HomeMy WebLinkAbout02 - Newport Center Drive Tentative Parcel Map - PA2015-213 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT
y PLANNING DIVISION
u $ 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
March 10, 2016
Agenda Item No. 2
SUBJECT: Newport Center Drive Tentative Parcel Map (PA2015-213)
500, 520, and 550 Newport Center Drive; 545 and 555 San Nicolas
Drive
• Tentative Parcel Map No. NP2015-021
• County Tentative Parcel Map No. 2015-177
APPLICANT: Irvine Company, Office Properties
OWNER: Irvine Company, Office Properties
PLANNER: Melinda Whelan, Assistant Planner
(949) 644-3221, mwhelan@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: PC-56 (North Newport Center)
• General Plan: MU-H3 (Mixed-Use Horizontal)
PROJECT SUMMARY
A request for a tentative parcel map to create four parcels for refinancing purposes.
Three of the four parcels would each consist of an existing office building (500, 520, and
550 Newport Center Drive) and the fourth parcel would consist of the shared parking
facilities for the three office buildings (545 and 555 San Nicolas Drive).
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map
No. NP2015-021 No. (Attachment No. ZA 1).
1
2
Newport Center Drive Tentative Parcel Map
Zoning Administrator, March 10, 2016
Page 2
DISCUSSION
• The Tentative Parcel Map is proposed to create four parcels out of two existing
parcels for refinancing purposes.
• The property is located in the North Newport Center (PC-56), Block 500 Sub
Area Zoning District, and designated Mixed-Use Horizontal (MU-H3) by the
General Plan, which is intended to provide for a horizontal intermixing of uses
that may include office, light general commercial, hotel, residential and other
mixed uses. The existing office buildings and related parking facilities are
consistent with these designations and a tentative parcel map does not change
the use of the parcels.
• Shared vehicular and pedestrian ingress, egress, and access to the office
buildings at 500, 520 and 550 Newport Center Drive is provided via the existing
driveways and parking facilities accessed from San Nicolas Drive and San
Joaquin Hills Road located at 545 and 555 San Nicolas Drive (proposed Parcel
4). These are allowed pursuant to the existing Declaration of Covenants,
Conditions, Restrictions and Easements (CC&Rs) dated January 17, 1992,
recorded as Instrument No. 92-032777 and subsequently amended.
• The existing CC&Rs also include parking allocations from the parking facilities at
545 and 555 San Nicolas Drive to four other parcels within Block 500 (2099,
2101, and 2161 San Joaquin Hills Road; and 567 San Nicolas Drive). These
CC&Rs will remain intact to provide parking to these four parcels.
• There is an existing Declaration of Access Easements that was recorded in 1984
that provides access rights to 1601 and 1605 Avocado from the existing
driveways at 545 and 555 San Nicolas Drive which will also remain intact and
unaffected by the proposed parcel map.
• The parking facilities and access located on the proposed Parcel 4 (545 and 555
San Nicolas Drive) will remain dedicated for use by the existing office buildings
located on new Parcel 1, Parcel 2, and Parcel 3 (500, 520 and 550 Newport
Center Drive). This will be provided for in a new supplemental CC&Rs which is
conditioned to be recorded and provided to the Planning Division at the time of
recordation of the Parcel Map.
• The existing office buildings within the proposed parcels meet all Building Code
and Zoning Code requirements and do not create any non conformities.
• Conditions are in place on the Tentative Parcel Map that requires an additional
pedestrian easement along Newport Center Drive and public improvements as
required by the Public Works Department and Title 19 of the Municipal Code.
TmpIt:10-02-15
Newport Center Drive Tentative Parcel Map
Zoning Administrator, March 10, 2016
Page 3
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15315, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions).
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 Tentative Parcel Map 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 properties 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:
An appeal may be filed with the Director of Community Development within 10 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
Melinda Whelan
Assistant Planner
GBR/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 No. NP2015-021
County Tentative Parcel Map No. 2015-177
TmpIt:10-02-15
J
Attachment No. ZA 1
Draft Resolution
5
0
RESOLUTION NO. ZA2016-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2015-021 FOR A PARCEL MAP TO CREATE FOUR
PARCELS LOCATED AT 500, 520, AND 550 NEWPORT
CENTER DRIVE; AND 545 AND 555 SAN NICOLAS DRIVE
(PA2015-213)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Irvine Company, Office Properties, property owner, with
respect to properties located at 500, 520, and 550 Newport Center Drive; and 545 and
555 San Nicolas Drive, and legally described as a Portion of Block 93 of Irvine's
Subdivision in the City of Newport Beach, County of Orange, State of California,
requesting approval of a tentative parcel map.
2. The applicant proposes a tentative parcel map to create four parcels for refinancing
purposes. Three of the four parcels would each consist of an existing office building
(existing 500, 520, and 550 Newport Center Drive) and the fourth parcel would consist of
the related access and parking facilities (existing 545 and 555 San Nicolas Drive).
3. The subject property is located within the North Newport Center (PC-56) Zoning District
and the General Plan Land Use Element category is Mixed-Use Horizontal (MU-113).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on March 10, 2016 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. This project has been determined to be categorically exempt 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) under Class 15 (Minor
Land Divisions).
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
Zoning Administrator Resolution No. ZA2016-0##
Page 2 of 9
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 Tentative Parcel
Map 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 Tentative 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:
1. The Tentative Parcel Map is for refinancing purposes. The proposed subdivision of
the existing office building properties and the related parking facilities is consistent
with provisions of the Subdivision Map Act and the MU-H3 (Mixed-Use Horizontal)
General Plan land use designation which provides for a horizontal intermixing of
uses that may include commercial office uses.
2. Conditions are in place on the Tentative Parcel Map that require public
improvements to reconstruct existing damaged concrete curb, gutter, sidewalk and
roadway along the San Nicolas Drive, Newport Center Drive, Santa Rosa Drive,
and San Joaquin Hills Road frontages as required by the Public Works Department
and Title 19 of the Municipal Code.
3. The project is not located within a specific plan area.
Finding:
B. That the site is physically suitable for the type and density of development
Facts in Support of Finding:
1 . The existing subject lots are developed with multi-story office buildings and their
related access and parking facilities.
2. The lot is physically suitable for the commercial office density and development as
the site is relatively flat, and has demonstrated since original construction that it is
able to adequately accommodate for the office and related parking uses.
02-02-2016
g
Zoning Administrator Resolution No. ZA2016-0##
Page 3 of 9
3. The subject property is accessible from San Joaquin Hills Road and San Nicolas
Drive, and is adequately served by existing utilities.
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 historic use of the properties as office and commercial buildings has not
proven detrimental to the built out business office area. The design of the
subdivision remains generally the same as today.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3),
of the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor
Land Divisions).
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
1. The Tentative Parcel Map is for refinancing purposes. No improvements to the
building, parking facilities, or public utilities are proposed.
2. If at any time improvements are proposed, compliance will be met with regard to all
Building, Public Works, and Fire Codes, which are in place to prevent serious
public health problems. Any public improvements 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 shall comply with all ordinances of the City and all
Conditions of Approval.
Finding:
02-02-2016
9
Zoning Administrator Resolution No. ZA2016-0##
Page 4of9
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.
Facts in Support of Finding:
1 . The Tentative Parcel Map will not conflict with the existing pedestrian easements
along San Nicolas Drive and Santa Rosa Drive. A condition is in place requiring an
additional pedestrian easement along the Newport Center Drive frontage be
granted to the City.
2. Shared vehicular and pedestrian ingress, egress, and access to the office buildings
at 500, 520 and 550 Newport Center Drive is provided via the existing driveways
and parking facilities accessed from San Nicolas Drive and San Joaquin Hills Road
located at 545 and 555 San Nicolas Drive (proposed Parcel 4). These are allowed
pursuant to the existing Declaration of Covenants, Conditions, Restrictions and
Easements (CC&Rs) dated January 17, 1992, recorded as Instrument No. 92-
032777 and subsequently amended.
3. The existing CC&Rs also include parking allocations from the parking facilities at
545 and 555 San Nicolas Drive to four other parcels within Block 500 (2099, 2101,
and 2161 San Joaquin Hills Road; and 567 San Nicolas Drive). These CC&Rs will
remain intact to provide parking to these four parcels.
4. There is an existing Declaration of Access Easements that was recorded in 1984
that provides access rights to 1601 and 1605 Avocado from the existing driveways
at 545 and 555 San Nicolas Drive which will also remain intact and unaffected by
the proposed parcel map.
5. The parking facilities and access located on the proposed Parcel 4 (545 and 555
San Nicolas Drive) will remain dedicated for use by the existing office buildings
located on new Parcel 1, Parcel 2, and Parcel 3 (500, 520 and 550 Newport Center
Drive). This will be provided for in a new supplemental CC&Rs which is conditioned
to be recorded and provided to the Planning Division at the time of recordation of
the Parcel Map.
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
02-02-2016
20
Zoning Administrator Resolution No. ZA2016-0##
Page 5 of 9
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 site, developed for office use, is located in a Zoning District that permits such a
use.
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 . 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.
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:
1. Any future improvements are subject to Title 24 of the California Building Code that
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. 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.
02-02-2016
11
Zoning Administrator Resolution No. ZA2016-0##
Page 6 of 9
Facts in Support of Finding:
1. The existing office buildings and related parking facilities are consistent with the
North Newport Center (PC-56), Block 500 Zoning District. Although the site has a
mixed-use General Plan designation which allows for residential uses, there are
other housing opportunities that exist in the City that can accommodate the City's
regional housing need of three units for the 2014-2021 housing period. Therefore,
the Tentative Parcel Map 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:
1. Wastewater discharge into the existing sewer system complies with the Regional
Water Quality Control Board (RWQCB) requirements and the Tentative Parcel Map
does not change this compliance.
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:
1 . The project is not located within the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2015-021, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective 10 days after the adoption of this
Resolution unless within such time an appeal or call for review is filed with the Director
of Community Development in accordance with the provisions of Title 19 Subdivisions,
of the Newport Beach Municipal Code.
02-02-2016
12
Zoning Administrator Resolution No. ZA2016-0##
Page 7 of 9
PASSED, APPROVED, AND ADOPTED THIS 10" DAY OF MARCH, 2016.
Patrick J. Alford, Zoning Administrator
02-02-2016
2s
Zoning Administrator Resolution No. ZA2016-0##
Page 8 of 9
EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
1. Concurrently with the recordation of the Parcel Map, the new CC&Rs reflecting Tentative
Parcel Map No. NP2015-021 including access, easements, utilities, etc. and the
allocation of parking spaces located on Parcel 4 for use by the office buildings located on
Parcels 1, 2, and 3, shall be recorded and provided to the Planning Division.
2. 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 Newport Center Drive Tentative Parcel Map
including, but not limited to, Tentative Parcel Map No. NP2015-021 (PA2015-213). 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.
Public Works Department
3. The Parcel Map shall be recorded. The Parcel 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 Parcel Map to be submitted to the City of Newport Beach shall
comply with the City's CADD Standards. Scanned images will not be accepted.
4. 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 Section s 7-9-330 and 7-9-337 of the
Orange County Subdivision Code and Orange County Subdivision Manual, Sub article
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.
02-02-2016
14
Zoning Administrator Resolution No. ZA2016-0##
Page 9 of 9
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
6. An encroachment permit is required for all work activities within the public right-of-way.
7. A pedestrian easement along the Newport Center Drive frontage shall be granted to
the City. The existing walkway along Newport Center Drive shall be ADA compliant.
8. Reconstruct existing damaged concrete curb, gutter, sidewalk and roadway along the
San Nicolas Drive, Newport Center Drive, Santa Rosa Drive, and San Joaquin Hills
Road frontage. Limits of reconstruction shall be determined by the Public Works
Inspector.
9. An encroachment agreement shall be completed for existing private, non-standard
improvements within the public rights-of-way to comply with City Council Policy L-6,
Private Encroachments in Public Rights-of-Way. The existing private, non-standard
improvements within the public rights-of way may require City Council review and
approval.
02-02-2016
15
10
Attachment No. ZA 2
Vicinity Map
2-�L
12
VICINITY MAP
yF
Tentative Parcel Map No. NP2015-021
PA2015-213
550 Newport Center Drive
20
Attachment No. ZA 3
Tentative Parcel Map
21
22
P 1 s-
UPPER UNI VERSI TY
NB oR,_,
t ITY TENTATIVE PARCEL MAP �pP°
iCQ
U
OF BISON
�T
NEW ERT
�� o ,��IBEAC �q�y No . 2015 = 177 Ds9� PROJECT
SAN FORS
LOCATION
ST ��� 5P �!� uo9 R�• � _ u LFASHION
CURB AND �
NPT. HOZ - - - - - - GUTTER - - - - -
II - ISLAND s
CENTER
)I SPN STORAGE `Q
ARD &ESER.
�J
DY
SAN JOAQUIN HILLS ROAD
Rr -
a
N� ORT , o -BALBDA \ `S RD. a
1 ACBpA� ���� ISLAND o -
---- - - - - -
BAY ?� Q' ®F '�j°" - - - - - - - � � Li
k10 - RD
® ON INDICATES LOCTION MAP
OCA
- _
LOCAT/OlV MAP - - - - - R/w + � GURBERND - - - - - - - - - - - - - - - � _ _ _ _ _ - _ _ l�/C/N/TY MAP �
NOT TO SCALE o - - - - _ NOT TO SCALE
N.T.S. +_ p ® " ®� a R/W _ N.T.S.
_C3
L1
e L5 -
-� w °
tea_ 1 °o o ❑° FLOOD HAZARD STATEMENT
2111 2099 a -�-�.---_ ❑ THE ABOVE-REFERENCED PROJECT IS LOCATED IN THE FLOOD
O m m m SAN JOAWN SAN JOAQUI]N - CONTROL MASTER PLAN FOR NEWPORT BAY WATERSHED. THE
® ° ENTIRE PROJECT SITE IS IN ZONE X; AN AREA DETERMINED TO
Gi ILLS G�®A® Mi ILLS G�®A® °
°❑
BE OUTSIDE THE 500 YEAR FLOOD PLAIN, PER FIRM MAP N0.
❑ ■ ° °
38' WIDE SCE ESMT \ 26' 16 Q � PARCEL 4 06059CO401J, EFFECTIVE DATE DECEMBER 3, 2009
❑ ` O.R. 2013000470697 'a I I � 46' I ��RC�L I NOT A ����
I , I - - -�- - - - °O - - - --j- - -- - II
JL Xi C � 'JL J �L I IJLO�� �° `��° �7C / G� CURB
SERVICE �� °I�" / ° � RMI IB1" 21 / �� I I 40j' A ]JA 'r \
( �j �j
YARD / I a® NOT A JL`A pp fOT A PART I CURB- I STREET
f 1ld A/ I ( � WIDTH
I ' WIDE PED MT° 6' WIDE SCE ESMT
II II °
O.R. 8603=890 �2zz O.R. 2013000470697 ° 0
/
Cv : .••a•
Cj
12.9' BAS NH y i ""� ""' - hh°/ "" n6 o ryh°
® � q \ CATCH B STREET �_ co
G= / �� BASIN �� ��� �B�ST N�� �
_ � BEET
27 N
GG \ (
® = ^ "" J e s e s e s a � s JUJIL
222 X25 ❑ �• \
♦ /yrs - - _
°� ✓ ♦ \
c/�
�9 � � "/ / +�� `� � � �z N � A� a ° 1 � \ ,z3, � I JLC �� J} �
\ 30' WIDE ACCESS ESMT 30' WIDE ACCESS ESMT \ °
36' \I BASIN �j O.R. 84-402558 ° \ -I - O.R. 84 402558 I� PA �� 0" �4�- ��8
CURB AND GUTTER ° / i I p ° / "B, 102 / 1-2 o
/a �f1 ° s 2\ .z3°26 • I/ •°
/ FTQ, "BASIN N -: I ° 26 I. NOT A PART E ° 1
/ N I
I
GRATES IN 90.38'\ AVOCADO AVE 0.
111115
D ° p
o � b GRATES IN � � � I I I
PLANTER PLANTER ° p ° 1 Lu I L
W I 2fi' WIDEACCESS ESMT 4 O
WEST PARKING p ° _-A- EAST PARKING i/i O-R-.t84-402558 0 \
_ _ _ _ _ _ _ _
IRBAND ---- - - - --- - - I # � o 0
CUTTER FACILITY 0 I /� Q FACILITY e e e e e e 0
00
CATCH
10.5 WIDE�SCE ESMT BASIN \ G #
O.R. 2013000470697 \ O O L \ m \
Lu
Lu
� 41 0
/
% U \ ���/ \/ /' `� �'• \ �\ O GRATES IN � Il
/ \ \/ �, a / U AVOCADO AVCS
/ O O PLANTER Ir - p
/ CATCH91*
\
\01A
ASIN PARC�IE]L 2 R0 > CATCH _ \� \^ 6. � BASIN o 0 a 0 a I' 26' I � \ ll- - - - - -- _ � �NU 84 CURB ANDR E ❑C 00000 0
\ TT R
GU E
\'9 O'��+{V%VAkc� <\ f o 0 0 0 0 o E o J L L- 1 0T A/ A\R- C
\ \ 520 NEWPORT G
10.97'' h 0 D / �\ REED woo
`� CURB AND SN�
,9 Q' �- � � �O � , � / UTTER
/ CENTER DRIVE j/ / �, o -�
° / ° On oo � - ,. f f _ _ sTo Top - _ r
v / �, \ O1
lC C 550 NEWPORT
CENTER DRIVE ?ssi '�° '\0 223 hh� 576
^ m i' �z2,� ` CATCH SAVE �IIC®LAS ®G�IVC ® m
O ! / O CATCH ACCESS ESMT °
BASIN N \ \2NP BASIN
O.R. 84-402558 �j °
/W, BASIN
\ \.\ / n `. � GRATES IN - / -� N PRANTERIN
PARCEL.p \ 0 \ �\ n / / n O ���\ \:f •\ PLANTER \ \ \ � JL" °lA'JL°B" 27 / 43 °
\ \ \ tK \ �
NOT A ]SART ® ®
LINE TABLE 0 \. n O \ \ 0 26' 26 GRATE %GRATE f 14' 14' °
PROPOSECATCH
LINE# LENGTH BEARING \ \ ° j9 4�WIDE ✓ \ n BASIN
\PED ESMT ^D roy \ 0.n
L1 31.76' N46.14'23'W \ a \ \ 2 � z2s-
223� ----
\ "Y� \ / /� O V�1Sa
L2 140.02' N44'O6'07"E A \ ® \ / Lit 'CATCH
BASIN
L3 183.08' N45.53'53'W \ ®� ° / / `?,
\ \ \ .(� ° a \ Q 3' WIDE PED ESMT ? CATCH , _
L4 103.60 N44 O6 07 E -P c l\ ��A R L < \� \ \ O.R. 8603°-89�/ �C!21 BAST PROPOSED S WIDE N GUTTER
CURB AND oo
CURVE TABLE \ ,C� `� o PED ESMT
L5 48.65' N46'1 4'23"W `j�� o imp i -_ --m J 17+00 18+00 - �I- -
1 - - -
5n L6 104.26' N44'06'07"E CURVE# DELTA RADIUS LENGTH TANGENT `
'A 500 NEWPORT \ -
L7 254.03' N45.53'53"W Cl 12.24'10° 825.50' 178.69' 89.70' \ \ \ �zzz
�2 \ �< C CENTER DRIVE X22- / ° 5+� LAS pFtIVE
L8 288.92' N44°O6'51'E C2 89'17'42' 25.00' 38.96' 24.69' \ \ LS / O
�9S ® SIC LEGEND
L9 14.13' N45°53'53'W C3 3°06'28" 6072.50' 329.37' 164.72' \ °
W L10 99.44' N44'06'07E C4 90'00'00" 25.00' 39.27 25.00' INDICATES DIRECTION
\ \ \ \ �\ / GUTTER
OF WATER FLOW
o L11 92.35' N46'44'22"W C5 30'22'28" 25.00' 13.25' 6.79'
� -
L12 /91.45' S80'15'00"E C6 29'23'07' 25.00' 12.82' 6.56'
o GRAPHIC SCALE
L13 69.97 N78 26 45 E C7 90'00'00" 25.00 39.27P 25.00 \ R,W O \ \/ ?� �� 011.1 ° , 40 0 20 40 80 160
6� ar /
g L14 222.93' N89'06'02"E C8 90'00'45" 40.00' 62.84' 40.01' \ e o \\ O ' � \WDOEPPEDDESMT � I
/ f
/ /� � I ( )
L15 106.00' N0°53'58"W C9 89'59'15" 40.00' 62.82' 39.99' \ \ 2Y � � C-� (� \q IN FEET`\
Q 1 \ \ \ 1 inch = 40 ft.
�' L16 20.02' N89'06'02"E C10 90'00'00" 25.00' 39.27 25.00' �° s
\ \��t; CURB AND q \
��1 GUTTER
L17 222.06' NO'53'58"W C11 30'55'59" 25.00' 13.50' 6.92' /' �• OWNER/SUBDIVIDER: PREPARED BY: _ N.B. CASE No.
L18 161.98' N89'O6'02"E C12 24'08'52" 950.50' 400.59' 203.32' \ �° ��ti \ - stantec
TENTATIVE PARCEL MAP
THE IRVINE COMPANY, LLC
0 38 TECHNOLOGY DRIVE,SUITE 100 ----------
L19 212.00' SO°53'58"E C13 87'27'23" 25.00' 38.16' 23.91' ® ° / 0 550 NEWPORT CENTER DRIVE IRVINE,CA 92618 NO. 2015 177
o ° C13 �' -° NEWPORT BEACH CA, 92660 949.923.6000 stantec.com
L20 161.98' N89°06'02"E C14 16°11'54" 1670.00' 472.14' 237.65' CURB AND \ Ph: (949) 720-2000 PREPARED UNDER THE SUPERVISION OF:
L21 215.27 NO'53'58"W C15 8726'16" 25.00' 38.15' 23.91' GUTTER \ ° ° ° FOR SHEET 1
NO. REVISION DATE I BY
L22 20.02' N89'06'02"E cls 9'21'46" 950.50' 155.32' 77.84' ° PREPARATION DATE: 11 /17/15 REFINANCE PRP®SES OF
\ BY:
z L23 106.00' N0'53'58"W C17 18'28'13" 825.50' 266.12' 134.22' MARK B. McLELLAN RCE 51031 (EXP. 09-30-17) JOB NUMBER: 2042 510400
0
2S