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HomeMy WebLinkAbout02_Mraz Residence Addition CDP_PA2020-154 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT September 10, 2020 Agenda Item No. 2 SUBJECT: Mraz Residence Addition (PA2020-154)  Coastal Development Permit No. CD2020-099 SITE LOCATION: 2310 West Ocean Front APPLICANT: John T. Morgan Jr., Architect OWNER: Mark Mraz PLANNER: Liane Schuller, Planning Consultant 949-644-3200, lschuller@newportbeachca.gov LAND USE AND ZONING • General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) • Zoning District: R-1 (Single-Unit Residential) • Coastal Land Use Plan Category: RSD-D (Single Unit Residential Detached) - (20.0 - 29.9 DU/AC) • Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A request for a coastal development permit (CDP) to construct a 213-square-foot third story addition and a new third-floor deck area of approximately 446 square feet. A CDP is required for the project since the proposed addition exceeds 10 percent of the existing floor area and increases the overall height of the building by more than 10 percent. The proposed project complies with all Municipal Code development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) 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 Coastal Development Permit No. CD2020-099 (Attachment No. ZA 1). 1 DISCUSSION Land Use and Development Standards • The property is currently developed with a two-story 1,848 square-foot, single-family residence and an attached 400-square-foot, two-car garage. The applicant proposes to construct a third-story, 213-square-foot addition to accommodate a den and bathroom, as well as a 446-square-foot deck area. The height of the existing structure will increase from 22 feet, 8 inches to approximately 29 feet • A CDP is required because (1) the project includes an increase in floor area that exceeds 10 percent of the existing floor area; (2) the project includes an increase in height of greater than 10 percent from existing conditions; and (3) the project does not qualify for a Waiver for de minimus development because the property is located within the Coastal Commission’s Appeal Jurisdiction. • The surrounding neighborhood includes a mix of two- and three-story residential and commercial structures. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed project conforms to all applicable development standards, including floor area limit, setbacks, and height, as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Ocean Front) 5 feet 8 feet Sides 3 feet 3 feet Rear (Alley) 5 feet 5 feet Allowable Floor Area (max.) 2,462 square feet 2,461 square feet 3rd Floor Area (max.) 246 square feet 213 square feet Open Volume Area (min.) 185 square feet 192 square feet Parking (min.) 2-car garage 2-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof Hazards • The existing development is located on private property along the public boardwalk adjacent to the West Ocean Front beach. The beach in front of the boardwalk is approximately 300 feet wide before the Mean High Water Line of the Pacific 2 Ocean. The addition of the third-story deck and living area is not subject to coastal hazards. • The finish floor elevation of the existing dwelling is 14.18 based feet based on North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. The proposed scope of work does not include any modifications to the lowest finished floor level. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction may be required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations, if needed. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The project site is located more than 200 feet from coastal waters (Mean High Tide Line) and does not involve any ground disturbance (i.e., grading), therefore a Water Quality Management Plan (WQMP), Construction Pollution Prevention Plan (CPPP), and Erosion Control Plan are not required. Public Access and Views • The project site is not located immediately adjacent to any coastal view road or coastal viewpoint, as identified in the Coastal Land Use Plan. The nearest identified public coastal viewpoint is located on the Newport Pier, approximately 1,500 feet southeast of the project site. The proposed additions will maintain a building envelope consistent with the existing neighborhood pattern of development, such that the visual quality is preserved. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 3 • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public’s ability to gain access to use and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) 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 involves a third-story addition to an existing single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. • Vertical access to the public beach is provided at various street ends throughout the neighborhood. Lateral access is provided along the West Ocean Front boardwalk in front of the project site. The project does not include any features that would obstruct access along these routes. Condition of Approval No. 2 helps to ensure that no construction materials or activities will infringe upon the public walkway. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) 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. Class 1 includes additions of less than 50 percent to existing structures. The proposed project consists of an approximately 11.5 percent addition including a 213-square-foot third story living area addition and new third floor deck area of approximately 630 square- feet. 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 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: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City 4 may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: BMZ/ls Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description ZA 4 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2020-099 FOR ADDITIONS TO AN EXISTING SINGLE-FAMILY RESIDENCE LOCATED AT 2310 WEST OCEAN FRONT (PA2020-154) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by John T. Morgan Jr., with respect to property located at 2310 West Ocean Front, requesting approval of a coastal development permit. 2. The property at 2310 West Ocean Front is legally described as Lot 6, Block 23 of Tract 512. 3. The applicant proposes to construct a 213-square-foot third story addition and a new third-floor deck area of approximately 446 square feet. A coastal development permit (CDP) is required for the project since the proposed addition exceeds 10 percent of the existing floor area and increases the overall height of the building by more than 10 percent. 4. The subject property is designated RS-D (Single Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single-Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-D (Single Unit Residential Detached) (20.0 – 29.9 DU/AC) and it is located within the R-1 (Single-Unit Residential) Coastal Zone District. 6. A public hearing was held online via Zoom on September 10, 2020, 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 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 categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities), because it has no potential to have a significant effect on the environment. 2. Class 1 includes additions of less than 50 percent to existing structures. The proposed project consists of an approximately 11.5 percent addition including a 213-square-foot 7 third story living area addition and new third floor deck area of approximately 446 square feet. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The property is currently developed with a two-story 1,848-square-foot, single-family residence and an attached 400-square-foot garage. The applicant proposes to construct a third-story, 213-square-foot living area addition to accommodate a den and bathroom, as well as a 446-square-foot deck area. The height of the existing structure will increase from 22 feet 8 inches to approximately 29 feet. 2. A CDP is required because 1) the project includes an increase in floor area that exceeds 10 percent of the existing floor area, 2) the project includes an increase in height of greater than 10 percent from existing conditions, and 3) the project does not qualify for a Waiver for de minimus development because the property is located within the Coastal Commission’s Appeal Jurisdiction. 3. The proposed development complies with all other applicable residential development standards including, but not limited to, floor area limitation, setbacks, and height. a. The maximum floor area limitation is 2,462 square feet and the proposed floor area is 2,461 square feet. b. The project conforms to the minimum required setbacks, which are 5 feet along the front and rear property lines, and 3 feet along the side property lines. c. The highest guardrail is less than 24 feet from established grade (12.77 feet North American Vertical Datum of 1988 [NAVD 88]) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. d. The project includes garage parking for a total of two vehicles, complying with the minimum two-car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 4. The surrounding neighborhood includes a mix of two- and three-story residential and commercial structures. The proposed design, bulk, and scale of the development is 8 consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. 5. The development is located more than 200 feet from coastal waters (Mean High Tide Line) and does not involve any ground disturbance activity, therefore a Water Quality Management Plan (WQMP), Construction Pollution Prevention Plan (CPPP), and Erosion Control Plan are not required. 6. The existing development is located on private property along the public boardwalk adjacent to the West Ocean Front beach. The beach in front of the boardwalk is approximately 300 feet wide before the Mean High Water Line of the Pacific Ocean. The addition of the third-story deck and living area is not subject to coastal hazards. 7. The finish floor elevation of the existing dwelling is 14.18 based feet based on North American Vertical Datum of 1988 (NAVD88), which complies with the minimum 9.00 feet (NAVD88) elevation standard. The proposed scope of work does not include any modifications to the lowest finished floor level. 8. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 9. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction may be required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations, if needed. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 10. The existing lowest finished floor elevation of habitable area is 14.18 feet based on North American Vertical Datum of 1988 (NAVD88), which complies with the minimum required finished floor elevation of 9.0 feet NAVD88. The proposed scope of work does not include any modifications to this lowest finished floor level. 11. The project site is not located adjacent to a coastal view road, public access way, or coastal viewpoint as identified in the Coastal Land Use Plan. The nearest identified public coastal viewpoint is located on the Newport Pier, approximately 1,500 feet southeast of the project site. The proposed additions will maintain a building envelope consistent with the existing neighborhood pattern of development. Additionally, the project does not contain any unique features that could degrade the visual quality of the coastal zone. 9 Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located 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 project site is located between the nearest public road and the sea or shoreline, however the project will not affect the public’s ability to gain access to use and/or view the coast and nearby recreational facilities. The existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) 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 involves upper story additions to an existing single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. 2. Vertical access to the public beach is provided at various street ends throughout the neighborhood. Lateral access is provided along the West Ocean Front boardwalk in front of the project site. The project does not include any features that would obstruct access along these routes. Condition of Approval No. 2 helps to ensure that no construction materials or activities will infringe upon the public walkway. 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 15301 under Class 1 (Existing Facilities) 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 Coastal Development Permit No. CD2020-099, 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 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the NBMC. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. 10 PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF SEPTEMBER, 2020. __________________________________ Jaime Murillo, Zoning Administrator 11 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 3. Demolition beyond the approved scope of work requires planning division approval prior to commencement of work. Approval of revisions to project plans are not guaranteed. Any changes in the current scope of work may require the entire structure to be remodeled or redeveloped in conformance with the current Zoning Code Development Standards. 4. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 5. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 6. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify 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 development. This letter shall be scanned into the plan set prior to building permit issuance. 7. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: 12 A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 8. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 9. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 10. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 11. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 12. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. 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 Coastal Development Permit. 15. If ground disturbance is required, the applicant shall submit a final construction erosion control plan prior to the issuance of building permits. The plan shall be subject to the review and approval by the Building Division. 13 16. If ground disturbance is required, the applicant shall submit a final drainage and grading plan prior to the issuance of building permits. The plan shall be subject to the review and approval by the Building Division. 17. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 18. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 19. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 20. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 22. This Coastal Development Permit No. CD2020-099 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the NBMC, unless an extension is otherwise granted. 23. 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 Mraz Residence Addition including, but not limited to, Coastal Development Permit No. CD2020-099 (PA2020-154). 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. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit No. CD2020-099 PA2020-154 2310 West Oceanfront Subject Property 16 Attachment No. ZA 3 Project Description 17 18 19 20 21 Attachment No. ZA 4 Plans 22 (13.62FS)(13.76FS)(13.84FS)(14.73TW)2 STORYBUILDINGALLEYWEST OCEAN FRONTEXISTING2 STORYBUILDINGEXISTING3 STORY BUILDINGGARAGEEXISTINGMETER(123.45)( )P.P.WMF.F.G.F.CONC.F.S.M.H.PA.C.T.G.DECKBRICKWALLFENCEMEAS. ELEVATIONSREC. BRG. & DIST.BUILDINGPROPERTY LINEPOWER POLEWATER METERFINISH FLOORGARAGE FLOORCONCRETEFINISH SURFACEMAN-HOLEPLANTERASPHALTTOP-GRATENATURAL GRADEN.G.BENCH MARKRdM SURVEYING INC.RON MIEDEMA L.S. 465323016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653(949) 858-2924 OFFICE(949) 858-3438 FAXRDMSURVEYING@COX.NETBENCH MARK:County of Orange bench mark #J 782Elevation = 6.98 NAVD 88 DatumRONMIEDEMANO. 4653EXP. 9/30/21LCESEDLANDSUVE O S T A T E OCALIORNINEW23 24 25 26 RdM SURVEYING INC.RON MIEDEMA L.S. 465323016 LAKE FOREST DR. #409LAGUNA HILLS, CA 92653(949) 858-2924 OFFICE(949) 858-3438 FAXRDMSURVEYING@COX.NETADDRESS OF PROJECT:BENCH MARK:LEGAL DESCRIPTION:OWNER:TOPOGRAPHIC SURVEYJOB: 73-58 DATE: 12/20/19NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY.DESCRIPTIONLEGENDX X(123.45)( )P.P.WMF.F.G.F.CONC.F.S.M.H.PA.C.T.G.DECKBRICKWALLFENCEMEAS. ELEVATIONSREC. BRG. & DIST.BUILDINGPROPERTY LINEPOWER POLEWATER METERFINISH FLOORGARAGE FLOORCONCRETEFINISH SURFACEMAN-HOLEPLANTERASPHALTTOP-GRATENATURAL GRADEN.G.BENCH MARKSCALE 1"=8'0'8'16'2310 WEST OCEAN FRONTNEWPORT BEACH, CA(13.89FS)(12.61FS)(13.62FS)(12.14FS)(17.51TW)(12.16FS)(12.24GF)(11.22FL)(11.33FL)(11.16FL)(11.18FL)(11.10FL)(12.25FS)(11.36FS)(13.74FS)(13.76FS)(11.29FS)(11.52FS)(11.52FS)(11.38FS)(14.57TW)(14.81TW)(14.85TW)(16.73TW)(17.85TW)(13.84FS)(14.73TW)(11.17TC)(11.08TC)(11.08TC)County of Orange bench mark #J 782LOT 6 OF BLOCK 23 OF NEWPORT BEACHMARK MRAZ2 STORYBUILDINGALLEYWEST OCEAN FRONT24TH STREETElevation = 6.98 NAVD 88 DatumBRICKEXT'GEXISTING2 STORYBUILDINGEXISTING2 STORYBUILDINGEXISTINGGARAGEEXISTINGMETERGASRONMIEDEMANO. 4653EXP. 9/30/21LICENSEDLANDSURVEYOR S T A T E OFCALIFORNIA27