RES-8233 Modification to Tentative Tract No. 14593RESOLUTION NO, 8233
A RESOLUTION OP THE CITY COUNCIL OP THE
CITY OP ORANGE UPHOLDING THE RECOMMENDATION
OP THE PLANNING COMMISSION OP THE CITY OP
ORANGB APPROVING THB SUBDIVISION OP PROPERTY
SITUATED SOUTH OP THE PLAHNBD EXTENSION OP
VIA BSCOLA AND WEST OP THE PLAHNBD BXTBNSION
OP LOMA STREET,
MODI PI CATION TO TENTATIVB TRACT 14593
APPLICANTS: PACIPIC RIDGE PARTNERS
RECITALS:
After report thereon by the Planning Commission and after
due public hearings as required by law, and after receiving a
recommendation from the Planning commission, recommending, by
Resolution No. PC 33-93, that the subdivision of
property situated south of the planned extension of Via Escola and west
of the planned extension of Loma street be approved, the
City Council considered modification to Tentative Tract 14593
and determined that the recommendation of the Planning
Commission should be upheld and modification to Tentative Tract 14593
be approved. Subject property is more particularly described
in attached Exhibit "
A".During the public hearing, the City Council found the
facts as
follows:1. The subject property is part of the
Southridge Development located between Meats Avenue on the west,
the proposed extension of Loma Street/Imperial Highway on the
east,Anaheim, Hills to the north and Cerro villa Drive to the
south.The development proposed with this application is
located easterly of the existing Belmont Estates (off Meats Avenue)
and southerly of the proposed extension of Via
Escola.2. The Southridge project was originally approved as
a Planned Community in 1984. In May of 1992, the Planned
community PC) zoning text was amended and Tentative Tract Map 14593
and Conditional Use Permit 1932-91 were approved in
conjunction with Conditional Use Permit 1932-91. The applicant
now proposes a planned unit development (PUD) over the westerly 21.
6 acres of Tentative Tract Map 14593, while retaining the
approved site plan for the easterly 14.5 developable acres of the
tract. The PUD consists of 149 detached single family homes,
and a common recreation area. Part of the PUD would contain lots
a minimum of 4,250 square feet in size, part would contain lots
a minimum of 3,600 square feet. The average lot sizes would be in
the 4,300 to 5,000 square foot range. The 149 units
attached mUlti-family units (townhomes) originally approved
for this
area.3. The Planning Commission recommends approval of
the project revisions, because it found that the modified
project creates a living environment better than that
originally approved. It decreases density and therefore also
decreases traffic and impact on City services, and increases the amount
of common and private open space available to future
homeowners.The project is also consistent with the General Plan
designation for the property which is Low-Medium Density residential (6
to 15 dwelling units per acre). Although there was an
initial concern with the small lots, the Commission noted that the
property is designated for multifamily development, is proposed as a
PUD, and has amenities greater than what could be otherwise
expected under the existing zoning and general plan. As such, it was
found to be an acceptable alternative to the
previously approved
mUltifamily project.NOW, THEREFORE, BE IT RESOLVED, by the City Council
of the City of Orange that modification to Tentative Tract
14593 be approved for the
following reasons:1. The proposed site plan revisions in
conjunction with Modification to Conditional Use Permit 1932-
91 require that certain
conditions be modified.2. The modifications to the tract are
consistent with the zoning and General Plan designations
for the property.BE IT FURTHER RESOLVED that modification
to Tentative Tract 14593 be approved subject to
the following conditions:1. The project shall be developed
in substantial compliance with the site plan approved by the
Planning Commission and City Council and on file with the
Department
of Community Development.2. The Design Review Board shall review
and approve preliminary and final building elevations, fencing
plans, landscape, and irrigation plans prior to issuance
of building permits.Landscaping plans shall be prepared for all
slopes to be maintained by the Homeowners Association, and
slopes of five feet or
greater in height.3. A 6' high fence or wall shall be
constructed between the slope area and the condominiums,
planned unit development and park site (the southern boundary
Tentative Tract Map 14593). The design of the wall is subject
to approval by the city's Crime Prevention Bureau
and Department
of Community Development.4. All residential covered parking shall
have sectional
roll-up garage doors.
5. Any future additions to structures within the POD (Lots 1 &
2 TTM 14593) shall comply with the following standards:
Height: 2 story maximum
Setbacks from property lines:
Front: 18' minimum
Side: interior-5' , exterior (when side of
lot abuts a street)-
10'Rear: 15' minimum, however covered
patios,unenclosed on at least 2 sides, may have a
5'minimum setback, provided that no portion
of the patio cover, including overhang,
is located closer than 5' from the rear
property line, and that the patio and any
permitted accessory structures do not exceed
40%coverage of the required rear yard
area Conditions 6 - 15 shall be complied with to the satisfaction of
the Crime Prevention Bureau and other Departments as noted.
6. The Tract design shall incorporate the concepts of Crime
Prevention through Environmental Design (CPTED). CPTED
involves the placement and orientation of homes, the access
and visibility of common or public open spaces and the
design of recreational trail areas. These designs shall
promote public safety and physical security while allowing
the residents or public the ability to self police their own
neighboring areas.
7. The access points indicated by "F" symbols on the site plan
and other unlisted access points in Lot *4, as well as the
access road located between Lot "G" and Loma Avenue shall be
designed in such a way as to reduce the likelihood of crimes
against the property while also reducing an opportunity to
gain easy access into the rear yard areas of units. The
access points within lots *1 through 4 shall discourage
casual trespass by designs similar to: A depressed curb,
approved vehicular support (Turf-block material)
under grass, curb delineators, and an approved fence and gate
with KNOX access. Submit a site plan for approval showing
a typical "F" entry prior to tract
approval.8. All public trail entrances, utility/maintenance
road entrances, and emergency access road entrances shall
be treated with landscaping and vehicle gates or
approved security devices which will restrict unauthorized
vehicles from entering the roadway, open space areas, or
trail systems. Submit a site plan showing entry designs
and placement of barriers, fencing and landscaping to the
Crime Prevention Bureau for approval prior to submittal of
site,building, and landscaping plans for Design Review
Board
review.9. The design of any vehicular access gates, and any
adjoining pedestrian gates within the tract shall be subject to
the design approval of the POlice, Fire, and Public
Works Departments. All approved gates shall be equipped with
a 3 Reso No.
Knox Box for emergency access.
10. Submit a fencing plan to be approved by the Crime Prevention
Bureau, Planning Department, and Design Review Board, prior
to issuance of any building permits. Fencing shall be a
minimum height of 6 feet above finished grade and shall be
of a non-climbable design. Fencing around the
internal common recreation areas shall be a see-
through design,unless otherwise approved by the Crime
Prevention Bureau.11. All structures shall comply with the
requirements of Municipal Code - Chapter 15.52 (Building
Security Standards), which relates to use of security
hardware,doors, windows, and lighting (Ord 7-79). "
Approved products list 4/91"
is available.12. All residential structures shall
display approved illuminated address device(s) clearly visible
and legible from the street and approaching emergency
vehicles. Each multiple family dwelling shall display
an approved illuminated 4" address number at the entry
door. Exact location, number of devices, and height
of structure number(s) will be determined during plan check by
the Crime Prevention Bureau. Addressing must comply with O.M.
C. Sec.
15.52.13. Garage doors equipped with automatic garage
door operators shall be equipped with a secondary latching device
to secure the door against forced entry. The
secondary latching device shall be designed to work in conjunction
with the door operator and be approved by the
Crime
Prevention Bureau.14. stairways providing exterior public access to
the second floor and second floor balcony railings or siding
shall be designed to provide see-through visibility
above
the walking surface.15. Lighting within the tract shall
comply with applicable minimum lighting standards for
private streets; parking areas; and walkways. An approved
lighting plan and photometric printout shall be approved
by the Crime Prevention bureau prior to approval
of building plans.Conditions 16 - 28 shall be complied with to the
satisfaction of the Fire Department and other Departments
as noted.16. When required by the Fire Department the
Fire Department connection shall not be affixed to the building.
The Fire Department connection must be located at least 40
feet away from the building, within 40 feet of a fire hydrant,
and on the address side of the building, or as
otherwise required by the
Fire Department.17. Provide on-site fire hydrant(s) and
mains capable of supplying the required fire flow. The hydrant
model and on-site location shall be approved by the
fire Department and Reso
have a three foot minimum clearance around the circumference
of the fire hydrant. The on-site hydrants shall not
be controlled by the control value (P.I.V.) for the
sprinkler system so that water flow to hydrants is not impaired
should the sprinkler system be shut down for any reason. U.F.
C.10.206 and 10.301. Plans must be submitted to the
Building
Department.18. Every building shall be accessible to Fire
Department apparatus by an access roadway of not less than 20 feet
of unobstructed width having a minimum of 13 feet 6 inches
of vertical clearance. The access roadway shall be extended
to within 150 feet of all portions of the exterior walls of
the first story of any building. U.F.C. 10.
207 19. Provide a secondary emergency access for proposed Lots #
2,3 and #4 that is built and maintained in accordance
with U.F.C. 10.207. O.M.C. 15.32.
110 20. Dead-end Fire Department access roads in excess of
150 feet long shall be provided with approved provisions
for the turning radius of Fire Department apparatus. U.F.C.
10.207.21. The Fire Department access roadway shall be an
all weather driving surface capable of supporting the imposed
load of fire apparatus. U.F.C.
10.207 22. The Fire Department access roadway shall be
provided with adequate turning radius for Fire Department
apparatus. (A 40 foot outside radius is a minimum
under most circumstances.) U.F.C.
10.207 23. The total width must be continuously paved
to accommodate 40,000 pounds and shall not exceed the angle
of departure for fire apparatus on
any slope.24. Fire access lanes are to be posted and
red curbed.Identification of fire lanes must meet City of
Orange Fire
Department standards.25. All streets less than 28' in width shall be marked
on both sides "No Parking Fire Lane" and streets 28' to 35'
in width shall be marked "No Parking Fire Lane" on one
side. streets with widths of 36' or greater may have parking on
both sides of the street. (per City of Orange Fire
Department Fire Department
Access Standards)26. One 2A 10BC rated fire extinguisher shall be
provided for every 3000 square feet of the building or 75 feet
of travel distance. U.F.C.
Standard 10-1 27. The proposed project shall meet the city
of Orange Fuel Modification requirements. These
requirements are addressed on a project by project basis and will be
reviewed by the Parks Department. Residential
development site planning shall provide for maintenance access to
the required fuel modification zone. The access shall be
provided at minimum 5
500' intervals. All specific provisions for fuel
modification zone access shall be approved by the fire
department.
28. Fire Facility Fees will be required.
Conditions 29 - 30 shall be complied with to the satisfaction of the
city's Community Services Department and other Departments as noted.
29.
The developer shall either pay park fees or provide one public
park site and improvements upon entering into an agreement
with the City of Orange Department of Community Services.
The agreement shall be reached prior to issuance of
any grading and building permits.30.
Required street trees along Via Escola shall be installed on-
site and maintained by the Homeowners Association or
Landscape Maintenance District. The Street Tree Division
shall approve type and location of all street tree plantings
along Via Escola. All street planting to include the
installation of root barriers on the sidewalk side of the
tree, or where conditions warrant, the installation of a
deep root box as directed by the Director of Community
Services.
Conditions 31 - 65 shall be complied with to the satisfaction of the
Public Works Department or other Department as denoted:31.
All primary and secondary access roadways shall intersect Via
Escola at, or as near as possible to, 90 degrees.32.
All primary and secondary access roadways forming 4 legged intersections
with Via Escola shall have aligned centerlines.
If site plan or tentative tract map modifications
are necessary to accommodate such alignment,the
Community Development Director shall determined whether said
modifications are of such significance as to require review
and approval by the Planning Commission and/or the city
Council.33.
Subject to conditions of addendum sheet No.1.34.
A final tract map shall be recorded within 24 months after tentative
approval and prior to the sale or lease of any parcel.
35.
Monuments shall be set based on a field survey.36.
Dedicate and construct Via Escola, to city standards.37.
Construct all interior and entrance Escola
to private street standards.bulb
radius shall be 40 feet.streets
off of Via Minimum
cul-de-sac
and 38. Subject to dedication of ingress/egress rights over
private streets to city of orange for city related
functions.Reso No.8233
39. The Tentative Tract Map is to include the following note:
No gated vehicular entries shall be permitted off of Via
Escola". Also, the recorded CC&R's shall contain a
perpetual restriction against such gated vehicular entries
to the satisfaction of the City's Traffic Engineer and the
City Attorney."
40. Any gated entry on private streets, southerly of Via Escola
shall be reviewed and approved by the City Traffic Engineer
and shall be incorporated and shown in original improvement
design.
41. Grading, landscape, and wall plans shall be designed to
provide proper sight distance at all street intersections
with Via Escola.
42. Subject to dedication of vehicular access rights along Via
Escola to the City of Orange.
43. Landscaping and walls along the south side of Via Escola and
along the north side of Via Escola between the east property
line of Tract 14549 and Lema Street shall be maintained by a
Homeowners Association or the Landscape Maintenance
District.
44. Construct storm drain(s) to city standards.
45. A fee of $825.00 per dwelling unit shall be paid to the city
of orange to assist in the financing of future Serrano
Avenue between Nohl Ranch Road and Mabury Ranch.
46. That a traffic signal fee of $120.00 per dwelling unit,
payable at issuance of building permits, be required for
future signal construction at Via Escola/Meats Avenue, and
Via Escola/lmperial Highway.
47. Street lights along Via Escola shall be installed by
developer, as approved by the Department of Public Works,
and system dedicated to the City of Orange.
48. All slopes shall be a maximum of 2:1 unless a 1 1/2:1
maximum ~s recommended as being safe by the soils engineer
and approved by the City Engineer.
49. All grading shall be conducted in accordance with City'S
Manual of Grading. "Contour grading", that is, rounding and
blending of finished slopes into natural terrain shall be as
required in the City'S Guideline for Landform Grading and
shown on grading and improvement plans.
50. C, C, & R's shall be reviewed and approved by the Department
of Community Development and the City Attorney prior to
approval of final map.
51. C, C, & R's shall include section stating that City is not
responsible for replacement of any special landscaping or
7 Reso No. 8233
paving amenities on private streets, including repair and/or
maintenance of public utilities.
52. That an on-site dedicated water system be installed
as designed by the Water
Department.53. That a 15' easement be dedicated to include the water
main,meters, detector checks, and fire
hydrants.54. That each building be metered separately unless
otherwise approved by the Water
Superintendent.55. That the developer shall satisfy all Water Main
connection charges as determined by the Water
Department.56. Prior to building permits being issued on the second
500 units encompassed within the boundaries of Tentative
Tract Map 12082, a water main of a size and capacity as
approved by the water manager shall be installed and in service
from an 1100 zone water reservoir, or in lieu of the 1100
zone water reservoir being in service, the developer
shall provide, at no cost to the City, a new 1100 zone
pump station at a location and of a size, capacity, and design
as approved by the Water
Manager.57. Subject to paying the major thoroughfare and
bridge,transportation system improvement program,
police facilities, fire facilities, and school development
fees prior to issuance of building
permits.58. Erosion control facilities shall be installed to
prevent water erosion in graded areas and prevent silt from
entering existing streets and drainage
facilities.59. Prior to occupancy of the 422nd unit within the
overall boundaries of TTM 12082 or issuance of the 501st
building permit, (whichever comes first), via Escola shall
be constructed to two lanes width minimum from Meats Avenue
to Lema street, and Loma Street/Imperial Highway shall
be constructed two lanes minimum width providing access to
the arterial highway system in the City of
Orange.60. Developer shall submit an extensive engineering
drainage study relating project area to off-site
downstream areas.Construction of off-site drainage
facilities
may be required.61. Temporary desilting facilities shall
be installed to adequately prevent storm water erosion in
graded
areas of tract.62. Subject to submitting developers "
Best Management Practices"for pollution control based on
National Pollution Discharge Elimination Systems (NPDES) requirements
prior to issuance
of grading permits.63. That all slopes within Lots B through H
shall be maintained Reso
by a Homeowners Association or Landscape Maintenance
District, and that easements be granted for this purpose.
64. Cable television facilities shall be installed as required
by City franchise cable television company.
65. Prior dedication of Loma street shall be abandoned prior to
approval of final tract map or issuance of any grading or
building permits.
66. If not used, this conditional use permit shall expire two
years from date of final approval.
67. Prior to the approval of the final Tract Map, the developer
shall submit a fuel modification plan for Tract 14593
acceptable to and approved by the city's Fire Department.
In the event the Developer's proposed fuel modification plan
proposes any off-site improvements, it shall be
accompanied by documentation of the right to perpetually use
and maintain any such off-site improvement and access
to such improvements, in form and substance acceptable to
the City Attorney. Any proposed use of any
such off-site improvements to comply with this condition
is not mandated by the City, but is a proposal of the
developer as an alternative means of complying with this
condition and the city shall have no obligation to
institute eminent domain proceedings or otherwise assist the developer
to acquire any right in off-site property for
purposes of satisfying this condition. Any substantial
modification to the tentative tract map, as approved, to
accommodate the approved fuel modification plan
shall require Planning Commission approval, and may be subject
to additional conditions
or modifications of conditions.68. Noise mitigation shall be provided
as required by mitigation measures contained in noise
analysis, conveyed by Michael Ahlering in letter dated November 14,
1991. Such study may be amended as required to
more specifically address precise locations and elevations
of structures and walls.69. Development at the easterly end of TTM 14593
shall be at a density not to exceed 19.7 units per acre on Lot
3 and 22.3 units per
acre on Lot 4.ADOPTED this 14th
day
of September 1993.ATTEST:C1ty Cle
ofttn ity of Orange
I hereby certify that the foregoing
regularly adopted by the City Council of
regular meeting thereof held on the 14th
the following vote:
Resolution was duly and
the city of orange at a
of september, 1993, by
AYES:
NOES:
ABSENT:
COUNCIL MEMBERS: SPURGEON, BARRERA, MAYOR BEYER, COONTZ
MURPHY
COUNCIL MEMBERS: NONE
COUNCIL MEMBERS: NONE
cit~~e9cQ;C~ge
SSH:dg
Reso No. 8233
10
EXHIBIT A
LEGAL DESCRIPTION
OF
TENTATIVE TRACT NO. 14593
THAT CERTAIN WID IN THE CITY OF ORANGE, COUNTY OF ORANGE, STATEOFCALIFORNIABEINGAPORTIONOFPARCEL2OFLOTLINEADJUSTMENTNO. LL-89-8 RECORDED JUNE 2, 1989 AS INSTRUMENTNO. 89-291943 OYFICIAL RECORDS OF SAID COUNTY AND PARCEL 2 OFPARCELMAPNO.87-442 AS RECORDED ON A MAP RECORDED IN BOOK 240PAGES19AND20OFPARCELHAPSRECORDSOFSAIDCOUNTY, ANDAPORTION01' LOMA STREET, 106.00 FEET WIDE, AS SHOWN ON A MAPOFPARCELMAP83-765 RECORDED IN BOOK 213 PAGES 39, 40 '- 41 OFPARCELHAPS, RECORDS OF SAID ORANGE COUNTY, AND A PORTION OF THELANDALLOTTEDTOPAUlAPERALTADEDOMINGUEZ. AS DESCRIBED INTHEPINALDBCREEOPPARTITIONOFTHERANCHOSANTIAGODESAN'l'AANA, WHICH WAS ENTERED SEPTEMBER 12, 1868 IN BOOK B, PAGE 4510 OFJUDGME:NTs OF THE DISTRICT COURT OF THE 17TH JUDICIAL DISTRICT IINANDFORLOSANGELESCOUNTY,
CALIFORNIA, DESCRIBED AS FOLLOWS:BEGINNING AT THE HOST EASTERLy CORNER OF SAIDPARCEL2OFSAIDPARCELMAPHO. 87-442, SAID POINT ALSOBEINGAPOIHTON 'l'HE WESTERLY LINE OF LOMA. STREET, 106.00 FEETWIDE, AS SHOWN ON SAID PARCEL MAP NO. 87-442, SAIDWESTERLYLINEBEINGACURVECONCAVEEASTERLYHAVINGARADIOSOF1053.00FEET, THERADIAL LINE OF SAID CURVE '1'0 SAID POINT BEARS N63'09'07"W; THENCE ALONG THE NORTHEASTERLY PROLONGATIONOFSAIDCURVE. NORTHEASTERLY IS .18 EET THROUGH A CENTRAL ANGLE OF 0'49'34" TOAPOINT '1'0 WHICH '1'HE RADIAL LINE OF SAID CfJRVE BEARS N62'19'33"W; THENCE !flS046'3S"W 27.51 FEET; 'l'HENCE N30.46'22"E 76.00 FEET: THENCE N59013'38"W128.34 FEET TO BEGINNING0)1' A TANGENT CURVE, CONCAVE SOUTHWESTERLY, HAVINGARADIUSOF1038000FEET: THENCE NORTHWESTERLY 264.35 FEETALONGSAIDCURVETHROUGHACENTRALANGLEOF14035' 29" '1'0 A POINTINTHATCERTAINCOURSEINTHENORTHEASTERLYBOONDARYOFSAIDPARCELHAPNO. 83-765 SHOWN AS N17.24'17"W 106.00 FEET" ONSAIDHAP,THE RADIAL LINE OF SAID CURVE TO SAID POINT BV.RSN16010'53"E; THENCE AIDNG SAID SAID BOUNDARy AND SAID CERTAIN COURSE, N17'24'17"W 59.85 l'EET; THENCE CONTINUING ALONG THE BOUNDARyOPSAIDPARCELKAPNO. 83-765 AND THE BOONDARY OF SAID I.J:Yr LINE ADJUSTMENTNO. LL-89-8, S89047'34"W 806.86 l"EET TOANANGLEPOINTTHEREIN; THENCE S0012'26"E 91.00 FEET; THENCE S89.47'34"W 558.42 PEET TO THE BEGINNING OF ATANGENTCURVE, CONCAVE SOUTHERLY. HAVING A RADIOS OF 1138.00 FEET; THENCE ALONG SAID CURVE, WESTERLY 816.97 FEET THROUGH A CENTRAL ANGLEOF44.04' 34" TO A POINT ON THE NORTHEASTERLY PROLONGATIONOFTHESOUTHEAsTERLYLINEOFVIAESCOLA.. 76.00 FEET WIDE, AS SHOWN ONAHAPOFTRACTNO. 13585 RECORDED IN BOOK 635 PAGES 1THROUGH16OFHISCELL1\NEOUS MAPS RECORDS OFSAIDORANGECOUNTY: THENCE ALONG SAID PROLONGATION AND SAID SOUTHEASTERLY LINE T~GENT TOSAIDCURVES45043'00"W 440.95 FEET TOTHEBEGINNINGOFATANGENTCURVECONCAVENORTHWESTERLYHAVINGARADIUSOF1038.00 FEET; THENCE SOUTHWESTERLY 59.48 FEET ALONG SAID CURVETHROUGHACENTRALANGLEOF3 '17' 00"; THENCE CONTINUING AlONG SAID SPTJ'1'HEASTERLY LINES49.00'00"W 342.46 FEET '1'0 THE MOST NORTHERLYCORNEROFTRACTNO. 14111 AS SAID TRACT IS SHOWN ON A HAP RECORDEDINBOOK660PAGES27, 28 AND 29 OF SAIDHISC~LLANEoUS HAPS. THENCE ALONG THE
EASTERLY BOUNDARY OP SAID TRACT NO. 14111 '!'HE FOLLOWING COURSES:S4044'0.."W 27.92 FEET; S39031'52"E 29.95 PEET TO THE BEGINNING OP ATANGENTCURVECONCAVENORTHEASTERLYHAVINGARADIUSOP92.00 PEET:TANGENT TOSAIDCURVES48045'02"E 50.00 PEET TO THE BEGINNINGOFATANGENTCURVECONCAVEWESTERLY. HAVING A RADIUS OP 62.00PEET: SOUTHERLy 58.16 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 53."S'02":S33.00'00"E 169.39 FEET; Sl,013'27-E 460.00 FEETTOA
POINT ON THE SOUTHERLY LINE OF SAID PARCEL
HAP NOo83-765;THENCE LEAVING SAID EASTERLY BOUNDARY OF SAID TRACT NO.. 14111ALONGSAIDSOUTHERLYLINEN70"6'33"E 541.82 PEET, THENCE CONTINUING AI.ONG SAID SOUTHERLy LINE AND ALONG THE SOUTHERLY LINE OF
SAIDPARCEL 2 OFSAIO PARCEL HAP NO.. 87-442, N72025'13"8 2307.. 34 FEET '1'0 A POINT ON SAID WESTERLY LINE OF SAIDIDHASTREET, AND SAID CURVE HAVING A RADIUS OF- 1053.00FEET; THENCE ALONG SAID WESTERLY LINE AND SAID CURVE NORTHERLY 534.93
FEET THROUGH