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HomeMy WebLinkAbout06_Lindner Residence CDP_PA2022-030CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 14, 2022 Agenda Item No. 6 SUBJECT: Lindner Residence (PA2022-030) •Coastal Development Permit No. CD2022-011 SITE LOCATION: 2761 Bay Shore Drive APPLICANT: William Guidero OWNER: Heidi Lindner PLANNER: Liane Schuller, Planning Consultant 949-644-3200, lschuller@newportbeachca.gov LAND USE AND ZONING •General Plan: RS-D (Single-Unit Residential Detached) •Zoning District : R-1 (Single-Unit Residential) •Coastal Land Use Category: RSD-B (Single-Unit Residential Detached (6.0 – 9.9 DU/AC) •Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-family residence and construction of a new, two-story, 3,411-square-foot, single-family residence and attached 705-square-foot, three-car garage. The project includes additional appurtenances such as site walls, fences, patios, a spa, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 3). RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) 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. CD2022-011 (Attachment No. ZA 1). 1 Lindner Residence (PA2022-030) Zoning Administrator, April 14, 2022 Page 2 DISCUSSION Land Use and Development Standards • The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with one- and two-story, single- family residences. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. • The property is currently the subject of a setback map correction to update the front setback to 10 feet from the default of 20 feet (PA2021-115). This amendment is scheduled to become effective as of April 26, 2022. The draft resolution is contingent on the effective date of this setback change. A condition of approval has been incorporated so that permits may not be issued until the effective date of this code amendment. • The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Sides 4 feet 4 feet Rear 10 feet 10 feet Floor Area 5,438 square feet 4,116 square feet Open Volume Area 408 square feet 735 square feet Allowable Third Floor Area 408 square feet N/A Parking 2-car garage 3-car garage Height 24 feet flat roof 29 feet sloped roof 16 feet flat roof (deck rail) 28.25 feet sloped roof Hazards • The project site is located approximately 155 feet from the mean high tide line and is separated from the water by Bay Shore Drive and a row of existing residential development. The project site is not protected by a bulkhead. 2 Lindner Residence (PA2022-030) Zoning Administrator, April 14, 2022 Page 3 • The finished first floor elevation of the proposed residence is 14.0 feet based on the North American Vertical Datum of 1988 (NAVD88), which exceeds the minimum required 9.00-foot (NAVD88) elevation standard. • 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 are 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. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site. Any water not retained on-site is directed to the City’s storm drain system. • The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property Public Access • The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-family gated community located on the Lido Channel, southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from West Coast Highway via Bay Shore Drive, a private street. The shoreline is on the south and east sides of the community and consists of bulkheads and two small sandy beaches. • Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. 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 replaces an existing single-family residence located on a coastal lot with a new single-family residence. Therefore, the project does not involve a change in land use, 3 Lindner Residence (PA2022-030) Zoning Administrator, April 14, 2022 Page 4 density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. • The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bayshores community at the Balboa Bay Club, immediately north of the Bayshores community. • 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 a coastal lot and will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program 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. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) 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. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new two-story, 3,411-square-foot, single-family residence with an attached 705-square-foot, three-car garage in the R-1 Zoning District. 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: 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 Lindner Residence (PA2022-030) Zoning Administrator, April 14, 2022 Page 5 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: MKN/ls Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2022-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2022-011 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO (2)-STORY, SINGLE-FAMILY RESIDENCE WITH AN ATTACHED THREE (3)-CAR GARAGE AT 2761 BAY SHORE DRIVE (PA2022-030) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by William Guidero (“Applicant”), on behalf of Heidi Lindner (“Owner”), with respect to property located at 2761 Bay Shore Drive, requesting approval of a coastal development permit (“CDP”). 2. The property is legally described as Lot 22 of Tract 1014, in the City of Newport Beach, County of Orange, State of California. 3. The Applicant proposes to demolish an existing single-family residence and construct a new, two (2)-story 3,411-square-foot single-family residence with an attached 705- square-foot, three (3)-car garage. The project includes additional appurtenances such as site walls, fences, patios, a spa, drainage devices, and landscaping. The design complies with all applicable development standards, including height, setbacks, and floor area limit, and no deviations are requested. 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-B (Single-Unit Residential Detached [6.0 – 9.9 DU/AC]) and the property is located within the R-1 (Single-Unit Residential) Coastal Zone District. 6. A public hearing was held on April 14, 2022, via Zoom. A notice of time, place, and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this 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 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (“CEQA”) under Class 3 (New Construction or 7 Zoning Administrator Resolution No. ZA2022-### Page 2 of 8 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition and construction of limited numbers of new, small facilities or structures including one (1) single-family residence in a residential zone. The proposed project consists of the demolition of an existing single-family residence and the construction of a new 3,411-square-foot, single-family residence with an attached 705-square-foot garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Newport Beach Municipal Code (“NBMC”) Section 21.52.015 (Coastal Development Permits, Findings and Decision), 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 proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. A. The total proposed floor area, including the residence and enclosed parking, is 4,116 square feet, which complies with the maximum allowable floor area limit of 5,438 square feet. B. The proposed development will provide the minimum required setbacks, which are ten (10) feet along the front property line abutting Bay Shore Drive, ten (10) feet along the rear property line, and four (4) feet along each side property line. The property is currently the subject of a setback map correction to update the front setback to ten (10) feet from the default of 20 feet (PA2021- 115). This amendment is scheduled to become effective as of April 26, 2022. The draft resolution is contingent on the effective date of this setback change. A condition of approval has been incorporated so that permits may not be issued until the effective date of this code amendment. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 13.30 feet based on the North American Vertical Datum of 1988 (“NAVD88”), which complies with the maximum height limitation. D. The project includes enclosed garage parking for three (3) vehicles, which exceeds the minimum parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 8 Zoning Administrator Resolution No. ZA2022-### Page 3 of 8 2. The neighborhood is predominantly developed with one (1)- and two (2)-story, single- family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The project site is located approximately 155 feet from the mean high tide line and is separated from the water by Bay Shore Drive and a row of existing residential development. The finished first floor elevation of the proposed residence is 14.0 feet (NAVD88), which exceeds the minimum required 9.00-foot (NAVD88) elevation standard. 4. 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 are 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. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 5. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 6. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 9 is included to require drought-tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. 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. 9 Zoning Administrator Resolution No. ZA2022-### Page 4 of 8 Facts in Support of Finding: 1. The project site is located between the nearest public road and the sea or shoreline in the private community of Bayshores. Developed in 1941, Bayshores is a 258-lot, single-family gated community located on the Lido Channel, southwest of Coast Highway and Newport Bay Bridge. The 39-unit Anchorage Apartment complex is also located within the community. The community is accessible from Coast Highway via Bay Shore Drive, a private street. The shoreline is on the south side and east side of the community and consists of bulkheads and two (2) small sandy beaches. 2. Coastal Land Use Plan Policy 3.1.5-3 requires public access consistent with public access policies for any new development in private/gated communities causing or contributing to adverse public access impacts. 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 replaces an existing single-family residence located on a coastal lot with a new 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. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 3. The residential lot does not currently provide nor does it inhibit public coastal access. Vertical and lateral access to the bay front is available adjacent to the Bay Shores community at the Balboa Bay Club, immediately north of the Bayshores community. 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 a coastal lot and will replace an existing single-family home with a new single-family home that complies with all applicable Local Coastal Program 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. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2022-011, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 2. This action shall become final and effective 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 Newport Beach Municipal Code. Final action taken 10 Zoning Administrator Resolution No. ZA2022-### Page 5 of 8 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. PASSED, APPROVED, AND ADOPTED THIS 14TH DAY OF APRIL, 2022. _____________________________________ Jaime Murillo, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2022-### Page 6 of 8 EXHIBIT “A” CONDITIONS OF APPROVAL Planning Division 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2022-011 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 21.54.060 (Time Limits and Extensions), unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. 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. 6. 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. 7. This coastal development permit shall be contingent on the effective date of Director’s Determination No. DD2021-002 (PA2021-115) to modify the front setback from 20 feet to 10 feet. Building permits shall not be issued until the effective date of this code change. 8. 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. 9. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species, and water efficient irrigation design. The plans shall be approved by the Planning Division. 10. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall 12 Zoning Administrator Resolution No. ZA2022-### Page 7 of 8 be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 11. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 12. 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, wetland or their buffers. 13. 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. 14. 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. 15. 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. 16. 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. 17. 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 Lindner Residence including, but not limited to, Coastal Development Permit No. CD2022-011 (PA2022-030). 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. 13 Zoning Administrator Resolution No. ZA2022-### Page 8 of 8 Public Works Department 18. No encroachments are permitted within the limits of the utility easement located at the rear of the property, including but not limited to, planters, gate swing, first floor eaves and foundations. 19. A new sewer clean out shall be installed on the existing sewer lateral per City Standard No. 406. The sewer clean out shall be located within the limits of the existing utility easement. Fire Department 20. Fire sprinklers are required for this project. Building Division 21. 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 Pollution Prevention Plan (CPPP). 22. Prior to issuance of a building permit, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 23. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the WQHP/WQMP and any changes could require separate review and approval by the Building Division. 24. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 25. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 26. Prior to issuance of building permits, the applicant shall submit a soils report which include recommendations for construction on liquefiable soils. Additionally, the building foundation shall comply with the minimum requirements of the City of Newport Beach Building Code Policy CBC 1803.5.11-12. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit No. CD2022-011 PA2022-030 2761 Bay Shore Drive Subject Property 16 Attachment No. ZA 3 Project Plans 17 18 19 BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE PROPERTYLINE OF LOT 22 HAVING A BEARING OF N19°50'58"E PER TRACT NO. 1014, M.M.33/31.VICINITY MAPBENCHMARK INFORMATIONTITLE REPORT/EASEMENT NOTES NO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:LOT 22 OF TRACT NO. 1014, IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AS PER MAPRECORDED IN BOOK 33, PAGE 31, OF MISCELLANEOUS MAPS INTHE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.LCEXISTING ELEVATIONLEGEND( )ACASPHALT PAVEMENTFOUND MONUMENTSEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFG FINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A FOUND NAIL & TAGSTAMPED RCE28329ELEVATION = 12.95 FEETHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/22PAULDOMINICKCRAFT PROFESSIONALLANDSURVEYOR FFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERGAS METERGMCENTERLINETCTOP OF CURBGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLNGNATURAL GROUNDBENCHMARK NO: 3K-24A-82DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARKDISK STAMPED "3K-24A-82", SET IN THE TOP OF A CONCRETE BRIDGEDECK. MONUMENT IS LOCATED IN THE SOUTHWEST CORNER OF THEINTERSECTION OF PACIFIC COAST HIGHWAY AND NEWPORT BAYCROSSING, 42 FT. SOUTHERLY OF THE CENTERLINE OF PCH AND 37FT. EASTERLY OF THE WEST END OF THE SOUTHERN GUARD RAILALONG BRIDGE. MONUMENT IS SET LEVEL WITH THE SIDEWALK.ELEVATION: 19.353 FEET (NAVD88), YEAR LEVELED 2015ACU AIR CONDITION UNITCATV CABLE TV BOXWOODEN FENCE (WDF)GRASS SURFACEEVTELECTRICAL VAULTCLM COLUMNPAPLANTER AREATFTOP OF FENCETWTOP OF WALLPAUL DCRAFT1/17/202220 21 22 23 24 25 26