RES-10913 Tree & Shrub Farm EstablishmentRESOLUTION NO. 10913
A RESOLUTION OF THE CITY COUNCIL
APPROVING CONDITIONAL USE PERMIT 2975 -15,
AND MINOR SITE PLAN REVIEW 0809 -15 FOR THE
ESTABLISHMENT OF A TREE AND SHRUB FARM
ON THE SOUTHERLY PORTION OF PROPERTY
LOCATED SOUTH OF CHAPMAN AVENUE
BETWEEN CRAIG DRIVE AND MALENA DRIVE.
APPLICANT: ED LOFTUS II
Moved by Councilmember Mark Murphy and seconded by Councilmember Fred Whitaker
that the following resolution be adopted:
WHEREAS, Conditional Use Permit 2975 -15, and Minor Site Plan 0809 -15 is for a tree
and shrub farm on property located south of Chapman Avenue between S. Craig Drive and S.
Malena Drive; and
WHEREAS, Zone Change 1278 -15 was filed concurrently with Conditional Use Permit
2975 -15, and Minor Site Plan 0809 -15 but was processed as a legislative act under City Council
Ordinance 02 -16; and
WHEREAS, City Council authority to render a decision on Conditional Use Permit 2975-
15, and Minor Site Plan Review 0809 -15 is derived from Orange Municipal Code Sections
17.08.020 and 17.10.020 because Zone Change 1278 -15 is a component of the project; and
WHEREAS, Conditional Use Permit 2975 -15, and Minor Site Plan 0809 -15 was filed by
Ed Loftus II in accordance with the provisions of the City of Orange Municipal Code; and
WHEREAS, Conditional Use Permit 2975 -15, and Minor Site Plan 0809 -15 was
processed in the time and manner prescribed by state and local law; and
WHEREAS, Conditional Use Permit 2975 -15, and Minor Site Plan 0809 -15 fall within
the guidelines for a Categorical Exemption pursuant to the provisions of the California
Environmental Quality Act per State CEQA Guidelines Sections 15303 and 15304, (Class 3 —New
Construction of Conversion of Small Structures, and Class 4 — Minor Alterations to Land). Class
4 exempts projects involving minor alterations to land including grading and new landscaping.
Class 3 exempts projects involving construction of new facilities or structures including
construction of up to three single family homes, six apartment units, or a 10,000 square foot
commercial building. The proposed project is exempt because it involves the establishment of
landscape growing grounds (whereby plants and trees are grown onsite and sold in wholesale
quantities to landscapers) and construction of a 200 square foot accessory building. This type and
extent of development falls within the guidelines for both a, Class 3 and Class 4 exemption.
Furthermore, the project would not result in significant environmental effects or otherwise trigger
the exceptions to categorical exemptions listed in CEQA Guidelines Section 15300.2; and
WHEREAS, Staff from interested departments reviewed the project on September 2,
2015, deemed the application complete, and recommend that the project proceed to the Planning
Commission; and
WHEREAS, the Planning Commission conducted one duly advertised public hearing on
November 2, 2015, at which time interested persons had an opportunity to testify either in support
of, or opposition to, the proposal and for the purpose of considering Zone Change 1278 -15,
Conditional Use Permit 2975 -15, and Minor Site Plan 0809 -15 upon property described in Exhibit
A as attached hereto; and
WHEREAS, at their November 2, 2015, meeting the Planning Commission unanimously
approved Planning Commission Resolution 34 -15 recommending that that the City Council
approve Zone Change 1278 -15, Conditional Use Permit 2975 -15, and Minor Site Plan 0809 -15 for
a tree and shrub farm located south of Chapman Avenue between S Craig Drive and S Malena
Drive; and
WHEREAS, the City Council of the City of Orange conducted a duly advertised public
hearing on January 12, 2016 for the purpose of considering Zone Change 1278 -15, Conditional
Use Permit 2975 -15, and Minor Site Plan 0809 -15; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Orange
hereby approves Conditional Use Permit No. 2975 -15, and Minor Site Plan Review No. 0809 -15 for a
tree and shrub farm located south of Chapman Avenue between S Craig Drive and S Malena Drive,
based on the following findings:
General Plan Required Findings:
The project must be consistent with the goals and policies stated within the City's General
Plan.
The project is compliant with the General Plan Land Use Element in that:
It establishes zoning that is consistent with the General Plan Land Use
Designations.
Existing rear yard walls of adjacent residences combined with the limited hours
of operation and low intensity of the tree and shrub farm use will minimize
effects of the use on the privacy and character of surrounding neighborhoods
and take advantage of existing wall buffering to improve compatibility.
The addition of project landscaping along the Palmyra Avenue streetscape will
enhance the community street scene.
The project has solicited public involvement in the land use planning decision
through advertised public hearings before the Planning Commission and,
subsequently to the City Council.
Reso No. 10913
The Project is compliant with the General Plan Natural Resources Element in that:
The front yard landscaping proposed minimizes the amount of water used for
landscaping through the use of native and drought - tolerant plants, proper soil
preparation, and efficient irrigation systems. Furthermore, the trees and shrubs
to be grown on -site are anticipated to meet the needs of the wholesale landscape
market which, has been trending toward drought - tolerant species for
development projects needing to meet Section 65595 of the Government Code.
The project minimizes the amount of impervious surfaces for the site by only
including a shed no greater than 200 square feet. Therefore, any potential urban
runoff pollutants from any source point running through the site would be
limited due to the continued pervious nature of the site.
The project is compliant with the General Plan Public Safety Element in that:
The addition of fencing and gating on the site will deter unauthorized access
and, while employees are on -site, natural surveillance will be enhanced.
The project is compliant with the General Plan Noise Element in that:
Potential excessive noise levels have been evaluated. Potential operational
noise would be limited to infrequent deliveries of trees, shrubs, and fertilizer to
and from the site. Tree and shrub deliveries would occur at a point of mature
growth. Hence, operations causing noise would not be frequent. Employee
vehicles on -site are anticipated to be no greater than vehicle trips to and from a
single - family residence. Hence, vehicle noise from employees would not be
anticipated to be significant. Maintenance activities would be limited to
watering and fertilizing which, are not noise intensive operations. It is not
anticipated that the sounds of employee voices would be any greater than use
of yards of any neighboring residential property. The use would need to adhere
to the noise standards of OMC Section 8.24.040.
Conflicts with adjacent residential uses would be limited in that hours of
operations and deliveries are limited to 7:00 a.m. to 7:00 p.m.
The project is compliant with the General Plan Economic Development Element in that:
The project contributes to the City goal to have a diversified base of land uses.
Conditional Use Permit Required Findings:
A Conditional Use Permit shall be granted upon sound principles of land use and in
response to services required by the community.
The Conditional Use Permit demonstrates sound principles of land use in that:
The proposed use is not anticipated to generate significant amounts of traffic in that it will
take time to produce mature trees and shrubs in containers on the site. Import and removal
Reso No. 10913
of trees and shrubs would only occur upon the timing of mature growth. Delivery of
irrigation and fertilizer supplies is not anticipated to occur frequently enough to merit
traffic concerns because it will likely be delivered in bulk and be stored on -site. Employee
presence on the site would be limited to watering, fertilizing, and monitoring operations.
It is not anticipated that employee trips to and from the site would be significant given that
only five employees are proposed for the business and one or two on -site employees could
accommodate the watering, fertilizing, and monitoring needs of the tree and shrub farm,
which is limited to the 500 southerly feet of the property.
Potential operational noise would be limited to infrequent deliveries of trees, shrubs, and
fertilizer to and from the site. As stated above in the traffic disclosure, tree and shrub
deliveries would occur at a point of mature growth. Employee vehicles on -site are
anticipated to be no greater than vehicle trips to and from a single - family residence. Hence,
vehicle noise from employees would not be anticipated to be significant. Maintenance
activities would be limited to watering and fertilizing. It is not anticipated that the sounds
of employee voices would be any greater than use of yards of any neighboring residential
property, especially given that noise attenuation would be obtained by the rear yard walls
of adjacent residential property. The use would need to adhere to the noise standards of
OMC Section 8.24.040.
Potential odors from the use would be limited to vehicle exhaust and fertilizer. However,
vehicle trips to and from the site are not anticipated to be routine or more intensive than a
single- family residential use. Fertilizer is anticipated to be stored in the proposed shed, in
bags, or under a covered area, with permission of the Fire Department. Hence the enclosure
or covering would be expected to deter odors from transcending property boundaries.
Furthermore, application of fertilizer to potted trees and shrubs would not necessarily be
frequent, occur all at the same time, or be of a variety that produces odor significant enough
to be detected off -site.
Potential dust due to unpaved surfaces is not anticipated to be significant because dust
would most typically be caused by an active use or routine movement of heavy
machinery /vehicles, neither of which are anticipated characteristics of the use within the
area requested. Condition 20 is included as a project design feature to require gravel to be
placed in the area where employees will park and along the project drive entrance.
The potential for light glare caused by on -site lighting is removed by the fact that no
lighting is proposed for the site and the hours of operation would be from 7:00 a.m. to 7:00
p.m. Condition 7 limits the hours of operation to those requested.
The applicant proposes an informal employee parking area as shown on the site plan and
does not include a formal loading zone. The parking and ability to accommodate loading
and unloading on site is sufficient to support the use on this property given that the use is
conditioned, the site lacks ability to be paved over more than half of its area, the use is
closed to the public, the number of employees for the business is limited, deliveries to and
from the site will be infrequent, the area of the lot is vast, and the use is low intensity. No
formal parking spaces are required for the use. Furthermore, staff recommends that the
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Planning Commission determine that a formal loading zone is not required for the use in
that OMC Section 17.34.160 only requires loading zones for "...for all new construction
of nonresidential projects..." The proposed tree and shrub farm use of the site is not new
construction but rather the use of a vacant lot and the lot has ample area to accommodate
the infrequent deliveries anticipated to occur.
Furthermore, the project demonstrates sound principles of land use as evidenced in the
General Plan consistency finding.
The tree and shrub farm provides a service required by the community in that landscaping
changes or dies and drought tolerant planting is desirable. The tree and shrub farm provides
a landscape commodity for wholesalers to purchase and plant in the community which,
accomplishes water conservation and aesthetic improvements for the community.
2. A Conditional Use Permit shall not be granted if it will cause deterioration of bordering
land uses or create special problems for the area in which it is located.
As stated in the above finding no deterioration or special problems of any significance are
anticipated with regard to traffic, noise, odors, dust, and glare. No other potential sources
of deterioration or problems have been identified. As stated in the General Plan
consistency finding, the project may improve the area via the landscaped front setback of
the property, the gating at two points along the property, and the natural surveillance that
will occur during operations.
3. A Conditional Use Permit must be considered in relationship to its effect on the community
or neighborhood plan for the area in which it is located.
There is no community or neighborhood plan for the area. The General Plan is the plan for
both the City and the area. The General Plan consistency finding demonstrates the project's
compatibility for the area. Specifically, the project is anticipated to assume a subdued
neighborhood profile given the low intensity operational characteristics of the project
which include a low number of employees, restricted operational hours, limited area of lot
use, prohibition of public sales, single - family residential use traffic volume, infrequent
deliveries, and lack of routine use of hauling machinery. Noise from watering and
maintenance is not anticipated to exceed residential standards and the operations must
comply with OMC Section 8.24.040.
4. A Conditional Use Permit, if granted, shall be made subject to those conditions necessary
to preserve the general welfare, not the individual welfare of any particular applicant.
Conditions provided for the project are intended to preserve the general welfare to the
benefit of the community and the City as a whole. Specific conditions address hours of
operation, use of gravel on unpaved areas where vehicles will travel or park, use of the site
exclusively by employees, prohibition of public sales, and limitation of the area of use of
the parcel.
Reso No. 10913
Minor Site Plan Review Required Findings:
1. That the project design is compatible with surrounding development and neighborhoods;
The General Plan consistency finding coupled with the Conditional Use Permit findings
demonstrate that the project design is compatible with surrounding development and
neighborhoods.
2. That the project conforms to City development standards and any applicable special design
guidelines or specific plan requirements;
With approval of the Zone Change and Conditional Use Permit, the project complies with
City development standards as evidenced in the Development Standards table of the staff
report. There are no special design guidelines or specific plan applicable to the site.
3. That the project provides for safe and adequate vehicular and pedestrian circulation, both
on- and off -site;
The site is not open to the public. The site will only need to accommodate a maximum of
5 employees of which, only one or two are expected to be on site routinely at a time. The
site has adequate entry off of Palmyra Avenue and adequate on site circulation to support
the tree and shrub farm use.
4. That City services are available and adequate to serve the project;
The site only requires water and minor electrical service. Both services are able to connect
to the property from Palmyra Avenue.
S. That the project has been designed to fully mitigate or substantially minimize adverse
environmental effects.
As stated in Conditional Use Permit finding number 1, no significant impacts are
anticipated by the project. Project design features combined with project conditions are
expected to ensure that low- intensity use of the site occurs in a manner that is not disruptive
to the neighborhood.
SECTION 2 — ENVIRONMENTAL REVIEW
The project includes Zone Change 1278 -15, which is addressed for environmental review under
City Council Ordinance 02 -16.
The proposed tree and shrub farm use component of the project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines
15303 and 15304, (Class 3 —New Construction of Conversion of Small Structures, and Class 4 —
Minor Alterations to Land) Class 4 exempts projects involving minor alterations to land including
grading and new landscaping. Class 3 exempts projects involving construction of new facilities or
structures including construction of up to three single family homes, six apartment units, or a
Reso No. 10913 6
10,000 square foot commercial building. The proposed project is exempt because it involves the
establishment of landscape growing grounds (whereby plants and trees are grown onsite and sold
in wholesale quantities to landscapers) and construction of a 200 square foot accessory building.
This type and extent of development falls within the guidelines for both a Class 3 and Class 4
exemption. Furthermore, the project would not result in significant environmental effects or
otherwise trigger the exceptions to categorical exemptions listed in CEQA Guidelines Section
15300.2. No public review is required.
SECTION 4— CONDITIONS OF APPROVAL
BE IT FURTHER RESOLVED that the following conditions are imposed with approval:
General
1. The project shall conform in substance and be maintained in general conformance with plans
and exhibits date stamped November 2, 2015, including any modifications required by
conditions of approval, and as approved by the Planning Commission. Any future expansion
in area or in the nature and operation of the use approved by Conditional Use Permit 2975 -15
shall require an application for a new or amended Conditional Use Permit.
2. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and
employees from any and all liability or claims that may be brought against the City arising out
of its approval of this permits, save and except that caused by the City's active negligence.
The City shall promptly notify the applicant of any such claim, action, or proceedings and shall
cooperate fully in the defense.
3. The applicant shall comply with all federal, state, and local laws, including all City regulations.
Violation of any of those laws in connection with the use will be cause for revocation of this
permit.
4. Any modifications to the plans including, but not limited to, the landscaping as a result of other
Department requirements such as Building Codes, water quality, Fire, or Police shall be
submitted for review and approval to the Community Development Director or designee.
Should the modifications be considered substantial, the modifications shall be reviewed and
approved by the Planning Commission.
5. Except as otherwise provided herein, this project is approved as a precise plan. After any
application has been approved, if changes are proposed regarding the location or alteration of
any use or structure, a changed plan may be submitted to the Community Development
Director for approval. If the Community Development Director determines that the proposed
change complies with the provisions and the spirit and intent of the approval action, and that
the action would have been the same for the changed plan as for the approved plan, the
Community Development Director may approve the changed plan without requiring a new
public hearing.
6. Conditional Use Permit 2975 -15 limits the use of the site plan designated area of the property
exclusively as a shrub and tree farm with no public sales.
7. The permitted use of the property, including deliveries, and any construction activity in
preparation of the use, shall be limited to the hours between 7:00 a.m. and 7:00 p.m. with no
activity permitted on Sundays and Federal holidays.
Reso No. 10913
8. Any graffiti on -site, and including adjacent property line walls, shall be removed within 72
hours from the time the City of Orange Notice of Violation is received by the
applicant/property owner.
9. The informal parking area designated for employees on the site plan shall remain on site in
perpetuity of the tree and shrub farm use. The minimum area dimension reserved for parking
shall be forty by 20 feet.
10. In conjunction with the operation of the business, should parking issues arise on the site or the
surrounding neighborhood in association with the use, the applicant shall work with the
Community Development Department to resolve any issues. If such issues are not resolved to
the City's satisfaction, the Conditional Use Permit shall be presented to the Planning
Commission for their consideration of further conditions, modifications or revocation.
11. Prior to initiation of the use or issuance of a business license, the applicant shall provide a plan,
acceptable to the Director of Public Works or their designee, that demonstrates the method that
green waste and refuse will be removed from the site.
12. No lighting may be permitted or installed on -site.
13. The applicant shall not allow odors to emit from the chemical toilet facility shown on the site
plan. If odors are identified, the applicant shall work with the Community Development
Department to implement a plan to resolve any issues. If such issues are not resolved to the
City's satisfaction, the Conditional Use Permit shall be presented to the Planning Commission
for their consideration of further conditions, modifications or revocation.
14. The applicant shall be responsible for any repairs to any property perimeter walls
demonstrated, to the satisfaction of the Community Development Director or his/her designee,
to be damaged by on site operations.
15. The applicant shall be responsible for resolving any improvement encroachments onto the
property and its associated easements. Costs associated with enforcing the removal of
improvement encroachments into easements shall be the responsibility of the applicant.
16. Any signage proposed for the site shall comply with Orange Municipal Code Section
17.36.110C.1. and a building permit shall be obtained for the sign. Fence, wall, and banner
signs are not permitted. Addressing shall be included on any proposed sign to the satisfaction
of the Building and Safety Division, Police Department, Crime Prevention Division, and Fire
Department.
17. Prior to business license issuance, landscaping shall be installed on -site to match approved
plans. Landscape irrigation must demonstrate the project complies with the City's Water
Efficient Landscape Guidelines as described in Section IX et al of the City of Orange
Landscape Standards and Specifications.
18. No mulch or manure piles are authorized on -site without Community Development and Fire
Department approval.
19. Prior to business license issuance, rumble strips shall be placed within 20 feet of the Palmyra
Avenue entrance /exit.
Reso No. 10913 8
20. Prior to business license issuance, gravel shall be placed over the area that the approved site
plan designates as "temp. employee parking area" and over the drive aisle leading to the
parking area.
21. Prior to the issuance of any permits the applicant shall submit a Non - Priority Water Quality
Management Plan (NP -WQMP) to the Public Works Department for review and approval
22. Prior to the issuance of certificates for use of occupancy, the applicant shall demonstrate the
following to the Public Works Department:
a) That all structural and treatment control best management practices (BMPs) described in
the Project WQMP have been constructed and installed in conformance with the approved
plans and specifications,
b) That the applicant is prepared to implement all non - structural BMPs described in the
Project WQMP,
c) That an adequate number of copies of the project's approved final Project WQMP are
available for the future occupiers.
23. Prior to the issuance of certificates for use of occupancy or final signoff by the Public Works
Department, the applicant shall demonstrate to the satisfaction of Public Works, that the
preparer of the WQMP has reviewed the BMP maintenance requirements in Section V of the
WQMP with the responsible person and that a copy of the WQMP has been provided to that
person. A certification letter from the WQMP preparer may be used to satisfy this condition.
24. The project applicant shall maintain all structural, treatment and low impact development
BMPs at the frequency specified in the approved WQMP. Upon transfer of ownership or
management responsibilities for the project site, the applicant shall notify the City of Orange
Public Works Department of the new person(s) or entity responsible for maintenance of the
BMPs.
25. Prior to installation of any fence or gate on the site, the applicant shall demonstrate that any
manual gate secured by a locking device shall have a Knox box with keys inside to the gate's
locking mechanism. The Knox box shall be keyed for Police and Fire access.
26. In conjunction with the operation of the business, all noise levels shall conform to the levels
allowed by the Orange Municipal Code in effect at any given time.
27. In conjunction with the operation of the business the property owner shall be responsible to
maintain the property to a level deemed adequate by the Community Development Director.
This includes, but is not limited to, the storage buildings, front setback landscaping, and gates.
28. The operation shall be moved to the north as much as necessary within the confines of the site
limits to allow the loading and unloading of the trucks on -site rather than on Palmyra Ave.
The amount of adjustment shall be subject to the discretion of staff on the final site plan.
Reso No. 10913
ADOPTED this 12th day of January 2016.
Teresa . Smith, Mayor, City of Orange
ATTEST:
Mary E. ity Clerk, C' ange
I, MARY E. MURPHY, City Clerk of the City of Orange, California, do hereby certify that
the foregoing Resolution was duly and regularly adopted by the City Council of the City of Orange
at a regular meeting thereof held on the 12th day of January 2016, by the following vote:
AYES:COUNCILMEMBERS:Alvarez, Whitaker, Smith, Murphy
NOES:COUNCILMEMBERS:None
ABSENT:COUNCILMEMBERS:Nichols
ABSTAIN:COUNCILMEMBERS:None
Mary E. City Clerk, Gi4 of Orange
Reso No. 10913 10
ATTACHMENT "A"
PARCEL A:
THAT PORTION OF THE A.B. CHAPMAN TRACT AS SURVEYED BY FRANK LE COUVREUR IN
1870, IN THE CITY OF ORANGE, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN
ON A MAP FILED IN BOOK 102, PAGE 15 OF MISCELLANEOUS MAPS, INCLUDED WITHIN THE
BOUNDARIES OF THAT CERTAIN STRIP OF LAND, 50 FEET WEDE, DESCRIBED IN THE DEED
TO THE PACIFIC IMPROVEMENT COMPANY, RECORDED JUNE 18, 1888, IN BOOK 454, PAGE
72, OF DEEDS, IN THE OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY,
CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF TRACT 4613 AS RECORDED IN BOOK 165,
PAGES 29 -31 INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY;
THENCE S 0° 16' 30" E, 1058.28 FEET ALONG THE WEST BOUNDARY OF SAID TRACT 4613 TO
THE NORTHERLY RIGHT OF WAY LINE OF PALMYRA AVENUE, 60 FOOT WIDE; THENCE S 89°
46'48" W, 50.00 FEET ALONG SAID NORTHERLY RIGHT OF WAY LINE TO THE EASTERLY
BOUNDARY OF TRACT 4725 AS RECORDED IN BOOK 167, PAGES 37 -38 OF MISCELLANEOUS
MAPS, RECORDS OF SAID COUNTY;
THENCE N 0° 16' 30" W, 1058.61 FEET, ALONG SAID EASTERLY BOUNDARY AND THE
EASTERLY BOUNDARIES OF TRACT 6401 AS RECORDED IN BOOK 239, PAGES 3 -4 OF
MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, AND A PARCEL MAP RECORDED IN
BOOK 43, PAGE 7 OF PARCEL MAPS, RECORDS OF SAID COUNTY, TO A POINT ON THE
EASTERLY BOUNDARY OF SAID PARCEL MAP WHICH INTERSECTS WITH THE WESTERLY
PROLONGATION OF THE NORTHERLY LINE OF LOT 16 OF SAID TRACT 4613;
THENCE S 89° 50' 37" E, 50.00 FEET ALONG SAID PROLONGATION TO THE POINT OF
BEGINNING.
SAID PARCEL IS ALSO SHOWN AS PARCEL 2 ON A MAP MARKED EXHIBIT B ATTACHED TO
LOT LINE ADJUSTMENT NO. LL 83 -10, RECORDED APRIL 15, 1985 AS INSTRUMENT NO. 85-
132372, OF OFFICIAL RECORDS.
PARCEL B:
THAT PORTION OF PALMYRA AVENUE, AS SHOWN ON THE MAP OF TRACT NO. 4613 FILED IN
BOOK 165, PAGES 29 TO 31, INCLUSIVE, OF MISCELLANEOUS MAPS, AND ON THE MAP OF
TRACT NO. 4725 FILED IN BOOK 167, PAGES 37 AND 38 OF MISCELLANEOUS MAPS, LYING
WITHIN THE A.B. CHAPMAN"TRACT AS SURVEYED BY FRANK LE COUVREUR IN 1870, IN THE
CITY OF ORANGE, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP
FILED IN BOOK 102, PAGE 15 OF MISCELLANEOUS MAPS, INCLUDED WITHIN THE
BOUNDARIES OF THAT CERTAIN STRIP OF LAND, 50 FEET WIDE, DESCRIBED IN THE DEED
TO THE PACIFIC IMPROVEMENT COMPANY, RECORDED JUNE 18, 1888, IN BOOK 454, PAGE
72, OF DEEDS, IN THE OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY,
CALIFORNIA, WHICH UPON ABANDONMENT WOULD PASS WITH A CONVEYANCE OF THE
ABOVE DESCRIBED PARCEL A.
Reso No. 10913 11