HomeMy WebLinkAbout03_Mitchell Residence CDP_PA2022-027CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 26, 2022
Agenda Item No. 3
SUBJECT: Mitchell Residence (PA2022-027)
•Coastal Development Permit No. CD2022-010
SITE LOCATION: 2631 Waverly Drive
APPLICANT: Brian Jowett, Brandon Architects
OWNERS: Tom and Kelly Mitchell
PLANNER: Liane Schuller, Planning Consultant
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 4,147-square-foot,
single-family residence and attached 636-square-foot, three-car garage. The project
includes additional appurtenances such as site walls, fences, patios, 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. CD2022-010 (Attachment No. ZA 1).
1
Mitchell Residence (PA2022-027)
Zoning Administrator, May 26, 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 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 7,494 square feet (max.) 4,147 square feet
Open Volume Area 562 square feet (min.) 895 square feet
Parking 3-car garage (28’3” x 20’) 3-car garage
Height 24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
• The project site is located approximately 485 feet from the mean high tide line and is
separated from the water by Bay Shore Drive and existing residential development
between the subject site and the water. The project site is not protected by a
bulkhead.
• The finished first floor elevation of the proposed residence is 13.68 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
2
Mitchell Residence (PA2022-027)
Zoning Administrator, May 26, 2022
Page 3
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and California Building Code
(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 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.
• 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.
3
Mitchell Residence (PA2022-027)
Zoning Administrator, May 26, 2022
Page 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 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, Division 6, 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, 4,147-square-foot, single-family residence with an
attached 636-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
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.
4
Mitchell Residence (PA2022-027)
Zoning Administrator, May 26, 2022
Page 5
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. CD2022-010 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
2631 WAVERLY DRIVE (PA2022-027)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects (“Applicant”), on behalf of Tom and Kelly
Mitchell (“Owner”), with respect to property located at 2631 Waverly Drive, requesting
approval of a coastal development permit (“CDP”).
2. The property is legally described as Lot 48 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 4,147-square-foot, single-family residence and attached 636-square-
foot, three (3)-car garage. The project includes additional appurtenances such as site
walls, fences, patios, 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 May 26, 2022, via Zoom. A notice of time, place, and
purpose of the hearing was given in accordance with the Newport Beach Municipal Code
(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 15303, Division 6, 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 a 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 4,147-square-foot, single-family residence with an attached
636-square-foot garage in the R-1 Zoning District and is consistent with this exemption.
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 (LCP).
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 4,147 square feet, which complies with the maximum allowable floor area
limit of 7,494 square feet.
B. The proposed development will provide the minimum required setbacks,
which are ten (10) feet along the front property line abutting Waverly Drive,
ten (10) feet along the rear property line, and four (4) feet along each side
property line.
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 13.68 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
complies with the minimum parking requirement for single-family residences
with more than 4,000 square feet of habitable floor area.
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.
8
Zoning Administrator Resolution No. ZA2022-###
Page 3 of 8
3. The project site is located approximately 485 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 13.9 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. 8 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 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.
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 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.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2022-010, 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
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 (Appeal to the Coastal Commission) 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
Zoning Administrator Resolution No. ZA2022-###
Page 5 of 8
PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF MAY, 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. CD2022-010 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. 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.
8. 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.
9. 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
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
12
Zoning Administrator Resolution No. ZA2022-###
Page 7 of 8
10. 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.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of the Mitchell Residence including, but not limited to, Coastal Development
Permit No. CD2022-010 (PA2022-027). This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages, which City incurs in enforcing the indemnification provisions set forth in this
condition. The Applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
Public Works Department
17. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
13
Zoning Administrator Resolution No. ZA2022-###
Page 8 of 8
18. An encroachment permit is required for all work activities within the public right-of-
way/easement area.
19. Prior to issuance of a final building permit, the applicant shall install a new sewer clean
out on the existing sewer lateral per City Standard STD# 406.
20. Prior to issuance of a building permit, the proposed property line wall shall be located
entirely outside of the limits of the existing utility easement.
21. Prior to issuance of a building permit, the door swing of the proposed gate shall be
modified so that it does not swing into the limits of the existing utility easement.
22. No encroachments, including but not limited to the building foundation, will be permitted
within the limits of the existing utility easement.
Fire Department
23. Fire sprinklers shall be required for this project.
Building Division
24. 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).
25. 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.
26. 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.
27. 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.
28. 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.
29. 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. CD2022-010
(PA2022-027)
2631 Waverly Drive
Subject Property
16
Attachment No. ZA 3
Project Plans
17
18
BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEVICINITY MAPBENCHMARK INFORMATIONTITLE REPORT/EASEMENT NOTESNO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:LOT 48 IN 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 SURFACEFLOWLINEFFGFINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON TOP OF CURB ALONG WAVERLY DRIVE(TC)ELEVATION = 13.10 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 WALLBRICK SURFACENGNATURAL GROUNDBENCHMARK NO.: NB4-39-77DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB4-39-77", SET IN THE NORTHEAST CORNER OF A 4.3 FT. BY 4.8 FT.CONCRETE CATCH BASIN. MONUMENT IS LOCATED IN THE SOUTHEAST CORNEROF THE INTERSECTION OF BAYSIDE DRIVE AND HARBOR ISLAND DRIVE, 64.6 FT.EASTERLY OF THE CENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT.SOUTHERLY OF THE CENTERLINE OF BAYSIDE DRIVE. MONUMENT IS SET LEVELWITH THE SIDEWALK.ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED: 2011ACU AIR CONDITION UNITCATV CABLE TV BOXWOODEN FENCE (WDF)MAILBOXMBPAPLANTER AREASCO SEWER CLEANOUTIRRIGATION CONTROL VALVEICVTFTOP OF FENCETGTOP OF GRATETWTOP OF WALL19
20
21
22
Rm23
24
25
26
27
28
29
30
31
32