HomeMy WebLinkAbout07_Engstrom Condominiums_PA2018-133CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
July 26, 2018
Agenda Item No. 7
Engstrom Condominiums (PA2018-133)
SUBJECT: • Tentative Parcel Map No. NP2018-021
• County Tentative Parcel Map No. 2018-131
• Coastal Development Permit No. CD2018-056
SITE LOCATION: 115 and 115-'/z 29th Street
APPLICANT: James Person
OWNER: 115 29th Street, LLC
PLANNER: Liane Schuller, Contract Planner
949-644-3237, Ischuller@newportbeachca.gov
LAND USE AND ZONING
• General Plan: RT (Two -Unit Residential)
• Zoning District: R-2 (Two -Unit Residential)
• Coastal Land Use Category: RT -E (Two Unit Residential - 30.0 - 39.9 DU/AC)
• Coastal Zoning District: R-2 (Two -Unit Residential)
PROJECT SUMMARY
The applicant requests a tentative parcel map for two -unit condominium purposes. A
residential duplex has been demolished and a new residential duplex will be constructed,
pursuant to Zoning and Building Code requirements. Approval of the Tentative Parcel
Map (NP) will allow each unit to be sold individually as condominiums. No waivers of Title
19 (Subdivision) requirements are proposed. The Tentative Parcel Map also requires the
approval of a coastal development permit (CDP) pursuant to Newport Beach Municipal
Code (NBMC) Title 21 (Local Coastal Program Implementation Plan).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315, Class 15 (Minor Land Divisions) of the CEQA Guidelines,
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. NP2018-021 and Coastal Development Permit No. CD2018-056 (Attachment No.
ZA 1).
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115 29th Street Condominiums (PA2018-133)
Zoning Administrator, July 26, 2018
Page 2
DISCUSSION
The project site is located on the west side of 29th Street, between Balboa
Boulevard and West Ocean Front. The lot is rectangular, relatively flat, and
approximately 2,378 square feet in area.
An existing duplex has been demolished and a new duplex will be constructed to
condominium standards. The project site is located within the Categorical
Exclusion Area. The issuance of building permits for demolition of the previously
existing improvements and construction of the new duplex was excluded from the
requirement to obtain a coastal development permit under NBMC Section
21.52.045 (Categorical Exclusions).
• The new duplex has been designed to provide the Code -required two -car parking
per unit as required by Sections 20.40.040 and 21.40.040 (Off -Street Parking
Spaces Required). Vehicular access will be maintained from the alley at the rear
of the property. Each unit will be served by separate utility connections.
• The property is designated for two -unit residential use by the General Plan, Zoning
Code, Coastal Land Use Plan, and Coastal Zoning District. The new duplex is
consistent with this designation and a tentative parcel map for condominiums does
not change the use.
Approval of the Tentative Parcel Map will allow each unit to be sold individually.
• The new condominium project will conform to current Municipal Code requirements
and meet all Title 19 standards, as detailed in the attached draft Resolution
(Attachment No. ZA 1).
• The Tentative Parcel Map is subject to a coastal development permit and conforms
to NBMC Title 21 (Local Coastal Program Implementation Plan), including Section
21.30.035 (Coastal Subdivisions).
• The project site is located between the nearest public road and the sea or shoreline
area; however approval of the parcel map will not affect public recreation access
or views. The Tentative Parcel Map meets the required findings found in Section
21.52.015(F).
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, Chapter 3, because it has no potential to have a significant
effect on the environment.
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115 29th Street Condominiums (PA2018-133)
Zoning Administrator, July 26, 2018
Page 3
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 is consistent
with all of the requirements of the Class 15 exemption in that it includes a single -lot parcel
map for condominium purposes that complies with the conditions specified above.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants 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 or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
C,l�
ane Schuller
Contract Planner
RU/Is
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant's Statement
ZA 4 Tentative Parcel Map No. NP2018-021
County Tentative Parcel Map No. 2018-131
3
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING
TENTATIVE PARCEL MAP NO. NP2018-021 AND COASTAL
DEVELOPMENT PERMIT NO. CD2018-056 FOR TWO -UNIT
CONDOMINIUM PURPOSES LOCATED AT 115 AND 115'/2 29th
STREET (PA2018-133)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by James Person ("Applicant'), on behalf of 115 291h Street LLC,
a California limited liability company ("Owner"), with respect to property located at 115 and
115-'/2 29th Street, and legally described as Lot 28, in Block 29 of Tract 512, requesting
approval of a tentative parcel map and coastal development permit.
2. The Applicant requests a tentative parcel map and coastal development permit for two -unit
condominium purposes. A previously existing residential duplex was demolished and a
new residential duplex is under construction, pursuant to Zoning and Building Code
requirements. Approval of the Tentative Parcel Map will allow each unit to be sold
individually. No waivers of Title 19 are proposed. The Tentative Parcel Map also requires
the approval of a coastal development permit (CDP) pursuant to Newport Beach Municipal
Code (NBMC) Title 21 (Local Coastal Program Implementation Plan).
3. The subject property is located within the R-2 (Two -Unit Residential) Zoning District and
the General Plan Land Use Element category is RT (Two -Unit Residential).
4. The subject property is located within the coastal zone and has a Coastal Land Use
Designation of RT -E (Two -Unit Residential, 30.0 — 39.9 DU/AC) and a Coastal Zoning
District of R-2 (Two -Unit Residential).
5. A public hearing was held on July 26, 2018 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 NBMC. 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 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, 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
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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 is consistent
with all of the requirements of the Class 15 exemption in that it includes a single -lot
parcel map for condominium purposes that complies with the conditions specified
above.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project does not result in cumulative impacts, does not have a significant effect on
the environment due to unusual circumstances, does not damage scenic resources
within a state scenic highway, is not a hazardous waste site, and is not identified as a
historical resource.
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 21 and approves the Coastal Development Permit
based on the following findings per Section 21.52.015(F):
Finding:
A. That the proposed map conforms to all applicable sections of the certified Local Coastal
Program.
Facts in Support of Finding:
1. The Tentative Parcel Map is for a property within a developed neighborhood, on a
lot that is more than 500 feet from the shoreline and is not near any natural landforms
or environmentally sensitive areas.
2. A duplex designed to condominium standards is currently under construction. The
project site is located within the Categorical Exclusion Area and the issuance of
building permits for demolition of the previously existing improvements and
construction of the new duplex was exempted from the requirement to obtain a
coastal development permit under NBMC Section 21.52.045 (Categorical
Exclusions). The new construction will conform to all applicable development
standards including parking. Approval of the Tentative Parcel Map will allow each
unit to be sold individually as condominiums.
3. The project site is located between the nearest public road and the sea or shoreline.
The residential lot does not currently provide nor does it inhibit public coastal access.
MBMC Section 21.30A.040 requires that the provision of public access bear a
reasonable relationship between the requirement and the project's impact and be
proportional to the impact. In this case, the project is a parcel map for two -unit
condominium purposes and involves a previously approved two-family residence on
an inland lot. The project does not therefore involve a change in land use, density or
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intensity that will result in increased demand on public access and recreation
opportunities.
4. The project site is not located adjacent to a coastal view road, public viewpoint, public
park or beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not identify
any other public view opportunities. The project site may be located within the viewshed
of distant public viewing areas. However, the project is located on an inland lot and
affects a previously approved two -unit residential development that complies with all
applicable MBMC Title 21 development standards and maintains a building envelope
consistent with the existing neighborhood pattern of development. Therefore, the
project does not have the potential to degrade the visual quality of the Coastal Zone or
result in significant adverse impacts to public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.
Fact in Support of Finding:
1. The Tentative Parcel Map is between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
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) of Title 19:
Finding:
C. 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:
The Tentative Parcel Map is for two -unit residential condominium purposes. An
existing duplex has been demolished and a new duplex is under construction. The
proposed subdivision and improvements are consistent with the density of the R-2
Zoning District and current General Plan Land Use Designation (Two -Unit
Residential).
2. The subject property is not located within a specific plan area.
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3. The project is conditioned to require public improvements, including the
reconstruction of drains, sidewalks, curbs, and gutters along the 29th Street frontage,
consistent with the requirements of NBMC Title 19.
Finding:
D. 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 two -unit development. The lot is rectangular in
shape, relatively flat, and approximately 2,378 square feet in area. A previously
existing duplex was demolished and a new duplex is under construction.
2. The project site will maintain vehicular access from the alley at the rear of the
property and existing utility services are adequate for the two -unit development.
Finding:
E. 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 residential duplex. The proposed project
will replace the existing structure with a new, two -unit residential condominium that
is compliant with all current code requirements.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat.
3. The project is categorically exempt under Section 15315 (Article 19 of Chapter 3), of
the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land
Divisions) for the reasons noted in Section 2 of this Resolution.
Finding:
F. That the design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
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Fact in Support of Finding:
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. 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:
G. 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:
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.
Finding:
H. 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:
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 is developed for residential use and is located in the Two -Unit Residential
(R-2) District, which is intended for and permits residential uses.
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Finding:
I. 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 fifty (50) or more parcels of land.
2. The project is not located within a specific plan area.
Finding:
J. 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.
Finding:
K. 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 duplex is consistent with the R-2 Zoning District, which allows up to
two residential units on the property. Therefore, the Tentative Parcel Map for
condominium purposes will not affect the City in meeting its regional housing need.
Finding:
L. 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.
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Facts in Support of Finding:
1. The new duplex is designed so that wastewater discharge into the existing sewer
system complies with the Regional Water Quality Control Board (RWQCB)
requirements.
Finding:
M. 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 within the Coastal Zone. The facts in support of findings A
and B above are hereby incorporated by reference.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Tentative Parcel
Map No. NP2018-021 and Coastal Development Permit No. CD2018-056, 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 14 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 21 (Local
Coastal Program Implementation Plan).
PASSED, APPROVED, AND ADOPTED THIS 26th DAY OF JULY, 2018.
Patrick J. Alford, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
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 and prior to final of the building permit for
construction of the new duplex, the applicant shall apply for a building permit to change
the description of the subject development from "duplex" to "condominium." The
development will not be condominiums until this permit is finaled. The building permit for
the new construction shall not be finaled until after recordation of the parcel map.
3. This approval shall expire and become void unless exercised within twenty-four (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 20 (Planning and Zoning) of the
Newport Beach Municipal Code.
4. 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 Engstrom Condominiums including, but not limited to, Tentative Parcel Map
No. NP2018-021 and Coastal Development Permit No. CD2018-056 (PA2018-133). This
indemnification shall include, but not be limited to, damages awarded against the City, if
any, costs of suit, attorneys' fees, and other expenses incurred in connection with such
claim, action, causes of action, suit or proceeding whether incurred by applicant, City,
and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the
City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
Public Works Department
5. 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 imaged will not be accepted.
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6. Prior to the 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.
7. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
8. The property owner shall be responsible for the reconstruction of any damaged concrete
sidewalk panels, curb and gutter along the 29th Street property frontage and any damaged
concrete alley panels along the alley property frontage as determined by the Public Works
Department.
9. All existing overhead utilities shall be undergrounded.
10. All above ground improvements shall stay a minimum 5 -foot clear of the alley setback.
11. 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.
12. An encroachment permit is required for all work activities within the public right-of-way.
13. All improvements shall comply with the City's sight distance requirement pursuant to
City Standard 110-L.
14. 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
15. The property owner shall provide independent utility services, including separate fire
sprinkler risers, for each condominium unit.
i3
Attachment No. ZA 2
Vicinity Map
14
VICINITY MAP
Subject Property
.+
I ,, ^r, lt.- %,
t.
I ♦�
Tentative Parcel Map No. NP2018-021
Coastal Development Permit No. CD2018-056
PA2018-133
115 and 115-/229t' Street
15
Attachment No. ZA 3
Applicant's Statement
1(
PA2018-133
ACCOMPANYING WRITTEN STATEMENT FOR TENTATIVE
PARCEL MAP APPLICATION AND FOR COASTAL DEVELOPMENT
PERMIT FOR
11529TH STREET, NEWPORT BEACH
a. The existing use of the property is residential. The purpose of the subdivision is to create
a single parcel for two condominium units, which requires discretionary approval by the
Zoning Administrator and thus a Coastal Development Permit.
b. A newly constructed two unit condominium building will be constructed on the property.
The public utilities will be built in compliance with the building code and each unit will a
separate service for water, gas, electricity and sewage.
c. Each unit will have a separate sanitary sewage line to the main sewage line in the public
right of way.
d. No public areas are proposed unless imposed by the City of Newport Beach.
e. No trees are to be planted except as shown on the landscape plan and/or imposed as
a condition by the City of Newport Beach.
f. There are no restrictive covenants to be imposed except for the Unit's CC&R's,
concerning the occupation and use of the property.
g. The application for approval and approval of the Parcel Map conforms to all applicable
sections of the certified Local Coastal Program.
h. In addition, the subdivision with the public access and public recreation policies of
Chapter 3 of the Coastal Act as the project is not located between the nearest public road
and the sea or shoreline of any body of water located within the coastal zone.
This statement was signed this 91h day of April, 2018, at Costa Mesa, California.
_f
X
John A._Engstrom, Manag
X r i�v Cuyr-
Sharon
es
S aron Engstrom, Marbber
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Brent Engstrom, Manager
17
Attachment No. ZA 4
Tentative Parcel Map No. NP2018-021
County Parcel Map 2018-131
12
PA2018-133
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SHEET 1OF1
TENTATIVE PARCEL
MAP NO. 2018-131
MARCH 2018
SITE ADDRESS
11529TH STREET
NEWPORT BEACH, CA 92663
(APN: 047-083-19)
LOT 28
BLOCK 29
NEWPORT BEACH CITY TRACT
M.M. 3/26
THE LAND REFERRED TO HEREIN BELOW IS
SITUATED IN THE COUNTY OF ORANGE, STATE
OF CALIFORNIA, AND DESCRIBED AS
FOLLOWS:
LOT 28 IN BLOCK 29 OF NEWPORT BEACH, IN
THE CITY OF NEWPORT BEACH, COUNTY OF
ORANGE, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 3, PAGE 26 OF
MISCELLANEOUS MAPS, IN THE OFFICE OF
THE COUNTY RECORDER OF SAID ORANGE
COUNTY.
OWNER/DEVELOPER:
PETER BONACIC, TRUSTEE OF THE PETER
BONACIC 2003 TRUST UNDER TRUST
DECLARATION DATED APRIL 1, 2003
SCALE = 1" = 16'����� Exp. 31
86/18
PREPARED BY: A. R. H. —
3/29/2018
PAUL D. CRAFT, P.L.S. 8516 DATE
LICENSE EXPIRES 12/31/18
JN: 17097
LAPM SWIMSY111IIII& UNi
INC.
HUNTINGTON BEACH, CALIFORNIA 92646
PHONE:(714)488-5006 FAX:(714)333-4440
APEXL51NC@a GMAIL.COIkq