City of Culver City, California
Agenda Item Report
Meeting Date: 01/23/2012 Item Number: C-3
CITY COUNCIL AGENDA ITEM: Adoption of a Resolution of Intention to Vacate a
Portion of Ocean Drive from the East Side of Overland Avenue Extending
Approximately 110 Feet East to its Easterly Terminus and Setting the Matter for
Public Hearing
Contact Person/Dept.: Andy O’Connell/PW Phone Number: (310) 253-5606
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification: (E-Mail) Agenda and Meetings – City Council (01/19/12); (Telephone)
Lena Beker (1/19/12); and (Mail) Residents and Occupants within a 500 foot radius of
project and extended to end of block (1/9/12).
Department Approval:
Charles D. Herbertson (01/12/12)
City Attorney Approval:
Carol Schwab (by H. Baker) (01/17/12)
Chief Financial Officer Approval:
Jeff Muir (01/18/12)
City Manager Approval:
John M. Nachbar (01/19/12)
RECOMMENDATION:
Staff recommends the City Council adopt a Resolution of Intention to vacate a
portion of Ocean Drive from the east side of Overland Avenue extending
approximately 110 feet east to its easterly terminus and set the matter for public
hearing date on March 5, 2012.
BACKGROUND:
Currently, this portion of Ocean Drive has been developed as a parking lot for the
apparent benefit to the existing office building located at 5000 Overland Avenue.
This office building was originally approved by Planning Commission Resolution No.
1185 adopted on November 14, 1973, which did not allow the conversion of this
portion of Ocean Drive into a parking lot. However, the Planning Commission did
condition the project to install a parking lot on the east side of the proposed building
with a one-way drive aisle that is entered from Virginia Avenue and exited onto
Ocean Drive. Further research of the City’s files did not produce any documentation
as to the approval and date when this portion of Ocean Drive was reconstructed into
a parking lot.
In reviewing the City’s aerial photographs, the parking lot was constructed between
1980 and 1984. The aerial photographs dated April 9, 1980 do not show a parking
lot on Ocean Drive while the aerial photographs dated October 24, 1984 do show a
parking lot on this portion of Ocean Drive. The easterly end of this portion of Ocean
Drive terminates at a wrought iron gate providing access to an adjacent parking lot City of Culver City, California
Agenda Item Report
serving the development located at 10555-10611 Virginia Avenue. This
development has two driveways that are accessed from Virginia Avenue.
Earlier last year when The L.T.D. Group, LLC, with Ms. Lena Beker as Managing-
Member, entered into escrow to purchase the property at 5000 Overland Avenue,
the title company reported that this parking lot was located on public right-of-way
and, since it served the property, a legal approval for this use must be obtained from
the City prior to the close of escrow. At that time, Ms. Beker met with City staff to
determine a course of action.
A review of the history of the parking lot by Public Works staff determined that this
portion of Ocean Drive has not be used as a public thoroughfare for many years and
that it is no longer needed for public street purposes. Therefore, the Public Works
Director/City Engineer agreed to support the application for the vacation of this
portion of Ocean Drive. However, as escrow for purchase of the property was in its
final stages, the length of time to process a street vacation would possibly endanger
the closing. An interim solution was proposed by City Attorney staff to enter into an
Encroachment Permit Agreement (refer to attachment). This Agreement was
approved by City Council on May 2, 2011 and executed on May 11, 2011. It
stipulates that until the street vacation is finalized, the general public will not be
excluded from using the parking lot for parking purposes.
DISCUSSION:
A petition to vacate the aforementioned portion of Ocean Drive was submitted by
Ms. Lena Beker on August 23, 2011. A title report for this section of Ocean Drive
was required and Lawyers Title Company determined that The L.T.D. Group, LLC
owns the underlying fee to this portion of Ocean Drive. Exhibits “A” and “B” of the
Resolution of Intention contain the legal description and plat of the portion of Ocean
Drive proposed to be vacated.
There are no public utilities located on this portion of Ocean Drive; however there is
an existing Southern California Edison (SCE) vault in a landscaped area at the
northwest corner next to the area to be vacated. Also, there is a maintenance gate
that provides access to Ballona Creek that must be accessed through the front
portion of the parking lot area. A condition of the vacation would be to reserve a
public access easement for the purpose of entering Ballona Creek and to allow
Edison access to its electrical vault. Since this portion of Ocean Drive is no longer
needed for the general public and the reservation of a public access easement will
resolve any needed access requirements for Ballona Creek and by SCE, it is
recommended that this portion of Ocean Drive be vacated.
Tonight, the City Council is requested to adopt a resolution setting the date of the
public hearing during which the City Council may consider the question of vacating
the street right-of-way of this portion of Ocean Drive. City of Culver City, California
Agenda Item Report
FISCAL ANALYSIS:
Street maintenance on this portion of Ocean Drive has not been performed for over
27 years since it was thought to have been a private parking lot. Therefore, there
will be no change in the cost for street maintenance. However, the vacation will
revert this portion of Ocean Drive to private property which will slightly increase the
property taxes to the adjoining property at 5000 Overland Avenue.
ATTACHMENTS:
1. Petition letter dated August 23, 2011
2. Encroachment Permit Agreement between the City and The L.T.D. Group,
LLC
3. Resolution of Intention that includes Exhibits “A” and “B”
MOTION:
That the City Council:
Adopt a Resolution of Intention to vacate a portion of Ocean Drive from the east side
of Overland Avenue extending approximately 110 feet east to its easterly terminus,
as shown on Exhibits “A” and “B”, and set a public hearing for March 5, 2012.
MEETING DATE: 01/23/12
AGENDA ITEM: CITY COUNCIL: Adoption of a Resolution of Intention
to Vacate a Portion of Ocean Drive From the East Side of
Overland Avenue Extending Approximately 110 feet East
to its Easterly Terminus and Set a Public Hearing for
March 5,2012
ATTACHMENTS
Pages
1
2-9
10-13
1 Petition Letter dated August 23, 2011
2 Encroachment Permit Agreement
3 Resolution of Intention with Exhibits "PC and "B" 15315 Magnolia Boulevard, Suite 101, Sharman Oaks, CA 91403
August 23, 2011
Charles Herbertson
City Engineer
CITY OF CULVER CITY
9770 Culver Boulevard
Culver City, CA 90232
Re: Application for Vacation
5000 Overland Ave., Culver City
Dear Mr. Herbertson:
As you will recall earlier this year, my husband and I along with our agent, Craig Stevens, met with you,
Ms. Heather Baker and Andy O'Connell regarding the above property and the vacation process.
Per our meetings, I have obtained and enclose for your consideration the legal documentation from
lacobellis & Associates, Inc., land surveyors. I also enclose a check for $3,800 for the processing fees.
Please advise me of the next step in the process otthe City of Culver City vacating the portion of the
parcel as we discussed.
Once again thank you for your continued assistance in this matter. I may be reached on my cell phone
at (323) 816-7192.
Sincerely,
Lena Beker,
Managing-Member
THE L.T.D. GROUP, LLC
Ends.
I. ENCROACHMENT PERMIT AGREEMENT
PARTIES: !City of Culver City, a California municipal corporation
!9770 Culver Boulevard
!Culver City, California 90232
ATTN: PUBLIC WORKS DIRECTOR/CITY ENGINEER
1("City")
„The LT,O. GROUP, LLC
And/or its .assigns
15315 Magnolia Blvd., Suite 101
Sherman Oaks, CA 91403
ATTN: SEMION ALON BEKER, MANAGING MEMBER
i"Property Owner")
RECITALS:
A. WHEREAS, Property Owner is in escrow on the purchase of that certain real
property Ideated at 5000 Overland Avenue, Culver City, California (the "Overland
Property")
B. WHEREAS, a small section of City-owned dedicated street right-of-way along
Ocean Drilve and adjacent to the Overland Property (the "Subject Property"),
which is illustrated on Exhibit A, has been used as a parking lot by Property
Owner for !many -years;
C. WHEREAS, the Subject Property is not currently being used for public right-of-
way purposes and terminates at the Subject Property driveway entrance and the
City has rip use for it at this time; and
13. WHEREAS, continuance of the use of the Subject Property as a parking lot will
serve the Public benefit.
NOW, THEREFORE, in consideration of the mutual promises and agreements
hereinafter containec), the parties hereto agree as follows:
1. The City hereby grants Property Owner this Encroachment Permit Agreement
(the "Agreement") to use the Subject Property as a parking lot (the "Parking Lot") to serve
the businesses located on the Overland Property and the general public.
2. Property Owner shall not limit parking in the Parking Lot to tenants and
visitors of the Overland Property. Property Owner shall not exclude the general public from
using the Parking Lotlfor parking purposes. City agrees that, without a written modification
12. Encroachment Perri? it Agreement
City of Culver City arid The LTD. GROUP, LLC
Page 2 of 5
of this Agreement, it 0110 not place signs on the Subject Property indicating public parking
nor advertise or otherWiSe suggest that the Parking Lot is available for public parking.
3. The -rights granted by this Agreement are granted based upon the above-
referenced representations. If Property Owner uses the Subject Property for purposes
other than public Parking, the City may immediately terminate this Agreement after
providing- Property Owner written notice and an opportunity to cure its non-permitted use
Within 10 dOys of reCeipt of such notice,
4. City reServes the right to charge Property Owner reasonable compensation
consistent with appl?cable law for the use of City's rights-of-way. By entering into this
Agreement, City does not waive any rights, either legal or equitable, to which it may
otherwise be entitled.
5. Properly Owner, at its sole cost and expense, shall be responsible for the
maintenance of the ,ubject Property and any and all damage to the Subject Property shall
be repaired by Property Owner at no cost or expense to City and to the reasonable
satisfaction of City's 1 7)ublic Works Director. In the event Property Owner declines to make
repairs reasonably deemed necessary, the City may immediately terminate this Agreement
without prior notice.
6. The *ills:Sion granted under this Agreement shall not in any event
constitute an easement on or an encumbrance against the public rights-of-way. No right,
title or interest in the public rights-of-way, or any part thereof, shall vest or accrue to
Pmperty Owner or any other entity or person by reason of this Agreement, the issuance of
an encroachment: pOrfnit - or the exercise of the privileges given thereby.
7. Except cas otherwise provided herein, this Agreement may be terminated by
the City upon 180- i ays written notice, if the City determines the termination of the
Agreement is necesSary to protect the public health, safety or welfare, or when made
necessary by either the installation, abandonment, change of grade, alignment or width of
any street, sidewalk qr other public facility or the construction, maintenance or operation of
any other City or othr public agency underground or aboveground facilities (including, by
way of example and not limitation, any sewer, storm drain, conduits, gas, water, electric or
other utility system Or pipes), provided that City or other public agency is acting in its
governmental capacity. In the event all or any portion of the Subject Property is needed by
City or other public 4igency for a governmental purpose or in the event the use of the
Subjet,I Property by Property Owner shalt be considered detrimental to the public health,
safety or welfare or to governmental activlties including, but not limited to interference with
City or other public agenoy construction projects, or is in conflict vertically and/or
horizontally with any proposed City or otherpublic agency installation, Property Owner shall
ceage use of the Subject preporty or the•involved part of it, without cost or expense to City. Encroachment Pertt Agreement
City of Culver City a d The L.T.D. GROUP, LLC
Page 3 of 5
Upon receipt of the notice of termination, Properly Owner shall have 180
days to cease use of the Subject Property_ In the event of termination of this Agreement,
Property Owner
hereby
waives and releases any and all rights or claims for cost
reimbursement, inverse condemnation, relocation benefits or any other legal or equitable
action the Property Owner may otherwise have against City. Should termination occur, if
requested by City's Public Works Director, Property Owner shall repair and restore the
Subject Property to a condition satisfactory to City's Public Works Director within 30 days
of such request.
In the event of an emergency, as reasonably determined by City's Public
Works Director or other public agency, City may require Property Owner to immediately
cease use of the Sti,bject Property without prior notice, provided that Property Owner is
provided with writteri notice within a reasonable period thereafter.
8.
Without limiting any other obligation set forth in this Agreement, Property
Owner stra It provide City With . a Certificate Of Insurance in the amount of Two Million Dollars
($2,000,000.) for General Liability (the Policy") (see insurance requirements attached as
Exhibit 8 to this Agreement). That amountmay be provided by two separate One Million
Dollar ($1,000,060) policies provjded the aggregate limits are $2,000,000. The Policy(ies)
shall provide ., or be endorsed -, with an endostement approved by the City Attorney's Office,
NAtholl shows City and its !officers and employees are additional insureds under the Policy,
the Policy is primary, the Policy has :a seVerability provision and any other City-policy is
non-contributing.
Property Owner and its .successors and assigns shall and do hereby
Indeninity bolo harrnteSS and defend City, its elected and appointed officials, officers,
emplOyees, agents and 'representatives (,'Indemnitees") from any and all suits and causes
of actiOn,cliuris charops:darnages,judgments, demands, civil fines, penalties or losses
of any kind or nature whatsOever, including attorney fees and court costs, which may arise
rgatnst any or all Indernnitees by reason of any real or personal property damage,
personal injury or death arising or resulting directly or indirectly from Property Owner's use
of the Subject Property This: indemnity and obligation to hold harmless shall apply
regarOless of whether or not City prepared, supplied, or approved plans or specifications or
inspected any WM*, repairs or improvements installed or constructed on the Subject
PrOperty.
10. In the .6vent Property Owner's purchase of the Overland Property falls
through, this Agreement shall become null and void.
11. City agrees to peopOS
fl application by Property Owner for vacation of the
public right-of-way or the Subject Property. Property Owner shall obtain a title report at its
sole coSt and expense and submit it to City for review. If the title report confirms City
Ownership of or a portion of the underlying fee of the Subject Property, City agrees to
4 Encroachment Permit Agreement
City of Culver City and The L.T.D. GROUP, LLC
Page 4 of 5
sell City's portion of the Subject Property to the Property Owner, at Property Owner's
option, based on the fair market value as determined by a qualified appraiser retained by
City at Property Owner's sole cost and expense. If the title report reveals the underlying
fee ownership of the Subject Property belongs to Property Owner, and the City Council
approves the vacation of the public right-of-way, all ownership rights to the Subject
Property shall vest with the Property Owner and this Agreement shall immediately
terminate.
12. If litigation arises out of this Agreement for the performance thereof, then the
court shall award costs and expenses, including attorney's fees, to the prevailing party. In
awarding attorney's fees, the court shall not be bound by any court fee schedule, but shall
award the full amount of costs, expenses and attorney's fees paid or incurred in good faith.
13. The terms of this Agreement shall be interpreted according to the laws of the
State of California. If litigation occurs, then venue shall be in the Superior Court of Los
Angeles County.
14. All notices required or provided for under this Agreement shall be in writing,
delivered in person or by certified mail, return receipt requested, or by a nationally
recognized overnight delivery service addressed to the parties as indicated on the first
page of this Agreement. Any notice so delivered shall be effective upon the date of
personal delivery or, in the case of mailing, upon delivery. Any party may change its
address for notice by giving 10-days notice of such change in the manner provided for in
this Paragraph.
15. Property Owner shall not transfer or assign this Agreement without the prior
written consent of City.
16. A waiver by either party of any breach of any term, covenant, or condition
contained in this Agreement shall not be deemed to be a waiver of any subsequent breach
of the same or any other term, covenant, or condition contained in this Agreement whether
of the same or different character.
17. As set forth in Paragraph 6, the parties agree that no possessory interest is
created by this Agreement. However, to the extent that a possessory interest is deemed
created, Property Owner acknowledges that notice is and was hereby given to Property
Owner, pursuant to California Revenue and Taxation Code Section 107.6, that use or
occupancy of any public property pursuant to the authorization herein set forth may create
a posSessory interest which may be subject to the payment of property taxes levied upon
such interest. Property Owner shaft be solely liable for, and shalt pay and discharge prior
to ctelinq LI enoy, any and all possessory interest taxes or other taxes levied against Property
Owner's right to possession, ocOLipdricy; or use of any public property pursuant to any right
of posSession, occupancy or use created by this Agreement. "City" "Property Owner"
CITY OF CULVER CITY, a
Municipal Corporation
The L.T.a GROUP, LLC
Semion Alon Beker
Managing Member
Date:
tjeather Bakei::Aiistant Ati6rney
Date:
Encroachment Permit Agreement
City of Culver City and The L.T.D. GROUP, LLC
Page 5 of 5
18. Property Owner shall comply with all applicable federal, state and local laws,
rules and regulations.
19. If any part of this agreement is held invalid, the remaining terms and
conditions shall not be affected unless their enforcement under the circumstances would
be unreasonable, inequitable, or otherwise frustrate the purposes of this agreement.
20. This agreement, including the exhibits attached hereto, constitutes the entire
agreement between the parties and supersedes any previous oral or written agreements
with respect to the subject of this Agreement.
IN WITNESS WHEREOF, the parties have caused this agreement to be
executed by their respective duly authorized representatives as of the dates indicated
below.
' 11/1
By ‘-
John Nachbar . LE
4r
ja,.7City Manager
Date: 'S 2?,
Approved as to Form and Legal Content
Carol A. Schwab, City Attorney
co CV
.7;AV.:Ctsly",N3A0
1=46 141:44ftam.*4)1Lo,N,
ALIO Illiarr EXHIBIT B
ENCROACHMENT PERMIT AGREEMENT BETWEEN
CITY OF CULVER CITY AND ANDERSEN ENVIRONMENTAL
INSURANCE REQUIREMENTS
Pol[cyRequirements.
Property Owner shall submit duly executed certificates of insurance for
the following:
1. An occurrence based Comprehensive General Liability ("CL')
policy, at least as broad as ISO Form CG 0001, in the minimum amount of
One Million Dollars ($1,000,000) each occurrence, with not less than Two
Million Dollars ($2,000,000) in annual aggregate coverage.
The CGL Policy shall have the following requirements:
a. The policy shall provide coverage for personal Injury, bodily
Injury, death, accident and property damage and advertising
injury, as those terms are understood in the contextOf a CGL
policy. The coverage shall not be excess or contributing with
respect to City's self-insurance or any pooled risk
arrangements;
b. The policy shall provide $1,000,000 combined single limit
coverage for owned, hired and non-owned automobile
liability;
c. The policy shall include coverage for liability undertaken
by contract covering, to the maximum extent permitted by
law. Property Owner's obligation to indemnify the
Indemnitees as required under Paragraph 9 of this
Agreement;
cf. The Policy shall not exclude coverage for Completed
Operations Hazards; and
e. The City of Culver City, members of its City Council, its
boards and commissions, officers, agents, and employees
will be named as an additional insured in an endorsement
to the policy, which shall be provided to the City and
approved by the City Attorney_
EXH1B1T 13 to ENCRQACHIV1ENT PERMIT AGREEMENT
CITY OF CULVER CITY AND AE INCORPORATED
Page 1 or 2 2. Workers Compensation limits as required by the Labor Code of the
State of California with Employers' Liability limits of One Million - Dollars
($1,000,000.00) per accident, if the Agreement will have Property Owner
employees using the Subject Property.
B. Waiver by Citv.
City may waive one or more of the cover - ages listed in Section A,
above. This waiver must be express and in writing, and will only be made
upon a showing by the Property Owner that its operations in and with respect
to City are not such as to impose liability within the scope of that particular
coverage.
C. Additional Insurance Requirements.
1. All insurance listed in Paragraph A shall be issued by companies
licensed to do business in the State of California, with a claims paying ability
rating of "BBB" or better by S&P (and the equivalent by any other Rating
Agency) and a rating of A:Vil or better in the current Best's Insurance,
Reports;
2. Property Owner shall provide City with at least thirty (30) days prior,
written notice of any modification, reduction or cancellation of any of the
Policies required in Paragraph A, or a minimum of ten (10) days notice for
cancellation due to non-payment
3. City may increase the scope or dollar amount of coverage required
under any of the policies described above, or may require different or
additional coverages, upon prior written notice Property Owner. ,
Ir.1-11BIT fo ENCROACHN1EriT PERMIT AGREEMENT
CITY OF C DINFR CITY AND AE INCORPORATED
Page 2 of 2 I
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RESOLUTION NO. 2012-R
A RESOLUTION. OF THE CITY COUNCIL OF THE CITY OF
CULVER CITY, CALIFORNIA, DECLARING ITS INTENTION
TO ORDER THE VACATION OF A PORTION OF OCEAN
DRIVE FROM THE EAST SIDE OF OVERLAND AVENUE
EXTENDING APPROXIMATELY 110 FEET EAST TO ITS
EASTERLY TERMINUS, AND SETTING THE MATTER FOR
PUBLIC HEARING.
WHEREAS, the City of Culver City intends to vacate a portion of Ocean Drive
as dedicated and accepted by documents recorded in Book 146 on page 8 in the Official
Records of the Office of Los Angeles and also illustrated on a map on file in the Office of
the City Clerk as more particularly described on Exhibit "A" and illustrated on Exhibit "B"
attached hereto and by reference made a part hereof; arid
WHEREAS, the California Streets and Highways Code provides for and
requires the adoption of a resolution giving notice and establishing a date for a public
hearing on the proposed vacation of public right-of-way.
NOW, THEREFORE, the City Council of the City of Culver City, California,
DOES HEREBY RESOLVE as follows:
1. The City Council elects to proceed under the provisions set forth in
Streets and Highways Code §§8300, et seq., and hereby declares its intention to vacate
that portion of Ocean Drive set forth hereinabove, as more particularly described and
illustrated on Exhibits "A" and "B", attached hereto and by reference made a part hereof
(the "Subject Property").
2. Notice is hereby given that a Public Hearing is scheduled to be held at
the Mike Balkman Council Chambers, 9770 Culver Boulevard, Culver City, California, on
March 5, 2012 at 7:00 p.m. or as soon thereafter as the matter may be heard. All
i0
-1- ATTEST:
MARTIN R. COLE, City Clerk
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interested persons, prior to the conclusion of the Public Hearing, shall be afforded the
opportunity to submit oral or written objections to the proposed vacation and abandonment
of the Subject Property and show cause why the Subject Property should not be vacated.
3. At least two weeks prior to the Public Hearing, the Culver City Public
Works Director/City Engineer or designee shall cause at least three notices of the adoption
of this Resolution to be conspicuously posted along the Subject Property, which notices
shall be placed not more than 300 feet apart. Such notices shall identify the Subject
Property proposed to be vacated and shall state the date, tinie and place of the Public
Hearing on said matter before the City Council
4.
The City Clerk is hereby directed to give notice of the Public Hearing
by causing this Resolution, or summary thereof, to be published for at least two
consecutive weeks prior to the Public Hearing.
APPROVED and ADOPTED this day of 2012.
MICHEAL O'LEARY, MAYOR
City of Culver City, California
APPROVED AS TO FORM:
Al2-00038
II
-2- CONTAINING 6,647 SQ. FT.
EXHIBIT A
STREET VACATION
ALL THAT PORTION OF OCEAN DRIVE 60 FEET AND VARIABLE WIDTH AS SHOWN
ON MAP OF TRACT NO. 10025, IN THE CITY OF CULVER CITY, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 146, PAGE 8
OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY LYING
NORTHEASTERLY OF THE NORTHWESTERLY PROLONGATION OF THE
NORTHEASTERLY LINE OF OVERLAND AVENUE 100 FEET WIDE AS SHOWN ON
SAID MAP OF TRACT NO. 10025 AND LYING SOUTHWESTERLY OF THE
NORTHWESTERLY PROLONGATION OF THE NORTHWESI ERLY LINE OF THE
SOUTHWESTERLY 10 FEET OF THAT CERTAIN ALLEY AS SHOWN ON SAID TRACT
NO. 10025 VACATED BY DEED RECORDED FEBRUARY 4,1974 AS INSTRUMENT NO.
2885, OF OFFICIAL RECORDS.
I EXHIBIT B
AREA TO BE VACATED
20 FOOT WIDE ALLEY VAC. PER
RESOLUTION NO. CS-6q 65, REC.
2-04-74 INST. No. 2885
PoR. 15.57121 ACRE TRACT TO
RAMONA DE MACHADO BY DECREE
OF PARTITION IN CASE NO. 2722
LOT 24
LOT 25
LOT 26
ALLEY VAC. PER RESOLUTION NO.
.C6-6465. REC. 02-04-74 INST.
NO 2885
•
LOT 27
\C3
DAM
0719 41 EXHIBIT
OCEAN DRIVE
PRNEDMat
11-131 tM723
DR/WIED BY;
siarm
I GFI
IACOBELLIS & ASSOCIATES, INC.
PRCFESSIONILLAND MORS
SLAVE'S MONISM. PHDTCCIRAECETRY
MS Tama Avenue Sit 151:1, Nerlir* 04 11316 Mt DI1-6I64202 Fmc $18-366- 11-613
LINE TABLE
LINE BEARING DISTANCE
N34•28001Y 20.93'
L2 109.1208T 20,84'
L3 N34'2800W 10.67'
L4 N67•56'40'E 20. 118'
L5 N39`12`08E 11. 110
—
L6 N5r57'52'W ;1,80'
L7 N3 4°2800V 12.47'
L8 N67•56 .140E 31.53'
,N3 431268E 8.84'
L10 N3q12'08'E 55.74'