision No. 890, Condition No. 7, be amended to state "unless otherwise approved by the Public Works Department." Mr. Webb addressed concerns regarding an adequate turn -around at the rear of the subject property, and an easement that would satisfy the applicants, Mr. Chris Stephens, property owner at 2421 16th Street, and the City. Mr. Webb explained that the City wants to be assured that the turnaround area is maintained in perpetuity as long as the condominiums are on the site. -7- 'COMMISSIONERS h MINUTES C11 .g •o .o ; F o. °F February 23, 1989 s- CITY OF NEWPORT MACH INDEX ROLL CALL In response to a question posed by Commissioner Edwards, Mr. Webb explained that before the previously approved lot line adjustment is created involving the subject property and the adjoining site at 2421 16th Street, concerns need to be addressed between the applicants and Mr. Stephens. Commissioner Person and Mr. Webb discussed the City's participation concerning an easement agreement between Mr. Stephens and the applicants. The public hearing was opened in connection with this item, and Mr. Bill Sampson, applicant, appeared before the Planning Commission. Mr. Sampson stated that the applicants concur with the findings and conditions in Exhibit "A", including the foregoing modified Condition No. 7. In response to questions posed by Commissioner Edwards regarding Condition No. 7 which states "that the turn- around area at the rear of the parcel be made a part of the parcel instead of an easement" and Mr. Webb's suggestion that "unless otherwise approved by the Public Works Department" be added, Mr. Sampson explained that the applicants are unable to obtain fee title from Mr. Stephens of the proposed easement area on his property because he is not willing to grant fee title to the said property; therefore, the applicants are requesting an easement for the turn -around area on the adjoining property. Mr. Sampson stated that the City is suggesting an agreement that would be so restrictive that the easement would not ever be abandoned. Mrs. Jeanine Gault, 406 San Bernadino Avenue, appeared before the Planning Commission to state that the Newport Heights Community Association supports the subject development. There being no others desiring to appear and be heard, the public hearing was closed at this time. Motion * Motion was made and voted on to approve Use Permit No. 3338 Ayes * * * * * and Resubdivision No. 890 subject to the findings and Absent * * conditions in Exhibit "A", including modified Condition No. 7, Resubdivision No. 890. MOTION CARRIED. -8 COMMISSIONERS ymGQy�,F9N�^PP�v v v Py \ 1-\Po�,yo CITY OF NEWPORT BEACH MINUTES February 23, 1989 ROLL CALL INDEX A. Environmental Document: Accept the environmental document, making the following findings: 1. That an Initial Study and Negative Declaration have been prepared in compliance with the Environmental Quality Act (CEQA), the State CEQA Guidelines, and Council Policy K-3. 2. That the contents of the environmental document have been considered in the various decisions on this project. 1 3. The project will not have any significant environmental impact. B. Use Permit No. 3339: Approve the use permit with the k5ViTSg'TM ngs and subject to the following conditions: FINDINGS: 1. That each of the proposed units has been designed as a condominium with separate and individual utility connections. 2. That the project will comply with all applicable standard plans and zoning requirements for new buildings applicable to the district in which the proposed project is located at the time of approval. 3. That the project as conditioned, is consistent with the adopted goals and policies of the Land Use Element of the General Plan. 4. That adequate on -site parking spaces are available for the proposed residential condominium development. 5. That the approval of Use Permit No. 3339 will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. -9- MINUTES COMMISSIONERS: ROLL CALL February 23, 1989 CITY OF NEWPORT BEACH CONDITIONS: 1. That development shall be in substantial conformance with the approved plot plan, floor plans, and elevations, except as noted below. 2. That at least two garage spaces for each dwelling unit shall be provided for the project. 3. That all conditions of approval of Resubdivision No.890 shall be fulfilled. 4. That all mechanical equipment and trash areas shall be screened from 16th Street and adjoining properties. 5. That the on -site vehicular and pedestrian circulatign system shall be subject to further review by the City Traffic Engineer. \� �—\6. That any proposed landscaping adjacent to the V `'1 public right-of-way be approved by the Public V Works Department. 7. That this use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090A of the Newport Beach Municipal Code. C. esubdivision No. 890: Approve the resubdivision w t t o o g findings and subject to the following conditions: FINDINGS: 1. That the map meets the requirements of Title 19 of the Newport Beach Municipal Code, all ordinances of the City, all applicable general or specific plans and the Planning Commission is satisfied with the plan of subdivision. 2. That the proposed resubdivision presents no problems from a planning standpoint. 3. That the design of the subdivision will not conflict with any easements acquired by the is INDEX COMMISSIONERS AAA FO,O \mG'�\9N��90 992m91' MINUTES February 23, 1989 yy r0�-.y C� vN v CITY OF NEWPORT -BEACH INDEX ROLL CALL public at large, for access through or use of property within the proposed subdivision. =_CONDITIONS 1. That a parcel map shall be recorded prior to the issuance of building permits unless otherwise approved by the Public Works and Planning Departments. The Parcel Map shall be prepared using the State Plane Coordinate System• as a basis of bearing. 2. That each dwelling unit be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department. 3. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the traffic Engineer. 4. That the intersection of 16th Street and drives provide sight distance for a speed of 35 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. 5. That County Sanitation District fees be paid prior to issuance of any building permits. 6. That all conditions of approval of lot line adjustment 88-4 and Use Permit No. 3339 shall be fulfilled prior to recordation of the parcel map or issuance of any building permits unless otherwise provided by the Public Works Department and the Planning Department. 7. That the turnaround area at the rear of the parcel be made a part of the• parcel instead of an easement, unless otherwise approved by the Public Works Department. -11- "COMMISSIONERS MINUTES February 23, 1989 CITY OF NEWPORT BEACH INDEX ROLL CALL 8. That any construction within the public right- of-way shall be subject to the approval of an encroachment permit by the Public Works Department. 9. That the applicants shall record a covenant against Parcel No. 1, the form and content which shall be approved by the City Attorney, limiting the number of dwelling units on said parcel to eleven. 10. That prior to the recordation of the parcel map, two of the existing 16 apartment units on Parcel No. 2 shall be removed. Required alterations to the building will be subject to the issuance of building permits and the approval of the Planning Department. 11. That this resubdivision shall expire if the map has not been recorded within 3 years of the date of approval, unless an extension is granted by the Planning Commission. 12. That park dedication fees for six dwelling units shall be paid in accordance with Chapter 19.50 of the Municipal Code. Item No.4 Req t to permit the expansion of an existing exterior V1150 deck w h exceeds the 24 foot basic height limit in the 24/28 Foot eight Limitation District. The proposed deck Approved expansion wil a located at the rear of an existing single family dwelling w h was previously allowed to exceed the 24 foot basic height mit in conjunction with a previous variance. LOCATION: Lot 30, Block 3, at No. 1219, located at 1101 Kings Road, on the utherly side of Kings Road, between Signal Road d St. Andrews Road in Cliff Haven. ZONE: R-1 12- Planning Commission Meeting February 23, 1989 Agenda Item No. CITY OF NEWPORT BEACH TO: Planning Commission FROM: Planning Department SUBJECT' n r� T permit No 3339 Public Hearing) Request to permit the construction of a 9 unit residential condominium development with related garages on property located in the Unclassified District. LOCATION: A portion of Lot 47, Newport Heights Tract, located at 2429- 2501 16th Street, on the southwesterly side of 16th Street, between Tustin Avenue and Irvine Avenue, in Newport Heights. AND Resubdivision No 890 Public Hearing) eques o wo existing parcels of land into one parcel for residential condominium purposes and one parcel for apartment use on property located in the Unclassified District. LOCATION: A portion of Lot 47, Newport Heights Tract, located at 2421- 2501 16th Street, on the southwesterly side of 16th Street, between Tustin Avenue and Irvine Avenue, in Newport Heights. ZONE: Unclassified APPLICANTS: William H. Jewell and William D. Sampson, Costa Mesa i OWNER: Real Estate Exchange Services, Costa Mesa ENGINEER: B.B.S.I., Newport Beach Application These applications involve a request to permit the construction of a 9 unit residential condominium development and related garages on property located in the Unclassified District. In accordance with the provisions of Chapter 20:53 of the Municipal Code, all uses not otherwise prohibited by law are permitted in the Unclassified District, subject to the approval of a use permit in each case. Use permit procedures are set forth in Chapter 20.80 of the Municipal Code. TO: Planning Commission-2. The proposal also includes a request to resubdivide two existing parcels of land into one parcel for residential condominium development and one parcel for apartment use. In accordance with the California Subdivision Map Act, projects containing more than four lots or condominium units may be subdivided using a parcel map procedure (resubdivision), provided the site is less than five acres; the site abuts a public street; and no dedications or improvements are required by the legislative body. According to the City Engineer, the proposed project conforms with the above requirements and therefore is permitted to establish the proposed 9 unit residential condominium through the approval of a resubdivision application. Resubdivision procedures are set forth in Section 19.12.040 of the Municipal Code. Environmental Significance• In accordance with the California Environmental Act (CEQA), the State CEQA Guidelines and City Council Policy K-3, an Initial Study has been prepared for the proposed project. Based on the information contained in the Initial Study, it has been determined that the project will not have a significant effect on the environment. Therefore, a Negative Declaration has been prepared for the project and is attached for the Planning Commission's information. Subject Property and Surrounding Land Uses The subject property is currently comprised of a small 6,160 square foot parcel containing a single family dwelling and a larger "L" shaped parcel containing 51,500± square feet which is currently occupied by a two story apartment complex containing 16 units and two single family residences. To the northeast, across 16th Street, are single family residences in the City of Costa Mesa.; to the southeast are apartments; to the southwest are single family residences; and to the northwest are multi -family developments and duplex condominiums. Background On November 5, 1959, the Planning Commission approved Use Permit No. 561, which permitted the construction of a 15 unit apartment complex on a portion of the subject property. Two single family residences already existed on the property at the time. The City has no records indicating the date of actual construction of the apartments. It appears, however, that at some time subsequent to the original construction, one of the units was divided into two, resulting in 16 units in the apartment complex. On January 10, 1989, the Modifications Committee ,approved Lot Line Adjustment No, 88-4, which permitted the adjustment of the northerly, "L" shaped lot line resulting in a straight lot line between two parcels, one of which contains the existing apartment complex and the other of which will be cleared for the subject development. In accordance with Condition No. 5 of the lot line adjustment, the Public Works Department required that a parcel map be recorded for the subject property in order to establish appropriate TO: Planning Commission-3. mapping of the proposed parcels. It should also be noted that Parcel No. 2, which contains the existing 16 unit apartment, will contain only 31,748 square feet. Based on the General Plan density of one dwelling unit for each 2,178 square feet of lot area, only 14 dwelling units (31,748 sq.ft. 2,178 — 14.6 or 14 dwelling units) are permitted on said parcel. The property owner has agreed to reduce the number of units in the apartment complex to 14 as a condition of said approval. In accordance with Section 20.87.090 of the Municipal Code, the Modifications Committee required the removal of all construction which crossed the new parcel line. Inasmuch as the existing garage structure for the apartments is built across the southwesterly portion of the old parcel, and would cross the new parcel line, said structure was required to be removed. The Modifications Committee also required that adequate parking be provided for the apartment complex. Therefore, a companion use permit application has been filed so as to permit the construction of new garages on Parcel No. 2 (Use Permit No. 3338, Item No. 2 on the Planning Commission agenda). Conformance with the General Plan The Land Use Element of the General Plan designates the site for "Multi - Family Residential" uses, with a maximum of one dwelling unit for each 2,178 square feet of buildable lot area. A 14 unit apartment development on Parcel No. 2 and a 9 unit condominium development on Parcel No. 1 will be consistent with this designation. The Land Use Element of the General Plan also includes a provision that prohibits the approval of subdivisions within certain parts of the City, including the Newport Heights area, which result in an increase in the number of dwelling units. Under the current parcel configuration, the smaller of the two parcels could be developed with two dwelling units (6,160 sq.ft, a 2,178 sq.ft. — 2.8 or 2 dwelling units) and the larger parcel could be developed with 23 units (51,500 sq.ft. a by 2,178 sq.ft. — 23.6 or 23 units). Based on these calculations, the current parcel configuration would allow a total of 25 units. Under the proposed parcel configuration, Parcel No. 1, which contains 26,138 square feet, could be developed with 12 dwelling units (26,138 sq.ft. a 2,178 sq.ft. — 12 dwelling units) and Parcel No. 2, which contains 31,748 sq.ft., could be developed with 14 dwelling units (31,748 sq.ft. : 2,178 sq.ft. — 14.6 or 14 dwelling units). Therefore, the new parcel configuration could allow up 26 dwelling units based on the allowable density of one dwelling unit for each 2,178 square feet of land area, which is one dwelling unit more than the existing parcel configuration would allow. In order to insure that the proposed resubdivision is consistent with the Land Use Element o€,the General Plan, it is staff's recommendation that a covenant be recorded against Parcel No. 1 which would limit the number of allowable dwelling units to 11. Inasmuch as the applicants are proposing to construct only 9 units, they have no objections to such a requirement. TO: Planning Commission -4. =�,SD The applicants are proposing to construct a 9 unit residential condominium development with related garages on that portion of the property shown as Parcel No. 1 of the attached parcel map. There are two proposed floor plans, one containing 1,850 square feet and the other 1,900 square feet. Each of the floor plans include three bedrooms, 2 1/2 baths, a living room, dining room and a kitchen with nook. The following outline sets forth the major characteristics of the proposed project. Inasmuch as the Unclassified District does not include, residential development standards, the applicant has designed the project in accordance with the R-3 District standards. Parcel Size: Buildable Area: 26,138± sq.ft. 21,340± sq.ft. Permitted Gross Structural Area (3 x Buildable Area as permitted in R-3 District): 64,020± sq.ft. Proposed Gross Structural Area: Floor Area Ratio: Allowable Dwelling Units (As established by General Plan): Setbacks: Front (16th St.) Rear Southeasterly Side Northwesterly Side Parking: Building Height: Front Half of Parcel Rear Half of Parcel 21,064± sq.ft. 987 x Buildable Area 12 units or one D.U. per 2,178 sq. ft. of lot area R-3 District 20 ft. 10 ft. 4 ft. 4 ft. 1.5 spaces per D.U. or 14 spaces 24 ft. average 29 ft. maximum 28 ft. average 33 ft. maximum Proposed 20 ft. for building; 15 ft. for patio fence 10 ft. - 6 in. 25± ft. Varies between 8 ft. and 10 ft. 2 garage spaces per D.U. plus 5 guest spaces for a total of 23 spaces 24 ft. average 29 ft. maximum 24 ft. average 29'ft, maximum Y TO: Planning Commission -5. Proposed Front Yard Setback As indicated in the above outline, the proposed project includes a 20 foot front yard setback adjacent to 16th Street. However, it is noted that a proposed 6 foot high patio fence extends to within 15 feet of the front property line. Inasmuch as the property is located in the Unclassified District, there is no specific setback requirement; therefore, no modification is required for the patio fence encroachment. Staff has no objections to the 15 foot setback for the proposed patio fence, inasmuch as a 6 foot high wall encroaches to the front property line on the adjoining lot. Design of Proposed Access Drive As shown on the attached site plan, the proposed access drive varies in width due to encroaching landscape planters and walks. The minimum clear width for the drive is 20 feet as required by the Fire Department. However, in order to provide minimum turning areas for the proposed garages and guest parking spaces, a minimum of 24 feet clear width is required opposite the onsite parking. Inasmuch as the attached site plan appears to provide only 23 feet of backup area for the garages and 20 feet for the guest parking spaces, some minor design changes will be necessary in order to provide the minimum backup area. Staff has discussed this with the applicant and he has agreed to make the necessary design changes. Proposed Turn -Around Easement On Adjoining Property As shown on the attached plot plan, the applicant is proposing to obtain an easement for turn -around purposes on the adjoining property to the southeast (Parcel No. 2 of Lot Line Adjustment 88-4). Said easement is necessary in order to provide adequate turn -around area for the subject development. Said turn -around area is to be located in the southwesterly corner of the adjoining parcel and contains approximately 343 square feet (the actual square footage may change slightly depending on the final design). It should also be noted that the Public Works Department has required that the turning area be included within the boundary of the subject property rather than by obtaining an easement. Although the exchange of square footage between the two parcels will not affect the allowable number of dwelling units on either parcel, the grantor of the easement is opposed to such a requirement. However, the applicant has no objections. As of this date the grantor of the proposed easement is continuing to discuss this issue with the Public Works Department. Park Dedication Requirement In accordance with Section 19.50.020 of the Municipal Code, as a condition of approval of a parcel map, the subdivider is required to pay an in -lieu park dedication fee for each new dwelling unit to be created in conjunction with the parcel map. Inasmuch as the subject property is currently developed with three single family dwelling units which are going to be TO: Planning Commission -6. removed, the proposed development will result in the creation of six new dwelling units on the site. Therefore, the applicant will be required to satisfy the City's park dedication requirement through the payment of an in - lieu fee for six dwelling units, prior to recordation of the parcel map. The current fee is $6,894.37 for each new unit or a total of $41,366.22. Specific Findings Section 20.80.060 of the Newport Beach Municipal Code provides that in order to grant any use permit; the Planning Commission shall find that the establishment, maintenance or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. Should the Planning Commission wish to approve Use Permit No. 3339, the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. Staff has not included an exhibit for denial inasmuch as the subject project fully conforms with the requirements of the General Plan and Zoning Code. However, there may be additional information presented at the public hearing which may provide grounds for denial of the use permit. Section 19.12.020 (D) of the Municipal Code provides that in order to approve a resubdivision, the Planning Commission shall determine that it is satisfied with the plan of subdivision, that the map is in conformity with the requirements of Title 19, all ordinances of the City and all applicable general and specific plans. Should the Planning Commission wish to approve this application, the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. In accordance with Section 66474 of the Subdivision Map Act, a legislative body of a city or county shall deny approval of a tentative map, or a parcel map for which a tentative map was not required, if it makes any of the following findings: (a) That the proposed map is not consistent with applicable and general and specific plans. (b) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. (c) That the site is not physically suitable, for the type of development. (d) That the site is not physically suitable for the density of development. t� TO: Planning Commission -7. (a) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (f) That the design of the subdivision or type of improvements is likely to cause serious public health problems. (g) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. it is stff'sne of the ve may be ade in this acase,o therefore a nooexh bit for odenial dhas s been reasonably m pinion providefor the resubdivision. PLANNING DEPARTMENT JAMES D. HEWICKER, Director W. William Ward Senior Planner Attachments: Exhibit "A" Vicinity Map Negative Declaration Copy of Modification Letter for Lot Line Adjustment No. 88-4 and related plans Photographs of the subject and surrounding Properties Tentative Parcel Map Site Plan, Floor Plans, Elevations and ALTA Survey >' EXHIBIT B LOT LINE ADJUSTMENT N.B.L.LA MAP) A.P. 425•IOS-14 (A) LEGEND TO SYMSOLS � s%toTING PERIMETER. " - -----EXISTING DIVISION, PROPOSSD DIVISION PARCEL Z. PARCEL I SCALE + 1" = GO PARCEL AREAS IN 6QUARE FEET • CD BY 16 P7EML GRO55AREA WMTAREA• I 20,�49 2Co.138 I 34, 2 1, -7O �,.pWIL.LIAM d% OGEE * EXCLUDES 30' IN STREET . Ls'.41 I rvc�l L.oVc w.-r, IGTH • ' /"NEWFl7R('HEIGHTS STREET. .,.,,• N sob .00%00" W' GGO.55:..,..... 1!ff -P R I --1 -7 —� I92 "!8' may-. N 50`000O" W 192. TBI- PARCEL • I PAZ L 6 .. , .........N 50°0d02° W GGO.°�3'-....... 'SW'W LINE LOT4"1 NEWPORT HEIGI 0--- lwoicATE9 SET 1"hP.-fAGGED°L.S.4101". ONDCo OO OFFSET P{ OIptO P IARCEM NE. I VA � ,t L'E � _1y�G I 6(o Da, . 2 A LtOT..�40 p yF 0 �4p -its_ J l 4 31 '20j207,?-7 a l 7�eRj �o 2. a ,/ cv L / 46- �1'�`5 I