HomeMy WebLinkAbout13 - East Balboa Lot Reorientation (PA2016-010) 1902 East Balboa Boulevard - Tentative Parcel Map No. NP2016-002 (County Map No. 2015-188) - Zoning Code Amendment No. CA2016-00113-1
City Council Staff Report
COUNCIL STAFF REPORT
CITY OF
April 26, 2016
Agenda Item No. 13
ABSTRACT:
A tentative parcel map to resubdivide four existing parcels and a Zoning Code
amendment to establish setbacks for the future construction of four new single-family
dwelling units.
RECOMMENDATION:
a) Conduct a public hearing;
b) Find proposed the tentative parcel map and code amendment categorically exempt
pursuant to Section 15303 and Section 15315, of the California Environmental
Quality Act (CEQA) Guidelines - Class 3 (New Construction or Conversion of Small
Structures) and Class 15 (Minor Land Divisions);
c) Adopt Resolution No. 2016-53, A Resolution of the City Council of the City of
Newport Beach, California, Approving Tentative Parcel Map No. NP2016-002 for
1902 East Balboa Boulevard (PA2016-010);and
d) Introduce Ordinance No. 2016-9, An Ordinance of the City Council of the City of
Newport Beach, California, Approving Code Amendment No. CA2016-001
Amending Setbacks for Property Located at 1902 East Balboa Boulevard, and pass
to second reading on May 10, 2016.
TO:HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM:Kimberly Brandt, Community Development Director - 949-644-3232,
kbrandt@newportbeachca.gov
PREPARED BY:Makana Nova, AICP, Associate Planner,
mnova@newportbeachca.gov
PHONE:949-644-3249
TITLE:East Balboa Lot Reorientation (PA2016-010)
1902 East Balboa Boulevard
Tentative Parcel Map No. NP2016-002 (County Map No.
2015-188)
Zoning Code Amendment No. CA2016-001
East Balboa Lot Reorientation (PA2016-010)
April 26, 2016
Page 2
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VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE RS-D (Single Unit
Residential)
R-1 (Single Family
Residential)One Dwelling Unit
NORTH RS-D (Single Unit
Residential)
R-1 (Single Family
Residential)Single Family Residential
SOUTH RS-D (Single Unit
Residential)
R-1 (Single Family
Residential)Single Family Residential
EAST RS-D (Single Unit
Residential)
R-1 (Single Family
Residential)Private Tennis Club
WEST RS-D (Single Unit
Residential)
R-1 (Single Family
Residential)Single Family Residential
Subject
Properties
L Street
West
Alley
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FUNDING REQUIREMENTS:
There is no fiscal impact related to this item.
DISCUSSION:
Planning Commission Recommendation
The Planning Commission conducted a public hearing on March 17, 2016 and
recommends approval of the Tentative Parcel Map and Zoning Code Amendment. The
Planning Commission meeting minutes and staff report are contained in Attachment C
and D. At the March 17, 2016, public hearing, the Planning Commission received public
comments and on an affirmative motion (5 ayes, 2 absent, and 0 noes), adopted
Resolution No. 2014 (Attachment E), recommending approval of the proposed.
Project Setting
The properties are in the Peninsula Point neighborhood adjacent to East Balboa
Boulevard between an alley and L Street (a private street). The properties are in the R-1
(Single-Family Residential) Zoning District. The site is flat, roughly square in shape, and
14,095 square feet (approximately 0.32 acres). The property has a 17.5-foot private
street easement that is L Street (private street) and a 10-foot private street easement
that is adjacent to the west alley. The site also abuts a 10-foot public alley to the north.
The site has a 5-foot setback along East Balboa Boulevard established by Zoning
Setback Map S-2G. The site is developed with one single-family residence and garage
built over four square-shaped legal parcels as shown in the Vicinity Map. Residential
development is located to the north, east, south, and west of the site and a private
tennis facility is located east of the site. Newport Bay is located beyond the residential
development to the north. There is no direct coastal access on or through the project
site.
Background
The original lot configuration from 1905, the East Side Addition to Balboa, showed four
rectangular parcels aligned parallel to East Balboa Boulevard. The subject property and
lots to the east were resubdivided in 1925 under Tract No. 756. Under this Tract Map,
the subject property retained its original configuration with the addition of 17.5 feet of
private roadway (L Street). This lot configuration is similar to the proposed lot
configuration.
According to building permit records, the existing dwelling and five garages were
constructed in 1956.
In 1972, Resubdivision No. 318 reconfigured the four lots to their current square-shaped
configuration. Condition of Approval No. 4 required a 5-foot side setback to be
maintained adjacent to the northerly alley. A 10-foot private road easement adjacent to
the 10-foot wide west alley was added. Modification Permit No. MD0556 established
East Balboa Lot Reorientation (PA2016-010)
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setbacks for the reconfigured square parcels; however, the four residences were never
constructed consistent with the current lot configuration as intended.
Project Description
The applicant requests a tentative parcel map (Attachment A, Exhibit A) to revert back
to the 1925 parcel configuration and a Zoning Code amendment to establish setbacks
for the future construction of four single-family dwellings. Refer to the existing and
proposed Setback Map S-2G (Attachment F and G), which would remove the existing 5-
foot front setback adjacent to East Balboa Boulevard and establish a 25.5-foot front
setback along the private street (formerly L Street). Under the standards of the Zoning
Code, 3-foot side setbacks, and a 5-foot rear setback adjacent to the 10-foot wide
westerly alley would be applied. All of the proposed setbacks for the site are shown on
the exhibit provided as Attachment H.
Table 1
Comparison of Estimated Building Limits
Existing Lots Proposed Lots
1902 East Balboa
Block 28 of
East Side
Addition to the
Balboa Tract
Approximate Lot Size 3,298 sf to
3,748 sf 3,523 sf 3,000 sf
Required Setbacks
5’ E. Balboa
21.5’ L St.
(including 17.5’
private street)
0’ garages
4’ sides
4’ W. Alley
5’ N. Alley
25.5’ L St. (including
17.5’ private street)
3’sides
5’ rear W. alley
8’ front
3’ sides
5’ rear alley
Buildable Area 2,035 sf 2,087 sf 2,088 sf
Maximum Gross Floor
Area 4,070 sf 4,174 sf 4,176 sf
The required setbacks also affect buildable area and the maximum square footage of
each single-family home. The maximum size of a home (gross floor area) that can be
constructed on a lot is established by a factor of two times the buildable area of a lot
(Municipal Code Section 20.18.030, Residential Zoning Districts General Development
Standards). The buildable area is defined as the lot area minus setbacks. The existing
and proposed buildable areas and floor area limits are compared with a nearby block in
Table 1. The proposed setbacks and lot configuration result in a buildable area and floor
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area limits that are almost identical to similarly oriented blocks in the tract. The
proposed setbacks will maintain parity and compatibility with the surrounding
development pattern.
Tentative Parcel Map
The draft resolution for approval (Attachment A) provides facts in support of the required
findings per Section 19.12.070 (Required Findings for Action on Tentative Maps) of the
Newport Beach Municipal Code. The new parcel configuration (Attachment A) will
conform to current Newport Beach Municipal Code requirements and meet all Title 19
standards. Public improvements consisting of the undergrounding existing and future
utilities to the site, the reconstruction of existing broken or damaged sidewalks, curbs,
and gutters along the East Balboa Boulevard frontage, and new street trees will be
required of the applicant per the Municipal Code and Subdivision Map Act. The
applicant will be required to pay fair-share fees prior to building permit issuance and
park dedication fees prior to recordation of the parcel map for three additional dwelling
units in accordance with the provisions of Section 19.52 (Park Dedications and Fees) of
the Newport Beach Municipal Code.
ENVIRONMENTAL REVIEW:
The project is categorically exempt under Section 15303 and 15315, of the State CEQA
(California Environmental Quality Act) Guidelines - Class 3 (New Construction or
Conversion of Small Structures) and Class 15 (Minor Land Divisions). The Class 3
exemption includes the construction of up to four dwelling units. The project consists of
four new single-family residences that are located on a previously developed site with
no environmentally significant resources present. The modified setbacks under the code
amendment are consistent with all of the requirements of the Class 3 exemption. 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.
NOTICING:
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item). Notice of this proposed
amendment and parcel map were 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 before the scheduled meeting, 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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ATTACHMENTS:
Attachment A - Draft Resolution with Findings and Conditions
Attachment B - Draft Ordinance
Attachment C - Planning Commission Minutes from March 17, 2016
Attachment D - Planning Commission Staff Report from March 17, 2016
Attachment E - Planning Commission Resolution No. 2014
Attachment F - Existing Setback Map S2-G
Attachment G - Proposed Setback Map S2-G
Attachment H - Proposed Site Setback Exhibit
Attachment A
Draft Resolution with Findings and Conditions
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RESOLUTION NO. 2016–
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH, CALIFORNIA APPROVING
TENTATIVE PARCEL MAP NO. NP2016-002 FOR 1902
EAST BALBOA BOULEVARD (PA2016-010)
WHEREAS, an application was filed by Thomas St. Clair, representing RREG
Investment Series, LLC with respect to property located at 1902 East Balboa Boulevard
(Property), and legally described as Parcels A, B, C, and D of Resubdivision No. 0318 in
the City of Newport Beach, County of Orange, State of California, being all of Lots 2, 3, 4,
and 5 of Tract 756 per Book 23, Pages 7 and 8 of Miscellaneous Maps, Records of
Orange County, California;
WHEREAS, the applicant proposes a tentative parcel map to resubdivide four
existing parcels and a Zoning Code amendment to establish setbacks for the future
construction of four new single-family dwelling units;
WHEREAS, the Property is located within the RS-D (Single Unit Residential)
General Plan Land Use Element category and the R-1 (Single-Unit Residential) Zoning
District;
WHEREAS, the Property is located within the coastal zone. The Coastal Land Use
Plan category is RSD-B (Single-Unit Residential Detached);
WHEREAS, a Planning Commission public hearing was held on March 17, 2016,
in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the public hearing was given in accordance with the Newport
Beach Municipal Code. Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at this public hearing;
WHEREAS, at the March 17, 2016, public hearing, the Planning Commission
received public comments and on an affirmative motion (5 ayes, 2 absent, and 0 noes),
adopted Planning Commission Resolution No. 2014 recommending City Council
approve the proposed Tentative Parcel Map and adopt the Zoning Code Amendment ;
WHEREAS, a City Council public hearing was held on April 26, 2016, in the
Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the public hearing was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the City Council at this public hearing; and
WHEREAS, the Tentative Parcel Map is consistent with the legislative intent of
Title 19 of the Newport Beach Municipal Code and is approved based on the following
findings provided by Section 19.12.070 (Required Findings for Action on Tentative
Maps) of Title 19:
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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 reconfigures four existing single-family residential lots,
creating a development pattern consistent with the surrounding neighborhood. A
single-family dwelling will be demolished and will be replaced with four new
single-family dwellings. The proposed subdivision and improvements are
consistent with the density of the current General Plan Land Use Designation
RS-D (Single-Unit Residential Detached) and the R-1 (Single-Unit Residential)
Zoning District.
2. The Properties are located within the R-1 (Single Unit Residential) Zoning
District. This district allows for a range of detached single-family residential
dwellings. The existing dwelling and four proposed single-family dwellings
including the suggested setbacks are consistent with these designations. Future
development of the project site will be required to comply with the Zoning Code
development standards.
3. Public improvements will be required of the Applicant per the Municipal Code and
the Subdivision Map Act. The project has been conditioned to require public
improvements, including undergrounding existing utilities, the reconstruction of
existing broken or otherwise damaged sidewalks, curbs, and gutters along the
East Balboa Boulevard frontage, and new street trees along the street frontage
consistent with the Subdivision Code (Title 19).
4. The Tentative Parcel Map does not apply to any 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 lot is physically suitable for single-family residential development because it
is regular in shape and is relatively flat. The lots on the 14,095-square-foot site
will be reoriented, creating a development pattern reverting back to the original
tract configuration that is consistent with adjacent blocks in the neighborhood.
2. The subject property is accessible from L Street, a private street, as well as the
rear alley at the west. The site is adequately served by existing utilities and the
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proposed subdivision will maintain vehicular and emergency access by
maintaining existing private streets and alleys.
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 site was previously developed with one single-family residence, which will be
demolished and replaced with four new single-family residences.
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 15303 (New Construction or
Conversion of Small Structures) and Section 15315 (Minor Land Alterations), of
the California Environmental Quality Act (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. All improvements associated with the project will comply with all Building, Public
Works, and Fire Codes, which are in place to prevent serious public healt h
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
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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 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. The existing private street easements along L Street and the west
rear alley will remain in place and continue to provide vehicular, pedestrian, and
emergency access.
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 site, developed for residential use, lies 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.
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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. The Tentative Parcel Map and 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. The reoriented lots do not affect solar access or
passive heating and cooling design.
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.
Facts in Support of Finding:
1. The proposed lot configuration is consistent with the R-1 (Single-Unit Residential)
Zoning District, which is intended to provide for a range of detached single-family
residential dwelling units, each located on a single legal lot. The Tentative Parcel
Map will continue to provide four single-family residential lots on the Property.
Therefore, the Tentative Parcel Map will not affect the City in meeting its regional
housing need as there is no reduction of potential units. In the future, four
dwellings may be constructed on the Property, which will contribute three
additional dwellings to meeting the City’s regional housing need.
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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. The new residential units will be designed so that wastewater discharge into the
existing sewer system 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.
Facts in Support of Finding:
1. The subject property is located within the Coastal Zone. The proposed
subdivision and improvements are consistent with the Coastal Land Use Plan
designation of RSD-B (Single-Unit Residential Detached) that allows for single-
family residential use of the property.
2. The subject property conforms to public access policies of Chapter Three (3) of
the Coastal Act because the development is located inland from the shoreline
and bay and does not affect public access from the nearest public roadway to the
shoreline or along the coast.
NOW THEREFORE, the City Council of the City of Newport Beach hereby
resolves as follows:
Section 1: The recitals provided above are true and correct and are
incorporated into the operative part of this resolution. The recitals also constitute the
findings the City Council relied upon when approving Tentative Parcel Map No.
NP2016-002.
Section 2: The City Council does hereby approve Tentative Parcel Map No.
NP2016-002, attached hereto as Exhibit “A” and incorporated herein by reference, and
subject to the conditions set forth in Exhibit “B”, which is attached hereto and
incorporated herein by reference.
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Section 4: If any section, subsection, sentence, clause or phrase of this
resolution is, for any reason, held to be invalid or unconstitutional, such decision shall
not affect the validity or constitutionality of the remaining portions of this resolution. The
City Council hereby declares that it would have passed this resolution, and each
section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any
one or more sections, subsections, sentences, clauses or phrases be declared invalid
or unconstitutional.
Section 5: 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.
Section 6: This resolution shall take effect immediately upon its adoption by the
City Council, and the City Clerk shall certify the vote adopting the resolution.
ADOPTED this 26th day of April, 2016.
______________________
Diane Dixon
Mayor
ATTEST:
__________________________
Leilani I. Brown
City Clerk
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EXHIBIT “A”
Tentative Parcel Map No. NP2016-002 (PA2016-010)
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EXHIBIT “B”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except as
modified by applicable conditions of approval.)
2. The Tentative Parcel Map shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.54.060 (Time Limits and Extensions) of the Newport
Beach Municipal Code, unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. The applicant shall comply with all federal, state, and local laws. Material violation of any
of those laws in connection with the use may be cause for revocation of this Use Permit.
5. Prior to issuance of building permits for demolition of the existing residence, approval
from the California Coastal Commission shall be required for the resubdivision.
6. Prior to recordation of the Parcel Map, the existing single-family residence shall be
demolished.
7. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for three new
dwelling units (currently $2,203.00 per new additional dwelling unit) in accordance with
Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited for
the reduction in commercial square footage and the remaining balance shall be charged or
credited to the applicant.
8. Prior to recordation of the parcel map, Park Fees shall be paid for three new dwelling units
(currently $26,125.00 per unit) in accordance with City Council Resolution No. 2007-30.
9. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
10. Should the properties be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
11. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday
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and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Sundays or Federal Holidays.
12. 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 East Balboa Lot Reorientation including, but not limited to, Tentative Parcel
Map No NP2016-002 and Code Amendment No. CA2016-001. 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.
Fire Department Conditions
13. Future construction shall be equipped with automatic fire sprinklers shall be required for
all new construction.
14. A minimum fire flow for this structure of 1,000 gpm is required as per CFC Table B
105.1. A fire hydrant shall be required to be within 250 feet from the frontage of the
properties.
15. Fire Department access shall be in accordance with Department Standard C.01.
Building Division Conditions
16. 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
applicable State Disabilities Access requirements.
17. The applicant or future contractor shall employ the following best available control
measures (“BACMs”) to reduce construction-related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt
deposits on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
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Emissions
• Require 90-day low-NOx tune-ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
• Encourage car pooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
18. Prior to issuance of grading or building permits, the applicant shall prepare and submit a
Water Quality Management Plan (WQMP) for the proposed project, subject to the
approval of the Building Division and Code and Water Quality Enforcement Division.
The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that
no violations of water quality standards or waste discharge requirements occur.
19. A list of “good house-keeping” practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include frequent
parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful
fertilizers or pesticides, and the diversion of storm water away from potential sources of
pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list
and describe all structural and non-structural BMPs. In addition, the WQMP must also
identify the entity responsible for the long-term inspection, maintenance, and funding for
all structural (and if applicable Treatment Control) BMPs.
Public Works Conditions
20. Prior to the issuance of building permits, 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.
21. Prior of 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
13-18
Resolution No. 2016-__
Page 12 of __
12
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.
22. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
23. Reconstruct the existing broken and/or otherwise damaged concrete sidewalk panels,
curb and gutter along the East Balboa Boulevard frontage.
24. Overhead utilities serving the site shall be undergrounded to the nearest appropriate
pole in accordance with Section 19.24.140 of the Municipal Code.
25. All existing drainage facilities in the public right-of-way shall be retrofitted to comply with
the City’s on-site non-storm runoff retention requirements.
26. No above ground improvements shall be installed within the rear alley setback.
27. East Balboa Boulevard is part of the City’s Moratorium List. Work performed on said
roadway will require additional surfacing requirements. See City Standard 105-L-F.
28. All private, non-standard improvements (i.e. overflow, curb drains, catch basins, and
trench drains) within the public right-of-way (including utilities easements) and/or
extensions of private, non-standard improvements in the public right-of-way fronting the
development site shall be removed.
29. Install low-growing groundcover of the type approved by the City throughout the East
Balboa Boulevard parkway fronting the development site.
30. 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 meter and sewer cleanout shall be located within the public right-of-way or
utilities easement.
31. An encroachment permit is required for all work activities within the public right-of-way.
32. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L and Zoning Code Section 20.30.130 (Traffic Safety Visibility Area).
33. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
34. All on-site drainage shall comply with the latest City water Quality requirements.
35. All unused water services to be abandoned shall be capped at the main (corporation
stop) and all unused sewer laterals to be abandoned shall be capped at property line. If
the sewer lateral to be abandoned has an existing cleanout, abandonment shall include
13-19
Resolution No. 2016-__
Page 13 of __
13
removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be
capped where the wye used to be.
36. Per Chapter 13 of the City Municipal Code, each lot shall plant one (1) 36-inch box street
tree within the public right-of-way along the property’s frontage or pay City to plant one
(1) 36-inch box tree elsewhere in the City. Tree species shall be per Council Policy G-6.
37. County Sanitation District fees shall be paid prior to the issuance of any building permits.
13-20
Attachment B
Draft Ordinance
13-21
13-22
ORDINANCE NO. 2016-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF NEWPORT BEACH, CALIFORNIA, APPROVING
ZONING CODE AMENDMENT NO. CA2016-001
AMENDING SETBACKS FOR PROPERTY LOCATED AT
1902 EAST BALBOA BOULEVARD (PA2016-010)
WHEREAS, an application was filed by Thomas St. Clair, representing RREG
Investment Series, LLC with respect to property located at 1902 East Balboa Boulevard
(Property), and legally described as Parcels A, B, C, and D of Resubdivision No. 0318 in
the City of Newport Beach, County of Orange, State of California, being all of Lots 2, 3, 4,
and 5 of Tract 756 per Book 23, Pages 7 and 8 of Miscellaneous Maps, Records of
Orange County, California;
WHEREAS, pursuant to Newport Beach Municipal Code (NBMC) Section
20.66.020 (Initiation of Amendment) and Section 19.12.050 (Review of Tentative Tract
Maps) the property owner initiated a code amendment and filed an application for a
tentative parcel map on January 14, 2016, to reorient four existing parcels and modify
Setback Map No. S-2G to remove the 5-foot front setback along East Balboa Boulevard
and establish a new 25.5-foot front setback along L Street (private street). The property
owner also requests the establishment of 3-foot side and 5-foot rear alley setbacks for
the new parcels;
WHEREAS, on March 17, 2016, the Planning Commission conducted a public
hearing in the City Hall Council Chambers located at 100 Civic Center Drive, Newport
Beach, California. A notice of time, place and purpose of the public hearing was given in
accordance with the NBMC and Ralph M. Brown Act. Evidence, both written and oral,
was presented to, and considered by, the Planning Commission at this public hearing;
WHEREAS, at the March 17, 2016, public hearing, the Planning Commission
received public comments and on an affirmative motion (5 ayes, 2 absent, and 0 noes),
adopted Planning Commission Resolution No. 2014 recommending City Council
approve the proposed Tentative Parcel Map and adopt the Zoning Code Amendment;
WHEREAS, the City Council conducted a public hearing on April 26, 2016, in the
Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time,
place and purpose of the public hearing was given in accordance with the NBMC.
Evidence, both written and oral, was presented to, and considered by, the City Council
at this public hearing;
WHEREAS, the standard front setback for properties zoned Residential Single-
Family (R-1) is 20 feet pursuant to NBMC Section 20.18.030 Table 2-3, unless a
different distance is depicted on a setback map. This code amendment removes the
existing 5-foot front setback depicted on Setback Map No. S-2G and .establishes a new
25.5-foot front setback along L Street (private street);
13-23
Ordinance No. 2016-
WHEREAS, amendments to the Zoning Code are a legislative act. Neither the
City nor State planning laws set forth any required findings for either approval or denial
of such amendments, however, the proposed setbacks are appropriate and compatible
with the existing development in the area;
WHEREAS, the subject properties will remain consistent with the General Plan,
Coastal Land Use Plan, and Zoning Code designation of R-1 (Single-Unit Residential) with
the subject Code Amendment to remove the 5-foot front setback as designated on
Setback Map S-2G along East Balboa Boulevard and to establish setbacks for the
reoriented parcels;
WHEREAS, the removal of the 5-foot front setback along East Balboa Boulevard
as designated on Setback Map S-2G is appropriate given the proposed reconfiguration
of the properties (NP2016-002), whereas this frontage will become a side setback when
redeveloped and this side setback is consistent with other lots that front along East
Balboa Boulevard in the area;
WHEREAS, a 25.5-foot front setback along L Street (private street) exceeds the
existing 17.5-foot private street easement and results in an 8-foot front setback area
from the private street easement. This setback is consistent with the 8-foot front
setback established for most adjacent blocks (Blocks 26-28 of the East Side Addition to
the Balboa Tract) in the area with a similar development pattern; and
WHEREAS, the modified setbacks established by CA2016-001 affects buildable
area and ultimately the maximum size of a single-family home on the properties.
Therefore, the proposed setbacks (25.5-foot front, 3-foot side, and 5-foot rear) provide a
maximum gross floor area of 4,174 square feet, which is nearly equal to adjacent
similarly oriented lots.
NOW THEREFORE, the City Council of the City of Newport Beach ordains as
follows:
Section 1: The City Council hereby approves Code Amendment No. CA2016-
001 amending Setback Map S-2G of NBMC Title 20 (Zoning Code), as set forth in
Exhibit "A," which is attached hereto and incorporated herein by reference. The 3-foot
side and 5-foot rear alley setbacks for the four properties are consistent with the
standards prescribed in NBMC Title 20 (Zoning Code).
Section 2: If any section, subsection, sentence, clause or phrase of this
ordinance is, for any reason, held to be invalid or unconstitutional, such decision shall
not affect the validity or constitutionality of the remaining portions of this ordinance. The
City Council hereby declares that it would have passed this ordinance, and each
section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any
one or more sections, subsections, sentences, clauses or phrases be declared invalid
or unconstitutional.
2
13-24
Ordinance No . 2016-
Section 3: The City Counc il finds the introduction and approval of this
ordinance is categori cally exempt under Se ction 15303, of the California Environmental
Quality Act (CEQA) Guidelines -Class 3 (New Construction or Conversion of Small
Structures). The Class 3 exemption includes the construction of up to four dwelling
units . The project consists of four new single-family res idences that are located on a
previously developed site with no environmentally significant resources present. The
modified setbacks under the code amendment are consistent wi t h all of t he
requirements of the Class 3 exemption.
Section 4: Except as expressly mod ified in this ordinance, all other Sections,
S ubsections, te rms, clauses and phrases set forth in the NBMC shall remain unchanged
and shall be in full force and effect.
Section 5: The Mayor shall sign and the City Clerk shall attest to the passage
of this ord i nance. The City Clerk shall cause the ordinance , or a summary thereof, to be
published pursuant to City Charter Section 414, and it shall be effective thirty (30) days
after its adoption .
This ordinance was introduced at a regu lar meeting of the City Council of the City
of Newport Beach held on the 26th day of April, 2016 , and adopted on the 10th day of
May, 2016, by the following vote , to-wit:
AYES , COUNC IL MEMBERS ------------
NOES, COUNCILMEMBERS ___________ _
ABSENT COUNCILMEMBERS -----------
DIANE B. DIXON , MAYOR
ATTEST:
LEILANI I. BROWN, CITY CLERK
3
13-25
EXHIBIT "A"
Proposed Setback Exhibit
4
Ordinance No. 2016-_
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Attachment C
Planning Commission Minutes from March 17, 2016
13-27
NEWPORT BEACH PLANNING COMMISSION MINUTES 3/17/16
Page 2 of 8
Motion made by Secretary Koetting and seconded by Commissioner Weigand to approve and file the Planning
Commission meeting minutes of March 3, 2016, as amended.
AYES: Kramer, Koetting, Weigand
ABSTAIN: Hillgren, Zak
ABSENT: Brown, Lawler
VII. PUBLIC HEARING ITEMS
ITEM NO. 2 BRISTOL STREET VERIZON WIRELESS TELECOM FACILITY (PA2015-215)
Site Location: 2350 Bristol Street
Assistant Planner Jason Van Patten presented details of the report addressing location, existing conditions,
adjacent and surrounding properties and uses, prior approval by the Planning Commission for an AT&T telecom
facility, Verizon Wireless’ request to modify the previous approval with an additional fifteen inches of screen
height at the Bristol Street frontage, and recommendations.
In response to Secretary Koetting’s question regarding the requirement of advanced planning and frequency
coordination (Condition of Approval No. 12), Assistant Planner Van Patten stated that the applicant understands
the condition, and that it is a standard condition.
Commissioner Zak asked whether this will be a co-location. Assistant Planner Van Patten stated that it is not a
co-location, that AT&T abandoned the location, and that Verizon is taking it over. It was noted that the approved
AT&T facility was never built.
Discussion followed regarding existing conditions and the effects of the applicant’s request for increased height.
Chair Kramer opened the public hearing and invited the applicant to address the Planning Commission.
Jim Heinrich, representing Verizon Wireless, the applicant, acknowledged reading the Conditions of Approval
and indicated acceptance of same.
In reply to Secretary Koetting’s question regarding Condition No. 37, Mr. Heinrich reported that the utility post will
be on private property as opposed to the public right-of-way.
Jim Mosher referenced his written comments and stated that he is pleased that Verizon Wireless is proposing a
highly-stealth installation with low impact. He commented on encouraging that telecommunications facilities use
the smallest technology available and commented on inconsistencies relative to antenna heights. He expressed
concerns regarding the proposed column on the south side of the building and suggested screening rather than
having a massive column.
Discussion followed regarding the function of the proposed column.
Chair Kramer closed the public hearing.
Motion made by Commissioner Hillgren and seconded by Commissioner Weigand to adopt Resolution No.
2013 approving Conditional Use Permit No. UP2015-049.
AYES: Hillgren, Kramer, Koetting, Weigand, Zak
ABSTAIN: None
ABSENT: Brown, Lawler
ITEM NO. 3 EAST BALBOA LOT REORIENTATION (PA2016-010)
Site Location: 1902 East Balboa Boulevard
13-28
NEWPORT BEACH PLANNING COMMISSION MINUTES 3/17/16
Page 3 of 8
Associate Planner Makana Nova, presented the staff report. She addressed the need for a code
amendment, location, existing conditions, surrounding properties and uses, and details of the proposed
parcel reconfiguration. She discussed the existing easements, setbacks, floor area comparisons, and
recommendations. She reported receiving correspondence from the public regarding the private easement
areas, about protecting existing pavers and adding signage. Ms. Nova noted that these comments had been
addressed with the applicant and the public. Along with the recommendations, she presented alternative
actions for the Planning Commission and noted CEQA exemptions. She added that, if recommended for
approval, the project will be considered by City Council on April 26, 2016.
Commissioner Hillgren asked whether consideration was given to organizing the plot into four squares
instead of four rectangles and whether there are different opportunities in terms of design and setbacks.
Associate Planner Nova reported that the four squares are the current lot configuration, but the applicant is
requesting to re-subdivide and reconfigure the lots to the four rectangles.
Commissioner Zak referenced Condition No. 5 and suggested changing language as, “Prior to issuance of a
demolition permit, approval of the Coastal Commission shall be required for the sub-division”, rather than a
building permit.
Associate Planner Nova noted that staff can make that distinction.
Commissioner Koetting asked how long it would take for the Coastal Commission to consider a Tentative
Map and Associate Planner Nova reported that the Coastal Commission’s timing varies, based on staffing.
She added that since the property is “inland”, it would be a shorter review period than a project right on the
water.
Chair Kramer opened the public hearing and invited the applicant to address the Commission.
Thomas St. Clair, RREG Investment Series, applicant, felt that the current configuration is not consistent with
the neighboring parcels and that the proposed changes would be consistent with the area. He added that
the current configuration is not conducive for development and that they are essentially requesting reverting
back to the original, 1925, Parcel Map. He explained that the property is in escrow and that the current
owner has authorized him to engage in this process. The purchase is contingent upon this approval.
In response to Secretary Koetting’s inquiry, Mr. St. Clair stated that the new layout would be consistent with
adjacent properties.
Chair Kramer closed the public hearing.
Motion made by Commissioner Hillgren and seconded by Commissioner Weigand to adopt Resolution No.
2014 recommending the City Council approve Tentative Parcel Map No. NP2016-002 and Zoning Code
Amendment No. CA2016-001, and including changing Condition No. 5, as discussed.
AYES: Hillgren, Kramer, Koetting, Weigand, Zak
ABSTAIN: None
ABSENT: Brown, Lawler
ITEM NO. 4 D’ELISCU RESIDENCE VARIANCE (PA2015-205)
Site Location: 1011 Kings Road
The aforementioned item was continued to the Planning Commission meeting of April 7, 2016, under
Requests for Continuances.
ITEM NO. 5 BACK BAY LANDING MODIFICATIONS (PA2011-216)
Site Location: 300 E. Coast Highway
13-29
Attachment D
Planning Commission Staff Report from March 17, 2016
13-30
CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
March 17, 2016 Meeting
Agenda Item No. 3
SUBJECT: East Balboa Lot Reorientation - (PA2016-010)
1902 East Balboa Boulevard
Tentative Parcel Map No. NP2016-002 (County Map No. 2015-
188)
Zoning Code Amendment No. CA2016-001
APPLICANT: Thomas St. Clair, representing RREG Investment Series, LLC
OWNER: McFarlane Properties LLC
PLANNER: Makana Nova, Associate Planner
(949) 644-3249, mnova@newportbeachca.gov
PROJECT SUMMARY
A tentative parcel map to resubdivide four existing parcels and a Zoning Code
amendment to establish setbacks for the future construction of four new single-family
dwelling units.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. recommending the City Council approve Tentative Parcel
Map No. NP2016-002 and Zoning Code Amendment No. CA2016-001 (Attachment
No. PC 1).
INTRODUCTION
Project Setting
The properties are in the Peninsula Point neighborhood adjacent to East Balboa
Boulevard between an alley and L Street (a private street). The properties are in the R-1
(Single-Family Residential) Zoning District. The site is flat, roughly square in shape, and
14,095 square feet (approximately 0.32 acres). The property has a 17.5-foot private
street easement (L Street) and a 10-foot private street easement that is adjacent to the
west alley. The site also has a 5-foot setback along East Balboa Boulevard established
by Zoning Setback Map S-2G. The site is developed with a single-family residence built
over the four square-shaped legal parcels as shown in the Vicinity Map. Residential
development is located to the north, east, south, and west of the site and a private
tennis facility is located east of the site. Newport Bay is located beyond the residential
1 13-31
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1902 East Balboa Lot Reorientation
Planning Commission, March 17, 2016
Page 2
VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE RS-D (Single Unit
Residential)
R-1 (Single Family
Residential) One Dwelling Unit
NORTH RS-D (Single Unit
Residential)
R-1 (Single Family
Residential) Single Family Residential
SOUTH RS-D (Single Unit
Residential)
R-1 (Single Family
Residential) Single Family Residential
EAST RS-D (Single Unit
Residential)
R-1 (Single Family
Residential) Private Tennis Club
WEST RS-D (Single Unit
Residential)
R-1 (Single Family
Residential) Single Family Residential
Subject
Properties
L Street
West
Alley
3 13-33
1902 East Balboa Lot Reorientation
Planning Commission, March 17, 2016
Page 3
development to the north. There is no direct coastal access from or through the project
site.
Background
The original lot configuration from 1905, the East Side Addition to Balboa (Attachment
No. PC 3), showed four rectangular parcels aligned parallel to East Balboa Boulevard.
The subject property and lots to the east were resubdivided in 1925 under Tract No. 756
(Attachment No. PC 4). Under this Tract Map, the subject property retained its original
configuration with the addition of 17.5 feet of private roadway previously identified as L
Street. This lot configuration is similar to the proposed lot configuration.
According to building permit records, the existing dwelling and five garages were
constructed in 1956.
In 1972, Resubdivision No. 318 (Attachment No. PC 5) reconfigured the four lots to their
current square configuration. Condition of Approval No. 4 required a 5-foot side setback
to be maintained adjacent to the northerly alley. A 10-foot private road easement
adjacent to the 10-foot wide west alley was added. Modification Permit No. MD0556
(Attachment No. PC 6) established setbacks for the reconfigured square parcels. The
four residences were never constructed consistent with the current lot configuration as
intended.
Project Description
The applicant requests a tentative parcel map to revert back to the 1925 parcel
configuration and a Zoning Code amendment to establish setbacks for the future
construction of four single-family dwellings. Refer to the proposed setback exhibit
(Attachment No. PC 10). The applicant requests to amend Setback Map S-2G
(Attachment Nos. 8 and 9) to remove the existing 5-foot front setback adjacent to East
Balboa Boulevard and establish a 25.5-foot front setback along the private street
(formerly L Street), 3-foot side setbacks, and a 5-foot rear setback adjacent to the 10-
foot wide westerly alley.
DISCUSSION
Analysis
Consistency with General Plan/Coastal Land Use Plan/Zoning
The Land Use Element of the General Plan, Coastal Land Use Plan (CLUP), and
Zoning Code designate the subject properties Single-Unit Residential (RS-D per
General Plan, RSD-B per CLUP, and R-1 per Zoning). These designations allow for a
range of detached single-family residential dwellings. The existing dwelling and four
proposed single-family dwellings including the suggested setbacks are consistent with
4 13-34
1902 East Balboa Lot Reorientation
Planning Commission, March 17, 2016
Page 4
these designations. Future development of the project site will be required to comply
with the Zoning Code standards.
Lot Configuration
The proposed parcel map (Attachment No. 10) creates four 30-foot wide by 117.5-foot
long lots, which would be consistent with the development pattern of surrounding
adjacent blocks that are 30 feet by 100 feet. The reconfigured lots would retain both the
private street and alley easements as described previously and existing access will be
maintained.
The proposed parcel configuration does not meet the minimum lot width of 50 feet or
the minimum lot area of 5,000 square feet identified in the R-1 development standards.
However, Chapter 20.10 (Residential Zoning Districts) of the Zoning Code allows the lot
size to vary according to the width and depth of the original underlying lots. In this case,
the lots would revert back to the original 30-foot width and orientation as shown in the
original 1909 East Addition to Balboa and the 1925 Tract No. 756.
Setbacks
Front setbacks are intended to provide visibility and traffic safety as well as an open
space between buildings and public right-of-ways. The Setback Maps establish varying
front setbacks for lots within neighborhoods and blocks. The standard front setback for
properties zoned Single Unit Residential (R-1) is 20 feet per Municipal Code Section
20.18.030 Table 2-3, unless a different distance is depicted on the Setback Map.
The removal of the 5-foot districting map front setback along East Balboa Boulevard is
appropriate given the proposed reconfiguration of the properties, whereas this frontage
will now operate as a side yard area of the southerly parcel of the four proposed single-
family residences. This condition is similar to adjacent Blocks 26-28 of the East Side
Addition to the Balboa Tract to the west, which have a similar development pattern with
a side yard facing East Balboa Boulevard and do not have a 5-foot front setback along
East Balboa Boulevard. Refer to Setback Map No. S-2G (Attachment No. PC 8 and 9),
which shows the existing and proposed front setbacks for this area.
A 25.5-foot front setback is requested along the private L Street. This setback exceeds
the existing 17.5-foot private street easement and would create an 8-foot front setback
area from the private street easement. This setback is consistent with the 8-foot front
setbacks established for most adjacent blocks in the area with a similar development
pattern (Blocks 26-28 of the East Side Addition to the Balboa Tract). Staff believes an
amendment to Setback Map S-2G is appropriate to establish new setbacks for the
reconfigured parcels, maintaining parity with the surrounding community.
5 13-35
1902 East Balboa Lot Reorientation
Planning Commission, March 17, 2016
Page 5
The proposed side and rear setbacks are standard per the R-1 Zoning district for this
type of lot configuration where a 3-foot side yard is applied for lots less than 40 feet in
width and a 5-foot rear alley setback is applied adjacent to a 10-foot wide alley.
Floor Area Limit Changes
The required setbacks also affect buildable area and the maximum square footage of
each single-family home. The maximum size of a home (gross floor area) that can be
constructed on a lot is established by a factor of two times the buildable area of a lot
(Municipal Code Section 20.18.030, Residential Zoning Districts General Development
Standards). The buildable area is defined as the lot area minus setbacks. The existing
and proposed buildable areas and floor area limits are compared with a nearby block in
Table 1.
Table 1
Comparison of Estimated Building Limits
Existing Lots Proposed Lots
1902 East Balboa
Block 28 of
East Side
Addition to the
Balboa Tract
Approximate Lot Size 3,298 sf to
3,748 sf 3,523 sf 3,000 sf
Required Setbacks
5’ E. Balboa
21.5’ L St.
(including 17.5’
private street)
0’ garages
4’ sides
4’ W. Alley
5’ N. Alley
25.5’ L St. (including
17.5’ private street)
3’ sides
5’ rear W. alley
8’ front
3’ sides
5’ rear alley
Buildable Area 2,035 sf 2,087 sf 2,088 sf
Maximum Gross Floor
Area
4,070 sf 4,174 sf 4,176 sf
The proposed setbacks and lot configuration result in a buildable area and floor area
limits that are almost identical to similarly oriented blocks in the tract. The proposed
setbacks will maintain parity and compatibility with the surrounding development
pattern.
6 13-36
1902 East Balboa Lot Reorientation
Planning Commission, March 17, 2016
Page 6
Tentative Parcel Map
The draft resolution for approval (Attachment No. PC 1) provides facts in support of the
required findings per Section 19.12.070 (Required Findings for Action on Tentative
Maps) of the Newport Beach Municipal Code. The new parcel configuration will conform
to current Newport Beach Municipal Code requirements and meet all Title 19 standards.
Public improvements consisting of the undergrounding existing and future utilities to the
site, the reconstruction of existing broken or damaged sidewalks, curbs, and gutters
along the East Balboa Boulevard frontage, and new street trees will be required of the
applicant per the Municipal Code and Subdivision Map Act. The applicant will be
required to pay fair-share fees prior to building permit issuance and park dedication fees
prior to recordation of the parcel map for three additional dwelling units in accordance
with the provisions of Section 19.52 (Park Dedications and Fees) of the Newport Beach
Municipal Code.
Summary
Staff believes the tentative parcel map to reconfigure the parcels back to their original
configuration is appropriate and consistent with the existing development pattern in the
area. Amending Setback Map S-2G to remove the 5-foot front setback along East
Balboa Boulevard and establishing new 25.5-foot front setbacks along the private L
Street is appropriate for the reoriented parcels to create consistent setbacks and
buildable areas with similar blocks in the neighborhood. Likewise, the establishment of
3-foot side yard and 5-foot rear alley setbacks is consistent with the standard setbacks
that would be applied to R-1 lots in this configuration.
Alternatives
The Planning Commission has the option to recommend denial of the proposed
tentative parcel map and code amendment or the Planning Commission can
recommend different setbacks for the four lots.
Environmental Review
The project is categorically exempt under Section 15303 and 15315, of the State CEQA
(California Environmental Quality Act) Guidelines - Class 3 (New Construction or
Conversion of Small Structures) and Class 15 (Minor Land Divisions). The Class 3
exemption includes the construction of up to four dwelling units. The project consists of
four new single-family residences that are located on a previously developed site with
no environmentally significant resources present. The modified setbacks under the code
amendment are consistent with all of the requirements of the Class 3 exemption. 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
7 13-37
1902 East Balboa Lot Reorientation
Planning Commission, March 17, 2016
Page 7
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 proposed amendment and parcel map were 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 before the scheduled meeting, 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.
Prepared by: Submitted by:
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Draft Resolution for Denial
PC 3 East Addition to Balboa
PC 4 Tract No. 756
PC 5 Resubdivision No. 318
PC 6 Modification Permit No. 0556
PC 7 Site Photos
PC 8 Existing Setback Map S2-G
PC 9 Proposed Setback Map S2-G
PC 10 Proposed Setback Exhibit
PC 11 Tentative Parcel Map
Rpt.docx:10/0615
8 13-38
Attachment No. PC 1
Draft Resolution for Approval with
Findings and Conditions
9 13-39
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10 13-40
Ebb Tide Residential Project (PA2014-110)
Initial Study/Mitigated Negative Declaration
SCH No. 2015071007
The IS/MND is available online:
http://www.newportbeachca.gov/ceqadocuments
11 13-41
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL
APPROVAL OF TENTATIVE PARCEL MAP NO. NP2016-002 TO
RECONFIGURE FOUR EXISTING PARCELS AND ZONING
CODE AMENDMENT NO. CA2016-001 TO ESTABLISH
SETBACKS FOR THE PARCELS LOCATED AT 1902 EAST
BALBOA BOULEVARD (PA2016-010)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Thomas St. Clair, representing RREG Investment Series, LLC
with respect to property located at 1902 East Balboa Boulevard (Property), and legally
described as Parcels A, B, C, and D of Resubdivision No. 0318 in the City of Newport
Beach, County of Orange, State of California, being all of Lots 2, 3, 4, and 5 of Tract 756
per Book 23, Pages 7 and 8 of Miscellaneous Maps, Records of Orange County,
California.
2. The applicant proposes a tentative parcel map to resubdivide four existing parcels and a
Zoning Code amendment to establish setbacks for the future construction of four new
single-family dwelling units.
3. The Property is located within the RS-D (Single Unit Residential) General Plan Land Use
Element category and the R-1 (Single-Unit Residential) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RSD-B (Single-Unit Residential Detached).
5. A public hearing was held on March 17, 2016, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing
was given in accordance with the Newport Beach Municipal Code. Evidence, both
written and oral, was presented to, and considered by, the Planning Commission at
this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15305 and 15315, of the State
CEQA (California Environmental Quality Act) Guidelines - Class 3 (New Construction
or Conversion of Small Structures) and Class 15 (Minor Land Divisions).
2. The Class 3 exemption includes the construction of up to four dwelling units. The
project consists of four new single-family residences that are located on a previously
developed site with no environmentally significant resources present. The modified
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10-02-2015
setbacks under the code amendment are consistent with all of the requirements of the
Class 3 exemption.
3. 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.
SECTION 3. REQUIRED FINDINGS.
Tentative Parcel Map
The Planning Commission 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 provided by 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 reconfigures four existing single-family residential lots,
creating a development pattern consistent with the surrounding neighborhood. A
single-family dwelling will be demolished and will be replaced with four new single-
family dwellings. The proposed subdivision and improvements are consistent with the
density of the current General Plan Land Use Designation RS-D (Single-Unit
Residential Detached) and the R-1 (Single-Unit Residential) Zoning District.
2. The Properties are located within the R-1 (Single Unit Residential) Zoning District. This
district allows for a range of detached single-family residential dwellings. The existing
dwelling and four proposed single-family dwellings including the suggested setbacks
are consistent with these designations. Future development of the project site will be
required to comply with the Zoning Code development standards.
3. Public improvements will be required of the Applicant per the Municipal Code and the
Subdivision Map Act. The project has been conditioned to require public
improvements, including undergrounding existing utilities, the reconstruction of existing
broken or otherwise damaged sidewalks, curbs, and gutters along the East Balboa
Boulevard frontage, and new street trees along the street frontage consistent with the
Subdivision Code (Title 19).
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10-02-2015
4. The Tentative Parcel Map does not apply to any 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 lot is physically suitable for single-family residential development because it is
regular in shape and is relatively flat. The lots on the 14,095-square-foot site will be
reoriented, creating a development pattern reverting back to the original tract
configuration that is consistent with adjacent blocks in the neighborhood.
2. The subject property is accessible from L Street, a private street, as well as the rear
alley at the west. The site is adequately served by existing utilities and the proposed
subdivision will maintain vehicular and emergency access by maintaining existing
private streets and alleys.
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 site was previously developed with a single-family residence, which will be
demolished and replaced with four new single-family residences.
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 15303 (New Construction or
Conversion of Small Structures) and Section 15315 (Minor Land Alterations), of the
California Environmental Quality Act (CEQA) Guidelines.
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
14 13-44
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10-02-2015
Facts in Support of Finding:
1. 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 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.
Facts in Support of Finding:
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. The
existing private street easements along L Street and the west rear alley will remain in
place and continue to provide vehicular, pedestrian, and emergency access.
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 site, developed for residential use, lies in a Zoning District that permits residential
uses.
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Planning Commission Resolution No. ####
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10-02-2015
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. The Tentative Parcel Map and 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. The reoriented lots do not affect solar access or passive heating and cooling
design.
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.
Facts in Support of Finding:
1. The proposed lot configuration is consistent with the R-1 (Single-Unit Residential)
Zoning District, which is intended to provide for a range of detached single-family
residential dwelling units, each located on a single legal lot. The Tentative Parcel Map
will continue to provide four single-family residential lots on the Property. Therefore,
the Tentative Parcel Map will not affect the City in meeting its regional housing need
16 13-46
Planning Commission Resolution No. ####
Page 6 of 14
10-02-2015
as there is no reduction of potential units. In the future, four dwellings may be
constructed on the Property, which will contribute three additional dwellings to meeting
the City’s 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.
K.
Facts in Support of Finding:
1. The new residential units will be designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Finding:
L. 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 subject property is located within the Coastal Zone. The proposed subdivision and
improvements are consistent with the Coastal Land Use Plan designation of RSD-B
(Single-Unit Residential Detached) that allows for single-family residential use of the
property.
2. The subject property conforms to public access policies of Chapter Three (3) of the
Coastal Act because the development is located inland from the shoreline and bay and
does not affect public access from the nearest public roadway to the shoreline or along
the coast.
Zoning Code Amendment
Amendments to the Zoning Code are a legislative act. Neither the City nor State Planning
Law set forth any required findings for either approval or denial of such amendments.
1. The subject properties will remain consistent with the General Plan, Coastal Land Use
Plan, and Zoning Code designation of R-1 (Single-Unit Residential) with the Code
Amendment to remove the 5-foot front setback as designated on Setback Map S-2G
along East Balboa Boulevard and to establish setbacks for the reoriented parcels.
2. The standard front setback for properties zoned R-1 (Single-Unit Residential) is twenty
feet, unless a different distance is depicted on a setback map. The removal of the 5-
foot front setback along East Balboa Boulevard as designated on Setback Map S-2G
17 13-47
Planning Commission Resolution No. ####
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10-02-2015
is appropriate given the proposed reconfiguration of the properties, whereas this
frontage will now operate as a side setback for the most southerly of the four proposed
single-family residences.
3. A 25.5-foot districting map front setback is requested along L Street (private street).
The setback exceeds the existing 17.5-foot private street easement and creates an 8-
foot front setback area from the private street easement. This setback is consistent
with the 8-foot districting map setbacks established for most adjacent blocks (Blocks
26-28 of the East Side Addition to the Balboa Tract) in the area with a similar
development pattern.
4. The front setback not only affects building placement, but also impacts buildable area
and ultimately the maximum size of a single-family home on the properties. Therefore,
the proposed setbacks (25.5-foot front, 3-foot side, and 5-foot rear) provide a
maximum gross floor area of 4,174 square feet, which is nearly equal to adjacent
similarly oriented lots.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission hereby recommends that the City Council of the City of
Newport Beach approve Tentative Parcel Map No. NP2016-002, subject to the
conditions of approval provided in Exhibit “A”, and Zoning Code Amendment No.
CA2016-001 to modify Setback Map S-2G as depicted in Exhibit “B” and to establish
setbacks for the lots within the proposed subdivision, as depicted in Exhibit “C”. All
exhibits are incorporated by reference herein.
PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF MARCH, 2016.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Kory Kramer, Chairman
BY:_________________________
Peter Koetting, Secretary
18 13-48
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10-02-2015
EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The Tentative Parcel Map shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the
Newport Beach Municipal Code, unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
5. Prior to issuance of building permits, approval from the California Coastal Commission
shall be required for the resubdivision.
6. Prior to recordation of the Parcel Map, the existing single-family residence shall be
demolished.
7. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for three
new dwelling units (currently $2,203.00 per new additional dwelling unit) in accordance
with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be
credited for the reduction in commercial square footage and the remaining balance shall
be charged or credited to the applicant.
8. Prior to recordation of the parcel map, Park Fees shall be paid for three new dwelling
units (currently $26,125.00 per unit) in accordance with City Council Resolution No.
2007-30.
9. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
10. Should the properties be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
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11. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays or Federal Holidays.
12. 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 East Balboa Lot Reorientation including, but not
limited to, Tentative Parcel Map No NP2016-002 and Code Amendment No. CA2016-
001. 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.
Fire Department Conditions
13. Future construction shall be equipped with automatic fire sprinklers shall be required
for all new construction.
14. A minimum fire flow for this structure of 1,000 gpm is required as per CFC Table B
105.1. A fire hydrant shall be required to be within 250 feet from the frontage of the
properties.
15. Fire Department access shall be in accordance with Department Standard C.01.
Building Division Conditions
16. 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
applicable State Disabilities Access requirements.
17. The applicant or future contractor shall employ the following best available control
measures (“BACMs”) to reduce construction-related air quality impacts:
Dust Control
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
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• Pave or apply water four times daily to all unpaved parking or staging areas.
• Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
• Require 90-day low-NOx tune-ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
• Encourage car pooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
18. Prior to issuance of grading or building permits, the applicant shall prepare and submit
a Water Quality Management Plan (WQMP) for the proposed project, subject to the
approval of the Building Division and Code and Water Quality Enforcement Division.
The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure
that no violations of water quality standards or waste discharge requirements occur.
19. A list of “good house-keeping” practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include
frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use
of harmful fertilizers or pesticides, and the diversion of storm water away from potential
sources of pollution (e.g., trash receptacles and parking structures). The Stage 2
WQMP shall list and describe all structural and non-structural BMPs. In addition, the
WQMP must also identify the entity responsible for the long-term inspection,
maintenance, and funding for all structural (and if applicable Treatment Control) BMPs.
Public Works Conditions
20. Prior to the issuance of building permits, 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
21 13-51
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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.
21. Prior of 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.
22. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
23. Reconstruct the existing broken and/or otherwise damaged concrete sidewalk panels,
curb and gutter along the East Balboa Boulevard frontage.
24. Overhead utilities serving the site shall be undergrounded to the nearest appropriate
pole in accordance with Section 19.24.140 of the Municipal Code.
25. All existing drainage facilities in the public right-of-way shall be retrofitted to comply
with the City’s on-site non-storm runoff retention requirements.
26. No above ground improvements shall be installed within the rear alley setback.
27. East Balboa Bouleavrd is part of the City’s Moratorium List. Work performed on said
roadway will require additional surfacing requirements. See City Standard 105-L-F.
28. All private, non-standard improvements (i.e. overflow, curb drains, catch basins, and
trench drains) within the public right-of-way (including utilities easements) and/or
extensions of private, non-standard improvements in the public right-of-way fronting
the development site shall be removed.
29. Install low-growing groundcover of the type approved by the City throughout the East
Balboa Boulevard parkway fronting the development site.
30. 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 meter and sewer cleanout shall be located within the public right-of-way
or utilities easement.
31. An encroachment permit is required for all work activities within the public right-of-way.
32. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L and Zoning Code Section 20.30.130 (Traffic Safety Visibility Area).
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33. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could
be required at the discretion of the Public Works Inspector.
34. All on-site drainage shall comply with the latest City water Quality requirements.
35. All unused water services to be abandoned shall be capped at the main (corporation
stop) and all unused sewer laterals to be abandoned shall be capped at property line.
If the sewer lateral to be abandoned has an existing cleanout, abandonment shall
include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall
then be capped where the wye used to be.
36. Per Chapter 13 of the City Municipal Code, each lot shall plant one (1) 36-inch box
street tree within the public right-of-way along the property’s frontage or pay City to
plant one (1) 36-inch box tree elsewhere in the City. Tree species shall be per Council
Policy G-6.
37. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
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EXHIBIT “B”
Proposed Setback Map S-2G
24 13-54
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0 250125
Feet
Name: S-2G_pending / November 2015 25 13-55
Planning Commission Resolution No. ####
Page 15 of 15
10-02-2015
EXHIBIT “C”
Proposed Setback Exhibit
26 13-56
27 13-57
14 •095 SQ. FT. BUILDING SET BACK EX HIBIT
SCALE 1'=20'
BEING A SUBDIVISION OF A,B,C AND D OF P ARCEL MAP NO. 44/14
1902 E. BALBOA, NE\v'PORT BEACH.
PREPARED BY•
RON MIEDEMA L.S. 4653 0\JNER-SUB DIVIDER:
23016 LAKE FOREST DRIVE #409 RREG INVESTMENTS SER I E S LLC
LAGUNA HILLS, CA 92653 3005 S. EL CA MINO REA L
<949) 858-2924 OFFICE SAN CLEMENTE, CA 926 7 2
<949) 858-3438 FAX
BUILDING SETBACKS
FROM TOM ST. CLAIR
REVIS ED DATE• 12-12-15
----r------------
1/i
~----~-----------------------
:;; PROPERTY LINE A L L E y PROP ERTY LINE
: II PI F' -LA:SJ-_l!L_4e= =-= =-------=-~ =--~-__:;1 i --?~
I , ~ 0 I -I ~I ~
::; 1o 1 1 ~ 1 1 ~ 1 M
I ~ I 1M I PARCEL 1 1-I 1 I I ~\1 ~~I : B'-1 i ~
I ~ 0(1 I (Y) I I ~
I ' t t L ____________ l ___ _~ : ---{
I I ~ ---CA.ST___lll_.4.2~ -f ------~ -
I ;...,~ I i -- - - - -- - - - - ----1 J 18
I ~ 10' I I I c)
I 0 \ I I I (Y)
I I (Y)1PRIVAIE I PARCEL 2 I I I I
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I CJ I ~ L ~--=--=-EAST 117.4-2'-----_-=-=-=-~--=--~-====-Y
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28 13-58
Attachment No. PC 2
Draft Resolution for Denial
29 13-59
IN
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30 13-60
Ebb Tide Residential Project (PA2014-110)
Initial Study/Mitigated Negative Declaration
SCH No. 2015071007
The IS/MND is available online:
http://www.newportbeachca.gov/ceqadocuments
31 13-61
RESOLUTION NO. ####
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING TENTATIVE PARCEL
MAP NO. NP2016-002 TO RECONFIGURE FOUR EXISTING
PARCELS AND ZONING CODE AMENDMENT NO. CA2016-001
TO ESTABLISH SETBACKS FOR THE PARCELS LOCATED AT
1902 EAST BALBOA BOULEVARD (PA2016-010)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Thomas St. Clair, representing RREG Investment Series, LLC
with respect to property located at 1902 East Balboa Boulevard (Property), and legally
described as Parcels A, B, C, and D of Resubdivision No. 0318 in the City of Newport
Beach, County of Orange, State of California, being all of Lots 2, 3, 4, and 5 of Tract 756
per Book 23, Pages 7 and 8 of Miscellaneous Maps, Records of Orange County,
California.
2. The applicant proposes a tentative parcel map to resubdivide four existing parcels and a
Zoning Code amendment to establish setbacks for the future construction of four new
single-family dwelling units.
3. The Property is located within the RS-D (Single Unit Residential) General Plan Land Use
Element category and the R-1 (Single-Unit Residential) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RSD-B (Single-Unit Residential Detached).
5. A public hearing was held on March 17, 2016, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing
was given in accordance with the Newport Beach Municipal Code. Evidence, both
written and oral, was presented to, and considered by, the Planning Commission at
this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA)
Guidelines, projects which a public agency rejects or disapproves are not subject to
CEQA review.
SECTION 3. REQUIRED FINDINGS.
The Planning Commission may approve a Parcel Map only after making each of the required
findings set forth in Sections 19.12.070 of the Municipal Code. In this case, the Planning
Commission was unable to make the required findings based upon the following:
32 13-62
Planning Commission Resolution No. ####
Page 2 of 2
10-02-2015
1. The Tentative Parcel Map is not consistent with the legislative intent of Title 19 of the
Municipal Code. The proposed parcel map is not consistent with the applicable
regulations and may prove detrimental to the community.
2. The site is not physically suitable for the type and density of development proposed.
3. The design of the subdivision and proposed improvements are likely to cause
substantial environmental damage and substantially or avoidably injure fish or wildlife
or their habitat.
4. The design of the subdivision and improvements is likely to cause serious public
health problems.
5. The design of the improvements will conflict with easements on-site for access through
or use of the property with the proposed subdivision.
Amendments to the Zoning Code are a legislative act. Neither the City nor State Planning
Law set forth any required findings for either approval or denial of such amendments.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission hereby recommends that the City Council of the City of
Newport Beach deny Tentative Parcel Map No. NP2016-002 and Zoning Code
Amendment No. CA2016-001.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk in
accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach
Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF MARCH, 2016.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Kory Kramer, Chairman
BY:_________________________
Peter Koetting, Secretary
33 13-63
IN
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34 13-64
Attachment No. PC 3
East Addition to Balboa
35 13-65
IN
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36 13-66
37 13-67
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38 13-68
Attachment No. PC 4
Tract No. 756
39 13-69
IN
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40 13-70
41 13-71
..
EASI fll t. CflAfil IAVINt: Ct
~-I ~~~---=1=set> I
TRACT N<:' 7 56
BEING A SUBDIVISION OF A PORTION OF LOT 2 SEC.36 T-6-S RIOW & A PORTION OF SEC. I T-7-S RIOW S.B.B&M AND· ARE-SUBDIVISION OF LOTS 6, 7.12,
13, 14,15, OF BLOCK 28 OF MAP OF EAST 51DE ADDITION TO THE BALBOA TRACT M.M.B. 4-20 AND PORTIONS OF LOTS M &25 OF BLOCK. p" TRACT N9 518
MM.B 17 PAGES 33, 34,35,36, RECORDS OF ORANGE
TRUSTEES OF THE CITY OF NEWPORT BE.ACH
6
I
0
~ 7
\
' '
COUNTY CALIFORNIA &A PORTION OF"'t.: STREET AS VACATED BY RESOWTION N9314 OF THE. BOARD OF
CALIFORNIA, AND A PORTION OF SEG. 35 T 6 S R 10 W.
~15 /6' : /7 10' : /.3
22 '2.3
0
®
SCALE liN.= 80FT.
·1-w w
0:
t-
V)
'...!
5ou/..? //n<" o/ 5ec . .36,
T 6 .5. /[: /0 JP: .5, 6.8. /'1:
.. . ..(5a5/.5 o/'. .Ffean/79.5.
The beor/ng Easr o;/"' ?'h& .5ov/n 'lin& o/"-.5&c ..36, T G ..5. R /OW
.5.(5 5 . .1'-1 .<-vos roke/7 0.5 ?'he bo.5/s o/' beor/:'1_9.5 _ror Tn/S /77op
F'i'v9vsr, /.92 s
'
. '
3
42 13-72
Or' t'r"...l /
5hee-/-/V 9 .2.
TRACT 756 0 N •
\
BEING A SUBDIVISION OF
RE-SUBDIVISIO N OF LOTS
A PORTIO\ OF :,_ 2, SEC.36, T.6S. R.IOW. 8. A PORTION OF SEC. IJ T.7S. R.IOW. S.B.B.&M. AND A
6, 7, 12, 13, ~4& 15 OF BLOCK 28 OF MAP OF EASTSIDE ADDITION TO THE BALBOA TRACT M.M.B.
17 PAGES 33. 4-20 a PORTIONS OF LOTS M AND 2 5 OF BLOCK 'p" OF TRACT N!? 518 MISCELLANEOUS MAPS BOOK
'
3 90
34,35& 36, RECORDS OF
NS! 314 OF THE BOARD
ORANGE COUNTY CALIFORNIA & A PORTION OF ··c STREET AS VACATED BY RESOLUTION
OF TRUSTEES OF THE CITY OF NEWPORT BEACH, CALIFORNIA, AND A PORTION Or SEC_
3 5 T 6 S ,;R I 0 W. /
AUGUST 1925 SCALE liN.= 80FT.
BASIS Of BEARINGS
~ Pav/ £. .{" ress,Y> her.,-.6_5( cerhJ3( l'/;>7/ ..T 0/77 o Qp-y/ En_J?/Oecr
o.T l'ne .5'/ore o/' Co/./_/'or/7-'0J Or7d rhar TINS rJ?Qp con.s~shn!l o/
rJro sheers correcr--Y_ represenTs o surr-e!:l ""'~e ,._,nc/er my
.5i.per.P"/s/oo /r/ __ : f '4'/.92.5_; and ?'hor o// .r77or?v/77""n-ls shown
hereon oc/va//y e>l/sr o.?d /oe/r po.sn'-/o/75 ore c:orrecl/9'
sho.w-n.
/n Wdnes5 Whe~o/7 .T hor-e he-":etf-?l'o ser /77!:;" ho/7cr ancl
a.T.Tn<ec/ r??!f O_//"/OO/ se:/ ::m;;::::;(:!:.{~:;~:t_
{ .· c~i-'//Er-3"neer. ·=r
-..
~
J1/e he;eb.!:f Cerfif.;t :t'haT J'Vt? Oar't? eX0/'/7-'0ed TOe /ors of' Th,-.s sv..b-
05 sho;vn or.> The J-Y/'T/7/0 ./7/q<=' and o,o,orvPe 7her7? for res,-</ence or-
Co/77/??erc./C.,/ vses -ci_
Dared //7,-:SffL. d'-:';t:
-L '--/Y .L:/y///eer.
-I
5-r<"?TE OF C-9L/FORN/&) .5.5.
Cov/VTY oF O.f¥7/YGE .
On;l'his" kdo.!f o.T~ r ___ RD. /.9ZS, be~re r77e-•-· :.,·: ~:.·: -,--"'"'-·
a /)/orory Pv.b//c /n cN7d for >'he sa,-d Cova(5f and 5/oreJ res/d'.n3 There.:nJr,q"v~0c;:,ornFn/SS/O;.ef ana/ sx;,orn,r;ersono((_tf. appeared
£o0o ,.p_.;-2}::7'0 rey fl .6s -.en ·C % :: T,J!? s.~, Pe/er-J.
)-1/e/Se/_ 0/70 Lou/se 1"7'.}1/c?/se.(, -t"'ooh//? ro rne mbe /he _,oer:ev>s
py//0..5"" /7a/T/f!?S 0/"C" SV.b~C /-'bed To 7"/,>e .1-Y/?'arn Or.>d for""_9.'///73
/nS;/-rV/77<!"-Q~ a/7QI' c:>Ck/?0/oV/ec/g.,-d /o me Tht?r /0":5f' e;.oec<Jred /ae some.
/a Jr/rness .11/here'?J7 / hore herevn,"o se/ rn<t' hond o/7d-op
_/"/xed /77!:f ofj"'/c/o/ se'a/rh"" di7y a-?d yeQr ,-nT0/5 cerr:/)coT.:-.
f~r~~""~~~~ .
--~~· . . ·"' ~. ~, . ./V;,'ro-,_u Pv~/;C /r. -;;~ .;o;. Se7-'~-... o~~-:;;1_, o~·;.J _;,.-:,;-~
../ -~
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~
Attachment No. PC 5
Resubdivision No. 318
43 13-73
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44 13-74
45 13-75
SHEET 1 OF_l=---SHEET PARCEL MAP R. S. T. 5751
RESUB. *" 318 2 9 04 R SCALE: 1" = 20' "'L~D JU~ ~7 Wf 1 .A\
yr . 4.\ti 'iC AT.l~ .. M. IN BOOK "'· PAGE.. ____ ........... .
OF PARCEL MAPS, COUNTY OF ,OIIAIIG£, CALlfORtiiA ~ IN THE CITY OF NEWPORT BEACH, CO~NTY OF ORANGE 1 STATE OF CALIFORNIA.
BEING ALL> OF LOTS 2,3,4, f..5•0F TRACT 756 PER BOOK 23,PAGES 7 E. ' . 8 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY 1 CALIFORNIA. Al kEQUESl 01 ·····--~ SUB\fEVO!i' -
CITY ENGINEER'S CERTIFICATE
THIS MAP HAS BEEN EXAMINED THIS 22.woDAY OF Juwe. , 1972, FOR CONFORMANCE
WITH THE REQUIREMENTS OF SECJ: ON 11575 OF THE SUBDIVISI_ON MAP ACT.
./ r /
ITY ENGINEER
COUNTY SURVEYOR'S CERTIFICATE
EXAMINED AND APPROVED THIS 2&.1ti:DAY OF \,!.<K.( ,1972.
L.McCONVILLE
COUNTY SURVEYOR
BY
BASIS OF BEARINGS:
THE BEARINGS SHOWN HEREON ARE BASED ON THE eENTERLINE
OF BALBOA BOULEVARD BEING EAST PER P.M. 13;'471 RECORDS OF ORANGE
COUNTY, CALIFORNIA.
'
MONUMENT NOTES:
1. FD 3/4" I.P. TAGGED "L.S.2312" NO REF. AT ALL
POINTS SHOWN THUS 8
J. 1fl'\j[ CAR!.Yll, CDuotY A•e""'"'
SURVEYOR'S CERTIFICATE
THIS MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED
UPON A FIELD SURVEY IN CONFORMANCE WITH THE REQUIREMENTS OF
THE SUBDIVISION MAP ACT AT THE REQUEST OF HENRY W. BUCKIN.GHAM
IN OCTOBER, 1971. I HEREBY CERTIFY THAT IT CONFORMS TO THE AP.IP.R()VE;D
TENTATIVE MAP AND THE CONDITIONS OF APPROVAL TH
PROVISIONS OF APPLICABLE STATE LAW AND LOCAL ORDINAJli~
BEEN COMPLIED WITH.
NOTE:
THE PURPOSE OF THIS PARCEL MAP IS TO PESUBDI VIDE THE
LAND FROM F,JUR LOTS £.<TENDING BETWEEN THE ALLEY ON THE
WEST AND THE PRIVATE ROAD ON THE EAST TO THE FOUR
PARCELS AS SHOWN HEREON.
2. SET 3/4" I.P. TAGGED "L.S. 3109" AT ALL POINTS
SHOWN THUS --0--
'<)-
I~
Lf)
LO
f--
w
w
a:: I
f-1-
lri. (j) 0
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r~ ~ t .... (""' t\' /..'-'1 ;.i •-L-""'"'""''' \..)
-r, .. r, r. 1 ... , ... , r. -r t""'') " , ... ,-' I Jl , .... ,_,I 1-',.f ~~\ I I ,_ .. I '
I \, 1-1' \L-o 1.-1 "'-'1 \ I f"~l ''-'"' 1"
1\1\ 1\ A 1 '')' ... "'J' ''-'' .i.t-1 , I 1 1 to I W \• 1/ ,_ ... ,
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• ' v (,· I
FD.·CHISELED CROSS IN I
CONC. SiDEWALK I :
I FD. CHISELED CROSS
/---JIN CONC. PAVEMENT
__. i NO REF,
No[ REF. I (30. oo'J ·I J
(30 oo·J j (3o.oo'J I (3o oo·J (3o.oo} __ EA sT_I ___ 89.92' ____ --~ g ( 7. 50'
a:>
--"\r--E A?r ..L/y--...!.1-1-9-. 9-4-' --__-fi-:t:F~=-. -ALLEy . ~! ' N !I)
EAST
15.00'
r--r
I
( : ~ EAST 117.42' ~I ~~~-----4~4~.9~6~.~~~~~~~~4~4~.0.96~.----~~~~~
~1o·+1o'
10' PRIVATE RD. E5M1.PER'f-,--+--l
DEED 655/86
OF D£.E.DS.
-~ ----
01
0 -~ -<t-'<t
0 0
0 .
<'I tn
tO
0
1.0
I
54.915' / 62.46'
,'(
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1-. ( ' I ,.... I~...,.,..,
( ' J/1
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54.96' 62..46'
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10' PRIVATE RD. ESMT.~
PER DeED 655/87
;~--~~--~4~4~·~9~6_·~~~~~~~4~4~.~9~6_'_-=~6-----~
)-0: 117.42.'
OF D£.E.DS. -
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----
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---ee."-=EAST EAST 117.42'
I
20.00' :
' I
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17.50'
. I ro
--\l
(Fok!MERL.Y CENTRAL AVENUE)
BALBOA BLVD.
89._22_' ---134.94'
::gl (I'J!
JLI7.50' l_
EAST 678.53'
I
I
I
I
I
I
I
L_
'
I FD CHISELED CROSS
I. IN CONC.PAVEMENT
P.M. 13/47
~ 436J7'-:-"v--· ___ .:::=-
FD. M.H. NOTCHES
'----1 PER P.M. 13/47
F.B. 317·R JOB NO. 122.40
-=
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• • -
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46 13-76
Attachment No. PC 6
Modification Permit No. 0556
47 13-77
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B
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48 13-78
49 13-79
I ...
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50 13-80
Attachment No. PC 7
Site Photos
51 13-81
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52 13-82
Site Photo 03-03-2016. Adjacent properties across W. alley. Site Photo 03-03-2016. Subject Property viewed from East Balboa Boulevard.
Site Photo 03-03-2016. Subject Property viewed from E. Balboa and W. alley. Site Photo 03-03-2016. Subject Property viewed from L Street (Private Street). 53
13-83
Site Photo 03-03-2016. Subject Property viewed from L Street (private street). Site Photo 03-03-2016. Private tennis club across L Street (private street).
Site Photo 03-03-2016. Subject Property viewed northerly alley.
54 13-84
Attachment No. PC 8
Existing Setback Map S-2G
55 13-85
IN
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56 13-86
5 5 5
10
5
10
55
2519
88 858
45
55
5
5
1010
10
10
10
10
10 10
10
10
10
8
10
10
10
10
6
6
6
6
9
6
9
9
9
9
9
9
6
6
6
6
9
6
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0
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0
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0
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BL
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BAY AVE E
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PLAZA DEL NORTE
LA
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AVENUE
S
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154
0
15
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4
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5
9
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5
6
15
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152
1
153
2
15
4
8
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2
158
5
15
7
6
17
0
6
17
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17
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0
17
2
6
16
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3
16
1
7
16
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16
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5
500 501
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1
8
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7
17
0
1
17
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5
17
0
7
18
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1
20
3
8
20
4
6
17
3
8
17
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6
17
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3
17
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8
17
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7
17
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17
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5
20
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401
406
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0
3
506
17
5
5
31
4
326
334
340
411
423
425
2020
20
1
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5
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399
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413
440
433
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211
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2282
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101
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222
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2307
2323
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0
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271
7
260
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271
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27
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3
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233
3
15
0
9
15
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15
6
9
15
7
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17
0
0
17
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2
17
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17
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17
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17
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17
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16
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15
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16
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17
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1710
17
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20
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17
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17
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6
17
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17
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1
17
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20
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20
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20
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20
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400
17
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318
322
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29
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26
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262
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27
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232
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405
20
1
7
17
2
4
18
0
5
501
17
4
1
19
0
5
417
416
418
20
5
0
21
4
1
21
4
4
20
2
6
405
20
3
1
20
3
3
21
0
4
21
0
3
21
1
6
21
2
4
21
2
9
21
4
4
408
424
44
9
21
1
2
214
0
21
6
6
21
7
3
2296
21
3
7
21
4
9
2205
2217
2
2
6
5
2278
21
4
4
2222
2125
213
7
220
9
22
2
7
23
0
1
23
0
1
117
27
1
9
261
8
261
5
26
1
6
250
8
21
1
25
0
2
15
2
8
15
4
0
15
2
0
152
5
15
0
8
15
1
4
15
1
5
15
7
0
15
8
0
17
1
4
17
1
1
17
0
6
17
0
1
17
0
8
17
1
8
17
1
3
17
3
0
17
3
2
15
5
3
16
0
3
16
0
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15
7
4
15
7
3
15
8
1
17
0
1
17
0
3
17
0
5
17
0
9
17
4
0
17
3
9
17
5
5
17
5
4
17
6
3
20
0
0
20
0
4
308
20
2
5
20
2
4
20
4
1
20
3
6
402
404
20
4
0
17
3
5
503
17
4
0
502
327
19
0
2
20
0
1
1902
20
0
6
419
427
414
19
0
3
19
0
7
20
5
4
21
0
5
21
1
7
21
3
3
21
3
2
20
2
2
20
5
7
20
6
1
21
0
1
21
1
3
21
1
8
21
1
2
21
1
7
21
1
0
21
2
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21
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4
21
2
9
21
2
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20
3
1
44
8
432
444
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421
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21
0
1
21
0
5
210
6
211
5
21
5
7
21
6
1
21
6
8
2
3
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21
5
2
2
1
4
6
21
6
0
2
2
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1
2290
101
2
1
5
113
2315
262
6
25
0
0
25
0
4
2
3
3
25
1
6
2
0
9
31
7
15
0
1
15
4
0
15
0
9
15
1
6
15
8
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15
9
5
15
8
4
17
1
3
17
1
4
17
1
1
17
2
4
17
2
7
17
3
5
17
3
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16
0
1
16
0
7
15
6
9
16
1
2
15
7
7
15
3
6
15
5
0
16
4
1
502
506
503
17
1
1
20
0
1
20
1
6
20
0
7
20
1
2
20
1
6
20
2
0
407
20
3
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20
2
1
408
17
3
1
17
3
4
17
4
8
500
330
410
426
21
0
8
21
2
1
20
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7
21
0
4
21
0
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21
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2
21
1
7
21
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4
21
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429
437
21
0
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436 21
0
0
2125
2140
21
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6
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21
4
5
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2254
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111
223
1
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223
5
27
0
8
25
2
0
3
0
3
2
5
1
1
23
1
2
408
41
1
411
15
5
5
15
0
6
152
9
15
0
3
15
3
6
15
4
4
15
1
5
15
1
8
15
7
7
15
7
2
15
8
8
17
2
2
17
3
1
17
4
3
15
1
7
16
0
5
16
0
9
16
1
5
16
1
7
1700
17
1
0
17
1
4
20
3
4
17
5
1
17
4
2
17
4
4
17
5
2
20
0
1
20
1
7
20
4
5
17
1
8
17
2
5
17
2
6
17
3
0
507
18
2
1
17
4
7
415
424
18
0
3
18
0
5
19
0
5
19
0
9
21
1
1
21
2
9
21
2
8
21
3
7
20
4
9
20
4
4
20
3
3
402
20
4
3
21
0
0
21
0
0
21
1
0
21
0
4
21
0
0
21
0
5
21
0
9
21
2
0
21
1
7
2
1
2
3
425
429
21
2
4
2114
213
6
21
3
6
2274
2218
2495
107
222
7
272
3
273
3
26
0
9
260
1
26
1
6
261
9
2
6
0
7
25
2
4
232
9
234
0
230
8
23
6
0
232
0
15
4
9
15
3
3
15
1
0
15
1
2
154
1
15
4
9
15
8
9
17
0
3
17
2
3
17
2
1
17
2
3
17
4
4
15
5
7
15
2
0
15
6
4
15
6
5
16
1
0
15
3
2
15
4
0
16
3
3
16
3
7
15
5
2
1704
17
0
6
17
2
2
17
0
9
17
3
4
17
6
4
20
1
5
20
2
0
20
1
9
20
1
5
403
20
2
8
20
2
3
18
0
1
505
17
5
1
17
5
3
504
338
421
412
422
19
1
1
20
6
0
21
0
4
21
1
2
21
2
0
21
2
5
21
2
4
2140
21
5
3
20
2
7
401
20
3
2
20
4
2
405
21
0
1
21
1
3
21
1
2
21
1
1
21
2
0
21
4
0
21
3
3
21
3
4
21
3
2
409
433
441
21
0
2
420
21
0
4
425
21
0
6
210
2
2118
2129
21
6
0
21
7
2
2
3
0
0
21
4
1
2209
2
1
4
5
2
1
5
0
22
9
1
2234
260
1
103
2
5
0
1
205
2
0
7
109
22
2
2
223
3
288
9
2
3
9
2
1
2
2
1
8
252
8
231
9
23
1
6
15
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0
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5
153
3
153
9
15
7
6
15
6
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16
0
2
16
0
6
16
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9
16
1
3
15
8
5
15
4
4
17
1
1
507
17
1
5
17
1
3
17
4
7
17
5
5
20
0
0
306
20
1
3
20
3
3
18
0
6
17
3
7
17
4
4
17
5
2
19
1
1
1902
324
332
20
0
0
409
413
429
420
18
1
3
19
1
3
20
0
0
20
0
9
20
2
9
20
5
6
21
0
1
21
0
9
21
0
8
21
0
1
21
2
1
21
0
7
21
2
8
21
3
2
421
20
4
1
445 210
9
2110
20
2
1
21
4
8
21
6
5
2201
2226
2242
2258
2266
2270
2294
2525
230
5
27
4
1
26
1
5
2
6
0
0
261
9
26
0
9
26
2
2
26
2
7
3
0
1
23
0
0
23
0
4
Se
t
b
a
c
k
M
a
p
S-
2
G
-
B
a
l
b
o
a
P
e
n
i
n
s
u
l
a
abandoned right-of-way
abandoned right-of-way
20 feet 14 feet 2 feet
abandoned right-of-way
setback line setback line
87
f
e
e
t
84
f
e
e
t
84
f
e
e
t
87
f
e
e
t
11 feet
18
0
1
18
0
7
500
19
0
3
507
18
0
3
18
0
5
1806
18
1
3
K STJ
S
T
BAY AVE E
K
S
T
J
S
T
0 250125
Feet
Name: S-2G / February 13, 2014
2013-29 CA2013-006 PA2013-211 01/14/2014 Change the rear alley setback for six
properties from 6 feet to zero feet,
consistent with the standard rear alley
setback. 2022, 2026, 2032, 2034, 2038, and
2042 Miramar Drive.
CC Ordinance No.Amendment No.Project No.Adopting Date Description
57 13-87
IN
T
E
N
T
I
O
N
A
L
L
Y
B
L
A
N
K
P
A
G
E
58 13-88
Attachment No. PC 9
Proposed Setback Map S2-G
59 13-89
IN
T
E
N
T
I
O
N
A
L
L
Y
B
L
A
N
K
P
A
G
E
60 13-90
5 5 5
10
5
10
55
2519
88 858
45
55
5
5
1010
10
10
10
10
10 10
10
10
10
8
10
10
10
10
6
6
6
6
9
6
9
9
9
9
9
9
6
6
6
6
9
6
6
0
0
1
0
1
0
3
0
3030
GOL
D
E
N
R
O
D
A
V
E
FER
N
L
E
A
F
A
V
E
S
H
E
L
L
S
T
W
A
V
E
S
T
R
O
C
K
S
T
BLVD
C
H
A
N
N
E
L
R
O
A
D
M
S
T
OCEAN
B
A
Y
S
I
D
E
D
R
I
V
E
DAH
L
I
A
A
V
E
CAR
N
A
T
I
O
N
A
V
E
D
R
I
V
E
ACA
C
I
A
A
V
E
W
A
Y
C
O
V
E
S
H
E
L
L
S
T
BAY
S
I
D
E
P
L
A
C
E
(PV
T
)
M
BALBOA
H
BE
L
V
U
E
SE
V
I
L
L
E
MIRAMAR
PLAZ
A
D
E
L
S
U
R
PLAZA DEL NORTE
GRANA
D
A
SE
R
R
A
N
O
A
V
E
BLVD EAST
ST
R
E
E
T
ST
R
E
E
T
I
ST
R
E
E
T
J
BAY AVE E
ST
R
E
E
T
K
BAY AVE E
ST
R
E
E
T
L
LA
N
E
AV
E
N
U
E
ST
R
E
E
T
AVE
SEVILL
E
AVENUE
C
H
A
N
N
E
L
R
O
A
D
DRIVE
M
ST
R
E
E
T
L
S
T
R
E
E
T
I
S
T
R
E
E
T
OC
E
A
N
BLVD
I
S
T
R
E
E
T
BL
V
D
25
.
5
1902
15
1
2
15
1
5
15
5
6
15
4
9
154
1
15
0
5
17
1
8
19
0
5
17
2
4
15
8
9
158
5
15
7
3
15
8
4
15
6
0
15
7
3
15
1
7
16
0
3
16
2
5
15
3
2
15
5
0
214
4
20
0
0
16
1
5
502
501
505
17
0
3
17
0
7
19
1
1
15
1
6
15
1
3
15
5
0
15
4
8
15
4
4
15
2
6
153
3
152
9
15
1
5
19
1
3
500
19
0
3
17
0
1
16
0
6
500
17
1
3
20
0
9
2020
2234
2270
2278
2286
21
3
7
21
2
9
21
3
4
2217
21
0
1
210
6
2140
20
3
7
21
0
9
399
445
429
417
413
444
405405
408
20
3
2
20
2
6
21
1
6
450429
340
308
414
412
17
0
9
17
3
0
15
6
9
15
8
8
15
8
5
20
5
16
3
3
15
3
6
20
1
6
20
3
2
20
0
0
17
2
2
0
17
3
5
17
3
4
17
2
4
1710
17
1
1
17
0
5
18
0
6
19
0
7
0
21
4
9
21
3
3
21
4
2
2
1
2
3
2110
21
2
3
2129
20
3
7
420
416
21
2
1
20
2
7
20
1
3
410
427
20
0
8
20
2
4
17
5
9
17
5
1
17
0
3
17
0
0
17
5
4
17
0
8
17
3
2
17
6
1
17
5
5
17
1
7
17
5
2
17
4
4
17
3
017
2
2
21
4
4
21
6
4
21
4
4
21
2
4
21
0
8
20
6
0
16
1
7
16
1
2
17
0
7
50
0
18
0
5
20
1
2
0
213
6
2238
2282
2
1
4
5
21
0
0
21
0
1
211
5
21
1
7
21
1
3
20
4
1
445
415
421
409
424
20
0
1
20
2
5
17
1
1
17
5
8
17
0
6
17
4
7
17
5
6
17
4
2
17
2
6
17
4
1
17
4
7
17
5
1
17
0
1
18
2
1
15
7
7
15
7
6
15
6
4
15
7
7
15
6
1
15
5
3
16
0
9
15
4
4
15
2
2
501
20
2
3
20
1
1
20
0
1
330
324
322
318
306
420
416
419
15
0
1
15
1
0
15
5
9
15
4
5
25
2
4
2323
2
0
7
2
1
5
25
0
0
15
5
4
15
4
0
15
5
1
152
1
18
0
1
16
1
8
0
16
0
2
16
1
0
2
2
1
0
2254
2258
2
2
8
1
21
3
6
2
1
4
6
16
0
9
18
0
3
19
0
5
19
0
9
20
1
8
21
1
2
21
2
4
21
3
0
2
2
0
4
2
1
5
0
2219
17
1
3
17
1
4
17
5
5
17
2
3
1704
18
1
7
18
0
5
17
1
7
17
4
0
15
7
6
15
5
6
21
2
8
2114
210
2
21
0
5
210
9
2125
44
9
21
1
7
21
2
4
21
1
7
429
20
3
1
401
21
0
0
21
0
4
21
0
0
20
3
5
20
0
5
20
1
7
332
20
0
5
418
409
417
425
20
3
6
20
5
2
20
1
7
20
0
5
20
1
5
17
2
3
17
0
6
17
5
0
17
4
4
17
6
0
17
5
0
17
2
0
17
5
1
2
3
1
21
0
9
21
2
1
21
2
4
20
3
4
20
5
0
20
5
4
2300
2296
2290
21
6
6
21
7
2
21
4
1
21
6
5
21
5
6
21
1
1
21
0
4
20
0
4
0
0
0
271
7
0
205
2495
213
7
22
3
3
0
27
4
1
260
1
262
3
260
1
0
2140
22
9
1
21
3
7
21
2
8
21
0
5
271
9
0
25
0
8
23
1
9
232
9
2319
103
230
0
23
1
2
232
0
41
1
401
2
1
6
26
1
8
2307
21
1
251
6
25
1
2
23
0
1
223
5
231
5
233
3
109
111
23
1
6
232
4
221
9
2215
2315
26
1
9
262
3
26
1
5
408
220
9
222
7
223
1
105
2
3
9
271
2
270
8
27
1
5
2
5
1
1
2
5
0
1
3
0
1
3
0
5
2
0
8
23
0
5
230
4
23
0
8
26
1
5
26
0
9
2
0
9
25
2
0
115
113
107
2
2
1
2
3
3
22
3
1
25
0
4
222
722
2
2
26
0
5
2
6
0
0
26
0
9
26
0
8
26
2
6
26
1
6
26
2
7
101
2125
221
5
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Name: S-2G_pending / November 2015 61 13-91
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Attachment No. PC 10
Proposed Setback Exhibit
63 13-93
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65 13-95
14 •095 SQ. FT. BUILDING SET BACK EX HIBIT
SCALE 1'=20'
BEING A SUBDIVISION OF A,B,C AND D OF P ARCEL MAP NO. 44/14
1902 E. BALBOA, NE\v'PORT BEACH.
PREPARED BY•
RON MIEDEMA L.S. 4653 0\JNER-SUB DIVIDER:
23016 LAKE FOREST DRIVE #409 RREG INVESTMENTS SER I E S LLC
LAGUNA HILLS, CA 92653 3005 S. EL CA MINO REA L
<949) 858-2924 OFFICE SAN CLEMENTE, CA 926 7 2
<949) 858-3438 FAX
BUILDING SETBACKS
FROM TOM ST. CLAIR
REVIS ED DATE• 12-12-15
----r------------
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Attachment No. PC 11
Tentative Parcel Map
67 13-97
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~~~~7~2 -~:~~~r. TENTATIVE PARCEL MAP 2015 -188
BEING A SUBDIVISION OF A,B,C AND D OF PARCEL MAP NO . 44/14
SCALE 1'=10 '
LEGAL DE:SCRIPTIONo
1902 E. BALBOA, NE'w'PORT BEACH .
PREPARED BY1
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23016 LAKE FOREST DRIVE 11409
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1
FW: Project File: PA2016-010 Subject:
Attachments:LTR#1_City of Newport_Parking Request for Easement_Selective 1905 East Bay,
LLC_no footer_ID302_031416.pdf
From: Brian Fagan [mailto:bfagan@selectivere.com]
Sent: Monday, March 14, 2016 4:50 PM
To: Nova, Makana
Subject: RE: Project File: PA2016-010
Makana, please see the attached. Please confirm this will be submitted with the case file for the project.
Thank you,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
O: 818: 995–4900 x 224
F: 818‐995‐4911
Bfagan@SelectiveRE.com
www.SelectiveRE.com
From: Brian Fagan
Sent: Tuesday, March 08, 2016 1:14 PM
To: 'Nova, Makana'
Subject: RE: Project File: PA2016-010
Importance: High
Makena, our asset and several homes along East Bay Avenue have a recorded easement which the new
project must comply with. I believe the easements do not allow development over the easement at all and
the area must be kept clear for parking. In addition, the existing homeowners have a right to this easement
in perpetuity and cannot be blocked from using it.
I have attached:
1.“Parcel 3” Easement recorded
2.Survey showing the Parcel 3 easement for the benefit of our property and other owners properties.
3.Marked up Building Set Back Exhibit from proposed development. I believe that the building
envelope proposed does not meet the requirements to not build over the easement.
If the development proceeds with the garages of the homes facing the easement, our concern would be the
other beneficiaries of the easement will effectively be blocked from using the easement as the new
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
East Balboa Lot Reorientation (PA2016-010)
13-100
2
homeowners will park their vehicles there and there will be no way for the existing beneficiaries of the
easement to actually use the easement.
Please advise how we can properly ensure that the building department does not issue a permit in the event
there is a conflict with the easements.
Thank you,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
O: 818: 995–4900 x 224
F: 818‐995‐4911
Bfagan@SelectiveRE.com
www.SelectiveRE.com
From: Nova, Makana [mailto:MNova@newportbeachca.gov]
Sent: Tuesday, March 08, 2016 11:20 AM
To: Brian Fagan
Subject: RE: Project File: PA2016-010
Hi Brian,
As requested, please refer to the attached parcel map configuration, setback exhibit, and project application form with
contact information for the applicant. I’ve also included an aerial map of the existing lot layout (property lines shown in
red and easements for private streets shown in green).
The staff report will be posted online on the City’s website on Friday. You can access the staff report through the
following link when it becomes available: http://www.newportbeachca.gov/government/departments/community‐
development/planning‐division/planning‐commission
Let me know if you have any questions regarding the project in the meantime.
Thank you,
Makana Nova | ASSOCIATE PLANNER, AICP
Planning Division | Community Development Department
City of Newport Beach
100 Civic Center Drive | Newport Beach, CA 92660
P. 949.644.3249
mnova@newportbeachca.gov
www.newportbeachca.gov
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
East Balboa Lot Reorientation (PA2016-010)
13-101
3
From: Brian Fagan [mailto:bfagan@selectivere.com]
Sent: Tuesday, March 08, 2016 11:00 AM
To: Nova, Makana
Subject: Project File: PA2016-010
Dear Ms. Nova, good morning. We represent the ownership of 1905 East Bay Ave which is adjacent to the
proposed project PA2016‐010 located at 1902 East Balboa Blvd.
Can you please forward the proposed four lot layout and associated setbacks for the proposed project? Is
there an application that you can share as well?
Thank you very much,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
O: 818: 995–4900 x 224
F: 818‐995‐4911
Bfagan@SelectiveRE.com
www.SelectiveRE.com
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
East Balboa Lot Reorientation (PA2016-010)
13-102
Selective 1905 East Bay, LLC,
a California limited liability company
15840 Ventura Blvd., Suite 310
Encino, CA 91436
818-995-4900 Fax 818-995-4911
www.SelectiveRE.com
March 14, 2016
Ms. Makana Nova
Associate Planner
City of Newport Beach
mnova@newportbeachca.gov
RE: PA2016-010
Easement / Fire Department Access
Location: 1902 East Balboa Blvd., Newport Beach (“Project”)
Dear Ms. Nova;
This letter is in response to the Notice of Public Hearing for the above Project. We own the
real property at 1905 East Bay Ave., Newport Beach. Our property has the benefit of a
recorded easement of 10 feet on the easterly side of the Project’s property line. There exists a
roadway and associated easements for the benefit of neighboring property owners which the
new Project must comply with. Our easement provides for perpetual right to go over and
across the easements. The easements we enjoy, which burden the project PA2016-010, do
not allow development over the easement and the area must be kept clear for vehicular access,
ingress/egress.
We request the following:
1. No building structure be allowed over the easement area.
2. The fire department confirms proper access across the easement remains uninhibited.
Currently, visitors often park cars on the existing easement prohibiting fire department
/ emergency vehicle access.
3. Project should have conditions to post (in clear view) code compliant signage of NO
PARKING and/or NO STOPPING signs on the newly built residence garages or
nearby. Without signage, there will be no way to ensure easement enforcement.
If the development proceeds with the garages of the homes facing the easement, our concern
would be other easement beneficiaries, like us, will effectively be blocked from using the
easement as the new homeowners will park their vehicles next to their garages; it will be
impossible for the existing easement beneficiaries or emergency vehicles to access the
easement. We request the City protect these easement rights.
Please advise how we can properly ensure that the building department does not issue a permit
in the event there is a potential conflict with the easements.
Sincerely,
By Selective Real Estate Investments, its Manager
By: Brian A. Fagan, President
Planning Commission - March 17, 2016
Item No. 3a Additional Materials Received
East Balboa Lot Reorientation (PA2016-010)
13-103
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Biddle, Jennifer
Subject:FW: Update - Project File: PA2016-010
Attachments:LTR#2_City of Newport_Parking Request for Easement_no footer_ID302_031516.pdf
From: Brian Fagan [mailto:bfagan@selectivere.com]
Sent: Tuesday, March 15, 2016 10:42 AM
To: Nova, Makana
Subject: Update - Project File: PA2016-010
Makana, please see the attached per our discussion.
Thank you,
Brian Fagan
Managing Partner
Selective Real Estate Investments
15840 Ventura Boulevard
Suite 310
Encino, CA 91436
O: 818: 995–4900 x 224
F: 818‐995‐4911
Bfagan@SelectiveRE.com
www.SelectiveRE.com
_____________________________________________
From: Nova, Makana [mailto:MNova@newportbeachca.gov]
Sent: Tuesday, March 15, 2016 7:38 AM
To: Brian Fagan
Subject: Read: RE: Project File: PA2016-010
Importance: High
Your message
To:
Subject: Project File: PA2016-010
Sent: Tuesday, March 15, 2016 2:38:29 PM (UTC) Monrovia, Reykjavik
was read on Tuesday, March 15, 2016 2:38:13 PM (UTC) Monrovia, Reykjavik.
Planning Commission - March 17, 2016
Item No. 3b Additional Materials Received
East Balboa Lot Reorientation (PA2016-010)
13-105
Selective 1905 East Bay, LLC,
a California limited liability company
15840 Ventura Blvd., Suite 310
Encino, CA 91436
818-995-4900 Fax 818-995-4911
www.SelectiveRE.com
March 15, 2016
Ms. Makana Nova
Associate Planner
City of Newport Beach
mnova@newportbeachca.gov
RE: PA2016-010
Easement / Fire Department Access
Location: 1902 East Balboa Blvd., Newport Beach (“Project”)
Dear Ms. Nova;
I appreciate your further explanation of the proposed Project and confirming:
1. The area over the 10’ wide easement (alley easement) on rear of Project which shows
a proposed “Building Envelope” will NOT have any structure built over that area or
over the easement. The Building Envelope enables the City to calculate total
allowable buildable square footage only.
2. You will consider updating the March 17, 2016 staff report for the Project.
a. As discussed, since our easement provides for perpetual right to go over and
across the easements, the area should be kept available vehicular access,
ingress/egress.
b. The Project should have conditions to post (in clear view) code compliant
signage of NO PARKING and/or NO STOPPING signs on the newly built
residence garages or nearby. Painting of curbs red as a fire lane would also
work.
c. Without signage or evidence of enforcement, there will be no way to ensure
easement enforcement. It is impractical and “un-neighborly” for the neighbors
to be the enforcement mechanism.
Please advise how we can properly ensure that the building department only issues a
permit which ensures the above. Please confirm the staff report will be updated to reflect
the above; I can be reached at 818-995-4900 x 224.
Thank you,
By Selective Real Estate Investments, its Manager
By: Brian A. Fagan, President
Planning Commission - March 17, 2016
Item No. 3b Additional Materials Received
East Balboa Lot Reorientation (PA2016-010)
13-106
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Attachment E
Planning Commission Resolution No. 2014
13-126
13-127
RESOLUTION NO. 2014
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL
APPROVAL OF TENTATIVE PARCEL MAP NO. NP2016-002 TO
RECONFIGURE FOUR EXISTING PARCELS AND ZONING
CODE AMENDMENT NO. CA2016-001 TO ESTABLISH
SETBACKS FOR THE PARCELS LOCATED AT 1902 EAST
BALBOA BOULEVARD (PA2016·010)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Thomas St. Clair, representing RREG Investment Series, LLC
with respect to property located at 1902 East Balboa Boulevard (Property), and legally
described as Parcels A, B, C, and D of Resubdivision No. 0318 in the City of Newport
Beach, County of Orange, State of California, being all of Lots 2, 3, 4, and 5 of Tract 756
per Book 23, Pages 7 and 8 of Miscellaneous Maps, Records of Orange County,
California.
2. The applicant proposes a tentative parcel map to resubdivide four existing parcels and a
Zoning Code amendment to establish setbacks for the future construction of four new
single-family dwelling units.
3. The Property is located within the RS-D (Single Unit Residential) General Plan Land Use
Element category and the R-1 (Single-Unit Residential) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RSD-B (Single-Unit Residential Detached).
5. A public hearing was held on March 17, 2016, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing
was given in accordance with the Newport Beach Municipal Code. Evidence, both
written and oral, was presented to, and considered by, the Planning Commission at
this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15305 and 15315, of the State
CEQA (California Environmental Quality Act) Guidelines -Class 3 (New Construction
or Conversion of Small Structures) and Class 15 (Minor Land Divisions).
2. The Class 3 exemption includes the construction of up to four dwelling units. The
project consists of four new single-family residences that are located on a previously
developed site with no environmentally significant resources present The modified
13-128
Planning Commission Resolution No. 2014
2 of 14
setbacks under the code amendment are consistent with all of the requirements of the
Class 3 exemption.
3. 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.
SECTION 3. REQUIRED FINDINGS.
Tentative Parcel Map
The Planning Commission 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 provided by Section 19.12.070 (Required Findings for Action
on Tentative Maps) ofTitle 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 reconfigures four existing single-family residential lots,
creating a development pattern consistent with the surrounding neighborhood. A
single-family dwelling will be demolished and will be replaced with four new single-
family dwellings. The proposed subdivision and improvements are consistent with the
density of the current General Plan Land Use Designation RS-D (Single-Unit
Residential Detached) and the R-1 (Single-Unit Residential) Zoning District.
2. The Properties are located within the R-1 (Single Unit Residential) Zoning District. This
district allows for a range of detached single-family residential dwellings. The existing
dwelling and four proposed single-family dwellings including the suggested setbacks
are consistent with these designations. Future development of the project site will be
required to comply with the Zoning Code development standards.
3. Public improvements will be required of the Applicant per the Municipal Code and the
Subdivision Map Act. The project has been conditioned to require public
improvements, including undergrounding existing utilities, the reconstruction of existing
broken or otherwise damaged sidewalks, curbs, and gutters along the East Balboa
Boulevard frontage, and new street trees along the street frontage consistent with the
Subdivision Code (Title 19).
13-129
Planning Commission Resolution No. 2014
Page 3 of 14
4. The Tentative Parcel Map does not apply to any 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 lot is physically suitable for single-family residential development because it is
regular in shape and is relatively flat. The lots on the 14,095-square-foot site will be
reoriented, creating a development pattern reverting back to the original tract
configuration that is consistent with adjacent blocks in the neighborhood.
2. The subject property is accessible from L Street, a private street, as well as the rear
alley at the west. The site is adequately served by existing utilities and the proposed
subdivision will maintain vehicular and emergency access by maintaining existing
private streets and alleys.
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 site was previously developed with a single-family residence, which will be
demolished and replaced with four new single-family residences.
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 15303 (New Construction or
Conversion of Small Structures) and Section 15315 (Minor Land Alterations), of the
California Environmental Quality Act (CEQA) Guidelines.
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
10-02-2015
13-130
Facts in Support of Finding:
Planning Commission Resolution No. 2014
4 of 14
1. 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 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.
Facts in Support of Finding:
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. The
existing private street easements along L Street and the west rear alley will remain in
place and continue to provide vehicular, pedestrian, and emergency access.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 ofthe 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 site, developed for residential use, lies in a Zoning District that permits residential
uses.
1 C-02-2015
13-131
Planning Commission Resolution No. 2014
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. The Tentative Parcel Map and 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. The reoriented lots do not affect solar access or passive heating and cooling
design.
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.
Facts in Support of FindiQg:
1. The proposed lot configuration is consistent with the R-1 (Single-Unit Residential)
Zoning District, which is intended to provide for a range of detached single-family
residential dwelling units, each located on a single legal lot. The Tentative Parcel Map
will continue to provide four single-family residential lots on the Property. Therefore,
the Tentative Parcel Map will not affect the City in meeting its regional housing need
'0-02-2015
13-132
Planning Commission Resolution No. 2014
6 14
as there is no reduction of potential units. In the future, four dwellings may be
constructed on the Property, which will contribute three additional dwellings to meeting
the City's regional housing need.
Finding:
J. That the discharge of waste from the proposed subdivision Into the existing sewer
system wifl not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
K.
Facts in Support of Finding:
1. The new residential units will be designed so that wastewater discharge into the
existing sewer system complies with the Regional Water Quality Control Board
(RWQCB) requirements.
Finding:
L. 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 subject property is located within the Coastal Zone. The proposed subdivision and
improvements are consistent with the Coastal Land Use Plan designation of RSD-B
(Single-Unit Residential Detached) that allows for single-family residential use of the
property.
2. The subject property conforms to public access policies of Chapter Three (3) of the
Coastal Act because the development is located inland from the shoreline and bay and
does not affect public access from the nearest public roadway to the shoreline or along
the coast.
Zoning Code Amendment
Amendments to the Zoning Code are a legislative act. Neither the City nor State Planning
Law set forth any required findings for either approval or denial of such amendments.
1. The subject properties will remain consistent with the General Plan, Coastal Land Use
Plan, and Zoning Code designation of R-1 (Single-Unit Residential) with the Code
Amendment to remove the 5-foot front setback as designated on Setback Map S-2G
along East Balboa Boulevard and to establish setbacks for the reoriented parcels.
2. The standard front setback for properties zoned R-1 (Single-Unit Residential) is twenty
feet, unless a different distance is depicted on a setback map. The removal of the 5-
foot front setback along East Balboa Boulevard as designated on Setback Map S-2G
10·02-2015
13-133
Planning Commission Resolution No. 2014
Page 7 of 14
is appropriate given the proposed reconfiguration of the properties, whereas this
frontage will now operate as a side setback for the most southerly of the four proposed
single-family residences.
3. A 25.5-foot districting map front setback is requested along L Street (private street).
The setback exceeds the existing 17.5-foot private street easement and creates an 8-
foot front setback area from the private street easement This setback is consistent
with the 8-foot distrlctlng map setbacks established for most adjacent blocks (Blocks
26-28 of the East Side Addition to the Balboa Tract) In the area with a similar
development pattern.
4. The front setback not only affects building placement, but also impacts buildable area
and ultimately the maximum size of a single-family home on the properties. Therefore,
the proposed setbacks (25.5-foot front, 3-foot side, and 5-foot rear) provide a
maximum gross floor area of 4,17 4 square feet, which is nearly equal to adjacent
similarly oriented lots.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission hereby recommends that the City Council of the City of
Newport Beach approve Tentative Parcel Map No. NP2016-002, subject to the
conditions of approval provided in Exhibit "A", and Zoning Code Amendment No.
CA2016-001 to modify Setback Map S-2G as depicted in Exhibit "B" and to establish
setbacks for the lots within the proposed subdivision, as depicted in Exhibit "C". All
exhibits are incorporated by reference herein.
PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF MARCH, 2016.
AYES: Hillgren, Koetting, Kramer, Zak and Weigand
NOES: None
ABSENT: Brown and Lawler
ABSTAIN: None
10·02·2015
13-134
PLANNING
Planning Commission Resolution No. 2014
Page 8 of 14
EXHIBIT "A"
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The Tentative Parcel Map shall expire unless exercised within 24 months from the date
of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the
Newport Beach Municipal Code, unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
5. Prior to issuance of building permits for demolition of the existing residence, approval
from the California Coastal Commission shall be required for the resubdivision.
6. Prior to recordation of the Parcel Map, the existing single-family residence shall be
demolished.
7. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for three
new dwelling units (currently $2,203.00 per new additional dwelling unit) in accordance
with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be
credited for the reduction in commercial square footage and the remaining balance shall
be charged or credited to the applicant.
8. Prior to recordation of the parcel map, Park Fees shall be paid for three new dwelling
units (currently $26,125.00 per unit) in accordance with City Council Resolution No.
2007-30.
9. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
10. Should the properties be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
10-02-2015
13-135
Planning Commission Resolution No. 2014
14
current business owner, property owner or the leasing agent.
11. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays or Federal Holidays.
12. 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 East Balboa Lot Reorientation including, but not
limited to, Tentative Parcel Map No NP2016-002 and Code Amendment No. CA2016-
001. 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.
Fire Department Conditions
13. Future construction shall be equipped with automatic fire sprinklers shall be required
for all new construction.
14. A minimum fire flow for this structure of 1,000 gpm Is required as per CFC Table B
105.1. A fire hydrant shall be required to be within 250 feet from the frontage of the
properties.
15. Fire Department access shall be in accordance with Department Standard C.01.
Building Division Conditions
16. 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
applicable State Disabilities Access requirements.
17. The applicant or future contractor shall employ the following best available control
measures ("BACMs") to reduce construction-related air quality impacts:
Dust Control
10 .. 02-2015
13-136
Planning Commission Resolution No. 2014
Page 10 of 1:'1:
• Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas.
Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
• Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
• Require 90-day low-NOx tune-ups for off road equipment.
• Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
• Encourage car pooling for construction workers.
• Limit lane closures to off-peak travel periods.
• Park construction vehicles off traveled roadways.
• Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours.
• Sandbag construction sites for erosion control.
Fill Placement
• The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture ccntent in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
18. Prior to issuance of grading or building permits, the applicant shall prepare and submit
a Water Quality Management Plan (WQMP) for the proposed project, subject to the
approval of the Building Division and Code and Water Quality Enforcement Division.
The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure
that no violations of water quality standards or waste discharge requirements occur.
19. A list of "good house-keeping" practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include
frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use
of harmful fertilizers or pesticides, and the diversion of storm water away from potential
sources of pollution (e.g., trash receptacles and parking structures). The Stage 2
WQMP shall list and describe all structural and non-structural BMPs. In addition, the
WQMP must also identify the entity responsible for the long-term inspection,
maintenance, and funding for all structural (and if applicable Treatment Control) BMPs.
Public Works Conditions
20. Prior to the issuance of building permits, a parcel map shall be recorded. The Map
shall be prepared on the California coordinate system (NAD88). Prior to recordation of
10-02-2015
13-137
Planning Commission Resolution No. 2014
of 14
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.
21. Prior of 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.
22. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
23. Reconstruct the existing broken and/or otherwise damaged concrete sidewalk panels,
curb and gutter along the East Balboa Boulevard frontage.
24. Overhead utilities serving the site shall be undergrounded to the nearest appropriate
pole in accordance with Section 19.24.140 of the Municipal Code.
25. All existing drainage facilities in the public right-of-way shall be retrofitted to comply
with the City's on-site non-storm runoff retention requirements.
26. No above ground improvements shall be installed within the rear alley setback.
27. East Balboa Bouleavrd is part of the City's Moratorium List. Work performed on said
roadway will require additional surfacing requirements. See City Standard 105-L-F.
28. All private, non-standard improvements (i.e. overflow, curb drains, catch basins, and
trench drains) within the public right-of-way (including utilities easements) and/or
extensions of private, non-standard improvements in the public right-of-way fronting
the development site shall be removed.
29. Install /ow-growing groundcover of the type approved by the City throughout the East
Balboa Boulevard parkway fronting the development site.
30. Each unit shall be served by its individual water meter and sewer lateral and c/eanout.
Each water meter and sewer cleanout shall be installed with a traffic-grade box and
cover. Water meter and sewer cleanout shall be located within the public right-of-way
or utilities easement.
31. An encroachment permit is required for all work activities within the public right-of-way.
13-138
Planning Commission Resolution No. 2014
32. All improvements shall comply with the City's sight distance requirement See City
_Standard 110-L and Zoning Code Section 20.30.130 (Traffic Safety VisibilltvArea).
33. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could
be required at the discretion of the Public Works Inspector.
34. All on-site drainage shall comply with the latest City water Quality requirements.
35. All unused water services to be abandoned shall be capped at the main (corporation
stop) and all unused sewer laterals to be abandoned shall be capped at property line.
If the sewer lateral to be abandoned has an existing cleanout, abandonment shall
include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall
then be capped where the wye used to be.
36. Per Chapter 13 of the City Municipal Code, each lot shall plant one (1) 36-inch box
street tree within the public right-of-way along the property's frontage or pay City to
plant one (1) 36-inch box tree elsewhere In the City. Tree species shall be per Council
Polley G-6.
37. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
13-139
Planning Commission Resolution No. 2014
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3
1
16
0
1
2222
0
21
4
9
15
0
9
20
5
3
Se
t
b
a
c
k
M
a
p
S-
2
G
-
B
a
l
b
o
a
P
e
n
i
n
s
u
l
a
abandoned right-of-way
abandoned right-of-way
20 feet 14 feet 2 feet
abandoned right-of-way
setback line setback line
87
f
e
e
t
84
f
e
e
t
84
f
e
e
t
87
f
e
e
t
11 feet
19
0
3
1806500
18
0
5
18
0
1
18
0
3
507
18
1
3
18
0
7
0 250125
Feet
Name: S-2G_pending / November 2015 13-140
13-141
Planning Commission Resolution No. 2014
14
EXHIBIT "C"
Proposed Setback Exhibit
10-82-2015
13-142
14 •095 SQ. FT. BUILDING SET BACK EX HIBIT
SCALE 1'=20'
BEING A SUBDIVISION OF A,B,C AND D OF P ARCEL MAP NO. 44/14
1902 E. BALBOA, NE\v'PORT BEACH.
PREPARED BY•
RON MIEDEMA L.S. 4653 0\JNER-SUB DIVIDER:
23016 LAKE FOREST DRIVE #409 RREG INVESTMENTS SER I E S LLC
LAGUNA HILLS, CA 92653 3005 S. EL CA MINO REA L
<949) 858-2924 OFFICE SAN CLEMENTE, CA 926 7 2
<949) 858-3438 FAX
BUILDING SETBACKS
FROM TOM ST. CLAIR
REVIS ED DATE• 12-12-15
----r------------
1/i
~----~-----------------------
:;; PROPERTY LINE A L L E y PROP ERTY LINE
: II PI F' -LA:SJ-_l!L_4e= =-= =-------=-~ =--~-__:;1 i --?~
I , ~ 0 I -I ~I ~
::; 1o 1 1 ~ 1 1 ~ 1 M
I ~ I 1M I PARCEL 1 1-I 1 I I ~\1 ~~I : B'-1 i ~
I ~ 0(1 I (Y) I I ~
I ' t t L ____________ l ___ _~ : ---{
I I ~ ---CA.ST___lll_.4.2~ -f ------~ -
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I ~ 10' I I I c)
I 0 \ I I I (Y)
I I (Y)1PRIVAIE I PARCEL 2 I I I I
I I I ROAD ESMT.I I I I I-I-PER DEED I I ()(
I ES ~~F5 ri~~Ds : I : I ~
I z L\1 I
I CJ I ~ L ~--=--=-EAST 117.4-2'-----_-=-=-=-~--=--~-====-Y
I _j 'I~,,--------------------, I ,~g ..... _ I _j ::..... I I ~-----... •N
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:-1oo J s--~~ L i /BUILDING ENVELOPE I i-17_5 I ~ I I f L+--_ __L' _____________ _j I ~ >-
1 I ~ l.. -EA~----rrT.42'-- - --- ---l.. -w ,-1 002~,~ ~ t------_:___ ~6~1:-----------, II ~~
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C)( I ~~()(
~~! L ________________ j ~v ~ L -l----EAST 117.42' --------L-
"' If>
M
Attachment F
Existing Setback Map S2-G
13-143
5 5 5
10
5
10
55
2519
88 858
45
55
5
5
1010
10
10
10
10
10 10
10
10
10
8
10
10
10
10
6
6
6
6
9
6
9
9
9
9
9
9
6
6
6
6
9
6
6
0
0
1
0
1
0
3
0
3030
BL
V
D
AV
E
N
U
E
ST
R
E
E
T
BAY AVE E
OCEAN
C
H
A
N
N
E
L
R
O
A
D
FER
N
L
E
A
F
A
V
E
BAY
S
I
D
E
CAR
N
A
T
I
O
N
A
V
E
OC
E
A
N
BLVD
BAY AVE E
M
S
T
BLVD
DRIVE
R
O
A
D
(PV
T
)
I
S
T
R
E
E
T
J
ST
R
E
E
T
M
GRANA
D
A
S
H
E
L
L
S
T
I
S
T
R
E
E
T
MIRAMAR
PLAZ
A
D
E
L
S
U
R
EAST
SEVILL
E
W
A
Y
B
A
Y
S
I
D
E
D
R
I
V
E
H
ST
R
E
E
T
I
L
S
T
R
E
E
T
BE
L
V
U
E
M
K
W
A
V
E
S
T
BALBOA
ST
R
E
E
T
ST
R
E
E
T
SE
V
I
L
L
E
BLVD
C
O
V
E
L
SE
R
R
A
N
O
A
V
E
AVE
C
H
A
N
N
E
L
R
O
C
K
S
T
GOL
D
E
N
R
O
D
A
V
E
P
L
A
C
E
ACA
C
I
A
A
V
E
PLAZA DEL NORTE
LA
N
E
ST
R
E
E
T
ST
R
E
E
T
AVENUE
S
H
E
L
L
S
T
DAH
L
I
A
A
V
E
D
R
I
V
E
154
0
15
5
4
15
5
9
15
5
6
15
6
5
152
1
153
2
15
4
8
15
5
2
158
5
15
7
6
17
0
6
17
1
7
17
2
0
17
2
6
16
1
3
16
1
7
16
2
1
16
2
5
500 501
17
1
8
17
1
9
17
1
7
17
0
1
17
0
5
17
0
7
18
0
1
20
3
8
20
4
6
17
3
8
17
5
0
17
4
6
17
4
3
17
3
8
17
5
0
17
4
7
17
5
1
17
6
0
20
0
5
20
0
0
20
2
6
401
406
19
0
3
506
17
5
5
31
4
326
334
340
411
423
425
2020
20
1
8
21
0
0
21
0
9
21
4
5
20
2
5
20
5
3
399
20
3
5
20
3
8
20
3
9
20
4
6
21
2
5
21
2
1
21
3
3
413
440
433
21
1
6
211
7
21
2
3
21
5
6
2
1
5
5
2
1
5
7
21
6
4
2250
2282
2286
101
22
1
5
222
3
2307
2323
27
0
1
271
7
260
5
271
2
27
1
5
2
3
1
233
3
15
0
9
15
1
3
15
4
7
15
6
9
15
7
3
17
0
0
17
1
2
17
0
7
17
0
0
17
1
8
17
1
7
17
4
0
16
0
0
15
6
1
16
2
9
17
0
0
1710
17
0
6
20
4
2
17
3
3
17
5
2
17
5
8
17
5
6
17
5
0
17
6
1
17
5
6
20
0
5
20
1
1
20
2
9
20
3
2
400
17
3
0
18
1
3
18
1
7
19
0
2
318
322
20
0
5
20
1
6
450
18
0
7
21
1
6
20
5
0
20
5
2
20
3
4
20
6
0
20
3
7
21
1
8
21
2
6
21
2
7
21
3
0
21
2
8
21
4
1
20
2
5
445
412
416
20
3
7
21
3
0
2133
2137
21
5
2
21
6
9
21
4
2
2219
2
1
4
9
2238
2
2
0
0
2
2
1
0
2
2
1
22
3
1
2319
23
1
5
29
0
5
26
2
7
26
0
8
262
3
27
0
0
25
1
2
2
0
8
401
232
4
15
2
6
15
3
7
15
4
1
15
0
5
15
1
9
151
6
15
6
0
15
6
4
17
0
7
17
3
0
15
5
6
15
3
0
16
1
4
16
1
8
15
8
9
17
0
7
505
17
1
0
50
0
17
2
3
17
2
6
17
5
9
17
5
9
20
0
8
20
0
4
20
0
8
20
0
9
20
3
0
405
20
1
7
17
2
4
18
0
5
501
17
4
1
19
0
5
417
416
418
20
5
0
21
4
1
21
4
4
20
2
6
405
20
3
1
20
3
3
21
0
4
21
0
3
21
1
6
21
2
4
21
2
9
21
4
4
408
424
44
9
21
1
2
214
0
21
6
6
21
7
3
2296
21
3
7
21
4
9
2205
2217
2
2
6
5
2278
21
4
4
2222
2125
213
7
220
9
22
2
7
23
0
1
23
0
1
117
27
1
9
261
8
261
5
26
1
6
250
8
21
1
25
0
2
15
2
8
15
4
0
15
2
0
152
5
15
0
8
15
1
4
15
1
5
15
7
0
15
8
0
17
1
4
17
1
1
17
0
6
17
0
1
17
0
8
17
1
8
17
1
3
17
3
0
17
3
2
15
5
3
16
0
3
16
0
5
15
7
4
15
7
3
15
8
1
17
0
1
17
0
3
17
0
5
17
0
9
17
4
0
17
3
9
17
5
5
17
5
4
17
6
3
20
0
0
20
0
4
308
20
2
5
20
2
4
20
4
1
20
3
6
402
404
20
4
0
17
3
5
503
17
4
0
502
327
19
0
2
20
0
1
1902
20
0
6
419
427
414
19
0
3
19
0
7
20
5
4
21
0
5
21
1
7
21
3
3
21
3
2
20
2
2
20
5
7
20
6
1
21
0
1
21
1
3
21
1
8
21
1
2
21
1
7
21
1
0
21
2
0
21
2
4
21
2
9
21
2
8
20
3
1
44
8
432
444
415
421
445
21
0
1
21
0
5
210
6
211
5
21
5
7
21
6
1
21
6
8
2
3
0
1
21
5
2
2
1
4
6
21
6
0
2
2
8
1
2290
101
2
1
5
113
2315
262
6
25
0
0
25
0
4
2
3
3
25
1
6
2
0
9
31
7
15
0
1
15
4
0
15
0
9
15
1
6
15
8
0
15
9
5
15
8
4
17
1
3
17
1
4
17
1
1
17
2
4
17
2
7
17
3
5
17
3
1
16
0
1
16
0
7
15
6
9
16
1
2
15
7
7
15
3
6
15
5
0
16
4
1
502
506
503
17
1
1
20
0
1
20
1
6
20
0
7
20
1
2
20
1
6
20
2
0
407
20
3
7
20
2
1
408
17
3
1
17
3
4
17
4
8
500
330
410
426
21
0
8
21
2
1
20
3
7
21
0
4
21
0
5
21
1
2
21
1
7
21
2
4
21
3
7
417
429
437
21
0
0
436 21
0
0
2125
2140
21
5
6
2300
21
4
5
2213
2254
105
111
223
1
2215
223
5
27
0
8
25
2
0
3
0
3
2
5
1
1
23
1
2
408
41
1
411
15
5
5
15
0
6
152
9
15
0
3
15
3
6
15
4
4
15
1
5
15
1
8
15
7
7
15
7
2
15
8
8
17
2
2
17
3
1
17
4
3
15
1
7
16
0
5
16
0
9
16
1
5
16
1
7
1700
17
1
0
17
1
4
20
3
4
17
5
1
17
4
2
17
4
4
17
5
2
20
0
1
20
1
7
20
4
5
17
1
8
17
2
5
17
2
6
17
3
0
507
18
2
1
17
4
7
415
424
18
0
3
18
0
5
19
0
5
19
0
9
21
1
1
21
2
9
21
2
8
21
3
7
20
4
9
20
4
4
20
3
3
402
20
4
3
21
0
0
21
0
0
21
1
0
21
0
4
21
0
0
21
0
5
21
0
9
21
2
0
21
1
7
2
1
2
3
425
429
21
2
4
2114
213
6
21
3
6
2274
2218
2495
107
222
7
272
3
273
3
26
0
9
260
1
26
1
6
261
9
2
6
0
7
25
2
4
232
9
234
0
230
8
23
6
0
232
0
15
4
9
15
3
3
15
1
0
15
1
2
154
1
15
4
9
15
8
9
17
0
3
17
2
3
17
2
1
17
2
3
17
4
4
15
5
7
15
2
0
15
6
4
15
6
5
16
1
0
15
3
2
15
4
0
16
3
3
16
3
7
15
5
2
1704
17
0
6
17
2
2
17
0
9
17
3
4
17
6
4
20
1
5
20
2
0
20
1
9
20
1
5
403
20
2
8
20
2
3
18
0
1
505
17
5
1
17
5
3
504
338
421
412
422
19
1
1
20
6
0
21
0
4
21
1
2
21
2
0
21
2
5
21
2
4
2140
21
5
3
20
2
7
401
20
3
2
20
4
2
405
21
0
1
21
1
3
21
1
2
21
1
1
21
2
0
21
4
0
21
3
3
21
3
4
21
3
2
409
433
441
21
0
2
420
21
0
4
425
21
0
6
210
2
2118
2129
21
6
0
21
7
2
2
3
0
0
21
4
1
2209
2
1
4
5
2
1
5
0
22
9
1
2234
260
1
103
2
5
0
1
205
2
0
7
109
22
2
2
223
3
288
9
2
3
9
2
1
2
2
1
8
252
8
231
9
23
1
6
15
5
0
15
4
5
153
3
153
9
15
7
6
15
6
0
16
0
2
16
0
6
16
0
9
16
1
3
15
8
5
15
4
4
17
1
1
507
17
1
5
17
1
3
17
4
7
17
5
5
20
0
0
306
20
1
3
20
3
3
18
0
6
17
3
7
17
4
4
17
5
2
19
1
1
1902
324
332
20
0
0
409
413
429
420
18
1
3
19
1
3
20
0
0
20
0
9
20
2
9
20
5
6
21
0
1
21
0
9
21
0
8
21
0
1
21
2
1
21
0
7
21
2
8
21
3
2
421
20
4
1
445 210
9
2110
20
2
1
21
4
8
21
6
5
2201
2226
2242
2258
2266
2270
2294
2525
230
5
27
4
1
26
1
5
2
6
0
0
261
9
26
0
9
26
2
2
26
2
7
3
0
1
23
0
0
23
0
4
Se
t
b
a
c
k
M
a
p
S-
2
G
-
B
a
l
b
o
a
P
e
n
i
n
s
u
l
a
abandoned right-of-way
abandoned right-of-way
20 feet 14 feet 2 feet
abandoned right-of-way
setback line setback line
87
f
e
e
t
84
f
e
e
t
84
f
e
e
t
87
f
e
e
t
11 feet
18
0
1
18
0
7
500
19
0
3
507
18
0
3
18
0
5
1806
18
1
3
K STJ
S
T
BAY AVE E
K
S
T
J
S
T
0 250125
Feet
Name: S-2G / February 13, 2014
2013-29 CA2013-006 PA2013-211 01/14/2014 Change the rear alley setback for six
properties from 6 feet to zero feet,
consistent with the standard rear alley
setback. 2022, 2026, 2032, 2034, 2038, and
2042 Miramar Drive.
CC Ordinance No.Amendment No.Project No.Adopting Date Description
13-144
Attachment G
Proposed Setback Map S-2G
13-145
5 5 5
10
5
10
55
2519
88 858
45
55
5
5
1010
10
10
10
10
10 10
10
10
10
8
10
10
10
10
6
6
6
6
9
6
9
9
9
9
9
9
6
6
6
6
9
6
6
0
0
1
0
1
0
3
0
3030
GOL
D
E
N
R
O
D
A
V
E
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abandoned right-of-way
abandoned right-of-way
20 feet 14 feet 2 feet
abandoned right-of-way
setback line setback line
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0 250125
Feet
Name: S-2G_pending / November 2015 13-146
Attachment H
Proposed Site Setback Exhibit
13-147
13-148
14 •095 SQ. FT. BUILDING SET BACK EX HIBIT
SCALE 1'=20'
BEING A SUBDIVISION OF A,B,C AND D OF P ARCEL MAP NO. 44/14
1902 E. BALBOA, NE\v'PORT BEACH.
PREPARED BY•
RON MIEDEMA L.S. 4653 0\JNER-SUB DIVIDER:
23016 LAKE FOREST DRIVE #409 RREG INVESTMENTS SER I E S LLC
LAGUNA HILLS, CA 92653 3005 S. EL CA MINO REA L
<949) 858-2924 OFFICE SAN CLEMENTE, CA 926 7 2
<949) 858-3438 FAX
BUILDING SETBACKS
FROM TOM ST. CLAIR
REVIS ED DATE• 12-12-15
----r------------
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