HomeMy WebLinkAbout01 - Marigold Parcel Map NP2013-011 - PA2013-120COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 25, 2013
Agenda Item No. 1
SUBJECT: Marigold Parcel Map (PA2013 -120)
604 Marigold Avenue
Tentative Parcel Map No. NP2013 -011
County Tentative Parcel Map No. 2013 -124
APPLICANT: Apex Land Surveying — Paul Craft
PLANNER: Fern Nueno, Associate Planner
( 949) 644 -3227, fnueno @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -2 (Two -Unit Residential)
• General Plan: RT (Two -Unit Residential)
PROJECT SUMMARY
A parcel map application for two -unit condominium purposes. No waivers of Title 19
(Subdivisions) development standards are proposed with this application. The parcel
map would allow each unit of the duplex, currently under construction, to be sold
individually. The property was previously improved with a duplex.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel
Map No. NP2013 -011 (Attachment No. ZA 1).
• A previously existing duplex was demolished and a new duplex is currently under
construction.
1
2
Marigold Parcel Map (PA2013 -120)
Zoning Administrator July 25, 2013
Page 2
• The property is designated for two -unit residential use by the General Plan and
Zoning Code. The new duplex is consistent with this designation and a parcel
map for condominiums does not change the use.
• The parcel map approval will allow the units to be sold separately.
• The new duplex will conform to the Municipal Code requirements, and the parcel
map for condominiums will meet all of the Title 19 standards.
• Public improvements will be required of the applicant pursuant to the Municipal
Code and the Subdivision Map Act.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15315, of the California
Environmental Quality Act (CEQA) Guidelines - Class 15 (Minor Land Divisions). Class
15 exempts 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 to local standards are
available, the parcel was not involved in a division of a larger parcel within the previous
2 years, and the parcel does not have an average slope greater than 20 percent. The
proposed parcel map is for condominium purposes and is consistent with the
requirements of the Class 15 exemption.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days 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.
Tmp1t05 -24 -13
Prepared by:
fk,41y�
F6r6 N leno, Associate Planner
leil in
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Tentative Parcel
County Tentative
Tmp1t05 -24 -13
Marigold Parcel Map (PA2013 -120)
Zoning Administrator July 25, 2013
Page 3
Map No. NP2013 -011
Parcel Map No. 2013 -124
4
Attachment No. ZA 1
Draft Resolution
5
0
RESOLUTION NO. ZA2013 -0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2013 -011 FOR A PARCEL MAP FOR TWO -UNIT
CONDOMINIUM PURPOSES LOCATED AT 604 MARIGOLD
AVENUE (PA2013 -120)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Paul Craft, Apex Land Surveying, with respect to property
located at 604 Marigold Avenue, and legally described as Lot 6 and the Northeasterly
half of Lot 4, Block 640, Corona del Mar Tract requesting approval of a Tentative Parcel
Map.
2. The applicant requests a tentative parcel map for two -unit condominium purposes. No
exceptions to the Title 19 (Subdivisions) development standards are proposed with
this application. The property was previously developed with a duplex that has been
demolished and a new duplex is currently under construction. The code required two -
car parking per unit will be provided.
3. The subject property is located within the Two -Unit Residential (R2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on July 25, 2013, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act under Class 15 (Minor Land Divisions).
2. Class 15 exempts 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 to local standards are
available, the parcel was not involved in a division of a larger parcel within the
previous 2 years, and the parcel does not have an average slope greater than 20
percent. The proposed parcel map is for condominium purposes and is consistent with
the requirements of the Class 15 exemption.
rW,
Zoning Administrator Resolution No. ZA2013 -0 ##
Page 2 of 8
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the proposed parcel map is consistent
with the legislative intent of Title 20 (Planning and Zoning) of the Municipal Code and is
approved based on the following findings pursuant to Section 19.12.070 (Required Findings
for Action on Tentative Maps) of the Municipal Code:
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 proposed Parcel Map is for two -unit condominium purposes. A duplex was
demolished and is being replaced with a new duplex currently under construction. The
proposed subdivision and improvements are consistent with the Two -Unit Residential
(R -2) Zoning District and the Two -Unit Residential (RT) General Plan Land Use
Designation.
Finding
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding
1. The lot is regular in shape, has a slope of less than 20 percent, and is suitable for two -
unit residential development.
Finding
C. That the design of the subdivision or the proposed improvements will not 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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Zoning Administrator Resolution No. ZA2013 -0 ##
Page 3 of 8
Facts in Support of Finding
1. The subject property is developed and the lot, proposed improvements, and proposed
parcel map application will not cause substantial environmental damage.
2. This project has been reviewed, and it has been determined that it is categorically
exempt from the requirements of the California Environmental Quality Act under Class
15 (Minor Land Divisions) which 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 2 years,
and the parcel does not have an average slope greater than 20 percent. The proposed
parcel map is for condominium purposes and is corlstent with all of the requirements
of the Class 15 exemption.
Finding
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding
1. The proposed Parcel Map is for residential condominium purposes. All construction for
the project will comply with all Building, Public Works, and Fire Codes, which are in
place to prevent serious public health problems. Public improvements will be required
of the developer per Section 19.28.010 (General Improvement Requirements) of the
Municipal Code and Section 66411 (Local agencies to regulate and control design of
subdivisions) of the Subdivision Map Act. Furthermore, the proposed project will
conform to all applicable City ordinances.
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 easements
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.
04 -24 -2013
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Zoning Administrator Resolution No. ZA2013 -0 ##
Page 4 of 8
Facts in Support of Finding
1. The design of the development will not conflict with any easements acquired by the
public at large for access through or use of property within the proposed development
as there are no public easements that are located on the property. Sufficient access is
provided with the proposed parcel map.
Finding
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation 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 developme incidental to the commercial
agricultural use of the land.
Facts in Support of Finding
1. The property is not subject to the Williamson Act. The subject property is not
designated as an agricultural preserve and is less than 100 acres.
Finding
G. That, in the case of a "land project' as defined in Section 11000.5 of the California
Business and Professions Code: (a) there is an adopted specific plan for the area to
be included within the land project; and (b) 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.
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 proposed Parcel Map and improvements, including the duplex under construction,
are subject to Title 24 of the California Building Code that requires new construction to
04 -24 -2013
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Zoning Administrator Resolution No. ZA2013 -0 ##
Page 5 of 8
meet minimum heating and cooling efficiency standards based 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.
Facts in Support of Finding
1. The residential density allowed for the site will remain the same, which allows two
units in the R -2 Zoning District. Therefore, the parcel map for condominium purposes
will not affect the City in meeting its regional housing need.
Finding
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding
1. Wastewater discharge into the existing sewer system has been designed to comply
with the Regional Water Quality Control Board (RWQCB) requirements.
Finding
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding
1. The subject property is not located within the Coastal Zone.
Finding
L. That public improvements will be required of the Applicant per the Municipal Code and
the Subdivision Map Act.
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Zoning Administrator Resolution No. ZA2013 -0 ##
Page 6 of 8
Facts in Support of Finding
1. The conditions of approval include requirements for public improvements including
reconstruction of the existing broken and /or otherwise damaged concrete alley
adjacent to the property.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2013 -011, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective 10 days after the adoption of this
Resolution unless within such time an appeal is filed with the Director of Community
Development in accordance with the provisions of Title 19 Subdivisions, of the
Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 25`h DAY OF JULY, 2013.
0
Brenda Wisneski, AICP, Zoning Administrator
04 -24 -2013
12
Zoning Administrator Resolution No. ZA2013 -0 ##
Page 7 of 8
W1:1131dv_11i
CONDITIONS OF APPROVAL
1. A parcel map shall be recorded. The Map shall be prepared on the California
coordinate system (NAD88). Prior to recordation of the Map, the surveyor /engineer
preparing the Map shall submit to the County Surveyor and the City of Newport Beach
a digital - graphic file of said map in a manner described in Section 7 -9 -330 and 7 -9 -337
of the Orange County Subdivision Code and Orange County Subdivision Manual,
Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with
the City's CADD Standards. Scanned images will not be accepted.
2. Prior to recordation of the parcel map, the surveyor /engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7 -9 -330 and 7 -9 -337 of the
Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle
18. Monuments (one -inch iron pipe with tag) shall be set On Each Lot Corner unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in
place if installed prior to completion of construction project.
3. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
4. Prior to recordation of the parcel map, the existing broken and /or otherwise damaged
concrete alley adjacent to the property shall be reconstructed.
5. Marigold Avenue is part of the City's Moratorium List. Work performed on said
roadway will require additional surfacing requirements. See City Standard 105 -L -F.
6. Prior to recordation of the parcel map, all existing private, non - standard improvements
within the public right -of -way and /or extensions of private, non - standard improvements
into the public right -of -way fronting the development site shall be removed.
7. 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. The water meter and sewer cleanout shall be located within the public right -of-
way.
8. An encroachment permit is required for all work activities within the public right -of -way.
9. All improvements shall comply with the City's sight distance requirement. See City
Standard STD -110 -L and Municipal Code 20.30.130.
10. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of -way may be
required at the discretion of the Public Works Inspector.
04 -24 -2013
2�
Zoning Administrator Resolution No. ZA2013 -0 ##
Page 8 of 8
11. All on -site drainage shall comply with the current City Water Quality requirements.
12. All utilities to be abandoned shall be done so per City standards.
13. Each dwelling unit shall be served with individual gas and electrical service connection
and shall maintain separate meters for the utilities.
14. In compliance with the requirements of Chapter 9.04, Section 901.4.4, of the Newport
Beach Municipal Code, approved street numbers or addresses shall be placed on all
new and existing buildings in such a location that is plainly visible and legible from the
street or road fronting the subject property. Said numbers shall be of non - combustible
materials, shall contrast with the background, and shall be either internally or
externally illuminated to be visible at night. Numbers shall be no less than four inches
in height with a one -inch wide stroke. The Planning Division Plan Check designee
shall verify the installation of the approved street number or addresses during the plan
check process for the new or remodeled structure.
15. The building permit for the new construction shall not be finaled until after recordation
of the Parcel Map. Subsequent to 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 finaled.
16. 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 Marigold
Parcel Map including, but not limited to, Parcel Map No. NP2013 -011 (PA2013 -120).
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.
17. This Parcel Map shall expire if the map has not been recorded within 2 years of the
date of approval, unless an extension is granted by the Community Development
Director in accordance with the provisions of Section 19.16 of the Newport Beach
Municipal Code.
04 -24 -2013
14
Attachment No. ZA 2
Vicinity Map
1.5
Tentative Parcel Map No. NP2013 -011
PA2013 -120
604 Marigold Avenue
10
Attachment No. ZA 3
Tentative Parcel Map No. NP2013 -012
County Tentative Parcel Map No. 2013 -135
27
12
LEGAL DESCRIPTION SURVEYOR. TENTATIVE PARCEL MAP NO. 2013m
APEX LAND SURVEYING, INC.
8512 OXLEY CIRCLE
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT HUNTINGTON BEACH, CA 92646 604 MARIGOLD AVENUE SURVEYOR'S NOTE
BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA AND 714.488.5006 PHONE
IS DESCRIBED AS FOLLOWS: 714.333.4440 FAX NEWPORT BEACH, CA 92625
CONTACT: PAUL D. CRAFT, PLS
LOT 6 AND THE 1/2 OF 6440 OF CORONA DEL NORTHEASTERLY
TRACT, AS PERLMAP RECORDED 0�AIN//C S PAUL D. CRAFT, P.L.S. 8516 DATE
Gj p /i- G
IN BOOK 3, PAGES 41 ANS 42 OF MISCELLANEOUS MAPS, � � 'fG LICENSE RENEWAL DATE 12/31/14
IN THE OFFICE OF THE COUNTY RECORDER OF SAID j A m NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
COUNTY of a T p STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
a No. 8516 { ;7 LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
Exp. 12/31/14 PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING
8� �Q DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION
OWNER SUBDIVIDER / APPLICANT qTF OF CA��FOe� REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,
RAMIN AFSHAR RAMIN AFSHAR EITHER EXPRESSED OR IMPLIED.
24851 VISTA MAGNIFICIA 24851 VISTA MAGNIFICIA PARCEL '1' LAND AREA:
LAGUNA NIGUEL CA 92677 LAGUNA NIGUEL CA 92677
5,308 SQ. FT.
0.12 ACRES
BENCHMARK
ZONING
BENCHMARK NO.: 3S -45 -99 R -2 4TH AVENUE
DESCRIBED BY OCS 2003 - FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISK LEGEND N 49 2540" W 150.02'
STAMPED "3S-45 -99" SET IN THE TOP NORTHERLY CORNER OF A 4.0 FT. BY 8.0
FT. CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE EASTERLY
CORNER OF THE INTERSECTION OF MACARTHUR BOULEVARD AND SAN o- - WOOD FENCE (WDF)
JOAQUIN HILLS ROAD, 70 FT. SOUTHEASTERLY OF THE CENTERLINE OF AC - ASPHALT PAVEMENT 115.93 TC 116.10 1 1 14' 1
MACARTHUR BOULEVARD AND 135 FT. NORTHEASTERLY OF THE CENTERLINE - CENTERLINE 116.00 (115.35)FL FS 1 (116.16) 17' 7'
OF SAN JOAQUIN HILLS ROAD. MONUMENT IS SET LEVEL WITH THE SIDEWALK. (115.97 AC FS 1 I
EG - EDGE OF GUTTER TC (114.57) (� 1
ELEVATION: 251.761 FEET (NAVD88), YEAR LEVELED: 1999 5 0' EG I EXISTING BUILDING I� V� EXISTING BUILDING I N 1
EPB - ELECTRICAL PULL BOX N I rn o
25' 25' II 0.25' (117.16) n N 1z R o I
FF - FINISHED FLOOR �Ir� NG O °
FFG - FINISHED FLOOR GARAGE 116.02 116.61 117.05 �� N 1 (115.99)
(115.73) FS FS 117.28 117.13 0 I
AC N 49 2_5'09" W 2500' FS FS N 4925'09" W FS 117.95' NG d I FL 1
FL - FLOWLINE - - --25.00'
- - - -
FS - FINISHED SURFACE 115.19)
EG 116.83 Cl 17.15 116.. 1
GB - GRADE BREAK FS NG FS 1 16.16 I
SURVEYOR'S NOTE 115.76 TL 116.89
5)FL
(1 15.1 PP I
GM - GAS METER NG (116.92) 116.14
BOUNDARY AND TOPOGRAPHIC MEASUREMENTS SHOWN HEREON ARE BASED NG - NATURAL GROUND (129.59) 129.61 117. FS EPB I
ON TOPOGRAPHIC CONDITIONS AND FOUND MONUMNENTS IN THE COURSE OF PP - POWER POLE 1.0 WALL 19.7 RIDGE RIDGE PROPOSED RESIDENCE 1 16.20 I
A FIELD SURVEY PERFORMED IN APRIL 2011. CURB AND 604 MARIGOLD AVE. FS 1
SCO - SEWER CLEAN -OUT GUTTER (116.79 APN: 459- 074 -08 116.94
SFN - SEARCHED FOUND NOTHING, SET NOTHING BOUNDARY LINE 132.27 NG FF 1
SEWER AND STORM DRAIN 116.54 (118.51) RIDGE \ �m BOUNDARY
TC - TOP OF CURB rn F
TIE INTO EXISTING FACILITY 115.30 TC N 116.81 FS FF \ m oo rNN W M - WATER METER (115.27) (114.67)FL NG (13RIDGE FS17 78 116.91 .77) (115.49)
WV - WATER VALVE AC n FS FS�GB FL
PROPOSED USE OF LAND () - EXISTING ELEVATION d 114.74 n (116.34) L�OU 117.33 ( \ It EG N 1 NG (116.56) FS NG
RESIDENTIAL /CONDOMINIUM FS (116.00) o
T.B.M.- (118.12) BENCHMARK SET ON (1 18.12) FF Lri ZN
WM ELEVATION= 115.28 FEET FS g�E @)H D [L HIE U i �I@U W
ASSESSOR'S PARCEL NUMBER PARCEL 1 Q�o� c��o N
- FOUND MONUMENT AS NOTED
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459- 074 -08
1.0' WALL �� 16.52
NG (116.2NG LiOLfi] 118.39 FS16.96) (116FFG 2
NUMBER OF PARCELS W FF
ONE o �O4 (116.42) DECK 116.59 o c�
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ch O 116.10 (116.62) (116.82) Z z
SITE ADDRESS 114.81 TC
o NG NG 116.19 FS S F116.59 NG v� FS1 GB7 0 ffi
d 1 15.28
(114.19)FL 2 WM Ll F
604 MARIGOLD AVENUE W - 3.5' WALL 116.20 (116.51) m
CORONA DEL MAR, CALIFORNIA 92626 BASIS OF BEARINGS NG FS r
_ _ N_492_42_5" W_ _ _ N 49 24 25" W 117.94' _ _ _
THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE BEARING 1 16.75 1 14.96
BETWEEN ORANGE COUNTY SURVEYORS HORIZONTAL CONTROL STATION GPS Q 114.26 (114.99) 116.05 BOUNDARY LINE FS 116.65 115.20 FL
FLOOD ZONE 6301R1 AND GPS 7802 BEING N55 °45'02 "W PER RECORDS ON FILE IN THE OFFICE EG o � NG (117.56) FS NG SCO
OF THE ORANGE COUNTY SURVEYOR. ® � y 0.25' NG (1 16.75) °o
ZONE X (114.55)
FS N N
114.71 AG TAG, LS 5203 p(M L�O� , EXISTING BUILDING
TC 1 14.60 TC uu uu° t " N W
EASEMENTS ® (113.98)FL (115.09) a
EXISTING BUILDING 2
THERE ARE NO EASEMENTS OF RECORD AFFECTING THE (1_14_1_1)_/
SUBJECT PROPERTY. EG (114.88)
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C)
SHEET NO.
1 OF 1
:9