HomeMy WebLinkAbout03_Bire II LLC Residential Condominiums Tentative Parcel Map and CDP_PA2023-0095CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 10, 2023
Agenda Item No. 3
SUBJECT: Bire II LLC Residential Condominiums (PA2023-0095)
▪Tentative Parcel Map
▪County Tentative Parcel Map No. 2023-141
▪Coastal Development Permit
SITE LOCATION: 310 Heliotrope Avenue
APPLICANT: CivilScapes Engineering, Will Rolph
OWNER: Bire II LLC
PLANNER: Liane Schuller, Planning Consultant
949-644-3200, lschuller@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RT (Two-Unit Residential)
•Zoning District: R-2 (Two-Unit Residential)
•Coastal Land Use Plan Category: RT-D (Two Unit Residential (20.0 - 29.9 DU/AC))
•Coastal Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
A request for a tentative parcel map for a two (2)-unit residential condominium. A single-unit
residence has been demolished, and a new duplex is under construction. The tentative
parcel map would allow each unit to be sold individually. No waivers of Title 19
(Subdivisions) are proposed. A coastal development permit (CDP) is required because
this property is in the coastal zone.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 under Class 15 (Minor Land Divisions) of the CEQA
Guidelines, California Code of Regulations, Title 14, 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 the tentative parcel map
and coastal development permit (Attachment No. ZA 1).
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DISCUSSION
•The property is located within the R-2 (Two-Unit Residential) Zoning District. The
R-2 District is intended to provide areas appropriate for residential development of
up to two (2)-units (i.e., a duplex) on a single legal lot. The existing lot in Corona
del Mar is rectangular, relatively flat, and was previously developed with a single
unit residence. The existing residence has been demolished, and a new duplex is
under construction.
•The property measures 30-feet wide by 118-feet deep. It is in an existing residential
neighborhood and is adequately served by existing utilities.
•The proposed duplex has been reviewed to ensure conformance to all applicable
development standards, including floor area limit, setbacks, and off-street parking.
It has been designed such that each unit will be served by individual water meters,
sewer laterals, cleanouts and fire risers, and includes separated garage parking.
•Categorical Exclusion Order No. CEO2023-0005 was issued for the demolition of
an existing single-unit residence and construction of a new duplex. The parcel map
(a subdivision) requires a coastal development permit and conforms to Title 21
Local Coastal Program Implementation Plan in the Municipal Code. The parcel
map will meet the required findings found in NBMC Section 21.52.015(F) (Findings
and Decision). Complete findings and facts in support are enumerated in the draft
resolution (Attachment No. ZA 1).
•The project site is more than 1,100 feet from the water and is not located between
the nearest public road and the sea or shoreline.
•The project includes conditions of approval requiring public improvements,
including the reconstruction of sidewalks, curbs and gutters along the Heliotrope
Avenue frontage, as needed, as well as the undergrounding of utilities, the
installation of new landscape and the protection of an existing street tree along the
Heliotrope Avenue parkway, consistent with Title 19 (Subdivisions).
•This condominium project is subject to the assessment of Fair Share Fees and In-
Lieu Park Dedication fees as the project results in the net increase of one (1)
residential unit.
•The duplex has been reviewed by all City departments. All wastewater will
discharge into the existing sewer system, such that it complies with Regional
Water Quality Control Board (RWQCB) requirements.
•The proposed subdivision and improvements are consistent with the development
standards of the Zoning Code and the policies of the General Plan.
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Bire II LLC Residential Condominiums (PA2023-0095)
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ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
The Class 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four (4) or fewer parcels when the division is
in conformance with the General Plan and zoning, no variances or exceptions are required,
all services and access to the proposed parcels are available, the parcel was not involved
in a division of a larger parcel within the previous two (2) years, and the parcel does not
have an average slope greater than 20 percent. The project is consistent with and eligible
for the Class 15 Exemption.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners and
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:
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at 949-644-3200.
Prepared by:
DL/ls
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 County Tentative Parcel Map No. 2023-141
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2023-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING A
TENTATIVE PARCEL MAP AND COASTAL DEVELOPMENT
PERMIT FOR TWO (2)-UNIT RESIDENTIAL CONDOMINIUM
PURPOSES LOCATED AT 310 HELIOTROPE AVENUE (PA2023-
0095)
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 Rolph of CivilScapes Engineering, Inc. (“Applicant”),
with respect to property located at 310 Heliotrope Avenue, and legally described as Lot 8
of Block 235 in the Corona del Mar Tract (“Property”), requesting approval of a tentative
parcel map and associated coastal development permit (“CDP”) for condominium
purposes.
2. The Applicant requests a tentative parcel map for two (2)-unit residential condominium
purposes. An existing single residential unit has been demolished, and a new duplex is
under construction. The tentative parcel map would allow each unit to be sold individually.
No waivers of Newport Beach Municipal Code (NBMC) Title 19 (Subdivisions) are
proposed. A CDP is required because this property is in the coastal zone (“Project”).
3. The Property is categorized as Two Unit Residential (RT) by the General Plan Land Use
Plan and is located within the Two-Unit Residential (R-2) Zoning District.
4. The Property is located within the coastal zone. The Coastal Land Use Plan category is
RT-D (Two Unit Residential) - (20.0-29.9 DU/AC) and it is located within the R-2 (Two-Unit
Residential) Coastal Zoning District.
5. A public hearing was held on August 10, 2023, online 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 exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2. The Class 15 Exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four (4) or fewer parcels when the division
is in conformance with the General Plan and zoning, no variances or exceptions are
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Zoning Administrator Resolution No. ZA2023-###
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required, all services and access to the proposed parcels are available, the parcel was
not involved in a division of a larger parcel within the previous two (2) years, and the
parcel does not have an average slope greater than 20 percent. The Project is for a two
(2)-unit condominium subdivision and meets all identified criteria; therefore, it is eligible
for the Class 15 Exemption.
SECTION 3. REQUIRED FINDINGS.
Tentative Parcel Map
The Zoning Administrator determined in this case that the tentative parcel map is consistent
with the legislative intent of Title 20 of the Newport Beach Municipal Code and is approved
based on the following findings per Section 19.12.070 (Required Findings for Action on
Tentative Maps) of the NBMC:
Finding:
A.The proposed map and the design or improvements of the subdivision are consistent
with the General Plan and any applicable specific plan, and with applicable provisions
of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1.The Project includes a tentative parcel map for two (2)-unit residential condominium
purposes. The two (2)-unit dwellings will comply with current condominium standards.
The Property was previously developed with a single-unit residence which has been
demolished, and a new duplex is under construction. The proposed subdivision and
improvements are consistent with the density of the RT General Plan Land Use category
and R-2 Zoning District.
2.The Property is not located within a specific plan area.
Finding:
B.The site is physically suitable for the type and density of development.
Facts in Support of Finding:
1.The Property is physically suitable for a duplex because it is regular in shape and size.
An existing single-unit residence has been demolished, and a new duplex is under
construction.
2.The Property is accessible from both Heliotrope Avenue and the alley in the rear.
Vehicular access is taken from the alley.
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3. The Property is adequately served by existing utilities, as it was previously developed
with a duplex and there is no increase in density.
Finding:
C. The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision-making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report.
Facts in Support of Finding:
1. The Property is located within an existing residential neighborhood that does not contain
any sensitive vegetation or habitat on-site.
2. This Project is exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15315 under Class 15 (Minor Land Divisions) of the CEQA Guidelines.
Section 2 of this Resolution is hereby incorporated by reference.
Finding:
D. The design of the subdivision or the type of improvements is not likely to cause serious
public health problems.
Facts in Support of Finding:
1. The tentative parcel map is for residential condominium purposes. All improvements
associated with the project will comply with all Building, Public Works, and Fire Codes,
which are in place to prevent serious public health problems. Public improvements will
be required of the applicant per Section 19.28.010 (General Improvement
Requirements) of the Municipal Code and Section 66411 (Local agencies to regulate
and control design of subdivisions) of the Subdivision Map Act. All ordinances of the City
and all Conditions of Approval will be complied with.
2. The Project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters along the Heliotrope Avenue frontage
and alley, as needed. All existing private improvements within the Heliotrope Avenue
right-of-way must be removed and new sod and groundcovers installed. The existing
street tree in the Heliotrope Avenue public right-of-way is to be protected in place. The
utilities will be undergrounded, consistent with Title 19 (Subdivisions) of the Newport
Beach Municipal Code.
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Finding:
E.The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision-making body may approve a
map if it finds that alternate easements, for access or use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by the judgment of a court of competent jurisdiction and no authority is hereby granted
to the City Council to determine that the public at large has acquired easements for
access through or use of property within a subdivision.
Fact in Support of Finding:
1.The Public Works Department has reviewed the proposed tentative parcel map and
determined that the design of the development will not conflict with easements acquired
by the public at large, for access through, or use of Property within the proposed
development because no public easements are located on the Property.
Finding:
F.The subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if
the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land.
Facts in Support of Finding:
1.The Property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2.The Property is developed for residential use and lies in the R-2 Zoning District, which
permits residential uses.
Finding:
G.In the case of a “land project” as defined in Section 11000.5 of the California Business
and Professions Code: (1) there is an adopted specific plan for the area to be included
within the land project; and (2) the decision-making body finds that the proposed land
project is consistent with the specific plan for the area.
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Facts in Support of Finding:
1. California Business and Professions Code Section 11000.5 has been repealed by the
Legislature. However, this project site is not considered a “land project” as previously
defined in Section 11000.5 of the California Business and Professions Code because
the Project site does not contain 50 or more parcels of land.
2. The Project is not located within a specific plan area.
Finding:
H. Solar access and passive heating and cooling design requirements have been satisfied
in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
1. The tentative parcel map and any future improvements are subject to Title 24 of the
California Building Code which requires new construction to meet minimum heating and
cooling efficiency standards depending on location and climate. The Newport Beach
Building Division enforces Title 24 compliance through the plan check and inspection
process.
Finding:
I. The subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources.
Fact in Support of Finding:
1. The duplex is consistent with the R-2 Zoning District, which allows up to two (2)
residential units on the property. Therefore, the tentative parcel map for residential
condominium purposes will not affect the City in meeting its regional housing needs.
Finding:
J. The discharge of waste from the proposed subdivision into the existing sewer system
will not result in a violation of existing requirements prescribed by the Regional Water
Quality Control Board.
Fact in Support of Finding:
1. The Project wastewater is designed to discharge into the existing sewer system and
complies with the Regional Water Quality Control Board (RWQCB) requirements.
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Finding:
K.For subdivisions lying partly or wholly within the coastal zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three (3) of the Coastal Act.
Fact in Support of Finding:
1.The Property is located within the coastal zone and a CDP is therefore requested in
conjunction with the proposed tentative parcel map. The project complies with the
certified Local Coastal Program (LCP) and public access and recreation policies of
Chapter 3 of the Coastal Act. The Facts in Support of Findings L and M for the coastal
development permit (below) are hereby incorporated by reference.
Coastal Development Permit
In accordance with Section 21.52.015 (Coastal Development Permits, Findings, and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
L.Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1.The Project is for a tentative parcel map for two (2)-unit residential condominium
purposes. The proposed duplex conforms to all applicable development standards,
including floor area limit, setbacks, height, and off-street parking. The proposed
subdivision and improvements are consistent with the density of the R-2 Coastal
Zoning District.
2.The Property is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan and the project does not
have the potential to degrade the visual quality of the coastal zone or to result
insignificant adverse impacts to public view.
3.The Property is located in an area known for the potential for seismic activity. All
projects are required to comply with the California Building Code and Building
Division standards and policies.
4.The Property is located more than 1,100 feet from the harbor and 1,500 feet from
the beach, and is not near any natural landforms or environmentally sensitive areas.
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Finding:
M.Conforms to 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.
Facts in Support of Finding:
1.The Property is not located between the nearest public road and the sea or shoreline.
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 is a tentative parcel map for two (2)-unit condominium purposes.
The Project does not involve a change in land use, density, or intensity that will result in
a significant increase in demand for public access and recreation opportunities.
Furthermore, the Project is designed and sited (appropriate height, setbacks, etc.) so as
not to block or impede existing public access opportunities.
2.The Property is not located adjacent to a coastal view road, public access way, or Coastal
Viewpoint as identified in the Coastal Land Use Plan and the project does not have the
potential to degrade the visual quality of the coastal zone or to result insignificant adverse
impacts to public view.
3.The Project is for a property that is over 1,100 feet from the harbor and approval of the
parcel map for condominium purposes will not affect public recreation, access, or views.
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
15315 under Class 15 (Minor Land Divisions) 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 the tentative
parcel map and coastal development permit, 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 Director
of Community Development in accordance with the provisions of NBMC Title 19
(Subdivisions) and Title 21 (Local Coastal Program Implementation Plan).
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PASSED, APPROVED, AND ADOPTED THIS 10th DAY OF AUGUST, 2023.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1.The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
2.After the recordation of the Parcel Map and prior to a final building permit, the Applicant
shall apply for a building permit for a description change of the subject project
development from “duplex” to “condominium.” The development will not be
condominiums until this description change permit is final.
3.The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be cause for revocation of this
approval.
4.This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 19 Subdivisions and Title 21 of the NBMC.
5.Prior to the recordation of the parcel map, an In-Lieu Park Dedication Fee for one (1)
additional residential unit shall be paid in accordance with the fee effective at the time of
payment.
6.Prior to issuance of a building permit, a Fair Share Fee for one (1) additional residential
unit shall be paid in accordance with the fee effective at the time of payment.
7.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 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 Bire II LLC Residential Condominiums including, but not limited to
Tentative Parcel Map and Coastal Development Permit (PA2023-0095). This
indemnification shall include, but not be limited to, damages awarded against the City, if
any, costs of suit, attorney’s 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 the City's costs, attorneys' fees, and damages, which the 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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Public Works Department
8. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate
system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the
Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic
file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The
Map to be submitted to the City of Newport Beach shall comply with the City’s
CADD Standards. Scanned images will not be accepted.
9. Prior to recordation of the Parcel Map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual Subarticle 18. Monuments (1-
inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the
Subdivision Engineer. Monuments shall be protected in place if installed prior to completion
of the construction project.
10. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
11. An encroachment permit shall be required for all work activities within the public right-
of-way.
12. All damaged sidewalk panels, curb, gutter, and street along the Heliotrope Avenue
frontage and any damaged concrete alley panels along the alley property frontage shall
be reconstructed as determined by the Public Works Department.
13. All existing overhead utilities shall be undergrounded.
14. All existing private, non-standard improvements within the public right-of-way and/or
extensions of private, non-standard improvements into the public right-of-way fronting
the development site shall be removed.
15. Each unit shall be served by its individual water service/meter and sewer
lateral/cleanout.
16. All improvements shall comply with the City’s sight distance requirement. See City
Standard 110-L.
17. New turf or drought tolerant landscaping shall be installed throughout the entire
Heliotrope Avenue parkway.
18. The existing street tree along the Heliotrope Avenue frontage shall be protected in place.
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19. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
Building Division
20. Independent utility services shall be provided for each unit, including fire sprinklers.
Fire Department
21. NFPA 13D fire sprinkler system shall be required for this Project.
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Attachment No. ZA 2
Vicinity Map
16
VICINITY MAP
Tentative Parcel Map
Coastal Development Permit
(PA2023-0095)
310 Heliotrope Avenue
Subject Property
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Attachment No. ZA 3
County Tentative Parcel Map No. 2023-141
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BIRE II, LLC7202 W. COLLEGE DRIVE, SUITE BPALOS HEIGHTS, IL 60463
SUBDIVIDER:
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
BEING A SUBDIVISION OF THE NORTHEASTERLY 5 FEET OF LOT 8 AND THE SOUTHWESTERLY 25 FEET OF LOT 10, BLOCK 235, CORONA DEL MARTRACT AS PER MAP FILED IN BOOK 3, PAGES 41 AND 42, OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY.FOR CONDOMINIUM PURPOSES
CIVILSCAPES ENGINEERING, INC. WILLIAM D. ROLPH, PLS 9381
SHEET 1 OF 1
CIVILSCAPES ENGINEERING, INC.28052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677
SURVEYOR:
310 HELIOTROPE AVE., NEWPORT BEACHPROJECT: 23017 | DATE: JULY 10, 2023
310 HELIOTROPE AVE.CORONA DEL MAR, CA 92625APN: 052-083-15
SITE ADDRESS:
THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARINGBETWEEN O.C.S. HORIZONTAL CONTROL STATION GPS NO.6294R1 AND STATION GPS NO. 6295R2 BEING N39°03'46"E PERRECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTYSURVEYOR
BASIS OF BEARINGS:
BAYSIDE AVE (130-FT R/W)
OWNER/
SEAVIEW AVE (50-FT R/W)
BENCHMARK:
DESIGNATION: M-782
DESCRIBED BY OCS 2002 - FOUND 3 3/4"OCS ALUMINUM BENCHMARK DISC STAMPED"M 782 1942", SET IN THE TOP OF A CONCRETE BRIDGE ABUTMENT. MONUMENT ISLOCATED IN THE SOUTHWEST CORNER OF THE INTERSECTION OF GOLDENRODAVENUE AND THE CONCRETE PEDESTRIAN BRIDGE OVER BAYSIDE DRIVE, 6 FT.NORTHWESTERLY OF THE CENTERLINE OF THE BRIDGE AND 1 FT. SOUTHEAST OF THENORTHWEST END OF THE SOUTHWEST ABUTMENT. MONUMENT IS SET 0.5 FT. BELOWTHE BRIDGE SIDEWALK.
ELEVATION = 94.032' (NAVD88); 92.692' (NGVD29), YEAR LEVELED 2011
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