HomeMy WebLinkAbout11/20/1990, 2 - MINOR SUBDIVISION 90-257 -- CONSIDERATION OF A TENTATIVE MAP TO CREATE TWO LOTS FROM ONE LOT, AND A MEETING DATE:
I-Acio
city of San tins OBISp0 ITEM NUMBER:
a COUNCIL AGENDA REPORT
FROM: Ar?rSubdivision
Jo s, Community Development Directo By: Jeff
Hosociate Planner
SUBJECT: Mi 90-257 -- Consideration of a tentative
map to create two lots from one lot, and of a request for
exceptions to lot depth, width, and area requirements at 2011
Chorro Street, between High and Broad Streets.
CAO RECOMMENDATION: Adopt resolution denying the tentative map
and the subdivision exceptions as recommended by the Subdivision
Hearing Officer.
BACKGROUND
The subdivider wants to split an 8,705 square foot lot with two
houses into two lots, each with one house. Parcel A, fronting on
Chorro Street, would cover 4,250 square feet. Parcel B, fronting
on Broad Street, would cover 4,455 square feet. The lot split
would recognize the current use of the property by locating the new
lot line along an existing fence which separates the rear yards of
the two houses.
Although the property is zoned C-N (Neighborhood Commercial) , the
current use of both parcels is residential. The request is solely
to create a new lot, and no new development is proposed. Since the
tentative map does not meet city standards for minimum lot width,
depth, or area, the subdivider requests an exception from the City
Council. The tentative map was previously designated as MS 90-
185, but was renumbered by the subdivider when minor revisions were
submitted.
SIGNIFICANT IMPACTS
No significant environmental• or fiscal impacts are likely. The
project has received a mitigated negative declaration, subject to
the requirement that the property owner grant an easement for a
future common driveway. This would mitigate issues dealing with
General Plan consistency, vehicle access and circulation.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
The recommended action to deny the tentative map is based on the
Community Development Director's decision that the map is not
consistent with the General Plan's commercial designation of the
property. Council action to approve the lot split would result in
the creation of two lots which do not conform to subdivision
standards, and which are less suitable for their designated
commercial use than the current lot.
' Data summary
Subdivider/Property Owners: Alan and Susan MacMeekin
city or san Luis osispo
COUNCIL AGENDA REPORT
Staff Report
Page 2
Representative: Jensen - Lenger Surveys
Zoning: C-N
General plan: Neighborhood-Commercial
Environmental status: Mitigated negative declaration granted on
August 30, 1990
site description
The 8700 square foot site is located in a neighborhood of mixed
residential and commercial uses. It is located on a triangular-
shaped block bounded by Broad, High, and Chorro Streets. Adjacent
uses include professional offices and houses to the north, east,
and- south; and houses, a beauty salon and a service station across
Broad Street to the west. No significant vegetation would be
affected by this minor subdivision.
EVALUATION
Subdivision Regulations require that lots in the C-N zone have a
minimum width of 60 feet, minimum depth of 90 feet, and a minimum
area of 6, 000 square feet. The existing lot meets depth and area
requirements, but is non-conforming due to its 50 foot width. The
proposed minor subdivision would create additional non-conformities
because the new lots would have less area and depth than is
required for commercial lots. Hence, the subdivision appears
inconsistent with the intent of city policies which discourage the
creation of non-conforming lots, and to encourage the eventual
combination or resubdivision of non-conforming lots to make them
conforming.
To proceed with the project, the subdivider needs a City Council
exception. Staff questions whether the required findings can be
made to approve the requested exceptions, and can see no special
circumstances or development limitations which would support the
exceptions to subdivision standards. Although the lot's use is
currently residential and likely to remain so, the General. Plan
provides for its eventual conversion to commercial uses.
Land Use Policies
Residential uses are conditionally allowed in the C-N zone. The
zone also allows a range of commercial uses like grocery and drug
stores, restaurants, beauty salons, bike shops, branch banks or
savings and loans, and specialized retail shops. During the
citywide rezoning in 1977-78, the Planning Commission and City
Council considered the idea of rezoning this entire block to
medium-density residential (R-2) . A small portion of the block was
then zoned R-2. The Council eventually decided to rezone all but
one lot to C-N. The Planning Commission and City Council
determined that C-N was more consistent with the changing character
r
���1�N��iIIIIIIIIP ��IU city of.san tuts osispo
NNIGn COUNCIL AGENDA REPORT
Staff Report
Page 3
of the neighborhood, and that it would promote General Plan goals
for improved neighborhood shopping opportunities. The overall land
use strategy in this area was to provide a contiguous C-N "strip"
along both sides of Broad Street between Alphonso Street on the
south to Upham Street on the north.
Access and Circulation
The proposed lot split will not affect current land uses; however
the subdivision may limit the feasibility of C-N uses in the future
since the resultant .lots will be smaller and have only one street
frontage, limiting their access, visibility, and developable area.
For example, Parcel 2 which faces Chorro Street, a residential
collector, would lose its potential for access and visibility from
Broad Street (State Highway 227) .
The City's Land Use Element (LUE) encourages C-N uses to have
access from arterial streets to avoid the concentrated use of
residential collector or local streets for truck delivery or
customer traffic. Conversely, with subdivision approval Parcel. B
would have access only onto Broad Street, with an average daily
traffic volume (ADT) of about 10,400 vehicles per day. The loss
of the potential for alternative driveway access could make it more
difficult for motorists to enter and exit the site during peak
traffic hours.
The adjacent lots to the south have configuration similar to that
proposed, and have the same access limitations. While the houses
remain, dual-frontage access is neither needed nor desirable.
However if the subdivision is approved, some provision for
alternative access should be reserved to allow future commercial
use, and to comply with LUE policies regarding access for
commercial lots.
CONCURRENCES
Fire Department staff notes that the existing garage (parcel 2) at
the rear property line must be modified to meet fire protection
standards of the Uniform Building Code (Table .5A - wall and opening
protection based on building setback from property line) .
ALTERNATIVES
1. Continue consideration of the tentative map with direction to
the subdivider on changes or additional information needed;
or
diN11i��i��lllllll�° ���ll MY Of San lues OBISPO
COUNCIL AGENDA REPORT
Staff Report
Page 4
2. Adopt a resolution approving Tentative Parcel Map MS 90-257
and the subdivision exceptions.
Attachments:
-Draft Council Resolutions
-Vicinity Map
-Tentative Parcel Map MS 90-257
-Subdivider's Statement
-Initial Environmental Study
-Exhibits "A" and "B"
r-
C'
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING
THE TENTATIVE MAP FOR MINOR SUBDIVISION NO. 90-257 (FORMERLY MS 90-
185) LOCATED AT 2011 CHORRO STREET
BE IT'RESOLVED by the Council of the City of San Luis Obispo,
as follows:
SECTION 1. Findings. That this council, after consideration
of the tentative map of Minor Subdivision No. 90-257, and the
Community Development Director's recommendations, staff
recommendations and reports thereon, makes the following findings:
1. The design of the tentative map is inconsistent with the
General Plan and the Subdivision Regulations.
2 . The design of the subdivision will conflict with access
through or use of the property for commercial uses.
C 3 . The proposed subdivision"is not physically suited for the type
and density of development allowed in the C-N zone.
4 . The Community Development Director has determined that the
proposed subdivision will not have a significant effect on the
environment and has granted a mitigated negative declaration,
pursuant to the requirements of the City's Environmental
Guidelines and the California Environmental Quality Act.
SECTION 2. Action. The tentative parcel map for Minor
Subdivision No. 90-257 is hereby denied.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of .
C
1990.
1
Page 2
Mayor Ron Dunin
ATTEST:
City Clerk Pam Voges
f
APPROVED:
!City Administrative Officer
C' y for e
Communit evelopment Director
� r
CRESOLUTION N0. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING
APPROVAL OF THE TENTATIVE MAP FOR MINOR SUBDIVISION NO. 90-257
(FORMERLY MS 90-185) LOCATED AT 2011 CHORRO STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo,
as follows:
SECTION 1. . Findings. That this council, after consideration
of the tentative map of Minor Subdivision No. 90-257, and the
community Development Director's recommendations, staff
recommendations and reports thereon, makes the following findings:
1. The design of the tentative map is consistent with the General
Plan.
2 . The site is physically suited for the type and density of
development allowed in the C-N zone.
3 . The design of the subdivision is not likely to cause serious
health problems, substantial environmental damage or
substantially and unavoidably injure fish or wildlife or their
habitat.
4 . The design of the subdivision will not conflict with access
through, or use of property within, the proposed subdivision.
5. The Community Development Director has determined that the
proposed subdivision will not have a significant effect on the
environment and has granted a mitigated negative declaration.
The mitigation measures are incorporated into the conditions
of approval for the tentative map.
SECTION 2. Exceptions. The subdivider' s request for
exceptions to the Subdivision Regulations to allow lot areas of
4,260 and 4,445 square feet where a minimum of 6, 000 square feet
is required; and to allow lot depths of 66. 83 feet and 88. 50 feet
where 90 feet is required is hereby approved, based on the
A
following special circumstances:
i
Resolution No. (1990 Series)
Page 2
A. The property to be divided is of such size or shape, or
is affected by such topographic conditions that it is
impossible, impractical or undesirable, in this
particular case, to conform to the strict application of
the Subdivision Regulations; and
B. The cost to the subdivider of strict or literal
compliance with the regulations is not the sole reason
for the exceptions; and
C. The proposed exception will not be detrimental to the
public health, safety and welfare, or be injurious to
other properties in the vicinity; and
D. Granting this exception is in accord with the intent and
purposes of these regulations, and is consistent with the
General Plan and with ail other applicable plans of the
City.
SECTION 3. Conditions. That the approval of the tentative
map for Minor Subdivision No. 90-257 be subject to the following J
conditions:
1. The subdivider shall submit a final map to the Community
Development Director for approval and recordation.
2 . The subdivider shall install street trees and install and/or
repair frontage improvements to the satisfaction of the City
Engineer. These improvements may be* postponed by the. City
Engineer until such time as either or both parcels is
redeveloped.
3.. The subdivider shall comply with subdivision requirements for
lot access by granting an easement to allow reciprocal access
for Parcels l and 2 as shown on either Exhibit "A" , or "B" ,
attached.
SECTION 4. Code Requirement. The following . represent
standard requirements .required by various codes, ordinances, and
policies of the City of San Luis Obispo, but are not limited to the
following:
„J��.`•'',.``�,.•;,p•,,d'(...pet. •,•••`• ,.`' •.o
`••' \
as% less Bill”"
sit
--'1 e r— �•astr r
1104 10 wo
0,11
a. ca r
�
Goo 5
• :'FR' o6r at A
461�.aaal.s esab►ea%r "I, .
Lear
El
Yi • • 7' • 4 '�l• �� YY1. �Y � ' .4M t
• 1 �
I s '
'� 7N
^ CM
=
t ' .0 min • \V
�. . c>• sa fir' N •wcaoa — 4
4..r—"FA,
..J
'• r r— iit I•.•1
< 1••D •
i
Ll
t 3
D
j �`j •v i �_ !G I u
� ! .•a•• r2 IC17 0 .» rr •va
y �ais jkao•is
el N-
f
NLu
. . . • Q []
LL. 0
ie r ' r + •.a...
IWO
•' i H �
O Resolution No. (1990 Series)
Page 3
1. Subdivider shall install street trees on both street frontages
in accordance with city standards and to the satisfaction of
the City Arborist.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
1990.
Mayor Ron Dunin
ATTEST:
City Clerk, Pam Voges
APPROVED:
§I�nistritivetfficer
Ci or ey
C0� Commimit Development Director
- s
Y lav �a� e
•s.eatssyr s�...,.� � ig :
f
v 4 • e�� • j Q t�`o �•ev
•N
�r
O � •_ _ :tea 7.//X7.17► Q
Z� 4
4
• \ �I w y � .�C3 \�
�' • j/1' 1 1! y
• ` � � .+ t ��y � � • � ��$ ,a tea
• ►%
E
31
ot
It
J 5S
C1100,
p m
LLJi
September 20, 1990
Subdivider Statement
In June, 1972 we moved into our home at 2011 Chorro Street .
We enjoy the Old Town Neighborhood and plan to continue living
here. We propose to remodel the interior of our home and refinish
the exterior. The exterior refinishing would include landscaping
in the front yard. These improvements would enhance the residential
qualities of the. Chorro Street area and is in keeping with other
recent remodels of neighboring homes. We intend to complete the
project within 18 months after subdivision of the property.
The property split will enable us to improve the Chorro
Street house independently of the Broad Street property. We have
no plans for commercial use of the property and would not object
. to R1 zoning of the Chorro Street lot. Additionally, we are
asking exception to :the 6, 000 square foot and 90 foot depth
- requirement for a single lot . The unique situation of two existing
homes fronting on two different streets lends itself .well to two
seperate lots.
Alan MacMeekin, owner
Susan MacMeekin, owner-
. .�
a - 1C
Clt/ Of SM WIS OBISPO
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 2011,Broad Street APPLICATION NO. 2. 19-90
PROJECTDESCRIFTIO - uest t0 Create two lots from a Single existing lot the C-`I (neigh-
borhood Commercial) zone,. and for armroval of an excevtion to allow. of area and depth
than is required by the Subdivision Regulations,- 11S 90-185.
APPLICANT -Alan ttadieekin, property planer_
STAFF RECOMMENDATION:
_ X NEGATIVE DECLARATION X- MITIGATION INCLUDED
EXPANDED INITIAL STUD ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY Jeff - sociate PlaTmer DATE 8/24/90
COMMUNITY DEVELOPM IRECTOR'S ACTION: DATE
SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS,
A. COMMUNITY PLANS AND GOALS .................................................... Toner
B. POPULATION DISTRIBUTION AND GROWTH...:...................................... :•Ione
C. LAND USE ........................................................................., Yes*
D. TRANSPORTATION AND CIRCULATION .......... ................................_. 'lone
E PUBLIC SERVICES................................................................ ':'one
F. UTILITIES.....................................................................
... �1one
G. NOISE LEVELS .................................................................... 'Ione
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... T-lone
L AIR QUALITY AND WIND CONDITIONS._........................._.a................, *Ione
J. SURFACE WATER FLOW AND QUALITY .............................................. :one
KPLANT LIFE......................:................................................ `bne
L. ANIMALLIFE......................,.............................................. 'Ione
M. ARCHAEOLOGICAL!HISTORICAL..'................................................. x „
N. AESTHETIC......................... ....... . . 'InnP- -
0. ENERGYIRESOURCE USE ..............................................................
Urm P
P..o-rian......_...;.._......................... ........_......a....... ....
O 'III.STAFF RECOMMENDATION
•11ITICATED NEGATNE DECI"TION*
•SEE ATTACHED REPORT
;L
Initial Study, ER 19-90
Page 2
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The subdivider has submitted a tentative parcel map to subdivide a 8,705 square foot lot
with two houses into two lots, each with one house. Parcel A, fronting on Chorro Street,
would cover 4,250 square feet. Parcel B, fronting on Broad Street, would cover 4,455
square feet. The lot split would recognize the current use of the property by locating
the new lot line along an existing fence which separates the rear yards of the two houses.
Although the property is zoned C-N (Neighborhood Commercial), the current and
planned use of both parcels is residential. The request is solely to create a new lot, and
no-new development is proposed. Since the tentative map does not meet city standards
for .minimum lot width, depth, or area, the subdivider requests an exception from the
City Council.
The site is located in a neighborhood of mixed residential and commercial uses. The
site is located on a triangular-shaped block bounded by Broad, High, and Chorro Streets.
Adjacent uses include professional offices and houses to the north, east, and south; and
houses, a beauty salon and a service station across Broad Street to the west. No
significant vegetation would be affected by this minor subdivision.
11. POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
The Subdivision Regulations require that lots in the C-N zone have a minimum width
of 60 feet, minimum depth of 90 feet, and a minimum area of 6,000 square feet. The
existing lot meets depth and area requirements, and is now non-conforming due to its
50 foot width. The proposed minor subdivision would create additional non-conformities
because the new lots would have less area and depth than is required for commercial
lou. Hence, the subdivision appears inconsistent with the intent of city policies which
discourage the creation of non-conforming lots, and to encourage the eventual
combination or resubdivision of non-conforming lots to make them conforming. The
inconsistency is a land use policy issue rather than an environmental one. To proceed
with the project, the subdivider needs an exception from the regulations.
Significant Impact: None. City Council approval of an exception will resolve the policy
conflict. If the exceptions are not approved by the Council, the minor subdivision cannot
be approved and the issue is moot.
C. Land Use
Residential uses are conditionally allowed in the C-N zone. The zone also allows a
range of commercial uses like grocery and drug stores, restaurants, beauty salons, bike
shops, branch banks or savings and loans, and specialized retail 'shops. During-the _
citywide rezoning in 1977-78; the Planning Commission and City Council
Initial Environmental Study, ER 19-90
C, Page 3
considered the idea of rezoning this entire block to medium-density residential (R-2).
A small portion of the. block was then zoned R-2. The Council eventually decided to
rezone the entire block to C-N. The Planning Commission. and City Council determined
that C-N was more consistent with the changing character of the neighborhood, and that
it would promote General Plan goals for improved neighborhood shopping opportunities.
The overall land use strategy in this area was to provide a contiguous C-N "strip" along
both sides of Broad Street between Alphonso Street on the south to Upham Street on
the north.
The proposed lot split will not affect current land uses; however the subdivision may limit
the feasibility of. C-N uses in the future since the resultant lots will be smaller and have
only one street frontage, limiting their access, visibility, and developable area. For
example, Parcel 2 which faces Chorro Street, a residential collector, would lose its
potential for access and visibility from Broad Street (State Highway 227). The City's
Land Use Element (LUE) encourages C-N uses to have access from arterial streets to
avoid the concentrated use of residential collector or local streets for truck delivery or
customer traffic. Conversely, with subdivision approval Parcel B would have access only
onto Broad Street, with an average daily traffic volume (ADT) of about 10,400 vehicles
per day. The loss of the alternative driveway access could make entering and leaving
during peak traffic hours the site more difficult for motorists.
The adjacent lots to the south have configuration similar to that proposed, and have the
same access limitations. Provided that the houses remain, dual-frontage access is neither
needed nor desirable. However some provision for alternative access should be.reserved
to allow future commercial use, and to comply with LUE policies regarding access for
commercial lots. There are two ways to reserve future access, illustrated in Exhibits "A"
and "B":
A. A 12-foot wide reciprocal access easement would be reserved along the south
property line, and would become effective upon conversion of either lot to a non-
residential use. It would require the eventual removal of a portion of the
structure on Parcel B to accommodate the common driveway. This preserves the
option of both lou having access to either frontage. This is the preferred
approach since it would maintain alternative access without the need to secure
access across adjacent properties. Its drawback is that it directs at least some
commercial traffic to use a residential street-(Chorro Street).
B. A 16-foot wide easement would run from the south property line of the.
proposed subdivision, north to High Street across the rear of lots at 2000 Broad
Street and 2003/2005 Chorro Street. The advantages of this approach are that
it would allow a wider common driveway, serve four to six lots, and direct
commercial traffic to High Street — a wider collector street which could more
easily accommodate the additional traffic with minimal effect on the neighborhood.
The disadvantage is that it.would require an access easement over.apt least one
other property to work. This could postpone extension of the.access easement to
CHigh Street indefinitely. ,-
Initial Environmental Study, ER 19-90
Page 4
With either approach, the total traffic volume generated by commercial uses on these lou
would be relatively minor compared with traffic volumes on Broad Street. The
recommended easement would, however, maintain consistency with commercial land use
policies, and preserve the option for future commercial redevelopment of the block.
Significant Impact: None, provided that the subdivider includes a reciprocal access
easement as part of the minor subdivision, as shown in either Exhibit "A' or "B."
III. STAFF RECOMMENDATION: Mitigated Negative Declaration
Grant a negative declaration; subject to the following measure being included in the
project
1. Subdivider shall comply with subdivision 'requirements for lot access by
granting an easement to allow reciprocal access for Parcels A and B as
shown on either Exhibit "A" or "B", attached.
Attachments:
-Vicinity Map
Tentative Parcel Map SLO 89-082-
-Exhibits
9-082-Exhibits "A" and "B."
`J
�i DIRECTOR'S SUBDIVISION HEARING - MINUTES
FRIDAY OCTOBER 5, 1990
Minor Subdivision No. 90-257 (Formerly MS 90-185) ; Consideration
of a tentative parcel map creating
two lots from one lot; 2011 Chorro
Street; C-N zone; Alan MacMeekin,
subdivider.
Pam Ricci presented the staff report, explaining that the
subdivider wants to create a lot line between two existing houses.
One house has frontage on Broad Street and the second house has
frontage on Chorro Street. She noted there are two main issues
that complicate the processing of the map. One is that, while the
site is residentially developed, it is zoned neighborhood
commercial (C-N) . She explained that one of staff's major concerns
with the .proposal is that the lot split would limit the feasibility
of developing the lots with C-N uses in the future, since the lot
could be smaller and have only one frontage. The second concern,
she noted, is that exceptions to the Subdivision Regulations for
lot dimensions and area would need to be approved by the City
O Council in order for the parcel map to be approved. City policies
discourage the creation of non-conforming lots. Therefore, staff
recommends denial of the map, based on findings which she outlined.
The public hearing was opened.
Alan MacMeekin, subdivider, spoke in support of the request. He
said he wants to create two parcels, and felt the situation was
unique because of the two frontages on different streets and
existing buildings. He noted that the existing zoning is not as
important as splitting the parcels, which would allow him to
improve the existing buildings independently of each other.
Ken Bruce asked if the subdivider would consider filing an
application for a rezoning, and Mr. MacMeekin responded .that he
would. Mr. Bruce discussed the environmental review mitigation
measure asking for an access easement that would go all the way
through and serve both lots from both streets for access. He asked
for Mr. MacMeekin's feelings on that. Mr.. MacMeekin felt it would
be possible and he had no objection to that. He stated that at
this time, he has no plans at all for commercial development. He
said that about 11 years ago they attempted a commercial
development, but the parking requirements were so intense that one
entire building would have had to be removed. He felt the
residential qualities of the parcel that faces Chorro Street is
what is important to him now.
CKen Bruce asked if the house on Parcel 2 that fronts on Chorro
Street is Mr. MacMeekin's personal residence. Mr. MacMeekin
2
Page 2
responded that it. is. The, other house on Parcel 1 is a rental
unit.
The public hearing was closed. _
Ken Bruce forwarded this item to the City Council, recommending
denial of the request, based on the following findings:
1. The design of the tentative map is inconsistent with the
general plan and Zoning REgulations and would result in two
lots which are less conforming to city . ttandards than the
current lot.
2. The design of the subdivision and type of improvements will
conflict with access through the use or property . for
commercial uses.
3. The site is not physically suited for the type and density of
development allowed in the C-N zone.
Ken Bruce explained that he would recommend the Council consider
granting exceptions and approve the tentative map if the .property
was rezoned from its current C-N designation to R-2.
Ken Bruce explained that the city's Subdivision Regulations state �)
that parcel maps (subdivision maps of 4 parcels. or less) go to the
Community Development Director or his designee for action.
Subdivisions that require exceptions must be forwarded to the City
Council who is the only body that can grant exceptions.
Recommendations by the Hearing Officer will be considered when the
City Council makes its decision.
` BZ
/oy./8 Howe
W.
R= ZG• . I 0
c
S4475 office h
fj,?OS s'f 0Z68f
4,250 S.F.
HOVSt I yp�/se �
ssY h v�1
PARCEL B 8
41455
3 297 ;
49.05, ii •9'
�r`A "• �r/GG •�
SBs of
PREPARED
i
C7 JENUN-UNGER SUR"""
DO BOX IIIS
SAN UIS Obispo'. CA. 93,06
489 cy47 ^
FEB 1986 y`
2• I
1 �
/D 9.78
PR y JG
O we&
4 026Avon
f
4,250 S.F.
y
t
,yovse '" Novae �U
JVv
h
5!S6T6AUt> _
l
PARCEL 6 Wiz ' 8
414SS SF 1/Gllf'� 0
� r
PREPARED BYE
JE►iSEN•LENGER SURVEYS
DO BOX 1115 Ci-ALS
mLuis OBISPO . CA. 93106
489 664 T
FEB v
Z ,.