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).
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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
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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.
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• 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
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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
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Attachment No. ZA 1
Draft Resolution
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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
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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
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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.
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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.
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PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF SEPTEMBER, 2020.
__________________________________
Jaime Murillo, Zoning Administrator
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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:
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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.
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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.
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Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Coastal Development Permit No. CD2020-099
PA2020-154
2310 West Oceanfront
Subject Property
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Attachment No. ZA 3
Project Description
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Attachment No. ZA 4
Plans
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(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
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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