HomeMy WebLinkAbout01 - Birkett Condominium - PA2014-071COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 12, 2014
Agenda Item No. 1:
SUBJECT: Birkett Condominium Conversion - (PA2014 -071)
712 and 712 Yz Orchid Avenue
Condominium Conversion No. CC2014 -003
APPLICANT: David Birkett and Margarete Jordon, Property Owners
PLANNER: Jason Van Patten, Planning Technician
(949) 644 -3234, jvanpatten @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -2 (Two -Unit Residential)
• General Plan: RT (Two -Unit Residential)
PROJECT SUMMARY
A request to convert an existing duplex into a two -unit condominium project. The code
required two -car parking per unit is provided and no waivers of Title 19 development
standards are proposed with this application.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Condominium
Conversion No. CC2014 -003 (Attachment No. ZA 1).
DISCUSSION
The property fronts Orchid Avenue between Fourth and Fifth Avenue in Corona
del Mar and is located in the R -2 (Two -Unit Residential) Zoning District.
• The property is developed with a duplex built to condominium standards and
contains separate utility connections for each unit. The building permit was
issued January 6, 2005 and construction was finaled March 12, 2007.
1
Birkett Condominium Conversion
Zoning Administrator, June 12, 2014
Page 2
• The Land Use Element of the General Plan designates the site as RT (Two -Unit
Residential). The existing duplex is consistent with this designation.
• The existing duplex was originally intended to be developed as condominiums. A
tentative parcel map for condominium purposes was filed and approved
concurrent with construction of the units. However, construction was completed
prior to the recordation of the parcel map, and subsequently, the building was
finaled as a duplex instead of a two -unit condominium. As a result, a
condominium conversion is required.
• The condominium conversion application is for the purpose of regulating the
conversion of the existing rental units to condominiums and to alleviate any
hardships placed upon existing or prospective tenants affected by the
conversion.
• Tentative Parcel Map No. NP2005 -052 was approved by the Zoning
Administrator on October 31, 2005, and the final map (No. 2005 -243) was
recorded with the County of Orange on July 24, 2007, which satisfies a general
requirement of Municipal Code Chapter 19.64 (Conversion of Rental Units to
Ownership).
• One garage parking space and one tandem carport parking space are provided
for each dwelling unit within the duplex, which satisfies the off - street parking
requirements of Chapter 20.40 (Off- Street Parking) of the Newport Beach
Municipal Code.
• Pursuant to Section 19.64.040 (Tenant Notification), existing tenants have been
notified informing them of this application and their rights with regards to their
tenancy.
• A special inspection of the duplex for the purpose of identifying building safety
violations was conducted on May 22, 2014. The inspection identified two safety
violations related to the height of guardrails and missing carbon monoxide
detectors. The project is conditioned requiring the applicant to resolve all building
safety violations prior to the conversion of rental units to ownership.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the California
Environmental Quality Act (CEQA) Guidelines - Class 1 (Existing Facilities). This
exemption authorizes minor alterations to existing structures involving negligible or no
expansion of use including but not limited to the division of existing multiple - family or
single - family residences into common - interest ownership, and subdivision of existing
3
Birkett Condominium Conversion
Zoning Administrator, June 12, 2014
Page 3
commercial or industrial buildings, where no physical changes occur which are not
otherwise exempt. The proposed project involves the division of an existing duplex
where no significant physical changes are proposed.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and tenants, 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:
Jas Van Patten
Planning Technician
JM /jvp
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Site Photographs
ZA 4
Condominium Inspection Report
ZA 5
Project Plans
0
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2014 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING CONDOMINIUM
CONVERSION NO. CC2014 -003 FOR A TWO -UNIT DUPLEX
LOCATED AT 712 AND 712'/2 ORCHID AVENUE (PA2014 -071)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by David Birkett and Margarete Jordon, Property Owners, with
respect to property located at 712 and 712 '/2 Orchid Avenue, and legally described as
Lot 1 of Parcel Map No. 2005 -243 requesting approval of a condominium conversion.
2. The applicant proposes a condominium conversion to convert an existing duplex into a
two -unit condominium project. No waivers of Title 19 development standards for
condominium conversions are proposed with this application.
3. The subject property is located within the Two -Unit Residential (R -2) Zoning District and
the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on June 12, 2014, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting 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 meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements of
the California Environmental Quality Act, Class 1 (Existing Facilities).
2. The Class 1 exemption involves negligible or no expansion of an existing use. This
classification includes the division of existing multiple - family or single - family
residences into common - interest ownership, and subdivision of existing commercial or
industrial buildings, where no physical changes occur which are not otherwise exempt.
The proposed project involves the conversion of an existing duplex into a two -unit
condominium development.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 19.64.070 (Standards for Condominium Conversion) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings
are set forth:
Zoning Administrator Resolution No. ZA2014 -0 ##
Paqe 2 of 5
Finding:
A. The minimum number, and the design and location of off - street parking spaces shall
be provided in conformance with the provisions of the Zoning Ordinance in effect at
the time of approval of the conversion.
Facts in Support of Finding:
A -1. The existing duplex provides a single -car garage and a tandem carport space for each
unit, for a total of four spaces.
A -2. The four spaces provided meet the number of spaces required (2 per unit) pursuant to
Section 20.40.040 (Off- Street Parking Spaces Required) and the design and location
are in conformance with provisions of Chapter 20.40 (Off- Street Parking) of the Zoning
Code.
Finding:
B. Each dwelling unit within a building shall have a separate sewer connection to the City
sewer.
Facts in Support of Finding:
B -1. The existing duplex was constructed with two separate sewer connections to the City
sewer.,-
Finding:
C. Each sewer lateral shall be retrofitted /fitted with a cleanout at the property line.
Facts in Support of Finding:
C -1. The existing duplex was constructed with two separate sewer cleanouts located at the
property line.
Finding:
D. Each unit shall maintain a separate water meter and water meter connection.
Facts in Support of Finding:
D -1. The existing duplex was constructed with two separate water meters and water meter
connections.
Q
Zoning Administrator Resolution No. ZA2014 -0 ##
Paqe 3 of 5
Finding:
E. The electrical service connection shall comply with the requirements of Chapter 15.32
(Underground Utilities) of the Newport Beach Municipal Code.
Facts in Support of Finding:
E -1. The existing duplex was constructed with an electrical service connection that was at
such time, determined to be in compliance with the requirements of Chapter 15.32.
Finding:
F. The applicant for a condominium conversion shall request a special inspection from
the Building Division for the purpose of identifying any building safety violations. The
applicant shall correct all identified safety violations prior to approval of a final map for
the condominium conversion.
Facts in Support of Finding:
F -1. A special inspection was completed by the Building Division on May 22, 2014, and two
safety violations were identified. Existing guardrails do not meet the minimum height
requirement of 42 inches and carbon monoxide detectors were not provided on all
floors.
F -2. As conditioned, the project will not be condominiums until all safety violations have
been corrected.
Finding:
G. Permanent lot stakes and tags shall be installed at all lot corners by a licensed
surveyor or civil engineer unless otherwise required by the City Engineer.
Facts in Support of Finding:
G -1. As required, permanent lot stakes and tags were installed at all lot corners.
Finding:
H. For residential conversions, the project shall be consistent with the adopted goals and
policies of the General Plan, particularly with regard to the balance and dispersion of
housing types within the City.
Facts in Support of Finding:
H -1. The General Plan does not include any specific goals for the dispersion of rental
housing within the area. Housing Program 2.1.1 of the Housing Element of the
0
Zoning Administrator Resolution No. ZA2014 -0 ##
Paqe 4 of 5
General Plan, which restricts the conversion of rental units to condominiums in
developments containing 15 or more units, does not apply.
H -2. Although the conversion from rental to ownership will reduce the number of rental
opportunities in the area, the elimination of two rental units will not create a detrimental
impact to housing opportunities in the area or City, as two units represents a very
small fraction of the City's supply of rental housing (estimated to be approximately
17,500 units).
Finding:
I. The establishment, maintenance or operation of the use or building applied for shall
not, under the circumstances of the particular case, be detrimental to the health,
safety, peace, comfort and general welfare of persons residing or working in the
neighborhood of such proposed use or be detrimental or injurious to property and
improvements in the neighborhood or the general welfare of the City.
Facts in Support of Finding:
1 -1. The proposed project is to convert an existing duplex into two condominiums on
property located within the R -2 zoning district.
1 -2. The use of the property will continue to be for two -unit residential purposes and there
is no evidence suggesting this use has been detrimental to the health, safety, peace,
comfort, and welfare of those residing or working in the neighborhood, or the City.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Condominium
Conversion Application No. CC2014 -003, 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 is filed with the Community
Development Director in accordance with the provisions of Title 20 Planning and
Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 12th DAY OF JUNE, 2014.
0
Brenda Wisneski, AICP, Zoning Administrator
10
Zoning Administrator Resolution No. ZA2014 -0 ##
Paqe 5 of 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. No more than two dwelling units shall be permitted on the site.
4. Two -car parking, including one enclosed garage space and one covered or enclosed
parking space, shall be provided on site for each dwelling unit per requirements of the
Zoning Code. All parking spaces shall be maintained clear of obstructions for the parking
of vehicles at all times.
5. Prior to the final of the building permit for the special inspection, the applicant shall
resolve all building safety violations identified during the special inspection.
6. 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 20 Planning and Zoning of the Newport Beach
Municipal Code.
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 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 Birkett Condominium Conversion including, but not
limited to, the CC2014 -003 (PA2014 -071). 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.
11
Attachment No. ZA 2
Vicinity Map
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GIS
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Disclaimer: Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
any results obtained in its use.
Imagery: 2009 -2013 photos provided by Eagle
Imaging www.eagieaerial.com
15
Attachment No. ZA 3
Site Photographs
17
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19
Attachment No. ZA 4
Condominium Inspection Report
21
�t "kT CITY OF NEWPORT BEACH
Fr
COMMUNITY DEVELOPMENT DEPARTMENT
BUILDING DIVISION
100 Civic Center Drive I P.O. Box 17681 Newport Beach, CA 92658 -8915
r ", www.newportbeachca ciov 1(949) 644 -3200
CONDOMINIUM CONVERSION INSPECTION REPORT
(CHECKLIST)
Inspection Fee: $246.00 per unit No. Units �_ Condo Conv. No.
X ae (�1 -135 7
($123.00/hr -2 hrs minimum)
Existing Occ: Grp
Type of Construction:
Owner: avid R)fk ko-M- Phone Number: ? 14- 368 - 2-41 3
Assigned to Inspector. D 1 LO Q-- Date: O'D -� - I L Phone: (949) 644 -32 ie
THE FOLLOWING CHECKLIST WILL BE USED DURING THE INSPECTION TO VERIFY
EXISTING BUILDING CONDITIONS AND COMPLIANCE TO MINIMUM STANDARDS FOR
THE CONDOMINIUM CONVERSION.
A. EACH UNIT MUST COMPLY WITH THE MINIMUM STANDARDS OF THE UNIFORM
HOUSING CODE AS ADOPTED BY THE CITY OF NEWPORT BEACH.
1. Does the unit meet minimum sanitation requirements? Wy L (n)
Comment.
2. Does the unit meet minimum structural and occupancy standards? (y�) (n)_
3. Does the unit meet minimum exiting safety standards? (y)-�-- (n)
4. Does the unit meet minimum plumbing standards? (y) I/ (n)
Is there a garbage disposal Installed on a dedicated circuit ?(y) �(n)
Comment.
5. Does the unit meet minimum standards of heating and venting?
Forms \Condominium Conversion Inspection Report 1223y13 23
6. Does the unit meet minimum standards for electrical safety? (y) (n)
Comment.
B. EACH UNIT MUST COMPLY WITH CURRENT MINIMUM LIFE SAFETY
REQUIREMENTS OF THE UNIFORM BUILDING CODE AS ADOPTED BY THE CITY
OF NEWPORT BEACH.
Do the existing stairs and handrails comply with minimum safety r quirements
of Chapter 10 UBC? (y) (n)
Did they comply when originally constructed? (y) (n)
Comment.
8. Do the existing guardrails comply with minimum safety requirements of
Section 509 of the Uniform Building Code (y) (n)
Did they comply when originally constructed? (y) �(n)
11
Comment. &C)ARDRAtLs 3(o ArA 9 tr) CA^kP�iAoC -E IV—, 'TImrZ-
OF Cyr�`�TCt.fe r tdtJ. P(�� EaoLrt2�m�rR�S �iL HttrK (JUra,R- a2ee«S.
9. Are smoke detectors installed in each bedroom and other requ(re9 locations
per section 310.9.1.1 of the UBC (y) (n)
Comment: CPaQOC'� rA000Y(I ))L D J LTe- VchP -S g-L-�-QV t 11— &r,)
(t--R444 L,trV(Ft.. 0'1 155' nJ tr i:<T LUt crsf 1Ro+P�d/LN US«5'i &4 -('cS O(`
`10. Is there a required occupancy separation rating? � _ hr(s)(y) (n)
If so, does it meet the requirements of section 302 UBC? (y)
Comment
11. Is the roof a minimum Class C fire retardant roof? (y) X—(n)
Owner to submit letter of certification by a licensed roofing
contractor of fire retardancy and remaining life of the roof. (y) rx—(n)
Comment
12. Is safety glazing installed in areas subject to human impact ?(y) (n)
Comment.
Other
Forms \Condominium Conversion Inspection Report 12/2T13 24
C. EACH UNIT IS REQUIRED TO BE INDIVIDUALLY SERVED BY SEPARATE UTILITIES.
Note: the City does not consider it feasible to separate sewer piping when existing
units are integrally piped through lower units to units above. (Please demonstrate
for the inspector that utilities serving the units are not connected.)
13. Is this unit served by its own water meter and piping? (y) (n)
Are the materials used in the system approved for the use? (y) (n)
Are there apparent cross connection hazards in the system? (y) .(n)-X—
NOTE: New water service and water meter must go to the secondary unit.
Existing water meter and service line must remain with original address.
(Contact Water Meter Division with any questions: (949) 644 -3019)
Comments:
14. Is this unit served by its own gas meter and piping? (y) 3k)_ )
Are the materials used in the system approved for the use? (y)
Are there apparent safety hazards in the system? (y) (n)
Comments:
15. Is this unit served by its own electric meter and wiring? (y) X (n)
Is the unit served by a minimum 100amp service? (y) =(n)
Is a new or relocated service required to be fed underground ?(y)>5� (n)
Are there apparent safety hazards in the system? (y) _(n)_T��
16. Is this unit served by its own sewer and piping? (y) (n)
Are the materials used in the system approved for the use? (y) J(n) Is there an approved cleanout installed at the property line? (y) (n)
Comments:
Other Comments.
Signed By: Q�WW"I/
Date: aS` 7- Z, I `I
Forms \CondominiumConversion Inspection Report 12/213 25
Attachment No. ZA 5
Project Plans
27
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DATE OF SURVEY: MARCH, 2004
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RECORD OF SURVEY NO.2004 -1083
IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA
BEING A SURVEY OF THAT CERTAIN LAND SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF ORANGE, CITY OF NEWPORT BEACH,
DESCRIBED AS FOLLOWS: LOT 14, BLOCK 742 OF CORONA DEL MAR, AS SHOWN ON A MAP RECORDED IN BOOK 3, PAGES 41 AND 42 OF
MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA.
JOSEPH PADILLA 7557 P.L.S. GUIDA SURVEYING, INC. APRIL 2004
ACCEPTED AND FILED AT THE REQUEST OF THE
ORANGE COUNTY SURVEYOR
DATE
TIME: —FEE $
INSTRUMENT NO.
BOOK PAGE
TOM DALY
COUNTY CLERK - RECORDER
BY: `
DEPUTY I
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SURVEYOR'S STATEMENT:
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dsv`ti9d,R' FOURTH AVENUE •' I abs�e$ THE PROFESSIONAL LAND SURVEYOR'S ACT AT THE REQUEST OF
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RECORD OF SURVEY NO.2004 -1083
IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA
BEING A SURVEY OF THAT CERTAIN LAND SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF ORANGE, CITY OF NEWPORT BEACH,
DESCRIBED AS FOLLOWS: LOT 14, BLOCK 742 OF CORONA DEL MAR, AS SHOWN ON A MAP RECORDED IN BOOK 3, PAGES 41 AND 42 OF
MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA.
JOSEPH PADILLA 7557 P.L.S. GUIDA SURVEYING, INC. APRIL 2004
ACCEPTED AND FILED AT THE REQUEST OF THE
ORANGE COUNTY SURVEYOR
DATE
TIME: —FEE $
INSTRUMENT NO.
BOOK PAGE
TOM DALY
COUNTY CLERK - RECORDER
BY: `
DEPUTY I
-O` 9 S9V UI L /IY t°
q�Tt' m FIFTfI AVENUE
BAS
20
a' b `�_ 19.86' 1210.00' E OE BEARINGS
�.— .— ._.�.— ._._..._.— ._._..�.
— "---- 150. 150.00' ( ) OJ'
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LOT 'I$ 3 a LOT 17 W I STATEMENT OF PURPOSE:
6 I 6
o THE PURPOSE OF THIS SURVEY TO MONUMENT THE LOT LINES OF 14, BLOCK 742 CF•'••'
V Tn _ 1 9 r CORONA DEL MAR, AS SHOWN ON N A MAP RECORDED IN BOOK 3, PAGES ES 41 AND 42 OF
$ I sw 17 7 I LOT 18 EI I R MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. •... ,
o ^ l E. I ro
a LOT-18 hol �I V ...... .. ....
N50'00'95'W
MONUMENT NOTES' •• "" ....
N5000'05'W N50D0'00'01 1J 01' 118.00' ' P.I � • F0. LION. AS NOTED •• •••• '
z A SET MONUMENT AS NOTED W/TAG LS 7557 ••• •••
W w o v ° o N50j1019'IY () RECORD DATA PER MAP OF CORONA DEL MAR, MM 3/41 -42 !
D✓ o wo CORONA D1=I NiAR ,, o I C '
@ Sl r 709 (( )) RECORD DATA PER MAP OF CORONA DEL MAR, MM 3/41 -42 AND MEASURED
oa ��r SLJCIC 7!32 t`�a5� mm ' LOT 13 ••
a ° ° b �' TYLYL 3 / 41-'42 a
a ^ '
U N `2 LOT 14 a N o I BASIS OF BEARING:
1500' N50'00'06'W (N50DO'00'W) 11402' (118.00) I I I NOR BEARINGS SHOWN HEREON ARE EASED ON THE EL MAR, MI OF FIFTH AVENUE, BEING
N50O095W q i r o NORTH 50'00'00' WEST PER THE MAP OF CORONA DEL MAR, MISCELLANEOUS MAPS BOOK 3,
PAGES 41 AND 42 OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
LOT 12 X30 1$ / 4 ` I LOT 11 i a
COUNTY SURVEYOR'S STATEMENT:
�o >
i oPF,. q6� 9 1 n i I THIS MAP HAS BEEN EXAMINED IN ACCORDANCE WITH SECTION 8766
N 0 5 W �_ _____________________ __________�___ ___ a _^ OF THE PROFESSIONAL LAND SURVEYOR'S ACT iH15_DAY' °'s "'O "`01 04.
(fps,,...,. „ -2'6
! ___________ i11155Fr[AYJ�`TNU SURUfilll /G UaCLnIFHiS FtvE 6EE11
15 o
W m a 7' m RAYMOND L.
7' 7' COUNTY SURVEYOR a csusnitxs` ,wesiwoeEo.l; r.o,` w,u° ey` �:aa. c Pi S°.nsnsm Re ennasr`EeOo °o U+PO?iNaaiX�lEsiSaE sl PaEiarr , as N ,ii s
'aFCOMMENUE•�:MN,EGf IO.tTN4'Vll pY O1Ka.VP,JC.WLE
q V 1 2 ppEXC,ESANf. n'rt CC,. @f4],IS NJIG.UN -aEN1.
LOT 10 ' I L OT D rx srXE,PUlu ovnrese. anXSxnoeueroalweoomuEnrs
I s w.nor sE roXS:nom ioaESUlron eswvFneaovu of
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L L- SY: BY CI-u,M tbtoll P.,oci4... Mw F
'i MICHAEL K. SULLIVAN, DEPUTY COUNTY SURVEYOR 59P a ma74V eN A -1
10' i 1 1 L.S. 6254, EXPIRATION DATE, 05 -70 -06
1 LOT 1
25' 125' 1 LOT 2 _- ____ - - -- °"'dI
M
SURVEYOR'S STATEMENT:
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR
P� Ps1 a° UNDER MY DIRECTION IN CONFORMANCE VAIN THE REQUIREMENTS OF
dsv`ti9d,R' FOURTH AVENUE •' I abs�e$ THE PROFESSIONAL LAND SURVEYOR'S ACT AT THE REQUEST OF
P _ _ ((/5000 )) r 1. ((150.00)) / @a MIIDRED A. ROSS IN RCN, 20D4. `�L P N50770'14'W (N 50170'00Wf 599.99' (600.00'
a p
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OWNEP EY -ME `MrClFTY OF RIOHAILP K, NATLANP l AFtHITUT 4 NEF6 6p.F,ATW,
EVOLVED & VEVELOrEP FoF 05 01 -4 IN a'N6TrU6Tl00 HITH ¶115 Sr6OrlL wif' T
2 - NOIJE'or OW6H I015A5, 91 16N31 A�(rWN66M 6NT5 OF FLAK SHALL C6 USED pY OR
P SOLOSEn TO. ANY PERSON, RIR9 oqII.rawiarl riF ANY RNRRo% wwa owlEK
WIT0o IT TO WF1Tr6t FE(KMI551oN OF ftkN. '
3 - W TTE♦•I DIM6H51Of15 OIN TH656 PI�ANIN65 SHALL HAVE F6F6REhI0E oVEAi 55ALED
gIMENSmNs,
4 - ALL GoNSTRUL iI TO rvmr r PITH THE L?97 U?.U;5 EnITIOhI 4 ALL ArrbvApLE
li HWMT gla�N 4TATE OP915, It6,01,5MON5 �- OrghIANL69,
5- WOTWTOR 5HALL EXAMME .TH6 661,I5TIU7100 PxNI*NT4 NOTIF' hl OF ANY
PISOF6FANOIESI E,[Wt5 OF 0111%0105 HE /SHE M,Y r140 WOttE fr:WIH6 RTN.
TH6 wog,
6 - NOTIFY �KII of ANY P6514N 6HAN06E FRop056D. pY 0hIN61R 011 oogwTOR
PNKINO CPNN% d CONSTRWVM, 5U0 cHNAgal 5-s AFFW06 AjiGNITEo(UR'AL 064160
MAY ALZO AFPEGT MLA67u RAL RE516N,
LPOAL PESORIPTION LO7/6L46K I li /'192
TFACY M9/9'I -92
LI7Y Nz' ES�GJ
OOUNTY IORANGE
oLCNPnlacr F D /u -I WWPLEn
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s PM, WrArE UNIT A 4 UNIT 6
TOTAL tIAEIYA9LE �FIAST FLR W.02555.R'FT
_ -_ yiaJhIPFLR I"I09g15R PT
TOTAL
_ •A941,4GA^� FT
6AWA 5, :
5cv.Y35R F7 --..
A
PLOY PLAN 6EN6RAL FWifES
OPEN VEOKSy', 949 �t F7�- pALOON YI IE850 FT
LOTAREA W OZY, 510
9 541 -io FT
FiAILPA5L6 R_REA 94TX 99'
2, 252 5,R F.T__
ALLOWAPIA 2,292X1.6
= 9, 3=} ✓5O FT
OPEN SF�a .RERNIREP
o r,6 44016 FT
ACTUAL 1,3><I6x8x2 (cARPoRT) 2,820 N II
A6TWAL 50X24 (PATIO)
11160 a II
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W65'RIP7ION
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9 -
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PINZT SECOND FLGOFi PLANS _
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A- IF
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9 - 4
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A- 6
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