HomeMy WebLinkAboutGeneral Plan Amendment GPA1990005 - Supporting DocumentsZONE CHANGE NO. 90-6 in conj.w/GPA 90-5/EA 90-2Appl; 4outhridge Homes/Ursino`ZC', - DATE - -90E'iTiO i DATEXPi AP=i ... fl D.Z.A._iCORD.`DEi' E::4!C..IC.G.in -1;-l REFEREED -ACTION PLAN CHECK_____ PE[ MIT ISSUEDZ- Q0 DATE! H'I -PDEXPIRATION DATE APPROVED B.Z.A. COND. APPROVED P.C. DENIEDXC.G.WITHDRAWN REFERRED ACTIONU PLAN CHECK PERMIT ISSUED
Ursino
Development
C E .
SFP'' .1990
DEPARTME.. f Jr
COMMUNITY DEVELOPMENT
PLANNING DIVISION
MEMORANDUM REPORT
Rezoning a Commercial Site
Located at 16871 and 16911
Bolsa, Chica, Huntington Beach
to Medium, High-Density
Residential (R-3)
Prepared by
URSINO DEVELOPMENT
September 1990
- 18652 Florida St. #245 • Huntington Beach, California 92648 • (714) 842-1401
INTRODUCTION:
Specifically, Ursino Development is requesting that the subject site
be rezoned from commercial to medium/high density residential (R-3).
The purpose of this memorandum is to transmit findings in our study of
the market as it relates to our request for a zone change.
In the course of our study, we performed the following tasks:
Reviewed and analyzed existing market research performed by
Economics Research Associates, May 3, 1990 and Pearce-Bolsa
Chica Market Study.
Physically surveyed all areas in both studies.
Analyzed, published and unpublished reports prepared by other
government agencies and private firms regarding retail sales
and other factors relating to the site's potential as a commercial
site.
Interviewed officials of public and private sector agencies or
firms regarding various aspects of the site and the factors that
influence residential development on this site.
Reviewed documents and reports prepared by or for the City of
Huntington Beach that relate to commercial development in and
around the Bolsa Chica/Warner area of the City.
Prepared this memorandum report and the tables and exhibits that
are included.
BACKGROUND:
The 2 acre property was utilized as a restaurant site. Several names
and types of restaurants have been tried, however none have had any
success and the premises has been closed for three years. The property
was placed on the market for sale and no suitable offers were received.
The familiar statement - "It's not a good place for a restaurant" -
had meaning at this location. Less than one half mile away, the Golden
Bear Restaurant has had four different names in the past 3-1/2 years.
Consideration was given to other retail uses . There were no offers from
buyers to convert the restaurant property into a strip center. There
are other strip centers along Bolsa Chica and the mid-block location is
not as desirable a location for a strip center.
Additonally several fast food chains were contacted. Specifically In-
and-Out Burger and MacDonald's. They conducted their own studies and
both declined the site as a fast food use. Claudia Boyd of In-and-Out
said they would prefer Beach Boulevard and she is working on a location
there.
An abundance of related stores and centers exist in the immediate area.
The success rate of the individual units appears to be minimal at best.
Vacancies at 25%, per center is common.
The largest center nearby is the Huntington Harbour Mall. It has mixed
use of retail and office. The retail activity in the center is less
than desired. Most recently, larger signage on Warner was approved by
the City to assist in drawing shoppers to this location. This center
has 80,000 square feet of retail.
Forthcoming to the area is an additional 123,000 square feet of zetail
in the Meadowlark Airport site on 15 acres of land.
Most recently the City Council approved a zone change from commercial to
residential for two properties nearby the Meadowlark site. The impact of
this new center certainly had a bearing on their decision to approve the
change.
Other commercial centers in the area are not so-called bonanzas.
Peter's Landing and the Sunset Beach area have numercus restaurants
and retail space. Per capita wise, the sales in these areas are less
than the Orange County average according to Sales and Marketing Management
Magazine Survey of Buying Power.
Page 2
SUMMARY OF FINDINGS AND CONCLUSIONS
Based on the analysis that follows and our observations during the
course of preparing this memorandum, we conclude that the best and
highest use for the benefit of the City at large would be to rezone this
property to R-3.
Through the efforts of the City a private developer is processing
through the City Planning Department, a 123,00 square foot
commercial site at the northeast corner of Bolsa Chica and Warrre_
(within 500 feet of this property). Many of the existing
commercial sites within a 2 mile radius have been notably
unsuccessful and this tendency may only be accelerated in the
future.
Existing commercial retail establishments ir, Huntington Beach
perform at levels below average for orange county, indicating that
existing commercial sites are more than adequate to serve the
area's present and at least near-term future needs. Businesses in
the immediate Huntington Harbour Mall on Algonquin, close and/or
change ownership with surprising frequency.
The existing restaurant on the site has not been successful for
several years. In fact, three different types of restaurants have
failed. The site has been completely closed for the last 3 years
not producing any revenue for the City of Huntington Beach.
The property is bounded on all four sides by R-3 residential
apartments and condominium developments. The development of this
site as residential will only help the existing commercial sites,
therefore contributing to the revenue of the City.
Page 3
The following three locations were researched and all three show
notable commercial vacancies:
Peter's Landing
Located on Pacific Coast Highway in Huntington Harbour, this
uniquely-designed center (reportedly modeled after Port Grimaud on
the Gulf of Saint Tropez in France) contains a total of 65,000
square feet of retail shops, 28,000 square feet of office space,
four restaurants and two banks.
At present, two of the restaurant locations (totalling 14,000
square feet) and one 500 square foot shop, as well as a total of
about 7,600 square feet second floor office space are vacant.
Asking rents are $1.75 (full service) for offices and $2.00
(NNN) for retail. The restaurant spaces have been vacant for
about four to five months, and the site is considered "difficult"
for restaurants, according to leasing agents. Turnover in the
retail shops, although not quantifiable, appears to be fairly high.
Most of the center's customers come from the immediate local area,
including Huntington Harbour and Sunset Beach. It is anticipated
by Peter's Landing agents that the center under construction at
Pacific Coast Highway and Main Street will provide significant
competition to Peter's Landing.
Huntington Harbour Mall
This neighborhood center is located on Algonquin Street between
Boardwalk and Davenport, about one-half mile northeast of the
subject site. The center was built about 20 years ago by Signal,
and was acquired by its current owners (who refurbished it and
recently built a 10,000 square foot addition) about 3 years ago.
There are approximately 100,00 square feet in the center, including
80,000 square feet of retail and 20,000 square feet of office
space. At present, vacancies include one retail space (1,188
square feet at $1.94 per square foot per month NNN) and three
small offices ($1.35 to $1.55 per square foot per month full
service).
The center, which is anchored.by_a supermarket and drug store
and has primarily independent local-serving businesses as tenants,
has a trading area that generally includes Huntington Harbour as
well as the area west of Bolsa Chica and south of Heil. Only
minimal business comes from visitors, primarily in the summer.
Page 4
Sunset Beach
Sunset Beach is an unincorporated area located along the Pacific
Coast Highway generally between Anderson Street or the north and
2nd Avenue (the western extension of Warner Avenue) on the south.
Along Pacific Coast Highway, the area is characterized by a large
concentration of generally older visitor-oriented businesses,
including approximately 15 restaurants or bars and about 10
motels, many of which have been constructed in the years since
certification of the Huntington Beach LCP. Rack rates at the
newer accomodation facilities are in the $80 to $100 range, and
motels reportedly fill during the summer months (staring in June)
but appear to have significant vacancies the balance of the year.
Much of the area's retail stock has turned over in recent years
and/or is in need of refurbishing, and there are numerous signs
offering facilities for lease and/or sale.
A retail center at the northwest corner of Pacific Coast Highway
and Warner (about one mile west of the subject site) offers a mix
of local resident-serving and visitor-oriented shops, including
restaurants and food stores of various types, a bar, a beachwear
store, a surf shop, a laundry and dry cleaners, a travel agency, a
liquor store and a large convenience store/market. One storefront
housing an auto parts outlet, apparently has been closed for over
a year. The gas station at the corner of the site at Pacific Coast
Highway and Warner has recently been remodeled and expanded to
include a car wash.
As estimated by Sales and Marketing Management Magazine's Survey
of Buying Power in 1988 , the only expenditure catagories in which
per capita sales in the City exceeded County averages were general
merchandise and furniture , both of which this site would not
support.
In the catagories of food, eating and drinking places and drug
stores, Huntington Beach consumers were generally outspent on a
per capita basis by their Orange County neighbors (see Tabl e II).
In conclusion, it is generally understood at all levels within the City
and Public that more residential development is needed to support the
current commercial sites.
IN LIGHT OF THE ABOVE WE ARE SOLICITING YOUR CONCURRANCE IN APPROVING A
ZONE CHANGE TO R-3.
Page- 5
-,7,-
iPPRetail Sales byCategoryHuntingtoy. Bead . vs. OrangeCounty .Thousands10s...............CountyPer CapitaI' City Per CapitaAutoDrug
Table IIPer Capita Sales by CategoryHuntington Beach vs. Orange County -1988Orange County (000)Huntington Beach (000)Sales/CapitaTotalSls/CapTotalSls/Cap,IndexTotal Population2273.7191.2Total Retail Sales ($)17,860,987.07,855.51,340,777.07,012.40.89Food3,467,139.01,524.9270,887.01,416.80.93Eating & Drinking Places2,397,016.01,054.2149,41.0781.8I0.74General Merchandise1,904,945.0837.8176,621.0923.81.10Fumiture/Fumishings/Appliances758,020.0333.476,777.0401.61.20Automotive4,152,216.01,826.2296,523.01,550.90.85Drag588,609.0258.948,023.0251.20.97SOURCES: Sales and Marketing Management MagazineEconomics Research Associates
V
ro
CONSTRUCTIO N MC. Residential E'uilding & Development
5362 Oceanus Drive, Huntington Beach, CA 92649 + (714) 893-8378
July 10, 1990
Ursino Development
#8652, Florida, Suite 245
Huntington Beach, California 92648
Dear Tony:
RECE 4V D
OCT ? 5 1990
DEPARTMENT OF
COMMUNITY DEVELOPMENT
PLANNING DIVISION
This letter is in response to youx request that I provide a
letter on the property on Bolsa Chica for the strip center.
As I mentioned in our conversation, I have no interest in
purchasing the property for commercial purposes.
My observation is that there is more than enough retail in
the area right now and the existing centers have more
desireable locations - i.e. corners. Traffic headed south
on Bolsa Chica goes past centers on the corners of Edinger
and Heil before passing your mid-block property. Being at
corners, they benefit in east-west traffic=. also. Whereas
a mid-block property on a divided highway does not have the
same appeal. Traffic is travelling faster and effectively
in one direction.
I appreciate your contacting me regarding this site. Please
keep me in mind should you have other sites available in the
future.
Si rncerely,
CON TION INC.
G. Thrash
ident
WGT/bh
The Henderson Insurance Agency
Insurance for the Fabricare Industry
October 15, 1990
HUNTINGTON BEACH PLANNING COMMISSION
Huntington Beach Civic Center
2000 Main Street
Huntington Beach, CA 92646
Re:
RECEIVED
OCT 1 5 1990
DEPARTMENT OF
COMMUNITY DEVELOPMENTHUNTINGTON BEA ?,NNINGDIVISION
90-5
NEGATIVE DECLARATION NO. 90-24
URSINO DEVELOPMENT/CITY OF
GENERAL PLAN AMENDMENT NO.
ZONE CHANGE NO. 90-6
Dear Planning Commission Members:
I own the commercial property just to the south of 16871-91 Bolsa
Chica. My property is located at 16927, 16931-35 Bolsa Chica.
My insurance agency is located at 16931-35 Bolsa Chica. Your staff
report on Page 6 indicates that my building is vacant which is in
error. I have owned t''--,is property for ten years and have occupied
the entire building operating as an insurance agency since 1984.
I do not desire to have additional apartments or condos along Bolsa
Chica or in the area. We have enough already. I bought this
property to expand my commercial interests in the Huntington Beach
area. I believe by keeping and expanding the commercial C2 Zoning
for 16851 Bolsa Chica South to Warner would better serve our local
area than adding additional apartments and condos to an already
blighted residential area north of Warner and west of Bolsa Chica.
C2 zoning will allow one of the last large parcels of commercial
land to be developed and as the Bolsa Chica wetlands and Meadowlark
Airport areas develop, north Huntington Beach will need commercial
business tax money and servies to subsidize the tax drain from the
residential sections planned in this area. Commercial areas bring
tax money to the ci'y while high density apartments and condos bring
needs for more services.
Quite frankly, the future commercial business ventures I had planned
for my C2 property could be adversely affected by changing 16871-91
Bolsa Chica to R3.
THANK YOU for your consideration of my request to deny a zone change
on.16871-91 Bolsa Chica from C2 to R3„
P.O. Box 2210, 16931 Bolsa Chica, Huntington Beach, CA 92647.0210 9 (213) 592.3317 a (714) 846-1361 • (415) 836.6571
D
JAN-07-1900 08:48 FROM TO
SOUTHRIDGE HOMES
September 13, 1990
City of Huntington Beach
2000 Main Street
Huntington Beach, California 92648
Reference : CPA and Zone Change 90-5
Gentlemen:
8414476 P.01
Southridge Homes was a joint venture partner in the property on
Bolsa Chica with Ursino Development . The referenced GPA and
Zone Change relates to that property.
We are no longer involved with the zone change and GPA; so
please withdraw our name from the applications.
Sincerely,
SO T G•k HOMES
cc: Ursino Development
71
I
DEVELOPMENT EVIEW RE ST
FROM:
DATE:
PETITION(S):
PEQUEST (S) :_,.
LOCATION:
ZONE:
3ENERAL PLAN:
EXISTING USE:
DATE ACCLE+Z,"OD:
MANDATORY PROCESSING DATE:
submit yoar concerns and
recommended solutions in writing
on or before
Inter arm al REview:
Final Planning Review:
HZA:
Subdivision Ccmaittee:
Planning Czm ission:
(1 t
Response submitted by:
Date:
U rsinoDevelopment
December 13, 1990
City of Huntington Beach
City Council
2000 Main Street
Huntington Beach , CA 92648
Attention: City Clerk
Dear Mayor,
I have recently appealed my Planning Commission' disapproval of Zone
Change No. 90-6, General Plan Amendment No. 90-5 and Negative
Declaration No. 90-24. I wish at this time to withdraw my appeal.
Please have my $200.00 fee refunded to the below address.
18652 Florida St. #225 • Huntington Beach, California 92648 • (714) 842-1401
U''°-
Development
December 6, 1990
City of Huntington Beach
City Council
2000 Main Street
Huntington Beach, CA 92648
Dear Mayor,
RECEIV ED
180
PUPARTMENT OF
COMMUNITY DEVELOPMENT
PLANNING DIVISION
I have recently appealed my Planning Commission disapproval of Zone
Change 90-6. I wish at this time to withdraw my appeal. Please have my
$200.00 fee refunded to the below address.
Your cooperation to the above is appreciated.
ISinc°erel yours,
Ursino
c 1W
cc: John March
18652'rlorida St. #225 • Huntington Beach, California 92648 • (714) 842-1401
To: Huntington Beach City Councilpersons
Re: Zone Change Application 90-5 and 90-6 by Ursino
Development on Bolsa Chica Road
Date: November 14, 1990
We are unable to attend your November 1'), 1990, meeting and are
expressing our concerns and objections in writing.
Firstly, we feel it is most important for the Council to remember
that one of their primary duties is to promote sound city planning
principles that uphold the general public's good. Rescuing
developers, real estate persons or individual land owners from
previous poor investments can never take precedence over that
public good. If this was the case, all residents could expect to
come before you, plead their cases of misfortune and rightly expect
you to use zone changes and other ploys to save them from situa-
tion., they got themselves into. This is not your function, and yet
this is exactly what you are being requested to do regarding zone
change 90-5 and 90-6. It does not logically follow that because
this particular restaurant has done poorly over the years that a
zone change from commercial to medium high density is in order.
Changes in management, food selection, prices, quality, atmosphere
or type of commercial usage are in order. City Administrator Mike
Uberaga has stated that. the city must keep and build up its
commercial base. This is a strong mandate to you to avoid changes
in the city's general plan that disposes of commercial lands.
Secondly, this request reflects an overly aggressive attempt to
gain a higher density than exists on all sides of the proposed
project.` The existing residential properties are well under the
density requested here. The large Huntington Rivera complex
directly north is developed at 14.3 units per acre. This is under
the R-2 limit, regardless of its R-3 designation on paper. The
smaller condo and/or four-plex units to the west are also developed
below the density of the request before you. Additionally, we must
remind you that a previous zone change request for RR=2 density on
this same property was denied two years ago. The value of
commercial. lands was properly recognized then, and should be again
by yourselves now. Does the applicant feel this council is not as
astute as the previous ond? Or does the applicant have friendships
and, liaisons with this council that will override Planning
Department and Planning Commission recommendations?
Thirdly, the quadrant where the property is located has an
established record of high crime activity as is clearly shown by
the Neighborhood Watch bulletin (see attachment). In fact, Mr. Jim
Silva stated two years ago in our living room, before several
neighbors that he believed this area could become one of the next
slums of the city. We agree! The police agree. They have told us
that it is nothing but a "fancier version" of the problem-ridden
X
Huntington Beach City Councilpersons
November 14, 1990
Koledo and Commodore Circle areas. Indeed, you can see on the
reports that the crimes reported here far exceed the number on.the,
entire page! How could a zone change for more and much higher
,density serve the public good here council members?
Lastly, besides a need to use prudence and recognize the value of
commercial sections in the city, there is' also a need to realize
that the corner of Warner and Balsa Chica--now somewhat of"a dead
end--will dramatically change in the near future. The Balsa Chica
with 5,000+ units, Meadowlark with 600 units, and other smaller
developments already approved nearby will create more of a demand
for goods and services, and produce much higher traffic counts on
Balsa Chica Road. This request is premature. It is a hastily-
drawn up effort which ignores good long range city planning, and
various quality of life issues to produce a quick fix for the
owners. We urge you to exercise good judgment, to heed the
recommendation of your educated planners and appointed planning
commissioners, and listen to the many voting residents in the
surrounding neighborhood as you join us in a denial of zone change
90-5 and 90-6.
U&(CX(a_
Auu.? 'lty cc
I
AREA 7
3 Residential burglaries
3 Commercial burglaries
5 Vehicle burglaries
Residential burglaries occurred in:
RD282 -1 RD293-1
RD292-1
Streets: Kiner, Speer and Wakefield.
3 ENTRIES DUE TO OPEN OR
UNLOCKED WINDOWS OR
DOORS. Out of 3 residential
burglaries, 2 entries were garage
burglaries.
AREA 8
8 Residential burglaries
1 Commercial burglary
14 Vehicle burglaries
Residential burglaries occurred in:
RD 178 -2 RD 189-1
RD 179-2 RD 198-1
RD 188-2
Streets: Edwards, Englewood,
Ivorycrest, Quintana, Still Harbor,
and three entries on Warner. 5
ENTRIES DUE TO OPEN OR
UNLOCKED WINDOWS OR
DOORS. 1 entry by pry tool or
iorce and 2 attempts without entry.
Out of 8 residential burglaries, 2
entries were garage burglaries.
AREA 9
12 Residential burglaries
10 Commercial burglaries
23 Vehicle burglaries
Residential burglaries occurred in:
RD261-1 RD271-1
RD 262 - 4 RD 273 - 4
RD263-2
Streets: Grass, Hague, Newland,
Rhine, Terry, Tunstall, Waal, and
two entries on Windy Sea and three
entries on Warner. 5 ENTRIES
DUE TO OPEN OR UNLOCKED
WINDOWS OR DOORS. 1 entry
due to force or pry tool, 2 entries by
window smash, 1 attempt without
-4-
i'_
RESIDENTIAL BURGLARIES
AREA 9 (Con't.)
entry, 2 entries by unknown means,
and 1 entry while "house under
fumigation." Suspect seen in RD
273 Waal open garage entry
described as a male white adult,
20's, 57 , blue eyes, wearing a
white baseball hat, beige shorts and
no shirt.
AREA 10
5 Residential burglaries
4 Commercial burglaries
20 Vehicle burglarie:•,
Residential burglaries occurred in:
RD242-1 RD253-2
RD 252 - 2
AREA 12
5 Residential burglaries
5 Cori ri rcial burglaries
1 Vehicle burglary
Residential burglaries occurred in:
RD 156 - 2 RD 158 - 1
RD157-1 RD169-1
Streets: Govin, Heil, Marilyn, Sisson
and Warren. 2 ENTRIES DUE TO
OPEN OR UNLOCKED WINDOWS
OR DOORS. 1 entry by pry tool or
force, 1 entry by unknown means,
and 1 entry by window smash.
There were no garage burglaries
this month.
AREA 13
Streets: Aldrich, Holt, Huntington
\;!lage, Malaga and San Angelo. 2
11 Residential burglaries
1 Commercial burglary
ENTRIES DUE TO OPEN OR
UNLOCKED WINDOWS OR
DOORS. 2 entries by force or pry
22 Vehicle burglaries
Residential burglaries occurredi t
tool, and 1 entry by unknown
means.
AREA 11
RD 154 - 1 RD 165 (J
RD155 -2 RD 174-1
10 Residential burglaries
9 Commercial burglaries
Streets: Hoskins, Neely, Roundhill,
Rudder, Shorebird, Sims, Via Vista,
and two entries on Heil and Lynn.
13 Vehicle burglaries
Residential burglaries occurred in:
;i ENTRIES DUE TO OPEN OR
UNLOCKED WINDOWS OR
DOORS. 3 entries by pry tool or
RD 117 - 2 RD 146 - 2
force, 1 attempt without entry, 1
entry by unknown means, and I
RD 138 1 RD 148 - 1 entry by forcing through the
RD139 -3 RD149-1 skylight. Out of 11 residential
Streets: Calneva,Capetown, Carrie,
Cumberland, Hanover, Melbourne,
Pelican, Spa, Swan and White Oak.
6 ENTRIES DUE TO OPEN OR
UNLOCKED WINDOWS OR
DOORS. 1 entry by force or pry
tool, 1 attempt without entry, and 2
entries while "house under fumiga-
tion." Out of 10 residential
burglaries, 2, entries were garage
burglaries. Suspect seen in RD 117
Spa entry described as a white
male, approx. 6', thin build, light
brown short hair and mustache.
Suspect seen in RD- 139 Cumber-
land fumigation entry described as
a male white, thin build, 6',
approximately 160 lbs.
burglaries, 2 e:ttries were garage
burglaries. Suspect seen in RD 165
Sims, entry described as a male
white adult, 25 years, 5'10, medium
build, dark blond hair and
moustache.
Pass your newsletter to a neighbor
after you reviewed it.
U rsino_Development
November 15, 1990
City Council
City of Huntington Beach
2000 Main Street
Huntington Beach, CA 92648
RECEIVED
CITY CLERK
CITY OFHUHTINCTV,KDE„ CII, CALIF.
NOV15 2 s9 Pt'f '90
To whom it may concern,
Please continue my appeal regarding zone change 90-6 to the second
meeting in January 1991.
We are requesting this continuance to give us additional time to
determine the economics of the minimum number of units that can be
built on the site, if Council would consider approving the Zone Change.
Sincerely yours,
Tony y s no
ARU / qw
16652 Florida St. #245 = Huntington Beach, California 92648 & (714) 842-1401
e"
CITY OF HU Ti ING TO BEACH
INTER-DEPARTMENT COMMUNICATION
To Julie Osugi
Planning Aide
Subject GPA 90-5
LEFT TURN AVAILABILITY
From
Date
In our response dated July 24, 1990, we erroneously stated that a left turn into the subject
property did not exist. In fact, an opening into the property on its south boundary does
presently exist.
The existance of this opening does not, however, change our position on perpetuating that
access across Bolsa Chica into the subject property. With the development anticipated in
this area, the turning movements at the Bolsa ChicafWarner intersection will not permit
this left turn to continue as an option. In fact, extending the south-bound left turn pocket
to acquire the needed capacity at the intersection is viewed as a near-term improvement
to accompany development.
We apologize for any confusion this error may have caused.
JDO:eh
2632g
V E D"'
"," 1 ' 1,990
0rLA-T!`s'
COMMUNITY _, y:) viENT
PLANNING GIV:S1ON
AMENDMENTS
PLYgWC
f
-L.
CIRCULATION PLAN OF ARTERIAL
STREETS AND HIGHWAYS
ADOPTED BY CITY COUNOLRESOLUTION NO 4368 - DEC.12,1976
LEGEND;
FREEWAY STREET CAPACITY
MAJOR _45000
00PRIMARY-0_30.
SECONDARY _20,000
NOTE:
SOLID LINES INDICATE EXISTING RIGHT OF WAY
NOT NECESSARILY ULTIMATE RIGHT OF WAY
DASHED LINES INDICATE AREAS WHERE NORIGHT OF WAY EXISTS
R
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74
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'MAKES NO-GUARANTEE-AS TO; 'ACCURACY_NOR
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COPYRIGHT ORANGE. COUNTY 'ASSESSOR:1968.
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SHOWN-IN :CIRCLES
NOTE - ASSESSOR'S BLOCK &
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ASSESSOR'S MAP
BOOK 146 PAGE 60
COUNTY OF ORANGE
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26
NOTE - ASSESSOR'S BLOCK &
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BOOK 178 PAGE 23
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BOOK 178 PACE 26
SJ'111`l! 1-'RLK /i, '%11(1O---G;;45;VER'Innrl1 rJl23138AVENUE 3c30 o31.'1515 15O13 1, -• " 11 12+a'a30 8LK H-V ioO163-29,3r73 _56aoG 3 , A/0.349WW 16853u?G ITRACT` NO 86 /W. M. /0-35,36I6COT JPAN 1158 ACNO.. 8689nor a,7' 7 G.. 6.215,6]•BLK 16toBP N 46.11.1tM 03O ' O vNO. 86Z50 07 - iNOTE • ASSESSOR S P,IOCK 8PARCEL NUMBERSSHOW': IIJ cIR(:(Ec;AVENUE163-26Y1 7.129 23ASSESSOR S MAP80(:).K 178 PAGE 26COUP7(Y OF ORANC(