HomeMy WebLinkAbout04_Doan Residential Condominiums TPM and CDP_PA2024-0033CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 13, 2024
Agenda Item No. 4
SUBJECT: Bire II, LLC Residential Condominiums (PA2024-0033)
Coastal Development Permit
Tentative Parcel Map No. 2023-195
County Tentative Parcel Map
SITE LOCATION: 2501 Seaview Avenue
APPLICANT: William Rolph,CivilScapes Engineering
OWNER: Bire II, LLC
PLANNER: Laura Rodriguez, Planning Technician
lrodriguez@newportbeachca.gov, or 949-644-3216
LAND USE AND ZONING
General Plan Land Use Plan Category: RT (Two Unit Residential)
Zoning District: R-2 (Two-Unit Residential)
Coastal Land Use Plan Category: RT-D (Two Unit Residential 20.0-29.9 DU/AC)
Coastal Zoning District: Two-Unit Residential (R-2)
PROJECT SUMMARY
A request for a tentative parcel map and a coastal development permit (CDP) for two-unit
condominium purposes. The property owner has demolished the existing residential duplex
and proposes to construct a new two-unit residential condominium building. No waivers of
Title 19 (Subdivisions) of the Newport Beach Municipal Code (NBMC) are proposed for this
project. The tentative parcel map will allow each unit to be sold individually. A 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 Tentative Parcel Map
and Coastal Development Permit filed as PA2024-0033. (Attachment No. ZA 1).
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Bire II, LLC Residential Condominiums (PA2024-0033)
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DISCUSSION
Land Use and Development Standards
The subject property is located on Seaview Avenue and is zoned R-2 (Two-Unit
Residential) which is intended to provide areas appropriate for residential
development of up to two units. A CDP is required, and the property is in the Coastal
Commission Appeal Area.
Figure 1: Oblique Aerial Image of Subject Property
The property currently consists of one legal lot developed with a two-unit residential
duplex. The lot is rectangular in shape and is approximately 5,311 square feet in size.
The property owner has demolished the existing duplex and proposes to construct a
new two-unit residential condominium with a footprint consistent with the proposed
tentative parcel map. A building permit for construction (XR2023-2700) has been
obtained.
The property is located within an area of the coastal zone that is exempt from
obtaining approval for a coastal development permit for specific types of
development. This Categorical Exclusion Order (CEO) area allows for the
demolition of residential structures and construction of a new two-unit residential
structure without obtaining a coastal development permit, contingent upon
Subject Property
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Bire II, LLC Residential Condominiums (PA2024-0033)
Zoning Administrator, June 13, 2024
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providing notice of categorical exclusion to the Coastal Commission. The City
provided the Coastal Commission Categorical Exclusion Order No. CEO2023-
0078 on November 8, 2023, which consequently expired on December 13, 2023.
The tentative parcel map for condominium purposes requires a coastal development
permit and conforms to Title 21 (Local Coastal Program Implementation Plan) of
the Newport Beach Municipal Code (NBMC). The parcel map will meet the required
findings found in NBMC Section 21.52.015(F) (Coastal Development Permits –
Findings and Decision). Complete findings and facts in support are enumerated in
the Draft Resolution (Attachment No. ZA 1). There is no proposed change in
density. The Property is currently developed with two residential units and will be
redeveloped with two residential units, resulting in no net loss of residential
dwelling units.
The project includes conditions of approval requiring public improvements,
including the reconstruction of sidewalks, curbs, and gutters along Carnation
Avenue and Seaview Avenue and any damaged concrete panels along the alley
frontages. Any existing private improvements within the public right of way will be
removed, and installation of new turf or drought tolerant landscaping throughout
the entire Carnation Avenue and Seaview Avenue parkway will be required. The
utilities will be undergrounded, consistent with Title 19 (Subdivisions) of the
Newport Beach Municipal Code.
This condominium project is not subject to the assessment of Fair Share Fees and
In-Lieu Park Dedication fees as the project does not result in the net increase of
residential units.
The proposed subdivision and associated improvements are consistent with the
standards and policies of the Zoning Code, Local Coastal Implementation Plan, and
the 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 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%. The Project is for a two-unit condominium subdivision
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Bire II, LLC Residential Condominiums (PA2024-0033)
Zoning Administrator, June 13, 2024
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and will conform to all development standards, and therefore, is consistent with and
eligible for the Class 15 Exemption.
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 10 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 by the provisions of Title 21 (Local Coastal Program [LCP]
Implementation Plan) of the Newport Beach Municipal Code. Administrative procedures for
appeals are provided in the Newport Beach Municipal Code Chapters 19.12 (Tentative
Map Review) and 21.64 (Appeals and Calls for Review). A fee is not required to appeal
any final action on a coastal development permit to the Planning Commission. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
Laura Rodriguez, Planning Technician
DL/lr
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map
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Attachment No. ZA 1
Draft Resolution
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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 LOCATED AT 2501
SEAVIEW AVENUE (PA2024-0033)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by William Rolph (Applicant), concerning property located at 2501
Seaview Avenue, legally described as Parcel 2 of Block 131 of the Corona Del Mar Tract
(Property), requesting approval of a tentative parcel map and coastal development permit
(CDP).
2. The Applicant requests a tentative parcel map and CDP for two-unit condominium
purposes. The property owner has demolished the existing residential duplex and
proposes to construct a new two-unit residential condominium building. No waivers of Title
19 (Subdivisions) of the Newport Beach Municipal Code (NBMC) are proposed. The
tentative parcel map would allow each unit to be sold individually. A CDP is required
because the Property is located within the coastal zone.
3. The Property is designated RT (Two Unit Residential) by the General Plan Land Use
Element and is located within the R-2 (Two-Unit Residential) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan (CLUP)
category is RT-D (Two Unit Residential) (20.0 - 29.9 DU/AC) and it is located within the
R-2 (Two-Unit Residential) Coastal Zoning District.
5. A public hearing was held on June 13, 2024, online via Zoom. A notice of the time, place,
and purpose of the hearing was given by the 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 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%. The Project is for the separate sale of two-unit
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Zoning Administrator Resolution No. ZA2024-###
Page 2 of 10
condominiums that will conform to all development standards and is therefore consistent
with and eligible for the Class 15 Exemption.
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. 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 Project is for two-unit condominium purposes. The property owner has demolished
the existing residential duplex and proposes to construct a new two-unit residential
condominium building. The parcel 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 (Two-Unit Residential) Zoning District and the RT (Two Unit Residential) 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.
Fact in Support of Finding:
1. The Property is physically suitable for attached residential dwellings, as it is regular in
shape and size with access from Carnation Avenue and Seaview Avenue. 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 Carnation Avenue and Seaview Avenue
at the side property line and from the alley abutting the rear property line. Vehicular
access is available from the alley.
3. The Property is adequately served by existing utilities, including electrical, water, and
sewer. Per Conditions of Approval Nos. 15, 23, and 24, separate utility connections shall
be required for each condominium unit 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 be redeveloped with two residential units, resulting in no net
change 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 Project 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 includes conditions of approval requiring public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Carnation Avenue and
Seaview Avenue and along the alley frontages as needed. Any existing private
improvements within the public right of way will be removed, and installation of new turf
or drought tolerant landscaping throughout the entire Carnation Avenue and Seaview
Avenue parkway will be required. 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.
Fact in Support of Finding:
1. The Public Works Department has reviewed the Project 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 proposed development because no public
easements are located on the Property.
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 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 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, which
permits 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 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. The 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
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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:
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 the
California Code of Regulations (California Building Code) which 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:
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 Project is consistent with the R-2 Zoning District, which allows up to two residential
units on the Property. Therefore, the Project 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.
Finding:
K.For subdivisions lying partly or wholly within the coastal zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
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Fact in Support of Finding:
1. The Property is located within the coastal zone. Therefore, a coastal development permit
(CDP) is required in conjunction 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 coastal development 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 property is located within an area of the coastal zone that is exempt from obtaining
approval for a coastal development permit for specific types of development. This
Categorical Exclusion Order (CEO) area allows for the demolition of residential
structures and construction of a new two-unit residential structure without obtaining a
CDP, contingent upon providing notice of categorical exclusion to the Coastal
Commission. The City provided the Coastal Commission Categorical Exclusion Order
No. CEO2023-0078 on November 8, 2023, which consequently expired on December
13, 2023.
2. 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-2
Coastal Zoning District.
3. The neighborhood is predominantly developed with two-story, residential buildings. The
proposed subdivision, which will allow for a two-unit residential condominium, is
consistent with the existing neighborhood pattern of development.
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 Property is not located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation
Impacts) requires that the provision of public access bear a reasonable relationship
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between the requirement and the Project’s impact and be proportional to the impact. In this
case, the Project proposes a two-unit residential condominium 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 access opportunities.
2. The tentative parcel map is for a property that is approximately 300 feet east of the harbor
and is not near any natural landforms or environmentally sensitive areas. The approval of
the tentative parcel map will not affect public views, as an existing duplex will be replaced
with a new two-unit condominium building.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically 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 significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves the Tentative
Parcel Map and Coastal Development Permit (PA2024-0033), subject to the conditions
outlined in Exhibit “A” which is attached hereto and incorporated by reference.
3. 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 by the provisions of Title 21 Local Coastal Program
(LCP) Implementation Plan, of the Newport Beach Municipal Code. Administrative
procedures for appeals are provided in the Newport Beach Municipal Code Chapters
19.12 and 21.64. A fee is not required to appeal any final action on a coastal
development permit to the Planning Commission. For additional information on filing an
appeal, contact the Planning Division at 949-644-3200.
PASSED, APPROVED, AND ADOPTED THIS 13TH DAY OF JUNE 2024.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
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.
3. 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 be
condominiums until this description change permit is final.
4. 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.
5. 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.
6. 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
Implementation Plan) of the NBMC.
7. 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 Porteous Residential Condominiums
including, but not limited to Tentative Parcel Map and Coastal Development Permit
(PA2024-0033). 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.
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Public Works Division
8. 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
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.
9. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
10. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
11. An encroachment permit shall be required for all work activities within the public right-
of-way.
12. All existing broken and/or otherwise damaged concrete curb, gutter and sidewalk panels
along the Carnation Avenue and Seaview Avenue and any damaged concrete panels
along the alley frontages shall be reconstructed.
13. Prior to the recordation of the parcel map, all existing overhead utilities shall be
undergrounded.
14. All existing private, non-standard improvements within the public right-of-way and/or
extensions of private, non-standard improvements into the public right-of-way fronting
the development site shall be removed, including but not limited to the existing walls
within the Carnation Avenue and Seaview Avenue right of way.
15. Each unit shall be served by its individual water service/meter and sewer
lateral/cleanout.
16. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
17. Install new turf or drought tolerant landscaping throughout the entire Carnation Avenue
and Seaview Avenue parkway.
18. The existing street trees along Seaview Avenue shall be protected in place.
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19.A 10-foot radius corner cut-off shall be dedicated in-fee to the City of Newport Beach for
street purposes at the corner of Seaview Avenue and Carnation Avenue.
20.Additional reconstruction within the public right-of-way shall be required at the discretion
of the Public Works Inspector in case of damage is done to public improvements
surrounding the development site by the private construction.
21.Prior to the recordation of the parcel map, the Applicant will update the subject
addresses to read as 2501 Seaview Avenue and 220 Carnation Avenue.
Fire Division
22.NFPA 13D fire sprinkler system shall be on the meter for the unit it is protecting.
23.Each residential unit shall have separate meters for water.
Building Division
24.Prior to the recordation of the parcel map, duplex shall be serviced by separate utilities
(water, electrical, and gas).
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Attachment No. ZA 2
Vicinity Map
16
VICINITY MAP
Tentative Parcel Map and Coastal Development Permit
PA2024-0033
2501 Seaview Avenue
Subject Property
17
Attachment No. ZA 3
Tentative Parcel Map
18
BIRE II, LLC2511 SEAVIEW AVE.CORONA DEL MAT, CA 92625949.975.0123
SUBDIVIDER:
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
BEING A SUBDIVISION OF PARCEL 2, BLOCK 131 AS PER PARCEL MAP NO. 87-189 FILED IN BOOK 234, PAGES 30 AND 31, OFMISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY.FOR CONDOMINIUM PURPOSES
CIVILSCAPES ENGINEERING, INC. WILLIAM D. ROLPH, PLS 9381
SHEET 1 OF 1
CIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677
SURVEYOR:
2511 SEAVIEW AVE., NEWPORT BEACHPROJECT: 23026 | DATE: MAY 13, 2024
2511 SEAVIEW AVE.CORONA DEL MAR, CA 92625APN: 052-031-19
SITE ADDRESS:
THE BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE BEARING OF SEAVIEW AVENUE BEING N50°00'40"W.
BASIS OF BEARINGS:OWNER/BENCHMARK:
DESIGNATION: 3K-28A-68
DESCRIBED BY OCS 2003 - FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISKSTAMPED "3K-28A-68", SET IN THE SOUTHEASTERLY CORNER OF A 4 FT. BY 3.5 FT.CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE NORTHEASTERLYCORNER OF THE INTERSECTION OF BAYSIDE DRIVE AND CARNATION AVENUE, 19FT. NORTHERLY OF THE CENTERLINE OF CARNATION AND 48 FT. EASTERLY OFTHE CENTERLINE OF BAYSIDE. MONUMENT IS SET LEVEL WITH THE SIDEWALK.
NAVD88 ELEV = 40.282 FT. LEVELED 2011
ENGINEER/
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SEAVIEW AVE (50-FT R/W)
ALLEY (14-FT R/W)
GARAGE
UNIT A
CARPORT
UNIT A
GARAGE
UNIT B
CARPORT
UNIT B
UNIT APROPOSED RESIDENCESL=86.33
UNIT BENTRYSL=89.60
10' MIN.
5'
MIN
.
5' MIN.
3'MIN
.
GARAGE
UNIT A
CARPORT
UNIT A
GARAGE
UNIT B
CARPORT
UNIT B
UNIT APROPOSED RESIDENCESL=86.33
UNIT BBENTRYNTRSL=89.60SL
19