HomeMy WebLinkAbout02_Linos Residential Condominiums Tentative Parcel Map_PA2020-329
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 11, 2021
Agenda Item No. 2
SUBJECT: Linos Residential Condominiums (PA2020-329)
▪ Tentative Parcel Map No. NP2020-015
SITE LOCATION: 714 Iris Avenue
APPLICANT: SONIL, Inc. dba SONIL Construction
OWNER: Michael and Julie Linos
PLANNER: Afshin Atapour, Planning Technician
949-644-3212 or aatapour@newportbeachca.gov
LAND USE AND ZONING
• General Plan Land Use Plan Category: RT (Two Unit Residential)
• Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
A request for a tentative parcel map for two-unit condominium purposes. A single-family
residence has been demolished and a new duplex is currently under construction. No
waivers of Title 19 (Subdivisions) are proposed. The Tentative Parcel Map would allow
each unit to be sold individually.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map
No. NP2020-015 (Attachment No. ZA 1).
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Linos Residential Condominiums (PA2020-329)
Zoning Administrator, February 11, 2021
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Tmplt: 07/25/19
DISCUSSION
• A single-family residence has been demolished and a new duplex is currently
under construction, which will provide the Zoning Code-required, two-car parking
per unit. Vehicular access will be maintained from the alley.
• The subject property is a 13.3 percent sloping lot and measures 3,540 square feet
in area.
• Approval of the Tentative Parcel Map will allow each unit to be sold individually.
• The property is designated for two-unit residential use by the General Plan and
Zoning Code. The new two-unit dwelling is consistent with this designation and a
tentative parcel map for condominiums does not change the use.
• The new condominium project will conform to current Newport Beach Municipal
Code (NBMC) requirements and will meet all Title 19 (Subdivisions) standards.
• The Tentative Parcel Map will be subject to park and fair share fees for one
additional dwelling unit. The addition of one dwelling unit will also add to the City’s
housing supply.
• Public improvements, such as repairing and replacing broken and/or otherwise
damaged sidewalk panels and curb/gutter along the Iris Avenue property frontage
and alley, will be required of the applicant per the NBMC and Subdivision Map Act.
• The on-site sewer easements will be maintained and are conditioned to have no
structural encroachments, including but not limited to stairs, foundations, walls,
and caissons, which are permitted within the limits of the easements.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15315 under Class 15 (Minor Land
Divisions) of the State CEQA Guidelines. 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 subject property is rectangular in shape with a slope of 13.3 percent. The
Tentative Parcel Map is for condominium purposes for two dwelling units, conforms to the
General Plan land use and Zoning Code development standards, and is consistent with
all of the requirements of the Class 15 exemption.
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Linos Residential Condominiums (PA2020-329)
Zoning Administrator, February 11, 2021
Page 3
Tmplt: 07/25/19
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the NBMC. Additionally,
the item appeared on the agenda for this meeting, which was posted at City Hall and on
the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 10 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel Map
3
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING
TENTATIVE PARCEL MAP NO. NP2020-015 FOR TWO (2)-UNIT
CONDOMINIUM PURPOSES LOCATED AT 714 IRIS AVENUE
(PA2020-329)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by SONIL, Inc. dba SONIL Construction (Applicant), with respect
to property located at 714 Iris Avenue, and legally described as Lot 16, Block 736 of the
Corona del Mar Tract, requesting approval of a tentative parcel map for condominium
purposes.
2. The applicant requests a tentative parcel map for two (2)-unit condominium purposes. A
single-family residence has been demolished and a new duplex is currently under
construction. No waivers of Newport Beach Municipal Code (NBMC) Title 19
(Subdivisions) are proposed. The tentative parcel map would allow each unit to be sold
individually.
3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and
the General Plan Land Use Element category is Two Unit Residential (RT).
4. The subject property is not located within the coastal zone; therefore, a coastal
development permit is not required.
5. A public hearing was held online on February 11, 2021, observing restrictions due to the
Declaration of a State Emergency and Proclamation of Local Emergency related to
COVID-19. A notice of time, place and purpose of the hearing was given in accordance
with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was
presented to, and considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four (4) 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 (2) years, and the parcel does not
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Zoning Administrator Resolution No. ZA2021-###
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have an average slope greater than 20 percent. The subject property is rectangular in shape
with a slope of 13.3 percent. The Tentative Parcel Map is for condominium purposes for
two dwelling units, conforms to the General Plan land use and Zoning Code development
standards, and is consistent with all of the requirements of the Class 15 exemption.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of NBMC Title 20 (Planning and Zoning) and is approved based on
the following findings per NBMC Section 19.12.070 (Required Findings for Action on Tentative
Maps):
Finding:
A. That the proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions of
the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for two (2)-unit residential condominium purposes. A
single-family residence has been demolished and a new duplex is currently under
construction. The proposed subdivision and improvements are consistent with the
density of the R-2 Zoning District and the RT General Plan Land Use Designation.
2. The subject property is not located within a specific plan area.
3. The project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Iris Avenue frontage and
any damaged concrete alley panels consistent with NBMC Title 19.
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 two (2)-unit residential development because it is
regular in shape (rectangular and 13.3 percent slope). A single-family residence has
been demolished and a new duplex is currently under construction.
2. The subject property is accessible from the alley and is adequately served by all
existing utilities.
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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. A single-family residence has been demolished and a new duplex is currently under
construction.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3) of
the CEQA Guidelines – Class 15 (Minor Land Alterations).
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
Fact in Support of Finding:
1. The Tentative Parcel Map is for residential condominium purposes. All improvements
associated with the project will comply with all Building, Public Works, and Fire
Codes, which are in place to prevent serious public health problems.
2. Public improvements will be required of the developer per NBMC Section 19.28.010
(General Improvement Requirements) and Section 66411 (Local Agencies to
Regulate and Control Design of Subdivisions) of the Subdivision Map Act.
3. 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
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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,
because there are no public easements located on the property.
2. The existing sewer easements will be maintained and is conditioned to have no
structural encroachments, including but not limited to stairs, foundations, walls, and
caissons are permitted within the limits of the easements.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land Conservation
Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would
not be too small to sustain their agricultural use or the subdivision will result in residential
development incidental to the commercial agricultural use of the land.
Facts in Support of Finding:
1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2. The property was previously developed with a residential use and is located in a
Zoning District that permits residential uses.
Finding:
G. That, in the case of a “land project” as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project; and (2) the decision making body finds that the proposed land project
is consistent with the specific plan for the area.
Facts in Support of Finding:
1. California Business and Professions Code Section 11000.5 has been repealed by
the Legislature. However, this project site is not considered a “land project” as
previously defined in Section 11000.5 of the California Business and Professions
Code because the project site does not contain 50 or more parcels of land.
2. The project is not located within a specific plan area.
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Finding:
H. That solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the
California Code of Regulations (the California Building Code) that requires new
construction to meet minimum heating and cooling efficiency standards depending
on location and climate. The Newport Beach Building Division enforces Title 24
compliance through the plan check and inspection process.
Finding:
I. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the regional
housing need and that it balances the housing needs of the region against the public service
needs of the City’s residents and available fiscal and environmental resources.
Fact in Support of Finding:
1. The two (2)-unit development under construction adds one (1) additional dwelling
unit where previously, a single-family residential dwelling was developed. The two
(2)-unit dwelling that is proposed for construction is consistent with the intended uses
of the R-2 Zoning District, which allows two (2) residential units on the property.
Therefore, the Tentative Parcel Map for condominium purposes will help the City in
meeting its regional housing need by adding one (1) additional dwelling unit.
Finding:
J. That the discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
1. The new two (2)-unit dwelling 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.
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Fact in Support of Finding:
1. The subject property is not located within the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2020-015, subject to the conditions set forth in Exhibit “A,” which is attached
here to and incorporated by reference.
3. This action shall become final and effective 10 days after the adoption of this Resolution
unless within such time an appeal or call for review is filed with the Director of
Community Development in accordance with the provisions of NBMC Title 19
Subdivisions.
PASSED, APPROVED, AND ADOPTED THIS 11th DAY OF FEBRUARY, 2021.
______________________________
Jaime Murillo
Zoning Administrator
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Zoning Administrator Resolution No. ZA2021-###
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. Subsequent to the recordation of the Parcel Map, the applicant shall apply for a building
permit for a description change of the subject project development from “duplex” to
“condominium.” The development will not be condominiums until this permit is final.
3. The building permit for the new construction shall not be final until after recordation of the
parcel map.
4. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 19 (Subdivisions) of the Newport Beach Municipal
Code.
5. Prior to recordation of the parcel map, park fees for one (1) additional unit shall be paid
(currently $30,217).
6. Prior to recordation of the parcel map, fair share fees for one (1) additional unit shall be
paid (currently $1,941).
7. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any 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 Linos Residential Condominiums, including, but not limited to, Tentative Parcel
Map No. NP2020-015 (PA2020-329). 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.
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Public Works Department
8. A parcel map shall be recorded. The Map shall be prepared on the California coordinate
system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the
Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic
file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
Map to be submitted to the City of Newport Beach shall comply with the City’s
CADD Standards. Scanned images will not be accepted.
9. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(1-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
10. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
11. All damaged curb, gutter and sidewalk along the Iris Avenue frontage and all damaged
alley panels along the alley frontage shall be reconstructed per City Standard.
12. The existing street tree along the Iris Avenue frontage shall be protected in place.
13. 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.
14. Prior to issuance of a description change for condominium units, the garage shall
provide a partition wall between both two (2)-car tandem garages with an individual roll-
up or sectional garage door. The garage separation shall be a condition of the
Condominium Conversion, unless otherwise approved by the Planning Division.
15. The existing 8-foot wide and 4-foot wide sewer easement shall be maintained. and
widened to 10 feet utilizing the existing centerline of the easement. No structural
encroachments, including but not limited to stairs, foundations, walls, and caissons are
permitted within the limits of the easements.
16. All existing overhead utilities shall be undergrounded.
17. No above ground improvements are permitted within the 5-foot rear alley setback area.
18. New sod or low groundcovers of the type approved by the City shall be installed
throughout the Iris Avenue parkway fronting the development site.
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19. An encroachment permit is required for all work activities within the public right-of-way.
20. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
21. 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.
Building Division
22. Independent utility services shall be provided for each unit.
23. Independent fire risers shall be required for each unit.
24. Construction shall comply with the California Code of Regulations.
Fire Department
25. Fire sprinklers shall be installed in accordance with NFPA 13D.
13
Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Tentative Parcel Map No. NP2020-015
PA2020-329
714 Iris Avenue
Subject Property
15
Attachment No. ZA 3
Tentative Parcel Map
16
CORONA DEL MAR, CA
714 iRIS
PLUS SUBTERRANEAN BASEMENT PROPOSED 2 STORY RESIDENCE
PROPOSED UNIT
123.45 EXISTING ELEV. REC. BRG. & DIST.
BRICK
ASPHALT
LEGEND
DESCRIPTION
WALL
A.C.
M.H. MAN-HOLE
F.S. FINISH SURFACE
CONC. CONCRETE
G.F. GARAGE FLOOR
F.F. FINISH FLOOR
WM WATER METER
LOT LINE
BUILDING
FOR CONDOMINIUM PURPOSES, 1 PARCEL 714 IRIS, CORONA DEL MAR
TENTATIVE PARCEL MAP NO. 2020-
DATE: 9-17-20
MICHAEL LINOS
OWNER AND SUB DIVIDER:PREPARED BY:
Elevation = 100.00 ASSUMED DATUM
Southerly PL Prod at Top of Curb.
BEING A SUBDIVISION OF: Lot 16, Block 736, Corona Del Mar Tract
SCALE 1"=10’
BENCH MARK: 949 858-3438 FAX
949 858-2924 OFFICE
LAGUNA HILLS, CA 92653
23016 LAKE FOREST DRIVE #409
RON MIEDEMA L.S. 4653
118.5TW
118.46TW
117.76TW
117.50TW
116.05NG
116.58NG
115.49FS
114.13FS
110.09TW
108.67TW
106.83TW
107.82NG
107.11NG
108.37NG
119.80TW
120.73TW
120.81TW
116.70TW
112.29TW
110.99TW
107.45TW
107.42TW
105.31TW
105.81TW
113.48TW
120.67FS
120.43FS
117.24FS
117.16FS
110.98FS
110.70FS
107.35FS
107.30FS
104.56FS
104.36FS
128.00 T.O.R.
127.97
T.O.R.
133.75 T.O.R.
119.39TW
108
.97TW
112.
3
9
T
W
119.45 DECK
119.50 DECK
119.56FF
113.03FS 111.85FF
104.23FS
104.19FS
104.38FS
119.12FS
111.77FS
111.52FS
111.80FS
111.59FS 111.58FS
108.31TW 108.39TW
103.64FS
103.48NG
103.01NG
103.01NG
102.92NG
102.75NG
102.79NG
102.71GF
103.58FL 103.76FL 104.07FL
103.85FL
103.99FS 103
.47
FS
103.20FS 102
.89
FS
102.76FS
103.19FS
102.68NG
103.21NG
103.40NG
103.37NG
104.76NG
104.62NG
103.30 CHIS. X
104.18 L&T L.S. 4653
103.96 L&T L.S. 5023
SD MH 103.59
103.42NG
104.93NG
105.73NG 105.01NG
106.88NG
112.98NG
113.34NG
112
.4
8NG
111.45NG
111.03NG 110.33NG
109.57NG
109.19NG 110.18NG
107.08NG
107
.7
8FS
110.36NG
111
.68NG
112.
16NG
118.80GF 118.87FS
118.90FS
118.98FS
118.8FS
119.2NG
118.98FS
118.66FS
118.50FS
118.35FS 117.33FS 115.96FS 119.90FS
115.74FS 117.19FS 117.91FS 118.94FS 119.79FS
121.02 L&T L.S.4653
117.64NG
117.96NG
118.25FS
118.07FL
118.76TC X 117.95TC X 117.57FL 117.06TC 116.57FL 116.06TC 115.61FL 119.50TC 118.71FL
102.97FL
82 103.01 CP
144 108.07 NG
167 109.40 NG
196 103.47 CP
209 114.82 NG
218 112.19 NG
WM 102.63 WM 103.62
STRIP
DRAIN
101.86TG
WM 102.73
WM 102.80 WM 103.47
UTILITY BOX
SEWER COVER
UTILITY BOX
GM
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC.
CONC. CONC.
RESIDENCE
RESIDENCE
RESIDENCE
DECK
DECK
103.52 LEAD & TACK
48" PINE
18" TREE 6" TREE 24" TREE
12" TREE
119.18 L&T L.S.4653
IRIS AVENUE
ALLEY
C
C
UNIT A
GARAGE
UNIT B
GARAGE
UNIT AUNIT B CARPORT
CARPORT
25’
N49%%D25’40"W 117.99’
N49%%D25’40"W 117.99’
N40%%D34’20"E 30.00’
N40%%D34’20"E 30.00’
7.0
7.0
7.0
7.0
RONMIEDEMA
NO. 4653EXP. 9/30/21
L I C E N S E D L A N D S U R V E Y O R
S T A T E
O F C A L I F O R N I A
8 FOOT PUBLIC UTILITY EASEMENT
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