HomeMy WebLinkAbout841 Rollins Road - Staff Report (2)Item No. 9g
Design Review Study
PROJECT LOCATION
841 Rollins Road
City of Burlingame
Design Review and Special Permits
Address: 841 Rollins Road
Item No. 9g
Design Review Study
Meeting Date: April 9, 2018
Request: Application for Design Review for first and second story additions and Special Permits for an
attached garage and for declining height envelope.
Designer: Joe Ouyang, Yo Consulting, Inc.
Applicant and Property Owner: Kevin Peng and Xiaoming Huang
General Plan: Medium High Density Residential
APN: 026-254-010
Lot Area: 4,869 SF
Zoning: R-3
Project Description: The subject property is a triangular-shaped interior lot. The property has a single-story
house with a detached garage in the left side yard. The detached garage has a similar front setback as the
house (18'-0" to the face of the garage door and 15'-9" to the front porch of the house). The existing house is
the only single-family dwelling on this block facing Rollins Road. The surrounding four properties have multi-
family developments with attached garages.
The applicant proposes a first story addition that will attach the garage to the house and a second story addition
to the house. The total proposed floor area is 2,342 SF (0.48 FAR), where 2,658 SF (0.55 FAR) is the maximum
allowed (including front covered porch exemptions).
The applicant is requesting a Special Permit to exceed the declining height envelope for the proposed second
floor addition. The proposed second floor encroaches into the declining height envelope on the right side by 63
SF (1'-10" x 34'-3").
The applicant is requesting a Special Permit and Design Review for construction of an attached garage to a
single-family dwelling. The existing detached garage is located in the left side yard and will not be altered,
except to be attached to the main dwelling by a single story addition that spans the 10 feet that currently
separates the two structures.
There is one covered parking space (10' x 19') in the garage and an additional uncovered parking space in the
driveway leading to the garage. The existing house has 2 bedrooms and with the new second story, the number
of bedrooms on site will increase to 4. The 2 existing parking spaces meet the code requirement for a 4-
bedroom house.
The existing landscaping on site will remain and two 24-inch box trees will be planted in the front yard to meet
the landscape requirement. All other Zoning Code requirements have been met.
The applicant is requesting the following applications:
■ Design Review for a second story addition (C.S. 25.57.010 (a) (2));
■ Design Review for an attached garage (C.S. 25.57.010 (a) (6));
■ Special Permit for an attached garage (C.S. 25.26.035(a)); and
■ Special Permit for construction exceeding the limits of the declining height envelope (C.S. 25.26.035(c)).
Design Review and Special Permits
841 Rollins Road
Lot Area: 4,869 SF
EXISTING
SETBACKS
Front (1 st flr):
(2nd flr): ';
(to attached garage):
15'-9"
Plans date
PROPOSED
20'-0"
20'-0 "
18'-0" to proposed
newly attached garage
tamped: February 20, 2018
ALLOWED/REQ'D
15'-1" (is the block average)
20'-0"
25'-0"' (for an attached, single-
door garage)
18'-0"
_. ._.._.. _
Side (left): ; 7'-2"
(right):
5'-1" z
__
Rear (1st flr): ; 27'-5"
(2nd flr): ' ---
Lot Coverage:
FAR:
# of bedrooms:
Parking:
Height: : 16'-6"
_ ..................................................: .......... ...............................................
DH Envelope: ; ---
1,108 SF
23%
_.
1,082 SF
0.22 FAR
2
1 covered,
detached
(10' x 19')
1 uncovered
(9' x 18')
No change 6'-0"
No change 6'-0"
_ _ _ _
No change 15'-0"
27'-5" '' 20'-0„
. ..... _ ....._.
1,412 SF 1,948 SF
29% 40%
_. _ __ : __
'' 2,342 SF 2,658 SF 3
0.48 FAR 0.55 FAR
_ _ _ _ ....... . . .. _ _ ._ _ _
4 ---
No change to
dimensions or
setbacks, proposed will
be attached 4
26'-0"
:................................_ .........................._.. ................_...._._._..... _.. .....:
' Encroaches a total of
63SF5
(1'-10" x 34'-3")
1 covered
(10' x 18')
1 uncovered
(9' x 18')
Special Permit required per C.S.
25.26.035(a)
_ .. _ _ ........._ .. . _. _.... ..
30'-0"
Special Permit required per C.S.
25.26.035(c)
841 Rollins Road
__ _ ._ _ ....................... ...... .................
' No front setback variance was required for the newly attached garage for the following reasons: the location of the
-2-
Design Review and Specia/ Permits
841 Rollins Road
existing garage will not be changed, and although the required front setback does increase for a newly attached garage,
there is no configuration for a remodel/ addition on this irregularly-shaped lot that would accommodate an attached
garage that could meet both the front and side setbacks.
z Existing, non-conforming right side setback.
3 (0.32 x 4,869 SF) + 1100 SF = 2.658 SF (0.55 FAR).
4 Special permit required for an attached garage.
5 Special permit required for encroachment into the declining height envelope on the right side (63 SF).
Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the
Council on April 20, 1998 are outlined as follows:
Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the
following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Erika Lewit
Senior Planner
c. Kevin Peng, applicant
Attachments:
• Application to the Planning Commission
• Special Permit Forms (2)
• Site Survey by Jozef Marcus Elemen, dated March 29, 2018
• Notice of Public Hearing — Mailed March 30, 2018
• Aerial Photo
�c�
��.,..��.,
r•�'RIE'�.
auui �nr.n.0
�
� �= �
�UIUIh1UNITY DEVELOPMENT DEPARTMENT � 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010
— p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
��-`���.h�p►�aON TO THE PLANNING COMMISSION
Type af ap�l�cata�n:
❑ D4sig�� Re�•:Ev✓ r Variance
❑ C�� �ditiona� iJse Permit � Speciai Permit
PROJE�`�' A� ��ES�: �s` ' �o�,ins Road
APPLIC:���"
Name: rievi�� ��er�.r,
Address: �6 �' �,� ��ison S�r�et
City/S`at��/:%ip: .5�:'� �'�a�:c��sco/CA/94112
Phone: -�s- ;3�-3���u
E-mail: Y�vper_.g,��e,m�il . ^o�:�
AR�NI����/Q��I����
❑ Parcel#: 026-254-010
❑ Zoning / Other:
PROPERTY OWNER
Name: Kevin Peng and Xiaoming Huang
Address: 167 Allison Street
City/State/Zip: San Francisco/CA/94112
Phone: 415-335-3970
E-mail: �'�"'peng@gmail . com
Name: �o� 0:���ar�.
Address: 1.57� ���d�ar_a. Street
City/StateiZip: �a:. F��a�c-_sco/CA/94107
Phone: ^�-5- -'2=-o9Cz
E-maii: � o�c�����;�: g<<1:ot�:�a�� . ccm
322 `� 3
_ •� � � 'a� �;�. �
,.� 2 � 2Q17
-. ���.,�;��.��
Burlingame Business �iccnse �:
Authorizat�or� to i�e�roduc� P�oiect �laras:
I her�by gr��t �3�e �i�y of ��arfinga�ne �c�re authority to reproduce upon request and/or post plans submitted with this
applicatio� on the �itiy's av�bsite as part of the Planning approval process and waive any claims against the City
arising ue� o� o� 3elated tt� such acYion. (Initials of Architect/Designer)
PROJ�C"s"' ��c:�:����"r��iV: I��ew ho-rizontal and vertical addition to include 2
bedro�ms, __�o 'c;�=� .:�raoms and an office. Relocate first floor kitchen and
bat'r�ro�::; ..
AFFi�A�s'iTl�l�;�:; � u�;:'�: ;.�erecy certify under penalty of perjury that the information given herein is true and correct to the
best of rr�y� know:e� ge an;: r�ali�r.
ApplicanYs sia��tu�e: � 2 Z7 � Date: �2 - 2 I- 1�
I am aware of th� oroposed app?ication and he _ authorize the above applicant to submit this application to the Planning
Commissic^. : � � ��
PropertS+ ow�ne� s 5ignatu�re:_ � � Date: I� Z I� I�
i .
c Date submitted: � Z 2' �/� 7
S: �HANDOUTS� PC Applicotion. doc
City of Burlingame Plannin�� Department i01 Primrose Road P(6�0) 558-72�0 F(650) 696-i790 ww���.b�irlin�ame.or�
���a � �-� �z��-
a� CITY p
� �,
BURLINGAME
����<
CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION �
G,�
' R
,iTY �� ow �,-,� �R,�-;qR. s=
"I'he Planning Commission is required by law� to make tindin�s as defined by the City's Ordinance (Code
Section ?5.50). Your answers to the followi�lg questions can assist the Planning Commission in making
the decision as to whether the tindings can be made for your request Please type or write neatly in ink.
Refer to the back of this farm for assistance with these questions.
1. E_rpinin why Nte b/enrl of mnss, scale and dominant structural c/raracteristics of the new
construction or addition are consisterzt witlr tlre eristing structure's desig�r and with Nie
existi�ig street and neighborJrood.
The proposed addition matches almost exactly the multi-unit
building to the right. The building to the left is also a multi-
unit residential building, which have a much bigger bulk. The
subject property is facing the US 101 freeway's sound wall. The
buildings at the rear are mostly single story rancher style with
gable or hip roofs, but larger in footprint.
2. Explaiiz how the variety of roof line, facade, exterior ftnis/i materials and e/evations of
tlre proposed ne►v strcichrre or addition are consistent with t/ze existing struch[re, street
r�nd neiglzborhootl.
The proposed design matches the facade of the building to the
right very closely. Most of the building on Rollins Road are
multi-unit and multi-story buildings. The subject property is the
only one on this block that's a single story building. The
proposed design actually will enhance and blend into the
surroundings better on Rollins Road.
3. How wiN the proposed project be consistent witlr the residentia! design guidelines
adopted by the city (C.S. 25.57)?
The proposed design creates more bulk, which actually blends in
better, but will keep the existing structure's style. The roof
slopes, shingle and siding will also be the same as the existing.
There are ample amount of landscapes on the site due to un-
buildable space at the corner to the left. The driveway is wide
enough to fit two cars and the garage can fit one inside.
9. Ezp/ain Iro►1� tlie remova/ of rrnl� trees locnted rvit/rin tlte footprint of a�z y �aew strueture or
additioir is necessary a�id is consistent with the city'.s reforestntio�r reyuireme�rts. Wlrat
mitigation is proposed for tlre renroval of any trees? E.rplai�r wliti� tleis mitigatio�� is
appropriate.
No trees will be removed_ We will add two trees at the front.
Sr�►:c�i�i:iz;��.rfttii
City of Burlingame Planning Department 501 Primrose Road P(65p) 55g-'7250 F(650) 696-3790
www.burlin�ame.org
1. Explain why the blend of mnss, scale and dominantstructural char�icteristics of tlre new
eonstruction or addition are consistent witli the �Yistiiig structure'.s design and witll the
existing street and neighborlioo�l
How will the proposed structure or addition affect neighborin�� properties or structures on those properties`? Ifnei��hborin�� properties
will not be afifected, state why. Compare the proposed addition to the mass, scale and characteristics of nei�Thboring propei7ies. Think
about mass and bulk, landscaping, sunli�ht'shade, views from nei��hborin�� properties. Nei��hborin` properties and structures include
those to the ri�ht, left, rear and across the street.
How does the proposed structure compare to nei��hboring structures in terms of mass or bulk? If there is no chan��e to the structure, say
so. If a ne�ti� structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or area.
2. Explain how tlte variety of roof line, facarle, e.Yterior finish materials and elev�rtions of
the proposed new structure or addition are consistent with tlie eristing structure, street
and neiglrbor<1ood.
Flow does the proposed structure or use compare aesthetically with structures or uses in the existing nei��hborhood? If it does not affect
aesthetics, state why. Was the addition desi��ned to match existin`� architecture and/or pattern of development on adjacent properties in
the neighborhood? Explain why your proposal tits in the neighborhood.
How �vill the structure or addition change the character of the neighborhood? 'Think of chaiacter as the ima��e or tone established by
size, density of development and general pattern of land use. If you don't feel the character of the neighborhood will chan��e, state why.
3. How will tlze proposed project be consistent witft the reside�ztial design guidelines
adopted by the city?
Followin�� are the desi��n criteria adopted by the City Council for residential design review. How does your project meet these
�=uidelines?
Compatibility of the architectural style with that of the existing character of the neighborhood;
Respect for the parking and garage patterns in the neighborhood;
Architectural style and mass and bulk of structure;
Interface of the proposed structure with the structures on adjacent properties; and
Landscapin� and its proportion to mass and bulk of structural components.
4. Explain how the removal of any trees located within the footprint of any new structure
or addition is necessary and is consistent with the city's reforestation requirements.
Wfiat mitigation is propose�l for the remova! of any trees? Expinin why t{Tis mitigatiof:
is appropriate.
Will anv trees be removed as a result ofthis proposal? If so, e�plain what type of trees �mill be removed and if any are protected under
city ordinance (C.S. 1 I.06), �r•hy it is necessary to remove the trees, and �ti�hat is being proposed to replace any trees being removed. I f
no h-ees are to be rei��oved, say so.
si��:cr>i izn�.f�riN�
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
�e.c �: �, � �-�',� ,� E►��,re ����-
` ��TT ° CITY OF BURLINGAME
,�r �
BURLINGAME SPECIAL PERMIT APPLICATION
��..
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.50). Your answers to the following questions can assist the Planning Commission in making
the decision as to whether the findings can be made for your request. Please type or write neatly in ink.
Refer to the back of this form for assistance with these questions.
1. Explain why the blend of mass, scale and dominant structural characteristics of the new
construction or addition are consistent with the existing structure's design and with the
existing street and neighborhood.
The right side of the proposed 2nd story encroaches approximately
1.5 ft into the declining height envelope line. We would like
to keep the current design to maximize the usable area and
make the structural framing a lot easier. The 2 adjacent buildings
are multi-family structures with no second story setbacks.
2. Explain how the variety of roof line, facade, exterior finish materials and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood.
The proposed design matches the facade of the building to the
right very closely. Most of the building on Rollins Road are
multi-unit and multi-story buildings. The subject property is the
only one on this block that's a single story building. The
proposed design actually will enhance and blend into the
surroundings better on Rollins Road.
3. How will the proposed project be consistent with the residentia! design guidelines
adopted by the city (C.S. 25.57)?
The property is irregular in shape and difficult to add much
horizontal area. Adding the second story with the right side
exempt from the declining height envelope still do not create
a huge house, but decent enough for an average size family to
live in. The property to the right has a long driveway abutting
our property and this should not affect them in any way.
4. Explain how the removal of any trees located within the footprint of any new structure or
addition is necessary and is consistent with the city's reforestation requirements. What
mitigation is proposed for the removal of any trees? Explain why this mitigation is
appropriate.
No trees will be removed. we will add two trees at the front.
SPECPERM.FRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790
www.burlineame.org
1. Explain why the blend of mass, scale and dominantstructural characteristics of the new
construction or addition are consistent with the existing structure's design and with the
existing street and neighborhood.
How will the proposed structure or addition affect neighboring properties or structures on those properties? If neighboring properties
will not be affected, state why. Compare the proposed addition to the mass, scale and characteristics of neighboring properties. Think
about mass and bulk, landscaping, sunlighUshade, views from neighboring properties. Neighboring propertics and structures include
those to the right, left, rear and across the street.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say
so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or area.
2. Explain how the variety of roof line, facade, exterior finish materials and elevations of
the proposed new structure or addition are consistent with the existing structure, street
and neighborhood.
How does the proposed structure or use compare aesthetically with structures or uses in the existing neighborhood? If it does not affect
aesthetics, state why. Was the addition designed to match existing architecture and/or pattern of development on adjacent properties in
the neighborhood? Explain why your proposal fits in the neighborhood.
How will the structure or addition change the character of the neighborhood? Think of character as the image or tone established by
size, density of development and general pattern of land use. If you don't feel the character of the neighborhood will change, state why.
3. How will the proposed project be consistent with the residential design guidelines
adopted by the city?
Following are the design criteria adopted by the City Council for residential design review. How does your project meet these
guidelines?
1. Compatibility of the architectural style with that of the existing character of the neighborhood;
2. Respect for the parking and garage patterns in the neighborhood;
3. Architectural style and mass and bulk of structure;
4. Interface of the proposed structure with the structures on adjacent properties; and
5. Landscaping and its proportion to mass and bulk of structural components.
4. Explain how the removal of any trees located within the footprint of any new structure
or addition is necessary and is consistent with the city's reforestation requirements.
What mitigation is proposed for the removal of any trees? Explain why this mitigation
is appropriate.
Will any trees be removed as a result of this proposal? If sq explain what type of trees will be removed and if any are protected under
city ordinance (C.S. 1] A6), why it is necessary to remove the trees, and what is being proposed to replace any trees being removed. If
no trees are to be removed, say so.
SPECPERM.FRM
/
LANDS OF � �
� Z E N G / _� -�, —� ��
, .� ,;" ;� AP:029-031-150 ' /
F'� �`-9Sw+
,�_rG � �-�! � Z` i ORIGINAL SCALE: 1J16"=1'-0"
i
ioC 3 M 65 � _._ �
( \ / 16 8 0 8 16 �
I �
\ � � ' . .
I � 9 �
� l
� I � � / ���
- � LANDS OF `, /
A ;� i � L E E& Y i N ?- � - ��l.; �Z �_ `
� _ , ( � AP:029-U31-140
� c� � � ��T �4 �
O> _ � ,sso 3 M 6 5 /
a� � V' � i ONpI LA/y0
C c � � � �S��P.RCi(/SFS'GS
i I � �� / 4� �Q �t�` �
� O r� <
u� � ti � N
' ' a � NO. 9361 z �
tl) � ' � LANDS OF \� * EXP. 6-30-20i *
x i PENG 8 HUANG / N�, ���'
� I AP:026-254-010 \ / '9j� Q�
�+ W � FOF C/►`�FO
a � � ��- '•" -. \ � ; �1 ,/ --�-, , �'
�l .� � ,.';a�, ,.�. i '
2� G '�;`^� �
O I ��� ���. LANDS OF ,I� / /
�';'r;'�I7;'TI"` � BOSWORTH TR. �,
a � � : �
a � r'' E X I S T I N G %� \� AP:029-031-130 /
� , :_ a �,� '
�.' , � z
_ � W FF-Tri , GARAGE �� '�' `
� , � y z F.' /
"- O ' - � � �
0 x�l ..'__���' 1_ f� .'x c?
� ,�; y > \ /
�9i.?2 19-.�� N 'G� � �g�T \
�6SW t � �
�..J \
:%.SL pp �. /
_ _ � �i <`'HJ? �1�'�, �
�I�r i'i'////�� �
1 I I \ /
. f /,
.I ,/ /^ \ �
-� � � EXISTING ! � IANDSOF
- " � ����• �g —� ' � BURT & FUNG
�-�_tH , , �
I °; H O U S E �, AP:029-031-120
a' ?^ "d 6 `.
` I \
_ � � __. , . _ _ . . _ _ . . . _. � � �. �
�y-� y-
- -�+ esw+ NO1 °36'00=E_ 84.29'��� — - - — —
� --
1��� 89 �ANDS OF _ -
KIR �,T ._ _.
i « r,� :, �
^�0`c i AP:026-254-020 c: �
FHiS r;�.T 1^;AS ?RtPARED ='�'� TrE EXC:USIVE USr C� THE �ROPERTY OWNER(5� SHOWN HEREON AND IS �:�NSICEncD �'RE: i�11tiARY UNLESS SIGN�D'h E'�l,'E IP.K. W�ER� AhY
?REUI� :5 L ERSI:i."�� AP.E'. Gi:� t.SE C� �!iIS FL4T Bv ANY PARTV C"HER 1 HAN THE 0'NNERiS; IS FCRB?L�GE'J ;ul--I:'JT �JRIT'E!� C.CikSEN- r"Ri 61 n",1�RI:;,'vN LANG �UR'e'E�ING. INi.
LEGEND: NOT TO SCALE S C H E M AT I C
— - - — SJB�ECT PRCP�RTI' B^vUNDARY LINE�
OTHcR PROPERTY BOLNDARY UNES CATE 2%712018
,.� _ EXISTING STRUCTURE SURVEYED: 2r3l2018
' R; RECORD MAP BOOK 22, PAGES 66•6? ;22 P.' �o;
�L EIEVATION SURVEYED BY: ;E 8 41 R O L L I N S R O A D
FL FLOW �INE
FF-TH FINISH FLOOR AT THRESHC�C DRAFTED BY JE
TBC TOP BACK OF CURB APPROVED: .ic
5S'N BACK OF SIDE'�.4-A:K
- E�_�vaTiGr; FI:��:ALS�8095 BURLINGAME,CA APN:026-254-010
� E'_ J � SESC�'IF-i0v
:1�IEKIC:�\ L:1\D �l R�'El'I\G. I\('.
SURVEY NOTES: j7;g ('i�j��i� titrcet, #106, San Francisco, C:� 9�1123
�. BASfS OF BEARfNGS IS S88'�a'GO"� !;URB UNE v^F ROLLINS RD PER Rt
� QIS�ANCE� SHO�^.N HEREON ARE IN FEET AND CECIh1ALS THEREOF Phonr.(�I�) 999-9�3-1 EmaiL• officc�u ulspls.com
����k"�� CITY OF BURLINGAME
� '� COMMUNITY DEVELOPMENT DEPARTh-1ENT
r i
BUF�ulvenr�E 501 PRIMROSE I�OAD
�� � BURLINGAME, CA 94010
� ' "'�"�' PE-i: (65U) 558-7250 • FAX: (650) 696-3790
- w�v�v.burlingame.org
Site: 841 ROLLINS ROAD
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, APRIL 9, 2018 at 7:00
P.M. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, CA:
Application for Design Review for a second story addition and
Special Permits for Declining Height Envelope and for an
attached garage at 841 ROLLINS ROAD zoned R-3.
APN 026-254-010
Mailed: March 30, 2018
�Please refer to other sidoi
PUBLIC HEARING
NOTICE
Citv of Burlingame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject appiication(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
V'Villiam Meeker
Community Development Director
PUBLIC HEARING NOTICE
!Prease refer to other side)
�s�§:#� � �� ���'�"� � _ . � � �'., �—�°t�,::'�� <
,� � r w � „ � � � - si ,�
�.:
r� ��,�' � �.,, � �"✓ ` * i. � � � ;> a�.�` + �, i � �k�` �
' � � � -:, � ,_€ �'i�.�, � �� �`' +�, '
e
� .
. � t � , � � w. ,
,. .
, � +� s " ,
�, . ` � � °� -
� ..
� � _ ��.� , � e , � � rr� �'
� .
� . � v. . . _ � �.,
,�,.� � � � � � , _ � �•
_:
� 'P � � .��... � � ��� ���
,,z i � �
,
� �
�,_ �
.
.
-�, � ;
� � �, _-
�
.s, w � r- >�� � -�� .., �' a' `'-' . , �
� �. � ' .. «m �
�
� .�,. e,y . �_ _ �_ � � ,
_ ,,,� .. ,.,� �` �^ - �
�- �,,,� � m.. . �
�.. .. � � ,r w ' � � ��11
,� � �
�� . � �.� . _
�� � � �,,.
�� � n
�
, - � , �rr,�. . - ' �_ v
, ` � �
� `
>
� � a ..
� "�k. "�arrs yn g
��) .; . �:� ,>-. ,. -�} y "`"`- � a.. i.r+w� , ee�Y�y�y�_.. ' '��q..
� r "�
{ � �� $ �� y. .
�.�y,� , �, ,t d. , � . � �� � � �
t ( . , � -�� � ; �. � , �'�i `?�' n�-"i�R¢:-r: �r. p���� a ���� � l 5 � «� y r
,
�� ..�m� �� �t€[ � ,� �� �. � �� wti� ��� � ����� � �_� �.
^ �i.
� � � � i� ..�.....i� I�
'-+fi�»s��,�g � �'�y� ;'� ",�,, ���� "� ���, a� ; t �`. rw� � .. � ar ..,��f�°��,'
_ � � ' 3"
�
� � '�„ _ ' � f .'� � � .. f'� ,� ,� R _ � � �
��� � r �
: n ,, .
.
_ �
j�, , :_ �w.
� .§ a { �' •�xi-�� &:%� �`� , ��4 s � � ��*:� .�` = IfY""W►'r+si ����� d�....aaas. - � .»,,. ��
` . .
�
� � �ywi� ,� .r'a�.'s°� >.�, �, � F,/► 4� .' a�< - � #'kn . ,� ..,_ rr
��s rr �- � �, � �, � -� r� � :���'r . ^ #' , � .>>� r �` '
3 � ` y�, � � �
✓
� � � �
�
�+ a r � �t �� %/'— ��+ �""��,�`�!y�� � '� �- ���' �
x �.
� . ,
� ,� ,� "� 4 �
— _ . ,
. _t - s� � —"� �` �
� . ��
;� . �.� ,� � �#.i � �e. , � � � � r,�° �,� j �� �7►�1� r ',. � s:
� a . � ..�" � - � ' ; � �-� � � R�� �
�h � ��,,�` �, �,7�''��'�`� � `� �,j� �' � `�,.� a�„ ,� ���' � �,..� . }» ,q��$#. ��., :�:� .�� _�
ss�' � � � +P � ��� � ���4�° i��'! � ' �� ��,R ' • ;� -� ,�. f��� f ���� � � � � -� �` � /.�� � .. �
�!6 ` � �.,. �,.�� a\ � I• 'f '� '� '"t� . - � '�'4' g.� i 'ft ,.i� � :� -. "�r
,
� � t y � .±t
. '}��� ''F��
� « � �.'7'f�� �w ' `li0. ` �� �''�'� ��� �� ���,�, ' �.� ��}��,� � `� �. � �' �'� �.. fi p'���
� s:.: �
R� � c '
� »t
, -
x '�' � . � . _. . � ,if '�- � � +y �� � w �i �'.. '� �� � ` � � rs � -�
,
- ��„ .�- . <<� �. �v , � ' �► � ,�� �` �� •i�i,� _ �� .
�- � ,.
_, ,. v � � - � �
� � � � �� � � �� � _ ���`
,. x , , � �
� . y °�„ ����t�'�.w`' . � � ��`' �°.�, '�. � .�. i♦ ' T�.,� "'�► ,E`'� �1� .�`3�``� .,,�1'''�`•` � ��*;.� g�"� ��,� :��. ` '��'� } ��� .#�. �..
��� ... .,
, #�'yq �` �..�`�"�i- �.� ,��� �'`,� y,�� ° � �`'!��" , .y',�- �` E F.� ""o fi ~ � � ',+a
, � �•
, - �� � ^ � r ,
� , . „ ,F . `� . ,�
� t ' �„ ,�. � � �� �c--. '� �. '� ,�+� � ,, � �� r' �� � _ � � � � � �r � a
o � � �� \\ � � � � �"�t' � ' ""�`�►x, ' .. ! �
`' •> ' . �' . `� � � �` �
� vq_ � `�`�`'_� ��„'`� � i�. . ��s . ♦ � ., � .� .::� , , ` �� �>.� � �� -b � �
[
� �:. � � ' n ��, ��,� , /' '�
� f� . '; . �. � . -, .y-w�'` - y°n: t� , .< � ;� � i
� r e � � �' � „ � �
, � '� � , ` '�� � "��` i `� � ���` ��� �� . '��� �� ✓,�!*R. � } �
� ' �� ,�'�, �; ;�
�, �� Is-\ ��� � �,� _ ��` �`3 '"�i !� �`' .i = �� �> d �r�',`.. ,;� � � �t� 1�!��!
; � „4
F, `
, �� �
, - � �
�' "
a �'.« t� ��- ` � � � * �` ' �
d•. , ' � � �s . v
� � I z # . J �� � � � � � �` � � � � a �£ � "�+s`,�� �� �{ ` 3�.
�5�� � �c" � , �.,�_ „�a++����� lY .�3� � y ��' -aY•. �� � '.�� ���� ��'.'[ .[` ., /Y y4� #�4 � � �� � � $ �&°
� ''" te � � .:, � � �� �� " .. �� �' .
,
� ►��. �% ` � � � .; � ,�'/�� � �'�r, �. �'S �e. � . a. "� e' .�+.e � '►,� �:" .a., ��� � �,•��..: .,f� ��^
� � � � � s � �� ,� ��° " ` � �� � � �� %. .
'� �'�• ` ;>�. � � � '�' .� � :�, ' ,' � °' i �. t' ' '�. , �� -
, ,
. .
;
.
> � �
s:
• �` r, �.� �., v � , _ ,
. � . ; � r; � .. .
;
� ,� :. �- , _ _ ._ �._. �_ �-
� � � � ��� � �
841 Rollins Road, zoned R-3