HomeMy WebLinkAbout02_Solis Residential Condominium Conversion and Tentative Parcel Map_PA2022-0312CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 25, 2022
Agenda Item No. 2
SUBJECT: Solis Residential Condominiums (PA2022-0312)
▪Tentative Parcel Map
▪Condominium Conversion Permit
▪County Tentative Parcel Map No. 2022-190
SITE LOCATION: 721 and 721 ½ Heliotrope Avenue
APPLICANT: Amber Miedema, RDM Surveying
OWNER: Anna Maria Solis
PLANNER: Oscar Orozco, Assistant Planner
949-644-3219, oorozco@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 and condominium conversion permit to convert an
existing duplex that was constructed in 2012 to condominiums. No waivers of Title 19
(Subdivisions) are proposed. The Tentative Parcel Map and condominium conversion
permit 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 the Tentative Parcel
Map and Condominium Conversion Permit (Attachment No. ZA 1).
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Solis Residential Condominiums (PA2022-0312)
Zoning Administrator, May 25, 2023
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DISCUSSION
• The property is in the R-2 (Two-Unit Residential) Zoning District. The R-2 District
is intended to provide areas appropriate for residential development of up to two
units (i.e., a duplex) on a single legal lot. A duplex was constructed in 2012 and has
not undergone any changes since.
• The property measures 30-feet wide by 118-feet deep and is relatively flat. It is in
an already-developed neighborhood and is adequately served by existing utilities.
• The existing duplex conforms to all applicable development standards, including
floor area limit, setbacks, and off-street parking. The existing duplex provides one
(1), two (2)-car garage and two (2) covered spaces, for a total of four (4) spaces (one
covered and one garage space per unit). As conditioned, each unit will be served by
individual water meters, sewer laterals, and cleanouts.
• The project includes conditions of approval requiring public improvements,
including the reconstruction of existing broken sidewalks, curbs and gutters along
the Heliotrope Avenue and Fifth Avenue frontage, as needed, as well as the
undergrounding of utilities, the installation of new landscape along the Heliotrope
Avenue and Fifth Avenue parkway, and the dedication of a 10-foot radius corner
cut-off for street purposes at the corner of Heliotrope Avenue and fifth Avenue
consistent with Title 19 (Subdivisions).
• This condominium project is not subject to the assessment of Fair Share Fees and
In-Lieu Park Dedication fees as the project does not result in the net increase of
residential units.
• The duplex was reviewed and approved by all City departments. All wastewater
will discharge into the existing sewer system, such that it complies with Regional
Water Quality Control Board (RWQCB) requirements.
• The proposed subdivision and improvements are consistent with the development
standards of the Zoning Code and the policies of the General Plan.
ENVIRONMENTAL REVIEW
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.
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
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Solis Residential Condominiums (PA2022-0312)
Zoning Administrator, May 25, 2023
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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 project is consistent with and eligible for the
Class 15 Exemption.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 10 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at 949-644-3200.
Prepared by:
LAW/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 County Tentative Parcel Map No. 2022-190
3
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2023-####
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
TENTATIVE PARCEL MAP AND CONDOMINIUM CONVERSION
PERMIT FOR AN EXISTING TWO (2)-UNIT RESIDENTIAL
DUPLEX LOCATED AT 721 AND 721 ½ HELIOTROPE AVENUE
(PA2022-0312)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by RDM Surveying (Amber Miedema), concerning the property
located at 721 and 721 ½ Heliotrope Avenue, and legally described as Lot 21, Block 734,
of the Corona del Mar Tract requesting approval of a tentative parcel map and
condominium conversion permit for condominium purposes.
2. The Applicant requests a tentative parcel map and condominium conversion permit to
convert an existing duplex that was constructed in 2012 to condominiums. No waivers of
Title 19 (Subdivisions) are proposed. The Tentative Parcel Map and condominium
conversion permit 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 on May 25, 2022, online via Zoom. A notice of time, place, and
purpose of the hearing was given in accordance with the NBMC. Evidence, both written
and oral, was presented to and considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, 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 have an average slope greater than 20 percent. The project meets all
identified criteria; therefore, it is eligible for the Class 15 Exemption.
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Zoning Administrator Resolution No. ZA2023-####
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SECTION 3. REQUIRED FINDINGS.
Tentative Parcel Map
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the
NBMC, the following findings and facts in support of such findings are set forth:
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 for
an existing duplex that was constructed in 2012. The proposed subdivision and
improvements are consistent with the density of the R-2 Zoning District and the RT
General Plan Land Use category.
2. The subject property is not located within a specific plan area.
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The lot is physically suitable for a duplex because it is relatively flat and rectangular.
A duplex was constructed in 2012 and will remain on-site. The lot is 30-feet wide,
118-feet deep, and 3,540-square-feet in area.
2. The subject property is accessible from both Fifth Avenue and the alley in the rear.
3. The site is adequately served by existing utilities, as it is an existing duplex and there
is no proposed change in density.
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.
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Facts in Support of Finding:
1.The property is located within a developed residential neighborhood that does not
contain any sensitive vegetation or habitat on-site.
2.This project is exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions) of the CEQA
Guidelines.
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 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. Public
improvements will be required of the developer per NBMC Section 19.28.010
(General Improvement Requirements) and Section 66411 (Local agencies to
regulate and control design of subdivisions) of the Subdivision Map Act. All
ordinances of the City and all Conditions of Approval will be complied with.
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.
Fact in Support of Finding:
1.The Public Works Department has reviewed the proposed Tentative Parcel Map and
determined that the design of the development will not conflict with easements
acquired by the public at large, for access through, or use of property within the
existing development because no public easements are located on the property.
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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 the R-2 Zoning District, which is
intended for and 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.
Finding:
H. That solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Facts in Support of Finding:
1. Any future improvements will be subject to Title 24 of the California Building Code
(CBC) that requires new construction meet minimum heating and cooling efficiency
standards depending on location and climate. The City’s Building Division enforces
Title 24 compliance through the plan check and inspection process. The existing
duplex was constructed in 2012 in compliance with the heating and cooling design
requirements required at that time. Any future construction would be subject to
current CBC requirements.
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2. The Building Division has reviewed the project and have found it to be acceptable.
Pursuant to Section 66473.1(d) and 66475.3(5) of the Subdivision Map Act,
condominium projects which consist of the subdivision of airspace in an existing
building when no new structures are added are exempt from the requirements of this
section.
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 existing duplex is consistent with the R-2 Zoning District, which allows up to
two (2) residential units on the property. Therefore, the Tentative Parcel Map for
residential condominium purposes will not affect the City in meeting its regional
housing needs.
Finding:
J. That the discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
1. The project wastewater is designed to discharge into the existing sewer system
and complies with the Regional Water Quality Control Board (RWQCB)
requirements.
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 3 of the Coastal Act.
Fact in Support of Finding:
1. The subject property is not within the Coastal Zone.
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Condominium Conversion
In accordance with Section 19.64.070 (Standards for Condominium Conversions) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding
L. The minimum number, and the design and location of off-street parking spaces shall be
provided in conformance with the provisions of the NBMC in effect at the time of approval
of the conversion.
Facts in Support of Finding
1. The existing duplex provides one, two (2)-car garage and two (2) covered spaces, for
a total of four (4) spaces (one covered and one garage space per unit).
2. The four (4) spaces provided meet the number (2 per unit), design (17 feet 6 inches
by 19 feet), and location of parking spaces required per Chapter 20.40 (Off-Street
Parking) of the Zoning Ordinance.
Finding
M. Each dwelling unit within a building shall have a separate sewer connection to the City
sewer.
Fact in Support of Finding
1. The existing duplex was constructed with two separate sewer connections to the City
sewer.
Finding
N. Each sewer lateral shall be retrofitted/fitted with a cleanout at the property line.
Fact in Support of Finding
1. As conditioned, the project will comply with this requirement prior to recordation of
the final parcel map. The property will be retrofitted with a cleanout at the property
line.
Finding
O. Each unit shall maintain a separate water meter and water meter connection.
Fact in Support of Finding
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1. As conditioned, the project will comply with this requirement prior to recordation of
the final parcel map.
P. The electrical service connection shall comply with the requirements of Chapter 15.32
(Underground Utilities) of the Newport Beach Municipal Code.
Fact in Support of Finding
1. The duplex was constructed with electrical service connections in compliance with the
requirements of Chapter 15.32.
Finding
Q. The applicant for a condominium conversion shall request a special inspection from the
Building Division for the purpose of identifying any building safety violations. The applicant
shall correct all identified safety violations prior to approval of a final map for the
condominium conversion.
Fact in Support of Finding
1. Pursuant to Section 19.64.070 (F) of the NBMC, a special inspection was completed
by the Building Inspector on May 16, 2023, for the purpose of identifying any building
safety violations. No safety violations were observed, and the building inspection was
approved by the Building Inspector on May 16, 2023.
Finding
R. Permanent lot stakes and tags shall be installed at all lot corners by a licensed surveyor or
civil engineer unless otherwise required by the City Engineer.
Fact in Support of Finding
1. As conditioned, the project will comply with this requirement prior to recordation of
the final parcel map.
Finding
S. For residential conversions, the project shall be consistent with the adopted goals and
policies of the General Plan, particularly with regard to the balance and dispersion of
housing types within the City.
Facts in Support of Finding
1. The General Plan does not include any specific goals for the dispersion of rental
housing within the area. Housing Program 2.1.1 of the Housing Element of the
General Plan which restricts the conversion of rental units to condominiums in
developments containing 15 or more units does not apply.
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2. Although the conversion from rental to ownership will reduce the number of rental
opportunities in the area, the elimination of two rental units will not create a
detrimental impact to housing opportunities in the area or City, as two units
represents a very small fraction of the City’s supply of rental housing.
Finding
T. The establishment, maintenance or operation of the use or building applied for shall not,
under the circumstances of the particular case, be detrimental to the health, safety, peace,
comfort and general welfare of persons residing or working in the neighborhood of such
proposed use or be detrimental or injurious to property and improvements in the
neighborhood or the general welfare of the City.
Facts in Support of Finding
1. The use of the property will continue to be used for two-unit residential purposes and
there is no evidence suggesting the use has been detrimental to the neighborhood or
the general welfare of the City.
2. The proposed project is to convert an existing duplex into two condominiums on
property located within the R-2 zoning district.
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 the Tentative
Parcel Map and Condominium Conversion (PA2022-0312), subject to the conditions set
forth in Exhibit “A,” which is attached hereto 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 25TH DAY OF MAY 2023.
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____________________________________________
Benjamin M. Zdeba, AICP, ZONING ADMINISTRATOR
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
2. After the recordation of the Parcel Map, the Applicant shall apply for a building permit
for a description change of the subject project development from “duplex” to
“condominium.” The development will not be condominiums until this description change
permit is final.
3. Two-car parking, including one enclosed garage space and one covered or enclosed
parking space, shall be provided on site for each dwelling unit pursuant to Section
20.40.040 of the NBMC. All parking spaces shall be maintained clear of obstructions for
the parking of vehicles at all times.
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
Tentative Parcel map.
5. 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 NBMC.
6. 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 Solis Residential Condominiums including, but not limited to Tentative
Parcel Map and Condominium Conversion (PA2022-0312). 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
7. Prior to the issuance of a description change permit, a Parcel Map shall be recorded. The
Map shall be prepared on the California Coordinate System (North American Datum of
1983, NAD83). Before the 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 the 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, Sub-article 18. The
Map to be submitted to the City of Newport Beach shall comply with the City’s CADD
Standards. Scanned images will not be accepted.
8. Prior to recordation of the Parcel Map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual Subarticle 18. Monuments (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.
9. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
10. An encroachment permit shall be required for all work activities within the public right-
of-way.
11. Prior to recordation of the parcel map, the Applicant/Owner shall reconstruct the existing
broken and/or otherwise damaged concrete curb and gutter along the Heliotrope
Avenue frontage and Fifth Avenue frontage and alley panels along the alley frontage
per City Standard.
12. The Applicant/Owner shall remove all private encroachments within the street rights-of-
way along the project frontages that do not comply with City Council Policy L-6, including
but not limited to, loose gravel. Obtain an encroachment agreement for all private
improvements that comply with City Council Policy L-6, including but not limited to
decorative walkways and artificial turf.
13. Each unit shall be served by its individual water service/meter and sewer
lateral/cleanout. Each water meter and sewer cleanout shall be installed with a traffic-
grade box and cover.
14. All existing overhead utilities shall be undergrounded.
15. Prior to recordation of the parcel map, the Applicant/Owner shall install a new 36-inch
box street tree along the Heliotrope Avenue and two 36-inch box trees along the Fifth
Avenue frontages.
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16. Prior to recordation of the parcel map, the Owner shall dedicate a 10-foot radius corner
cut-off for street purposes at the corner of Heliotrope Avenue and Fifth Avenue. All
private improvements within the dedication area shall be removed.
17. Prior to the recordation of the parcel map, the Owner shall install an accessible
compliant curb ramp at the Heliotrope Avenue and Fifth Avenue intersection.
18. All improvements shall comply with the City’s sight distance requirement pursuant to
City Standard Design 110.
19. In case of damage done to public improvements surrounding the development site by
private construction, additional reconstruction within the public right-of-way shall be
required at the discretion of the Public Works Inspector.
16
Attachment No. ZA 2
Vicinity Map
17
VICINITY MAP
Tentative Parcel Map and Condominium
Conversion Permit
(PA2022-0312)
721 and 721 ½ Heliotrope Avenue
Subject Property
18
Attachment No. ZA 3
County Tentative Parcel Map No. 2022-190
19
SCALE 1"=10’
DESCRIPTION
XX
123.45
P.P.
WM
F.F.
G.F.
CONC.
F.S.
M.H.
P
A.C.
MEAS. ELEVATIONS
ASPHALT
PLANTER
MAN-HOLE
FINISHED SURFACE
CONCRETE
GARAGE FLOOR
FINISH FLOOR
WATER METER
POWER POLE
FENCE
PROPERTY LINE
BUILDING
WALL
DECK
BRICK
REC. BRG. & DIST.
NATURAL GRADEN.G. N A L DESNECIL R
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RON
MIEDEMA
No. 4653
FL FLOWLINE
LEAD & TAGL&T
TC TOP OF CURB
S&W SPIKE & WASHER
G.M. GAS METER
LEGENDTENTATIVE PARCEL MAP NO. 2022-190
OWNER AND SUBDIVIDER:
ANNA MARIE SOLIS TRUSTEE
OF THE ANNA MARIA SOLIS
LIVING TRUST
721 HELIOTROPE
CORONA DEL MAR, CA 92625
PREPARED BY:
RON MIEDEMA L.S. 4653
23016 LAKE FOREST DRIVE #409
LAGUNA HILLS, CA 92653
OFFICE: 949 858-2924
BENCHMARK:
SOUTHERLY PROPERTY LINE PROD.
LOCATED AT TOP OF CURB ON IRIS.
ELEVATION= 100.00 ASSUMED DATUM
BEING A SUBDIVISION OF: LOT 21, BLOCK 734
CORONA DEL MAR TRACT
FOR CONDOMINIUM PURPOSES, 1 PARCEL 721 HELIOTROPE AVENUE, CORONAT
DEL MAR LOT SIZE= 3,540 SQ. FT.
DATE: 12-09-22 100.37 TC 99.80 FL 100.98 TC 100.35 FL 101.03 100.57 100.00 TC CHIS BOX 99.38 FL 100.22101.25 FF 98.27 9
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N
C
. 100.94TC 100.48FL 100.94TC 100.48FL 99.60TC 99.14FL 99,60TC 99.14FL UNIT 2 UNIT 1
100.25 FF
1 %
1 %
1 %
1 % 100.95 99.95 101.17 98.6 99.7 100.0 PARCEL 1
20