HomeMy WebLinkAbout02 - 424 Marguerite Avenue Parcel Map - PA2013-060COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
Agenda Item No. 2
SUBJECT: 424 Marguerite Avenue Parcel Map - (PA2013 -060)
424 Marguerite Avenue
• Tentative Parcel Map No. NP2013 -008
• County Tentative Parcel Map No. 2012 -139
APPLICANT: Marguerite Project LLC, Property Owner
PLANNER: Jason Van Patten, Planning Technician
(949) 644 -3234, jvanpatten @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -2 (Two -Unit Residential)
• General Plan: RT (Two -Unit Residential)
PROJECT SUMMARY
A tentative parcel map application for two -unit condominium purposes. No exceptions to
Title 19 (Subdivision Code) development standards are proposed with this application.
An existing single - family residence with a detached garage will be demolished and
replaced with a proposed two -unit duplex that will provide the code required two -car
parking per unit. The proposed development has been submitted for plan check and
assigned plan check no. 0331 -2013. A parcel map is for the purpose of creating
separate ownership units.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map
No. NP2013 -008 (Attachment No. ZA 1).
1
2
424 Marguerite Avenue Parcel Map
May 16, 2013
Page 2
DISCUSSION
An existing single - family residence with a detached garage will be demolished
and replaced with a new two -unit duplex that was submitted for plan check on
February 15, 2013 and assigned plan check no. 0331 -2013.
• The property is designated for two -unit residential use by the General Plan and
Zoning Code. The new duplex will be consistent with this designation and a
parcel map for condominiums will not change the use.
• Approval of a parcel map will create separate ownership units allowing each unit
to be sold separately.
• The new condominium project will conform to current Newport Beach Municipal
Code requirements and meet all Title 19 (Subdivision) standards.
• Public improvements will be required of the applicant per the Municipal Code and
Subdivision Map Act.
• The applicant will be subject to fees for park dedication and affordable housing in
accordance with the provisions of Section 19.52 and 19.54 of the Newport Beach
Municipal Code.
ENVIRONMENTAL REVIEW
The project has been reviewed, and qualifies for a Class 15 (Minor Land Divisions)
categorical exemption pursuant to Title 14 of the California Code of Regulations (Section
15315, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act). The Class 15 exemption allows the division of property in
urbanized areas zoned for residential, commercial, or industrial use into four or fewer
parcels when the division is in conformance with the General Plan and zoning, no
variances or exceptions are required, all services and access to the proposed parcels
are available, the parcel was not involved in a division of a larger parcel within the
previous two years, and the parcel does not have an average slope greater than 20
percent. The proposed parcel map is for condominium purposes and is consistent with
all of the requirements of the Class 15 exemption.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners 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 prior to the decision date, consistent with the provisions of the Municipal Code.
TmpIt:03 -21 -13
424 Marguerite Avenue Parcel Map
May 16, 2013
Page 3
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within ten (10) days
following the date the action or decision was rendered. For additional information on filing
an appeal, contact the Planning Division at (949) 644 -3200.
Prepared by:
Jas Van Patten
Planning Technician
JGljvp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Parcel Map No. NP2013 -008
County Tentative Parcel Map No. 2012 -139
TmpIt:03 -21 -13
4
Attachment No. ZA 1
Draft Resolution
5
0
RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING PARCEL MAP
APPLICATION NO. NP2013 -008 FOR A PARCEL MAP FOR
TWO -UNIT CONDOMINIUM PURPOSES LOCATED AT
424 MARGUERITE AVENUE (PA2013 -060)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Marguerite Project LLC, property owner, with respect to
property located at 424 Marguerite Avenue, and legally described as Lot 18 in Block 439
of Corona del Mar, in the City of Newport Beach, County of Orange, State of California,
as per map recorded in Book 3, Pages 41 and 42 of maps in the Office of the County
Recorder of Orange County, State of California requesting approval of a tentative parcel
map.
2. The applicant proposes a tentative parcel map application for two -unit condominium
purposes. No exceptions to Title 19 (Subdivision Code) development standards are
proposed with this application. An existing single - family residence with detached
garage will be demolished and replaced with a proposed two -unit duplex that will
provide the code required two -car parking per unit. The parcel map would allow each
unit of the proposed duplex to be sold individually.
3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on May 16, 2013 in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project has been reviewed, and qualifies for a Class 15 (Minor Land Divisions)
categorical exemption pursuant to Title 14 of the California Code of Regulations
(Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act)
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
W
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 2 of 9
required, all services and access to the proposed parcels are available, the parcel was
not involved in a division of a larger parcel within the previous two years, and the
parcel does not have an average slope greater than 20 percent. The proposed parcel
map is for condominium purposes and is consistent with all of the requirements of the
Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the proposed parcel map is consistent
with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved
based on the following findings per Section 19.12.070 (Required Findings for Action on
Tentative Maps) of Title 19:
Finding:
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:
A -1. The proposed parcel map is for two -unit condominium purposes. An existing single -
family residence will be demolished and replaced with a new two -unit duplex. The
proposed subdivision and improvements are consistent with the density of the R -2
Zoning District and the current General Plan Land Use Designation "Two -Unit
Residential."
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
B -1. The lot is physically suitable for two -unit development because it is regular in shape
and has a slope of less than 20 percent.
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.
N
Zoning Administrator Resolution No. ZA2013 -0 ##
Page 3 of 9
Facts in Support of Finding:
C -1. This project has been reviewed, and it has been determined that it qualifies for a Class
15 categorical exemption pursuant to Title 14 of the California Code of Regulations
(Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California
Environmental Quality Act). The Class 15 (Minor Land Divisions) exemption allows the
division of property in urbanized areas zoned for residential, commercial, or industrial
use into four or fewer parcels when the division is in conformance with the General
Plan and zoning, no variances or exceptions are required, all services and access to
the proposed parcels are available, the parcel was not involved in a division of a larger
parcel within the previous two years, and the parcel does not have an average slope
greater than 20 percent. The proposed parcel map is for condominium purposes and is
consistent with all of the requirements of the Class 15 exemption.
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:
D -1. The proposed parcel map is for residential condominium purposes. All construction for
the project will comply with all Building, Public Works, and Fire Codes, which are in
place to prevent serious public health problems. Public improvements will be required
of the developer per Section 19.28.010 (General Improvement Requirements) of the
Municipal Code and Section 66411 (Local agencies to regulate and control design of
subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions
of Approval will be complied with.
Finding:
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 for 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 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.
I
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 4 of 9
Facts in Support of Finding:
E -1. The design of the development will not conflict with easements acquired by the public
at large, for access through, or use of property within the proposed development,
because there are no public easements located on the property.
Finding:
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:
F -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.
F -2. The site will be developed for a residential use and is zoned for 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:
G -1. The property is not a "land project' as defined in Section 11000.5 of the California
Business and Professions Code because the existing subdivision does not contain 50
or more parcels.
G -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.
Facts in Support of Finding:
H -1. The proposed parcel map and improvements are subject to Title 24 of the California
Building Code that requires new construction to meet minimum heating and cooling
10
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 5 of 9
efficiency standards depending on location and climate. The Newport Beach Building
Division enforces Title 24 compliance through the plan check and inspection process.
Finding:
1. 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.
Facts in Support of Finding:
1 -1. The two -unit duplex is consistent with the R -2 Zoning District which allows two units on
the property. Therefore, the parcel map for condominium purposes will not 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.
Facts in Support of Finding:
J -1. Wastewater discharge into the existing sewer system has been designed to comply
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.
Facts in Support of Finding:
K -1. The project is not located within the Coastal Zone, and therefore, is not applicable in
regards to conformance with the certified Local Coastal Program and public access
and recreation policies of Chapter Three of the Coastal Act.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Parcel Map
No. NP2013 -008, subject to the conditions set forth in Exhibit A, which is attached hereto
and incorporated by reference.
11
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 6 of 9
2. This action shall become final and effective ten days after the adoption of this Resolution
unless within such time an appeal is filed with the Director of Community Development in
accordance with the provisions of Title 19 Subdivisions, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 16th DAY OF MAY, 2013.
M
Brenda Wisneski, AICP, Zoning Administrator
12
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 7 of 9
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. A parcel map shall be recorded. The map shall be prepared on the California
coordinate system (NAD88). 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.
2. 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.
3. Prior to the recordation of the parcel map, in -lieu housing fees for one additional
dwelling unit shall be paid consistent with the fee amount in effect at the time of
payment as established by the City of Newport Beach Municipal Code.
4. Prior to the recordation of the parcel map, park dedication fees for one additional
dwelling unit shall be paid consistent with the fee amount in effect at the time of
payment as established by the City of Newport Beach Municipal Code.
5. Prior to the issuance of building permits, fair -share fees for one additional dwelling unit
shall be paid consistent with the fee amount in effect at the time of payment as
established by the City of Newport Beach Municipal Code.
6. As per California Fire Code Section 903.2.8, an automatic sprinkler system shall be
installed throughout all new buildings in a Group R occupancy.
7. Smoke alarms shall be installed outside of each separate dwelling unit sleeping area
in the immediate vicinity of bedrooms, and on every level of a dwelling unit including
basements.
8. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9. The applicant shall reconstruct the existing broken and /or otherwise damaged
concrete sidewalk panels, curb and gutter along the Marguerite Avenue frontage.
Limits of reconstruction are at the discretion of the Public Works inspector.
10. All above ground improvements shall stay a minimum 54eet clear of the alley setback.
13
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 8 of 9
11. 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.
12. An encroachment permit is required for all work activities within the public right -of -way.
13. All improvements shall comply with the City's sight distance requirements. See City
Standard 110 -L and Municipal Code Section 20.30.130.
14. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of -way may be
required at the discretion of the Public Works Inspector.
15. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic -grade box and
cover. Water meters and sewer cleanouts shall be located within the public right -of-
way.
16. Each unit shall be served with individual gas and electrical service connections and
shall maintain separate utility meters.
17. All on -site drainage shall comply with the latest City Water Quality requirements.
18. All abandoned sewer lateral(s) shall be capped at the property line.
19. All abandoned water service(s) shall be capped at main (corporation stop).
20. The existing street tree along Marguerite Avenue shall be protected in place.
21. Private landscaping shall not encroach onto the public sidewalk.
22. Two -car parking, including one in a garage and one covered or in a garage, shall be
provided on site for each dwelling unit per requirements of the Zoning Code.
23. In compliance with the requirements of Chapter 9.04, Section 901.4.4, of the Newport
Beach Municipal Code, approved street numbers or addresses shall be placed on all
new and existing buildings in such a location that is plainly visible and legible from the
street or road fronting the subject property. Said numbers shall be of non - combustible
materials, shall contrast with the background, and shall be either internally or
externally illuminated to be visible at night. Numbers shall be no less than four inches
in height with a one -inch wide stroke.
24. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
14
Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 9 of 9
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
25. Prior to the recordation of the parcel map, the applicant shall apply for a building
permit for description change of the subject project development from "duplex' to
"condominium." The development will not be condominiums until this permit is
finaled. The building permit for the new construction shall not be finaled until after
recordation of the parcel map.
26. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties,
liabilities, costs and expenses (including without limitation, attorney's fees,
disbursements and court costs) of every kind and nature whatsoever which may arise
from or in any manner relate (directly or indirectly) to City's approval of the
424 Marguerite Avenue Parcel Map including, but not limited to, Parcel Map
No. NP2013 -008 (PA2013 -060). This indemnification shall include, but not be limited
to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and /or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages which City incurs in enforcing the indemnification
provisions set forth in this condition. The applicant shall pay to the City upon demand
any amount owed to the City pursuant to the indemnification requirements prescribed
in this condition.
27. This parcel map shall expire if the map has not been recorded within 24 months of the
date of approval, unless an extension is granted by the Director of Community
Development in accordance with the provisions of Section 19.16 of the Newport Beach
Municipal Code.
15
10
Attachment No. ZA 2
Vicinity Map
17
Tentative Parcel Map No. NP2013 -008
PA2013 -060
424 Marguerite Avenue
IR
Attachment No. ZA 3
Parcel Map No. NP2013 -008
County Tentative Parcel Map No. 2012 -139
19
20
MARGUERITE
I - - -�
99.39 ac
7- -
—
-
246.97' -
IW
a
® UJ l
IJ
o
J
N
I �
�I
t?f
100.61
O w
N
s o
c w
i�
� N
a:
y
C
N Z
100.3 ng
9g
's
fS
AVENUE
100.85 ac
N 40 °35'00 "" E 361.87 .............
- - - - -.. I
--- — - — - --
—�-
30.00'
84.90'
I
a
® UJ l
concrete curb
o°
Z
0 z
and gutter
o°
�I
c_
LU
N
O
4' concrete
N 40 °35'00" E 29.98'
O
N
J
— —
_ _6" ACP_wet_er line _ _ _ _
-- l� - — -- - --
990:' 8" VCP sewer on C/L `!P017
N 40 °34'32" E �19
ALLEY
PC PA2013 -060 for NP2013 -008
® 424 Marguerite Avenue
Marguerite Project LLC
TENTATIVE PARCEL MAP
2012 -139
FOR CONDOMINIUM PURPOSES
LOT 18, BLOCK 439 CORONA DEL MAR
OWNER- DEVELOPER
Marguerite Project, LLC
2305 Pacicic Drive
Corona del Mar CA 92626
Site Address
424 Marguerite Avenue
Corona del Mar CA 62625
Date of field survey July 30, 2012
Scale 1 " =20'
Pre,p,ared By
"Leonard C. Stiles
PLS 5023
License Expires 12/31/2013
I STILES SURVEYING I
2209 Carrie Avenue Orange CA 928
714 538 4276 Fax 714 289 4442
E -mail Icstiles @earthlink.net
21
a
PROPOSED
DUPLEX
c_
X
N
N
O
W
W
C\1
M
2 -CAR
N
m
GARAGE
-• 3.0'
c c
3
2- CAR
o
CARPORT
�5
00: '
— —
_ _6" ACP_wet_er line _ _ _ _
-- l� - — -- - --
990:' 8" VCP sewer on C/L `!P017
N 40 °34'32" E �19
ALLEY
PC PA2013 -060 for NP2013 -008
® 424 Marguerite Avenue
Marguerite Project LLC
TENTATIVE PARCEL MAP
2012 -139
FOR CONDOMINIUM PURPOSES
LOT 18, BLOCK 439 CORONA DEL MAR
OWNER- DEVELOPER
Marguerite Project, LLC
2305 Pacicic Drive
Corona del Mar CA 92626
Site Address
424 Marguerite Avenue
Corona del Mar CA 62625
Date of field survey July 30, 2012
Scale 1 " =20'
Pre,p,ared By
"Leonard C. Stiles
PLS 5023
License Expires 12/31/2013
I STILES SURVEYING I
2209 Carrie Avenue Orange CA 928
714 538 4276 Fax 714 289 4442
E -mail Icstiles @earthlink.net
21
Items B, 1,2,3,4 and 5: Additional Materials
Zoning Administrator Hearing May 16, 2013
May 16, 2013, Zoning Administrator Agenda Items
ftQments submitted by: Jim Mosher ('immosheravahoo.com ), 2210 Private Road, ewport Beach
9266 949- 548 -6229)
General co ents:
1. The "Public Notice ction of all four hearing item staff orts says notice was published,
mailed and "posted on subject property at leas5O days prior to the decision date,
consistent with the provision the Municipal de." NBMC Section 20.62.020.B actually
requires those actions to be comp d "at ast ten (10) days before the scheduled
hearing," not the decision (which coul sumably come many days after the initial
hearing). The statements in the s reports ovide no assurance the hearings were
properly noticed, although the solutions say the ere.
2. Passages shown below, yAfi no further explanation, b ' italics with strikenlF underline
are suggested correo6ns of what seem to be typos.
Item B: mutes of April 25, 2013
Page , tem C, paragraph 1: "...the proposed towers would measure approximately t 3
in es in higher than the existing building."
Item C 424 Marguerite Avenue Parcel Map (PA2013 -060)
Comments on Draft Resolution (Attachment No. ZA 1):
1. Section 1.4.: "The subject property is not located within the ^ ^.e Coastal
Zone."
2. The Facts in Support of Finding: 1 -1.: "Therefore, the parcel map for condominium
purposes will not affect the City in meeting its regional housing need' seem
questionable:
a. Section 66412.3 of the Subdivision Map Act involves considering the housing
needs of the region and "balancfingj these needs against the public service
needs of its residents and available fiscal and environmental resources."
b. California Government Code Section 65584 involves housing for all income
levels, and not having a disproportionate fraction in any one category.
c. By adding one unit to the City's housing stock in a particular income category,
doesn't this approval affect the City's ability to meet its goals with respect to both
these sections?
3. Exhibit "A": Conditions of Approval
a. Condition "10. All above ground improvements shall stay a minimum of 5 -feet
clear of the alley setback."