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HomeMy WebLinkAboutPC Resolution 25-22 - 1102 and 1110 21st StreetCITY OF HERMOSA BEACH RESOLUTION NO. RES-25-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A LOT LINE ADJUSTMENT (LLA 25-01) AND A VARIANCE (VAR 25-01), TO ELIMINATE A RESIDENTIAL ENCROACHMENT OVER AN EXISTING PROPERTY LINE AT 1102 AND 1110 21ST STREET IN THE SINGLE-FAMILY RESIDENTIAL (R-1) ZONE AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). WHEREAS, an application was filed on July l 0, 2025, by the applicants Richard A Binder and Taryn A Binder, Trustee(s) of the Richard & Taryn Binder Family Trust, along with Sharon Ann Arduini, seeking approval of a Lot Line Adjustment and a Variance to correct an existing condition in which the house at 1102 21st street (APN 4184-005-0 l 0) encroaches into the neighboring property to the east at 1110 21st Street (APN 4184-005-038) (the Project); and WHEREAS, the Richard & Taryn Binder Family Trust is the property owner of 1102 21 st Street, and Sharon Ann Arduini is the property owner of 1110 21 st Street; and WHEREAS, a Lot Line Adjustment is the process under the State Subdivision Map Act that is used to change property lines between up to four existing parcels. Lot Line Adjustments are typically subject to administrative review and approval; and WHEREAS, if approved, the proposed Lot Line Adjustment would transfer 481 square feet from 1110 21st Street to 1102 21st Street and 4 square feet from 1102 21st Street to 1110 21st Street, resulting in a net transfer of 477 square feet from 1110 21st Street to 1102 21st Street; and WHEREAS, a Variance is required for this Lot Line Adjustment due to the proposed sizes of the lots being substandard to the minimum lot size for newly created lots of 4,000 square feet per Hermosa Beach Municipal Code (HBMC) Section 17.08.030 (I); and Pagel of 6 RES-25-22 WHEREAS. in considering the granting of a Variance, the City must make four required Variance findings pursuant to Hermosa Beach Municipal Code (HBMC) Section 17.54.020 to approve, or conditionally approve, a Variance application; and WHEREAS. the Planning Commission at its public meeting of October 21, 2025, considered all testimony and evidence regarding the application, both oral and written, that was presented to the Planning Commission. NOW. THEREFORE. THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH. CALIFORNIA. DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The foregoing recitals are true and correct and are hereby incorporated into this Resolution. SECTION 2. Based on the testimony and evidence received at its October 21, 2025 Planning Commission meeting, the Planning Commission finds, determines and declares the following pertaining to the application for a Variance (VAR 25- 01) under Hermosa Beach Municipal Code Section 17.54.020: Findings: 1. Exceptional circumstances are applicable to the property involved; The site condition where an existing house was mistakenly built over an existing property line represents an exceptional circumstance that warrants a Variance to abate the problem. 2. That the variance is necessary for the preservation of a substantial property right possessed by other properties in the vicinity of the subject property; A Variance is necessary in this case in order to preserve a substantial property right possessed by other properties in the vicinity, which is the right to maintain a home fully on the subject parcel that it occupies without intrusion from other adjacent properties. 3. That the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located; The Variance would result in no net change in the non-conformity of the parcels, as one parcel would become more conforming to the zoning Page 2 of 6 RES-25-22 ordinance and one would become less conforming. Additionally, the variance would improve a condition that is currently contrary to preserving the public welfare as a building crossing a property line is inconsistent with the building code. 4. That the granting of the variance will not conflict with the provisions of, or be detrimental to, the general plan. The granting of the Variance would not be detrimental to or conflict with the provisions of the general plan. Consistency with relevant policies from the general plan is provided below for reference purposes. General Plan Consistency Land Use Element Findings Goal 2: Provide for diverse needs of The proposal is consistent with policy residents of all ages and abilities 2.5 as the project enhances the Policy 2.5 Neighborhood quality of a residential neighborhood preservation-Preserve and enhance by abating the intrusion of a disruptive the quality of residential non-conforming condition in which a neighborhoods by avoiding or house encroaches into a neighboring abating the intrusion of disruptive non-property. conforming buildings or uses SECTION 3. Based on the foregoing, the Planning Commission hereby approves the subject Lot Line Adjustment (LLA 25-01) and Variance (VAR 25-01) to correct an existing condition in which the house at 1102 21st Street (APN 4184-005-010) encroaches into the neighboring property to the east at 1110 21st Street (APN 4184-005-038) in the Single-Family Residential (R-1) zone. The approved Lot Line Adjustment and Variance shall be subject to the following Conditions of Approval: l. The approved Lot Line Adjustment shall be executed as described in the proposed legal descriptions and as shown in Exhibits A, B, l, and 2 attached to this Resolution, which are incorporated herein by reference. 2. A Certificate of Compliance and legal descriptions in a form approved by the City and compliant with the Subdivision Map Act shall be submitted consistent with the exhibits approved by the Planning Commission, approved by the Page 3 of 6 RES-25-22 Community Development Director and City Attorney, within one ( 1) year of this approval. 3. This approval shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. The Lot Line Adjustment and Variance shall be recorded, and proof of recordation shall be submitted to the Community Development Department. 4. Prepayment of all taxes as required California Government Code Section 66412 and any fees required by the City shall be evidenced prior to recordation of the Certificate of Compliance. 5. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 6. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney's fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Page 4 of 6 RES-25-22 SECTION 4. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. SECTION 5. The Planning Commission finds that the project is Categorically Exempt from the California Environmental Quality Act pursuant to a Class 5 Section 15305 Categorical Exemption for Minor Alterations in Land Use Limitations, as the project consists of a Variance and minor Lot Line Adjustment not resulting in the creation of any new parcel, in an area with an average slope of less than 20 percent, and does not result in any changes to land use or density. Moreover, none of the exceptions to the Categorical Exemptions apply. The project is not located in a particularly sensitive environment such that the project may impact an environmental resource of hazardous or critical concern, nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. SECTION 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. PASSED, APPROVED, and ADOPTED on this 21st day of October, 2025. VOTE: AYES: 5-Chairperson Kate Hirsh, Vice Chairperson Stephen lzant, Commissioner Michael Flaherty, Commissioner Peter Hoffman, Commissioner Greg McNally NOES: 0 ABSTAIN: 0 ABSENT: 0 Page 5 of 6 RES-25-22 CERTIFICATION I hereby certify the foregoing Resolution P .C. 25-22 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of October 21, 2025. dfl~J Kate Hirsh, Chairperson Alison Becker, Secretary Date Page 6 of 6 RES-25-22 L LA Ex h i bits 6/26/25 Page 24 of 41 EXHIBIT "A" EXISTING LEGAL DESCRIPTIONS PARCEL 1: APN 4184-005-0 l 0 ( 1102 2JS 1 STREET, HERMOSA BEACH, CA 90254) ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: LOTS 78, 79, AND 80 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, EXCEPT THE EASTERLY 56.07 FEET THEREOF. PARCEL 2: APN 4184-005-038 (1110 2JS 1 STREET, HERMOSA BEACH, CA 90254) ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: THE WESTERLY 44 FEET OF THE EASTERLY 56.07 FEET OF LOTS 78, 79 , AND 80 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT. IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, EXCEPT THOSE PORTIONS OF SAID LOTS 78, 79 AND 80 LYING EASTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE NORTHERLY LINE OF SAID LOT 78 LYING THERON SOUTH 62 DEGREES 13 MINUTES 00 SECONDS WEST A DISTANCE OF 15.33 FEET FROM THE NORTHEASTERLY CORNER OF SAID LOT 78; THENCE LEAVING SAID NORTHERLY LINE SOUTH 28 DEGREES 26 MINUTES 59 SECONDS EAST A DISTANCE OF 75 .03 FEET TO A POINT ON THE SOUTHERLY LINE OF SAID LOT 80. TOGETHER WITH AN EASEMENT FOR USE AND MAINTENANCE OF THE EXISTING HOUSE, OVER THE FOLLOWING: THE WESTERLY 6.00 FEET OF THE EASTERLY 12.07 FEET OF LOTS 78 AND 79 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY 6/26/25 Page 25 of 41 EXHIBIT "A" PROPOSED LEGAL DESCRIPTIONS PARCEL 1: (1102 215 1 STREET, HERMOSA BEACH, CA 90254) ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, ST A TE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PORTIONS OF LOTS 78, 79, AND 80 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID LOT 78; THENCE EASTERLY ALONG THE NORTHWESTERLY LINE OF SAID LOT 78 A DISTANCE OF 43.49 FEET; THENCE SOUTHEASTERLY IN A STRAIGHT LINE TO A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 80, SAID POINT BEING 58.64 FEET EASTERLY OF THE SOUTHWESTERLY CORNER OF SAID LOT 80: THENCE WESTERLY ALONG SAID SOUTHEASTERLY LINE OF LOT 80 A DISTANCE OF 58.64 FEET TO THE SOUTHWESTERLY CORNER OF SAID LOT 80; THENCE NORTHERLY ALONG THE SOUTHWESTERLY LINE OF SAID LOT 80 TO THE POINT OF BEGINNING. PARCEL 2: (1110 21s 1 STREET, HERMOSA BEACH, CA 90254) ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PORTIONS OF LOTS 78, 79, AND 80 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: EXCEPT FOR THE LAND LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID LOT 78; THENCE EASTERLY ALONG THE NORTHWESTERLY LINE OF SAID LOT 78 A DISTANCE OF 43.49 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTHEASTERLY IN A STRAIGHT LINE TO A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 80, SAID POINT BEING 58.64 FEET EASTERLY OF THE SOUTHWESTERLY CORNER OF SAID LOT 80, ALSO EXCEPTING THOSE PORTIONS OF SAID LOTS 78, 79 AND 80 LYING EASTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE NORTHERLY LINE OF SAID LOT 78 LYING THEREON SOUTH 62 DEGREES 13 MINUTES 00 SECONDS WEST A DISTANCE OF 15.33 FEET FROM THE NORTHEASTERLY CORNER OF SAID LOT 78; THENCE LEAVING SAID NORTHERLY LINE SOUTH 28 DEGREES 26 MINUTES 59 SECONDS EAST A DISTANCE OF 75.03 FEET TO A POINT ON THE SOUTHERLY LINE OF SAID LOT 80. TOGETHER WITH AN EASEMENT FOR USE AND MAINTENANCE OF THE EXISTING HOUSE, OVER THE FOLLOWING: THE WESTERLY 6.00 FEET OF THE EASTERLY 12.07 FEET OF LOTS 78 AND 79 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY 6/26/25 Page 26 of 41 EXHIBIT "B" r·-·-·-·-·-·-·-·-·-·S-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·- / g I I I 21ST STREET NORTHEASTERLY CORNER LOT78 +-40' I NORTHWESTERLY CORNER LOT78 N 62"13'07"E 43.49' (PROPOSED) 44.70' (EXISTING) 86.43' 42.94' (PROPOSED) 41.73' (EXISTING) i I I i i i i LOT 78 i i i i i i i SCALE 1" = 20' LOT 58.64' Pf!OPOSED 44.69' (EXISTING) N 62"13'04"E 42.78' (PROPOSED ) 56.73' (EXISTING) 101 .42' .-i ,:r .... 0 r--- N Q) tlD re, Cl. I.I") N ........ U) N u5" Exchange Exhibits 6/26/25 Page 28 of 41 EXHIBIT "1" LEGAL DESCRIPTION PARCEL 1: APN 4184-005-010 GRANTS TO APN 4184-005-038 (1102 2JST STREET, HERMOSA BEACH, CA 90254 GRANTS TO 1110 2isr STREET, HERMOSA BEACH, CA 90254) ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. DESCRIBED AS FOLLOWS: THAT PORTION OF LOT 78 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES. STATE OF CALIFORNIA. AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID LOT 78; THENCE NORTHEASTERLY ALONG THE NORTHWESTERLY LINE OF SAID LOT 78 NORTH 62 DEGREES 13 MINUTES 07 SECONDS EAST A DISTANCE OF 44.70 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 62 DEGREES 13 MINUTES 07 SECONDS WEST 1.21 FEET; THENCE SOUTH 28 DEGREES 34 MINUTES 16 SECONDS EAST A DISTANCE OF 6.05 FEET; THENCE NORTH17 DEGREES 06 MINUTES 51 SECONDS WEST A DISTANCE OF 6.16 FEET; TO THE TRUE POINT OF BEGINNING. SEE EXHIBIT 1, ATTACHED HERETO AND REFERENCED HEREIN, AND MADE A PART OF THIS LEGAL DESCRIPTION. 6/26/25 Page 29 of 41 EXHIBIT "1" r ---------~·--------·-·---------·---·--·---·--·- / g I I I +-40• I i i I i I i i ; i i I I I I I SCALE 1" = 20' 21ST STREET 43.49' (PROPOSED) 44.70' (EXISTING) LOT LOT {e ~ <n ' <o ' ----1....: ;; LOT ! 58.64' PROPOSED 44 .69' (EXISTING) N 62"13'04"E -------1 TRUE POINT OF BEGINNING 86.43' 42.94' (PROPOSED) 41.73' (EXISTING) 42.78' (PROPOSED) 56.73' (EXISTING) 101.42' • I I j I I I I . I I I ,-I 'St' .... 0 0 m (I) tlO ra c.. EXHIBIT "2" LEGAL DESCRIPTION PARCEL 1: APN 4184-005-038 GRANTS TO APN 4184-005-010 (1110 21 51 STREET. HERMOSA BEACH. CA 90254 GRANTS TO 1102 2JS 1 STREET. HERMOSA BEACH. CA 90254) ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF HERMOSA BEACH. COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: THOSE PORTIONS OF LOTS 78, 79 AND 80 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH. COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID LOT 78: THENCE NORTHEASTERLY ALONG THE NORTHWESTERLY LINE OF SAID LOT 78 NORTH 62 DEGREES 13 MINUTES 07 SECONDS EAST A DISTANCE OF 43.49 FEET; THENCE SOUTH 28 DEGREES 34 MINUTES 16 SECONDS EAST A DISTANCE OF 6.05 FEET TO THE TRUE POINT OF BEGINNING, THENCE SOUTH 28 DEGREES 34 MINUTES 16 SECONDS EAST A DISTANCE OF 68.98 FEET TO A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 80: THENCE SOUTHWESTERLY ALONG THE SOUTHEASTERLY LINE OF SAID LOT 80 SOUTH 62 DEGREES 13 MINUTES 04 SECONDS WEST A DISTANCE OF 13.95 FEET; THENCE NORTH 17 DEGREES 06 MINUTES 51 SECONDS WEST A DISTANCE OF 70.18 FEET TO THE TRUE POINT OF BEGINNING. SEE EXHIBIT 2, ATTACHED HERETO AND REFERENCED HEREIN, AND MADE A PART OF THIS LEGAL DESCRIPTION. • 6/26/25 Page 31 of 41 EXHIBIT "2" ,-·---·-----·~ --·--·--·--·----------·-------- I ~ I I I +-40' I 21ST STREET NORTHWESTERLY CORNER LOT78 86.43' --43.49• i 43.49' (PROPOSED} 44.70' (EXISTING) i i i i i i cif ~ i .s: - LOT i I i I I I I SCALE 1" = 20' In~- (0 -----0--;:_ . -~ LOT 58.64' (PROPOSED) 44 .69' (EXISTING) N 52•13•04•e 56 .73' (EXISTING) 101.42' ,-i 'SI" ...... 0 N CV) QJ till ro c.. II') N ~ N ...... \0 Easement Exhibits 6/26/25 Page 33 of 41 EXHIBIT "A" EASEMENT LEGAL DESCRIPTIONS THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PORTIONS OF LOTS 78, 79, AND 80 OF WALTER RANSOM COMPANY'S REDONDO HOME TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 9, PAGE 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID LOT 78: THENCE EASTERLY ALONG THE NORTHWESTERLY LINE OF SAID LOT 78 A DISTANCE OF 43.49 FEET, SAID POINT NOW REFERRED TO AS POINT "A"; THENCE BEGINNING AT SAID POINT "A" SOUTHEASTERLY IN A STRAIGHT LINE TO A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 80, SAID POINT BEING 58.64 FEET EASTERLY OF THE SOUTHWESTERLY CORNER OF SAID LOT 80, SAID LINE NOW REFERRED TO AS LINE "B"; THENCE NORTHWESTERLY ALONG SAID LINE "B" A DISTANCE OF 3.5 FEET TO THE TRUE POINT OF BEGINNING; THENCE FROM THE TRUE POINT OF BEGINNING NORTHEASTERLY AND PERPENDICULAR TO SAID LINE "B" A DISTANCE OF 1.74 FEET; THENCE NORTHWESTERLY AND PARALLEL TO SAID LINE "B" A DISTANCE OF 59.53 FEET; THENCE SOUTHWESTERLY AND PERPENDICULAR TO SAID LINE "B" A DISTANCE OF 1.74 FEET; THENCE SOUTHEASTERLY ALONG SAID LINE "B" A DISTANCE OF 59.53 FEET TO THE TRUE POINT OF BEGINNING. 6/26/25 Page 34 of 41 EXHIBIT "B" r ------·-·---a-------------·--·-·--·----·--·-·--·-- I -------g I 21ST STREET i i 4, r 40• I i i i i i i i NORTHWESTERLY CORNER LOT78 N 62" 13'07"E 43.49' (PROPOSED) 44.70' (EXISTING) LOT POINT"A" NORTHEASTERLY CORNER LOT78 86.43' 42.94' (PROPOSED} 41.73' (EXISTING) 78 w z :::; POINT"A" INE B 1.74' i LOT 'ft ;n f i i I SCALE 1" = 20' -----f : LOT TRUE POINT OF BEGINNING 58.64' PROPOSED 44 .69' (EXISTING) - N 62"13'04"E 80 42. 78' (PROPOSED) 56.73' (EXISTING) 101.42' TRUEPOINTO BEGINNING @ AN EASEMENT FOR MAINTENANCE PURPOSES (APPROXIMATELY 104 SQUARE FEET) .-t ""' .... 0 U'l N') C1I tl0 ra c.. U'l N ....... I.C N ~ Top ·ograph ical Survey 6/26/25 Page 36 of 41 , j ~--~m:"~~~r::.:=.-:wa ~=---' .. """"""'.--~...,. ~, @EASE .. EHl'(OflW."l"fOU..'IICl!!'U'lPOSFS -=, I ·/ /, i ,,. ,ff er IJ m• , __ ...,. __ _ TOTAL OF BOTH PARCELS A+B+C+D=7,045 SQ FT @ = 3,349 SQ FT @= 481 SQFT © = 3,211 sa FT @~ 4SQFT Elevation Data and Square Feet SITE WIM.Y TMrtruax•CQ 11Q221STSTII.EET HEJWCSo\BU.CM CAtO'Z5' PHONEJ,o.eU..USO e-:r•• her- ,......,..,, __ ~~ s~~~­ ::-3:-= ==~ E· §:.,_ a•==-- =='==""="' ., _ __... .. ..,_, .,,........,_.._..._,. ,.. ____ ,._..,._, =-==~~ ~ """ .... 0 r-- M QJ 0.0 ro 0.. Lil SHEET10Ft N JOSN0.15-597 ~ N ........ lD Square Feet Before and After LLA Parcel 1102, Binder 1110, Arduini Totals, Both Parcels: 2013 LLA I : • I A'+D=3,370 E=3,360* 6,730 SQ FT Before Proposed LLA A+D=3,353 B+C=3,692 7,045 A, B, C, D from preceding survey map. * E and A' from 1952 Preliminary Title Report Survey Map 6/26/25 Currently Proposed LLA SQ FT After Proposed LLA A+B=3,830 C+D=3,215 7,045 Change from Current with Proposed LLA +477 -477 0 Change from Before 2013 LLA +460 -145 +315 Page 38 of 41 LLA Additional Information 6/26/25 Page 39 of 41 SHEET 2 of 3 SCALE: 1" = 20' do· 40140' I t ~ ~ I ~ I I I AREA CALCULATIONS TO ROOF OVERHANG LINE 21ST STREET AREA = 3.6 S.F. , Ii /: : I I , : j □ .:, i! .a I • AREA = 481.6 s.r/ I··: d EASEMENT AREA =103.7S.F. 1::1 .tlm.. PROPERTY UNE DATA pre DENN ENGINEERING SUR~ l11lID: "Sil[ SUR\£'/" FOR TARYN o!t Ria< BINDER, DATED JAN. 4, 2016. PLANS PREPARED BY: RICK (FREDERICK) JONES JR. sfa:._Lzsf ~~~1sco.com RICKJONES@LANDREPORTSCO .COM 6/26/25 .. , :1 / j I i: ,I 'I I.I fl u I L __ RICK (FREDERICK) JONES JR, PLS 5458 5-15-23 DATE Page 40 of 41