AGENDA ITEM: 4-A
STAFF REPORT
SAN CLEMENTE ZONING ADMINISTRATOR
Meeting Date: September 21, 2023
PLANNER: Kyle Webber, Associate Planner
SUBJECT: Tentative Parcel Map 2023-112 (TPM 23-224), Kozik Condominium Conversion, a request to consider a duplex
condominium conversion to allow for individual ownership of two dwelling units that are currently under construction and finding the project categorically exempt from the California
Environmental Quality Act under Section 15315 of the CEQA Guidelines Section 15315 (Class 15: Minor Land Divisions) LOCATION: 229 Avenida Monterey
ZONING/GENERAL
PLAN:
Residential Medium Zoning District and Coastal Zone Overlay District (RM-CZ)
PROJECT SUMMARY:
x The site is a 14,337 square-foot interior lot with a duplex and attached Accessory Dwelling Unit (ADU), currently under construction. Surrounding land uses include single and multi-family residential buildings to the north, east, west, and south and a coastal canyon that borders the site downslope to the southeast. x The RM zone permits one dwelling unit per 1,800 square feet of lot area. The proposed number of two (2) dwelling units would be consistent with the allowable dwelling unit maximum for the underlying zone.. An ADU was included in the duplex construction, ministerially approved by the City through a Coastal In-concept Review (IC), where it was found to comply with development standards relevant to SCMC Section
17.28.270, and therefore is statutorily exempt from CEQA review under CEQA Guidelines Section 15268 (Ministerial Approval).
x The applicant requests to subdivide the airspace of the lot to allow for two condominium units on one (1) legal lot. The proposal would allow for separate ownership of each condominium unit (i.e., Unit 1 and 2) and a portion of common areas. Unit 2, the second-story unit, would assume ownership of the attached ADU (i.e., Unit 3) as mandated by the property’s Deed Restriction prohibiting its sale to a separate party.
x Municipal Code Section 16.04.015(G)(1) requires Zoning Administrator approval of Tentative Parcel Map (TPM) applications for condominium subdivisions. $WWDFKPHQW
Kozik Condominium Conversion Page 2
x Municipal Code Section 16.40.010(A)(3) limits condominium conversions in the forthcoming year to a maximum of 25 units, in addition to fifty percent of the yearly average multi-family rental units constructed during the two years immediately preceding the vacancy certification date, provided that the vacancy rate remains at or below ten percent.
x In 2023, the Planning Commission certified an 8.2% vacancy rate and established a maximum of 26 condominium unit conversions for the fiscal year (FY) 2023 (from July 1, 2023, through June 30, 2024). In FY 2023, no condominium conversions have received approval, making this request the first two condominium conversions for the fiscal year.
x Since the site falls within the Coastal Zone, the project necessitates review and approval from the California Coastal Commission (CCC). A condition of approval mandates that the applicant secure CCC approval before Final Parcel Map approval is granted.
x Per City Housing Element policy, HE-63, a permit allowing the conversion of units within the Coastal Zone that is not categorically exempt from the California Environmental Quality Act (CEQA) must comply with the Mello Act demonstrating no existing affordable housing units will be removed from the housing stock. The two (2) unit duplex and ADU approved on this lot through Building Permit No. 22-1742/1829 and IC permit 20-219, are not occupied and therefore a condominium conversion would not constitute removal of any existing affordable housing. x The project meets required findings for approval because:
o The project is limited to subdividing the lot’s airspace to allow for separate ownership of two condominium units and would not introduce environmental impacts.
o Conditions of approval are included requiring Covenants, Conditions, and Restrictions (CC&Rs) to establish maintenance responsibilities over all common areas, including driveways, parking, landscaped areas, walls, private accesses, and drainage. The CC&R’s may include the creation of an Association. o The proposal complies with the Municipal Code, building, health, and safety codes, and other applicable regulations and policies. This includes, but is not limited to, parking and density requirements for condominium subdivisions in the Municipal Code (Title 16).
x The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15315 (Class 15: Minor Land Divisions):
o The project involves the subdivision of airspace for two condominium units in an urbanized area zoned for multi-family residential use.
o The project conforms to the San Clemente General Plan and Zoning Ordinance, and no variances or exceptions are required.
o All public services and access to the project site are available. o The site was not involved in a subdivision of a larger parcel within the last two years.
o The parcel does not have an average slope greater than 20 percent.
Kozik Condominium Conversion Page 3
x Due to its location within the Coastal Zone Overlay, the project falls under the purview of applicable policies outlined in the City's certified Coastal Land Use Plan (LUP), necessitating review by the Coastal Commission. The RM zoning designation permits a density of 24 units per net acre, and this site qualifies for 7.8 units based on this calculation. The condominium subdivision aligns with the LUP's general policy GEN6, which stipulates subdivisions must not have adverse effects on community character, compatibility, or coastal resources.
x Public comments have not been received on this item.
RECOMMENDATION
Based on the information in the staff report and subject to the required findings and conditions of approval, staff recommends that the Zoning Administrator:
1. Determine the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines Section 15315 (Class 15: Minor Land Divisions); and
2. Adopt Resolution No. ZA 23-015, approving Tentative Parcel Map 2023-112 (TPM 23-224), Kozik Condominium Conversion, subject to conditions of approval.
Attachments:
1. Resolution No. ZA 23-015
Exhibit A - Conditions of Approval
2. Location Map
3. Plans
4. ADU Deed Restriction
RESOLUTION NO. ZA 23-015
A RESOLUTION OF THE ZONING ADMINISTRATOR OF
THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING
TENTATIVE PARCEL MAP 2023-112 (TPM 23-224), KOZIK
DUPLEX CONDOMINIUM CONVERSION, A REQUEST TO
CONSIDER A DUPLEX CONDOMINIUM CONVERSION TO
ALLOW FOR INDIVIDUAL OWNERSHIP OF TWO
DWELLING UNITS LOCATED AT 229 AVENIDA MONTEREY
AND FINDING THE PROJECT CATEGORICALLY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
UNDER SECTION 15315 OF THE CEQA GUIDELINES
SECTION 15315 (CLASS 15: MINOR LAND DIVISIONS.
WHEREAS, on June 29, 2023, an application was submitted by Justin and Alexandria Kozik, 301 Cazador Lane, Unit B, San Clemente, CA 92672, for Tentative Parcel Map 2023-112 (TPM 23-224), and deemed complete on August 24, 2023; a request to consider a duplex condominium conversion to allow for individual ownership of two dwelling units located within the Residential Medium Zoning District and Coastal Zone Overlay District located at 229 Avenida Monterey. The site also includes one attached Accessory Dwelling Unit (ADU), approved ministerially, and the property’s existing Deed Restriction mandates that the second-story unit must own the attached ADU, prohibiting its sale to a separate party. The site’s legal description is N TR 785 BLK 1 LOT 21, and Assessor’s Parcel Number 058-104-03; and
WHEREAS, the Planning Division has completed an initial environmental assessment of the above matter in accordance with the California Environmental Quality Act (CEQA) and recommends the Zoning Administrator determine the project is Categorically Exempt from CEQA pursuant to State CEQA Guidelines Section 15315 (Class 15: Minor Land Divisions). The project involves a two-unit condominium conversion of a duplex in an urbanized area and no exceptions identified in CEQA Guidelines Section 15300.2 are applicable; and
WHEREAS, the City's Development Management Team (DMT) reviewed the proposed project, and staff issued a comment letter on August 7, 2023 to the applicant to ensure compliance with the General Plan, Zoning Ordinance, and other applicable City ordinances, codes, and policies; and
WHEREAS, on September 21, 2023, the Zoning Administrator of the City of San Clemente held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties.
NOW, THEREFORE, The Zoning Administrator of the City of San Clemente does hereby resolve as follows:
ATTACHMENT 1
Resolution No. ZA 23-015 Page 2
Section 1. Incorporation of Recitals.
The Zoning Administrator hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Zoning Administrator as fully set forth in this resolution.
Section 2. CEQA Findings.
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Zoning Administrator, and the facts outlined below, the Zoning Administrator hereby finds and determines that the proposed project is Categorically Exempt from CEQA pursuant to State CEQA Guidelines Section 15315 (Class 15: Minor Land Divisions).
The project is Categorically Exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15315 (Class 15, Minor Land Divisions) because the project involves the condominium conversion of two dwelling units, for individual ownership, in an urbanized area zoned for residential use. The airspace subdivision is in conformance with the General Plan, Subdivision Map Act, and zoning; no variances or exceptions are required. All public services and access to the proposed condominium units are in conformance with local standards, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent.
Section 3. Tentative Parcel Map Findings
With respect to Tentative Parcel Map 2023-112 (TPM 23-224), the Zoning Administrator finds as follows:
A. The site is physically suitable for the type of development, in that:
1. The project is limited to subdividing the airspace of a duplex building into two condominium units for individual ownership purposes, while designating one of the unit’s ownership of the attached ADU; and
2. The development is subject to the Zoning Ordinance, building, health, and safety codes, and other applicable regulations and policies. This includes but is not limited to policies and regulations on land use, setbacks, utility connections, easement access, traffic design standards, etc.
B. The site is physically suitable for the proposed density of the development, in that:
1. The proposed density on the site complies with the maximum allowed for properties in the RM zoning district. The zoning district allows a maximum residential density of one unit per 1,800 square feet of lot area. The subject site is approximately 14,337 square feet, with an allowed density of eight units.
Resolution No. ZA 23-015 Page 3
C. The design of the condominium conversion or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, in that:
1. The project is limited to subdividing airspace into two condominiums to allow for separate ownership of each dwelling unit, while designating one of the unit’s ownership of the attached ADU;
2. No physical modifications to the site will result from the proposed subdivision; and
3. The site is in a developed residential area served by existing utilities and public services.
D. The design of the condominium subdivision or the type of improvements is not likely to cause serious public health problems, in that:
1. The project is limited to subdividing the airspace of a duplex into two condominiums to allow for separate ownership of each dwelling unit, while designating one of the unit’s ownership of the attached ADU;
2. The proposed subdivision will not entail any physical alterations to the site, as construction on the site associated with the duplex necessitates approval through a Building Permit, which has already been granted; and
3. The site is in a developed residential area served by existing utilities and public services.
E. The condominium subdivision, with its provisions for any design and improvements, is consistent with the General Plan, in that:
1. The project is limited to subdividing the airspace of a duplex building into two condominium units for individual ownership purposes. The project is consistent with the Residential Medium Land Use Designation of the site; and
2. The development is subject to the Zoning Ordinance, building, health, and safety codes, and other applicable regulations and policies. This includes but is not limited to policies and regulations on land use, setbacks, utility connections, easement access, traffic design standards, etc.
3. The project complies with LUP Policy GEN-6, which restricts lot combinations, subdivisions, and mergers that may adversely impact community character, compatibility, or coastal resources. In this case, the airspace subdivision aligns with this policy as it does not alter the community character, and the approved duplex is in harmony with other multifamily developments along Avenida Monterey.
Resolution No. ZA 23-015 Page 4
F. The design of the condominium subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision in that:
1. The proposed project is limited to subdividing a duplex building into two condominium units for individual ownership purposes, while designating one of the unit’s ownership of the attached ADU;
2. Easements have been indicated on the tentative map; and
3. The development is subject to the Zoning Ordinance, building, health, and safety codes, and other applicable regulations and policies. This includes but is not limited to policies and regulations on land use, setbacks, utility connections, easement access, traffic design standards, etc.
Section 4. Zoning Administrator Approval.
Based on the foregoing recitals and findings, and the written and oral comments, facts, and evidence presented, the City of San Clemente Zoning Administrator approves Tentative Parcel Map 2023-112 (TPM 23-224), subject to the Conditions of Approval set forth in Exhibit A.
PASSED AND ADOPTED at a regular meeting of the City of San Clemente Zoning Administrator on September 21, 2023.
______________________________________
Cecilia Gallardo-Daly, Zoning Administrator
Resolution No. ZA 23-015 EXHIBIT A
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 2023-112 (TPM 23-224)
KOZIK DUPLEX CONDOMINIUM CONVERSION
1.0 GENERAL CONDITIONS OF APPROVAL
1.1 Within 30 days of receipt of the signed conditions of approval, the applicant shall submit to the City Planner a signed
acknowledgement concurring with all conditions of approval on a form to be provided by the City, unless an extension is granted by the City Planner.
Planning
1.2 The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City of San Clemente and its officers, employees, and agents from and against any claim, action, proceeding, fines, damages, expenses, and costs (including attorneys’ fees), against the City, its officers, employees, or agents to attack, set aside, challenge, void, modify or annul any findings, approval or condition of approval of the City concerning this project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Planner or environmental findings. Applicant shall pay all costs upon request by the City. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter at the applicant’s expense. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter at the applicant’s cost. If the applicant fails to so defend the matter, the City shall have the right, at its own option, to do so and, if it does, the applicant shall promptly pay the City's full cost of the defense.
Planning
1.3 Use and development of this property shall be in substantial conformance with the approved plans, material boards and other applicable information submitted with this application, and with these conditions of approval. Any modifications to the project shall be reviewed by the City Planner in accordance with Zoning Ordinance Section 17.12.180.
Planning
1.4 The applicant shall comply with all applicable current and future provisions of the San Clemente Municipal Code, adopted
ordinances, and state laws.
All
1.5 Use of the subject property shall conform to all occupancy requirements, including posting of signs related to the maximum occupancy limitations.
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Resolution No. ZA 23-015, Exhibit A Page 2
1.6 Tentative Parcel Map 2023-112 (TPM 23-224) shall be deemed to have expired if within three years of approval the project is not commenced, or the project permitted by the approved application has lapsed, as defined by Zoning Ordinance Section 17.12.150.
Planning
1.8 The Applicant (including any property owners and managers, and their designees) shall use her/his best judgment and best management practices to ensure residential activities on the premises will be conducted in a manner that will not be disruptive to neighbors. The property owner(s) shall be responsible for ensuring compliance with the San Clemente Municipal Code (SCMC), and all conditions of approval contained herein. The Applicant (including any property owners and managers, and their designees) hereby understands that noncompliance with
regulations and conditions of approval, shall be immediate grounds for citation pursuant to SCMC Section 8.52.030(Y), which states, “It is declared a public nuisance for any person owning, leasing, occupying or having charge or possession of any premises in this City to maintain such premises in such manner that … A structure, improvement, property, and/or land use is not in compliance with terms and/or conditions of any City of San Clemente issued permit or approval,” and any subsequent revision of this section of the code. [Citation - Section 8.52.030(Y) of the SCMC]
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1.9 The Applicant (including any property owners and managers, and their designees) understands and acknowledges that short-term lodging and boarding house uses are not permitted with the approval of this permit. Short-term lodging units (STLUs) and boarding houses require City-approval, and any unpermitted STLU or boarding house operations are prohibited. Applicant, property owner, and any successors in interest of the property shall be responsible for ensuring that all residential uses abide by the City’s zoning requirements for the subject zone. [Citation - Section
17.04.060(B) & 17.32.030/17.36.020/17.40.030/17.52.030 of the SCMC]
Code
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1.10 Prior to the grant of approval for the Final Parcel Map, it is requisite that a Deed Restriction of legal standing be duly recorded with the County of Orange, thereby stipulating the unequivocal terms that the Accessory Dwelling Unit (ADU) shall perpetually remain within the singular dominion and exclusive possession of the proprietors of Unit 2, with an explicit and irrefutable proscription against its autonomous sale, severance, or any form of alienation in a manner distinct from the said Unit 2.
Planning**
1.11 Prior to final stamping of the Tentative Map, the plans shall state “the land owner’s covenants for Fuel Modification Zone
maintenance shall be in accordance with approved fuel
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Resolution No. ZA 23-015, Exhibit A Page 3
modification plans and shall be recorded concurrently with the Final Map”.
2.0 PRIOR TO APPROVAL OF A FINAL MAP
2.2 Prior to recordation of the final map, the applicant shall submit to the City Engineer evidence that the County Surveyor has approved a digitized tract/parcel map pursuant to Orange County Ordinance No. 3809 dated January 28, 1991. The owner or designee shall pay for all costs of said digital submittals, including supplying digital copies to the City of the final, County Surveyor-approved digital map in DXF format.
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Buyer Notification
2.3 A buyer's notification disclosure form shall be given to all potential buyers of the lots/units, which indicates the existence, operations, characteristics, and potential exposure to nuisance/objectionable odors/risk of upset/hazards of the following:
x United States Marine Corps, Camp Pendleton
x San Onofre Nuclear Generating Station
x City of San Clemente Wastewater Treatment Plant
x Orange County Flood Control Channel
Planning
Coastal Commission Approval
2.4 The Tentative Map shall be subject to review and approval by the California Coastal Commission.
Planning
Covenants, Conditions & Restrictions (CC&Rs)
2.6 The applicant shall submit to the City Planner, and must obtain approval from the City Attorney’s Office, Covenants, Conditions and Restrictions (CC&R's) which shall include the following provisions:
A. Creation of a Master Association and/or a Sub-association for the purpose of providing for control over the uniformity of boundary fencing, and the perpetual maintenance
responsibility of areas including, but not limited to, (delete or add as appropriate) all common areas, open space,
slopes, fuel modification zones, private medians and
greenbelts, arterial highway parkway landscaping, irrigation systems, landscaped areas, walls, driveways, parking
areas, trash areas, structures, private streets, street lights, and drainage. All streets, drainage, street lights, street signage and striping improvements within the interior of the Planning
Resolution No. ZA 23-015, Exhibit A Page 4
subdivision designated as private shall remain private and shall be maintained by the Master Association and/or Subassociation, or such other provision for maintenance which may be subsequently approved by the City Council. In
addition, the CC&R's shall indicate all other areas to be owned and maintained by the Master Association and/or
Sub-association and that maintenance of all private
drainage facilities shall be in conformance with NPDES
requirements.
B. Within 15 days of the establishment of the homeowners association and/or the commercial property owners
association, the owner or designee is required to furnish the Board or Officers of each association a copy of each
approved tract map, a copy of the approved site and fencing plan, copies of all approved landscaping plans, a complete set of construction plans for the various residential model types, and approved plans indicating the locations and
characteristics of all major project components, utilities, and related data.
C. Following recordation of each final tract map, each Master Association of this tract shall submit to the City Planner, for distribution to the Fire and Beaches, Parks and Recreation Departments, and shall re-submit annually, a list of all current Property Owner Association officers of the
Association.
D. A statement indicating that any dedicated open space shall be retained by deed restriction as designated open space in perpetuity and maintained by a Master Association and/or the Sub-association, and that no development or encroachment shall be permitted within the designated open space.
E. A statement indicating that proposed amendments to any of the CC&R's shall be submitted for review to the City
Planner, and shall be approved by the City Attorney’s Office, prior to the amendments being valid.
F. A statement indicating that the City has the right, but not the obligation, to enforce any of the provisions of the CC&R's.
G. A statement indicating that storm drain facilities shall be inspected regularly as follows:
1) Open channels, catch basins and pipelines inspected
annually before storm season and removal of debris as
necessary.
Resolution No. ZA 23-015, Exhibit A Page 5
2) All facilities shall have debris and sediment removed either manually or by mechanical methods. Flushing
shall be used in emergency situations only.
H. A statement obligating the Association(s) to provide to the Utilities Director annual reports in the month of June in compliance with the reporting requirements of codes and ordinances adopted by the City with respect to the NPDES program.
I. Identification of all fire prevention and defense provisions including: a) a fire lane map; b) provisions which prohibit parking in fire lanes and a method of enforcement; and c) provisions for maintenance of fuel modification zones
including the removal of all dead and dying vegetation and the inspection and correction of any deficiencies in the irrigation system three times a year; and a method for
keeping fire protection access easements unobstructed. A statement shall acknowledge that approval of the Chief of Fire Protection Services shall be required for any
modifications such as speed bumps, control gates, or
parking changes.
2.7 The applicant shall reimburse the City all costs associated with review of the project CC&Rs, Disclosure Statements, and any other applicable documents by the City Attorney’s Office.
Planning
Easements
2.8 The final map shall depict the location of all easements for open space, trails, water and sewer easements, storm drains and storm drain maintenance access, public street lights, utilities, reciprocal access, emergency access, slopes and slope maintenance, and landscaping. All drainage easements shall be a minimum of 15 feet. No drainage facilities accepted for dedication or maintenance by the City shall be located within slopes. (SCMC Section
16.28.030)
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2.9 The applicant shall demonstrate to the satisfaction of the City Engineer that quitclaims in favor of the City have been obtained from all persons having any interest in existing rights of way for pipelines for the conveyance of water, and for all rights to all underground water. The right to all underground water, but without right of entry to the surface thereof, shall be conveyed to the City.
No easements shall be granted nor recorded over any portion of the property shown on the submitted record map between the date the tentative map is approved by the Planning Commission and the date the final or record map is recorded by the County Recorder.
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Resolution No. ZA 23-015, Exhibit A Page 6
(SCMC Section 13.04.500)
2.24 2.36
2.37 2.38
7.0 7.17
Unless otherwise approved by the City Engineer, the owner shall provide independent water meters and separate services for each unit in the common area. All water meters shall be located in the public right of way or as otherwise approved by the City Engineer. (SCMC Section 16.32.010)
Prior to final parcel map approval, the owner shall pay or reimburse the City all costs associated with City Attorney review of the project CC&Rs, Disclosure Statements, and any other applicable
documents. In addition, the owner shall pay all applicable development and final map fees for each unit, which may include, but are not limited to, park acquisition and development impact fees. [Citation - S.C.M.C. Title 15, Building and Construction, Sections 15.52, 15.56, 15.60, 15.64, 15.68, 15.72].
Per Municipal Code 12.08, the applicant shall be responsible for the construction of all required frontage improvements as approved by the City Engineer including but not limited to the following:
A. Sidewalk, including construction of compliant 4-foot-wide sidewalk along the property frontage and around
obstructions such as the drive approach, utilities, and trees to meet current City standards (2% cross fall) when
adequate right-of-way exists, unless a waiver is applied for and approved by the City Manager. Since the street rightof-way along this frontage is approximately 5 feet behind the curb face, a sidewalk easement is anticipated to be required and granted to the City unless a waiver is approved by the City Manager. (SCMC Chapter 15.36 and Sections 12.08,
and 12.24.050)
Prior to final parcel map approval, the owner shall pay or reimburse the City all costs associated with City Attorney review of the project CC&Rs, Disclosure Statements, and any other applicable
documents. In addition, the owner shall pay all applicable development and final map fees for each unit, which may include, but are not limited to, park acquisition and development impact fees. [Citation - S.C.M.C. Title 15, Building and Construction, Sections 15.52, 15.56, 15.60, 15.64, 15.68, 15.72].
OPERATIONAL CONDITIONS OF APPROVAL
The Applicant (including any property owners and managers, and their designees) shall ensure that discharge of washwater and other pollutants is prohibited from entering the storm drain system.
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Resolution No. ZA 23-015, Exhibit A Page 7
Applicant must prevent pollutants (e.g. sediment, trash, food waste etc.) and any washwater used during cleanup from entering the storm drain system.
**
* Denotes a modified Standard Condition of Approval
** Denotes a project-specific Condition of Approval
]^I-5
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Ave Algodon
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W Ave Cadiz
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Ave Monterey
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W AveSantiago
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Project site
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Feet
ATTACHMENT 2
Address: 229 Avenida Monterey
Project: Kozik Condominiums (TPM 23-224)
Vicinity Map Scale: 1:2,941
ATTACHMENTS 15 of 22
IN THE CITY OF SAN CLEMENTE, COUNTY OF ORANGE, STATE OF CALIFORNIA JONES, CAHL & ASSOCIATES CONSULTING ENGINEERS 18090 Beach Boulevard - Huntington Beach
California 92648 - (714) 848-0566
e-mail: [email protected]
BOUNDARY MAP FOR CONDOMINIUM PURPOSES
ATTACHMENTS 16 of 22
ATTACHMENT 3
IN THE CITY OF SAN CLEMENTE, COUNTY OF ORANGE, STATE OF CALIFORNIA
JONES, CAHL & ASSOCIATES
CONSULTING ENGINEERS
18090 Beach Boulevard - Huntington Beach
California 92648 - (714) 848-0566
e-mail: [email protected]
BOUNDARY MAP FOR CONDOMINIUM PURPOSES
LEVEL 1 UNITS
ATTACHMENTS 17 of 22
ATTACHMENT 3
IN THE CITY OF SAN CLEMENTE, COUNTY OF ORANGE, STATE OF CALIFORNIA
JONES, CAHL & ASSOCIATES
CONSULTING ENGINEERS
18090 Beach Boulevard - Huntington Beach
California 92648 - (714) 848-0566
e-mail: [email protected]
BOUNDARY MAP FOR CONDOMINIUM PURPOSES
LEVEL 2 UNITS
ATTACHMENTS 18 of 22
ATTACHMENT 3
IN THE CITY OF SAN CLEMENTE, COUNTY OF ORANGE, STATE OF CALIFORNIA JONES, CAHL & ASSOCIATES CONSULTING ENGINEERS 18090 Beach Boulevard - Huntington Beach
California 92648 - (714) 848-0566
e-mail: [email protected]
EXISTING CONDITION GRADING PLAN FOR CONDOMINIUM PURPOSES ATTACHMENTS 19 of 22
ATTACHMENT 3
ATTACHMENT 4
ATTACHMENTS 20 of 22
ATTACHMENTS 21 of 22
ATTACHMENTS 22 of 22