HomeMy WebLinkAbout02_424 Orchid LLC Residential Condominiums Tentative Parcel Map and Coastal Development Permit_PA2025-0081CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 28, 2025
Agenda Item No. 2
SUBJECT: 424 Orchid LLC Residential Condominiums (PA2025-0081)
▪Coastal Development Permit
▪Tentative Parcel Map
SITE LOCATION: 321 and 321 ½ Larkspur Avenue
APPLICANT: Matthew Watson
OWNER: 424 Orchid LLC
PLANNER: Cameron Younger, Planning Technician
cyounger@newportbeachca.gov, (949) 644-3228
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 (RT-D (20.0-29.9 DU/AC)
•Coastal Zoning District: Two-Unit Residential (R-2)
PROJECT SUMMARY
A tentative parcel map and coastal development permit (CDP) to allow for two-unit
residential condominiums. A duplex has been demolished, and a new 3,347-square-foot
duplex with two enclosed parking garages totaling 380 square feet is currently under
construction. No waivers of Title 19 (Subdivisions) are proposed. The tentative parcel map
will allow each unit to be sold individually. A CDP is required because the property is located
in the coastal zone.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions) of the CEQA
Guidelines, 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 Parcel
Map and Coastal Development Permit No. PA2025-0081 (Attachment No. ZA 1).
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424 Orchid LLC Residential Condominiums (PA2025-0081)
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DISCUSSION
Background and Setting
• The property is in the Two-Unit Residential (R-2) Coastal Zoning District. The R-2
District is intended to provide areas appropriate for residential development of up
to two units (i.e., a duplex) on a single legal lot. The existing lot is relatively flat and
was previously developed as a duplex (see Figure 1, below).
Figure 1: Oblique Aerial Image of Subject Property
• The property measures 30 feet wide, 118 feet deep, and is relatively flat. The
neighborhood is predominantly developed with two- and three-story single-and two
unit residences. The proposed design, bulk, and scale of the development are
consistent with the existing neighborhood pattern of development and expected
future development consistent with applicable development standards.
• The property is located within the Categorical Exclusion Area within the Coastal
Zone. Categorical Exclusion Order No. CEO20240033 was issued for the
demolition of an existing duplex and construction of a new duplex. The existing
Subject Property
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Zoning Administrator, August 28, 2025
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duplex has subsequently been demolished, and a new duplex is under
construction.
Tentative Parcel Map
•The Tentative Parcel Map is for two-unit residential condominium purposes. The
RT and R-2 designations apply to a range of two-unit residential dwelling units
such as duplexes and townhomes. As previously discussed, the property was
previously developed as a duplex, which has been demolished. A new duplex is
currently under construction. The proposed subdivision and improvements will
continue to be consistent with the density of the RT and R-2 designations.
•The property is accessible from Larkspur Avenue and the rear alleyway. Existing
and proposed vehicular access is taken from the alley. The property is adequately
served by all existing utilities to accommodate the two new dwelling units being
constructed. The project does not alter the anticipated utility demand generated
from the site.
•The project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Larkspur Avenue
frontage, as needed. The utilities will be underground, consistent with Title 19
(Subdivisions) of the Newport Beach Municipal Code (NBMC). The existing City
trees along the Larkspur Avenue frontage have been conditioned to be protected
in place.
Coastal Development Permit
•Since the property is located within the Coastal Zone, the tentative parcel map
requires an accompanying CDP. The proposed residence conforms to Title 21
(Local Coastal Program Implementation Plan) of the NBMC. The CDP meets the
required findings found in NBMC Section 21.52.015(F) (Coastal Development
Permits – Findings and Decision). The complete findings and facts in support are
numbered in the draft resolution (Attachment No. ZA 1).
•The property is not located adjacent to a coastal view road, or public viewpoint as
identified in the Coastal Land Use Plan (CLUP). The project does not have the
potential to degrade the visual quality of the Coastal Zone or to result insignificant
adverse impacts to public view. The nearest coastal viewpoint is Inspiration Point
Park, which is approximately 1,300 feet southeast of the property. The property
and other residences along Larkspur Avenue are not located within the view shed of
the park.
•The new duplex under construction, as authorized by Permit No. XR2024-5662,
conforms to all applicable development standards, including floor area limit,
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setbacks, height, and off-street parking, and is consistent with the policies of the
General Plan. Each unit will be served by individual water meters, sewer laterals,
cleanouts, fire risers, and separate garage parking.
•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,
the project is designed and sited (appropriate height, setbacks, etc.) so as not to
block or impede existing public access opportunities.
•Vertical access to the nearby Corona del Mar (CDM) State Beach is available
adjacent to the site along Larkspur Avenue. Lateral access to the beach is available
to the southwest and the end Larkspur Avenue where there is an access point
available via the CDM Main Beach Ramp as identified by the CLUP, approximately
1,100 feet of the property. The project does not include any features that would
obstruct access along these routes.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) 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.
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,
and 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 tentative parcel map and CDP is for a
two-unit condominium subdivision and will conform to all development standards.
Therefore, the Project is 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.
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APPEAL PERIOD:
This action on the CDP 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 by the provisions of Title 21 (Local Coastal Program
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.
The action on the Tentative Parcel Map shall become effective 10 days following the date
this Resolution was adopted unless within such time and appeal is filed in accordance with
the provisions of Title 19 (Subdivisions) of the NBMC.
Prepared by:
DL/cy
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
5
Attachment No. ZA 1
Draft Resolution
6
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
TENTATIVE PARCEL MAP AND COASTAL DEVELOPMENT
PERMIT FOR TWO-UNIT RESIDENTIAL CONDOMINIUM
PURPOSES LOCATED AT 321 AND 321 ½ LARKSPUR AVENUE
(PA2025-0081)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Matthew Watson (Applicant) on behalf of 424 Orchid LLC
(Owner) with respect to property located at 321 and 321 ½ Larkspur Avenue and legally
described as Lot 21 of Block 237 (Property), requesting approval of a tentative parcel map,
and associated coastal development permit (CDP) for condominium purposes.
2.The Applicant requests a tentative parcel map and coastal development permit for a two-
unit condominium. A duplex residence has been demolished, and a new duplex is currently
under construction. The tentative parcel map will allow each unit to be sold individually. No
waivers of Newport Beach Municipal Code (NBMC) Title 19 (Subdivisions) are proposed.
A CDP is required because the project is located in the coastal zone (Project).
3.The Property is designated Two Unit Residential (RT) by the General Plan Land Use Plan
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 (RT-D – 20.0-29.9 DU/AC) and it is located within the Two-Unit
Residential (R-2) Coastal Zoning District.
5.The Property is located within the Categorical Exclusion Area. Categorical Exclusion Order
No. CEO20240033 was issued for the demolition of an existing duplex and construction of
a new duplex. The tentative parcel map for condominium purposes requires an
accompanying CDP. The Project conforms with Title 21 Local Coastal Program
Implementation Plan in the NBMC.
6.A public hearing was held on August 28, 2025, online via Zoom. A notice of the time,
place, and purpose of the hearing was given in accordance with 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 exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines,
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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 a two-unit
condominium subdivision and will conform to all development standards. Therefore, the
Project is eligible for the Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
Tentative Parcel Map
The Zoning Administrator determined the tentative parcel map is consistent with the legislative
intent of the NBMC Title 19 (Subdivisions) and is approved based on the following findings per
NBMC Section 19.12.070 (Required Findings for Action on Tentative Maps):
Finding:
A.That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1.The Tentative Parcel Map is for two-unit residential condominium purposes. The RT and
R-2 designations apply to a range of two-unit residential dwelling units such as duplexes
and townhomes. The Property was previously developed as a duplex which has been
demolished. A new duplex is currently under construction. The proposed subdivision
and improvements will continue to be consistent with the density of the RT and R-2
designations.
2.The Property is not located within a specific plan area.
Finding:
B.The site is physically suitable for the type and density of development.
Facts in Support of Finding:
1.The Property is physically suitable for a two-unit condominium development because it
is regular in shape and size. An existing duplex has been demolished, and a new duplex
is currently under construction, which complies with all requirements of the NBMC Title
20 (Planning and Zoning) and Title 21 (Local Coastal Program Implementation Plan).
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2. The Property is accessible from Larkspur Avenue and the rear alleyway. Existing and
proposed vehicular access is taken from the alley.
3. The Property is adequately served by all existing utilities to accommodate the two new
dwelling units being constructed. The Project does not alter the anticipated utility
demand generated from the site.
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 an existing 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.
Section 2 of this Resolution is hereby incorporated by reference.
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 has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Larkspur Avenue frontage, as
needed. The utilities will be undergrounded, consistent with Title 19 (Subdivisions) of
the NBMC.
2. All improvements associated with the Project will comply with all Building, Public Works,
and Fire Codes, which are in place to prevent serious public health problems. Public
improvements will be required of the developer per NBMC Section 19.28.010 (General
Improvement Requirements) and Section 66411 (Local agencies to regulate and control
design of subdivisions) of the Subdivision Map Act. All ordinances of the City and all
Conditions of Approval will be complied with.
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Finding:
E.That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision-making body may approve a
map if it finds that alternate easements, for access or 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 the Property within the proposed development because no
public easements are located on the Property.
Finding:
F.That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land.
Facts in Support of Finding:
1.The Property is not subject to the Williamson Act because the subject Property is not
designated as an agricultural preserve and is less than 100 acres in area.
2.The Property was previously developed for residential use and is located in a zoning
district that permits residential uses.
Finding:
G.That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (1) there is an adopted specific plan for the area to be
included within the land project, and (2) the decision-making body finds that the
proposed land project is consistent with the specific plan for the area.
Facts in Support of Finding:
1.California Business and Professions Code Section 11000.5 has been repealed by the
Legislature. However, this project site is not considered a “land project” as previously
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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.That, solar access, and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1.The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Building Code, which requires new construction to meet minimum heating and
cooling efficiency standards depending on location and climate. The City’s Building
Division enforces Title 24 compliance through the plan check and inspection process.
Finding:
I.That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources.
Fact in Support of Finding:
1.The proposed two-unit condominiums will replace an existing duplex, which is consistent
with the R-2 Zoning District and is an increase in residential density. Therefore, the
tentative parcel map for condominium purposes will not negatively affect the City in
meeting its regional housing need.
Finding:
J.That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Fact in Support of Finding:
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, the subdivision conforms
with the certified Local Coastal Program and, where applicable, with public access and
recreation policies of Chapter 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 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 Project is for a tentative parcel map for two-unit residential condominium purposes.
A duplex has been demolished, and a new duplex is under construction. The duplex
conforms to all applicable development standards, including floor area limit, setbacks,
height, and off-street parking. The proposed subdivision and improvements are
consistent with the allowed density of the R-2 Coastal Zoning District.
2.The Property is not located adjacent to a coastal view road, or public viewpoint as
identified in the Coastal Land Use Plan (CLUP). The Project does not have the potential
to degrade the visual quality of the Coastal Zone or to result insignificant adverse
impacts to public view. The nearest coastal viewpoint is Inspiration Point Park, which is
approximately 1,300 feet southeast of the Property. The Property and other residences
along Larkspur Avenue are not located within the view shed of the coastal viewpoint or
public view road.
3.The Property is not located in an area known for the potential of seismic activity. All
projects are required to comply with the California Building Code and Building Division
standards and policies, which include all required mitigation for seismic hazards.
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Finding:
M. Conforms to 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.
As such, it is not necessary to evaluate consistency with the public access and public
recreation policies of Chapter 3 of the Coastal Act.
2. Vertical access to the nearby Corona del Mar (CDM) State Beach is available adjacent to
the site along Larkspur Avenue. Lateral access to the beach is available to the southwest
and the end Larkspur Avenue where there is an access point available via the CDM Main
Beach Ramp as identified by the CLUP, approximately 1,100 feet of the Property. The
Project does not include any features that would obstruct access along these routes.
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 pursuant to Sections
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 filed as PA2025-0081, subject to the
conditions set forth in Exhibit A, which is attached hereto and incorporated by reference.
3. This action on the Costal Development Permit shall become final and effective 14 days
following the date this Resolution was adopted unless within such time an appeal or call
for review is filed with the Community Development Director in accordance with the
provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach
Municipal Code (NBMC). 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.
4. The action on the Tentative Parcel Map shall become effective 10 days following the date
this Resolution was adopted unless within such time and appeal is filed in accordance with
the provisions of Title 19 (Subdivisions) of the NBMC.
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PASSED, APPROVED, AND ADOPTED THIS 28th DAY OF AUGUST 2025.
_______________________________________
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.After the recordation of the Parcel Map and prior to building permit final inspection, 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.
3.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 the revocation of this
tentative parcel map.
4.This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 19 (Subdivisions) and Title 21 of the Newport
Beach Municipal Code.
5.Prior to the approval of the final map, a “Purpose Statement” shall be added to the map to
clarify that the map is for two residential condominium units and how common areas will
be owned.
6.To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the 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 the City’s approval of 424 Orchid LLC Residential
Condominiums, but not limited to, Tentative Parcel Map and Coastal Development
Permit No. PA2025-0081. 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 the applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all of the City's
costs, attorney’s fees, and damages that 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 Department
7. Prior to the building permit final inspection, 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.
8. 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 the construction project.
9. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
10. An encroachment permit shall be required for all work activities within the public right-
of-way.
11. The existing broken and/or otherwise damaged concrete curb, gutter and sidewalk
panels along the Larkspur Avenue Frontage shall be reconstructed. Additionally, any
damaged concrete panels along the alley frontage shall be reconstructed.
12. All existing overhead utilities shall be undergrounded.
13. Each unit shall be served by its individual water service/meter and sewer
lateral/cleanout.
14. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
15. All private improvements shall be removed within the Larkspur Avenue frontage and turf
or other drought-tolerant landscaping shall be installed within the Larkspur Avenue
parkway.
16. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way shall be
required at the discretion of the Public Works Inspector.
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Fire Department
17. The condominium units shall each be equipped with a residential fire sprinkler system
complying with 2022 NFPA13D standards.
18. Each condominium shall have its own water meter and source to supply the fire sprinkler
system.
Building Division
19. Prior to the recordation of the parcel map, separate utility services shall be required for
each unit.
17
Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Coastal Development Permit and
Tentative Parcel Map
(PA2025-0081)
321 and 321 ½ Larkspur Avenue
Subject Property
19
Attachment No. ZA 3
Project Plans
20
LOT 21
C.D.M.
M.M.
3/41-42
LO
T
2
3
LO
T
1
9
ALLEY
LARKSPUR
AVENUE℄
N40°00'00"E 30.05'
N
5
0
°
0
0
'
0
0
"
W
1
1
7
.
8
9
'
N39°59'29"E 30.01'
N
5
0
°
0
1
'
0
2
"
W
1
1
7
.
8
9
'
℄
LOT 21
BLOCK 237
CORONA DEL MAR
M.M. 3/41-42
SITE ADDRESS
321 LARKSPUR AVENUE
CORONA DEL MAR, CA 92625
(APN: 052-101-27)
SHEET 1 OF 1
TENTATIVE PARCEL
MAP NO. 2025-105
JULY 2025
SCALE = 1" = 16'
HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440
APEXLSINC@GMAIL.COM
PREPARED BY: A. R. H.
PAUL D. CRAFT, P.L.S. 8516
LICENSE EXPIRES 12/31/26
OWNER/DEVELOPER:
424 ORCHID LLC, A CALIFORNIA LIMITED
LIABILITY COMPANY
THE LAND REFERRED TO HEREIN BELOW IS SITUATED
IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA,
AND DESCRIBED AS FOLLOWS:
LOT 21, BLOCK 237 OF CORONA DEL MAR, AS PER MAP
RECORDED IN BOOK 3, PAGES 41 TO 42, OF
MISCELLANEOUS MAPS, RECORDS OF ORANGE
COUNTY, CALIFORNIA.
Exp. 12/31/26
No. 8516PROFESSIONALLAND
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EYORPAUL
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ATEOF CAL I F O R NIA
DATE
JN: 24030
7/17/2025
21