HomeMy WebLinkAbout434 Bloomfield Road - Staff Report (2)Item No. 9b
Design Review Study
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PROJECT LOCATION
434 Bloomfield Road
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City of Burlingame
Design Review
Address: 434 Bloomfield Road
Item No. 9b
Design Review Study
Meeting Date: June 25, 2018
Request: Application for Design Review for a second story addition to an existing single family dwelling with an
attached garage.
Applicant and Architect: J Deal Associates
Property Owners: Parshadi and Kaushal Shah
General Plan: Low Density Residential
APN: 029-181-200
Lot Area: 4,979 SF
Zoning: R-1
Project Description: The subject property is a substandard corner lot that has frontages on both Bloomfield
Road and Lexington Way. For corner lots, the code defines the front for the property as the side with the shortest
linear frontage (C.S. 25.08.435). For this property, the front of the lot is the frontage facing Lexington W ay even
though the street address and front entrance of the house is on Bloomfield Road.
The existing one-story house with an attached garage contains 1,971 SF (0.40 FAR) of floor area and has two
bedrooms. The applicant is proposing to add a new 504 SF second story. Also proposed is removal of an
existing patio niche on the exterior side of the first floor and filling it in with habitable space (14 SF). The existing
exterior side wall of the patio niche has a non-conforming side setback (5'-6" where 7'-6" is the minimum
required) but this exterior wall will not be demolished. With the proposed project, the floor area will increase to
2,489 SF (0.50 FAR) where 2,493 SF (0.50 FAR) is the maximum allowed.
The number of potential bedrooms is increasing from two to four. Two parking spaces, one of which must be
covered, are required on site. The existing attached garage provides one covered parking space (10'-9" wide x
20'-0" clear interior dimensions). There is no uncovered parking space on site since the driveway depth (as
measured from the garage door to the inner edge of the sidewalk) is only 7'-4" and only uncovered driveway
areas leading to covered parking may count towards the parking requirement. The parking condition for the
existing house is non-conforming and will remain so with the proposed project since no changes will be made to
the garage and driveway. All other Zoning Code requirements have been met.
The applicant is requesting the following application:
■ Design Review for construction of a second story (C.S. 25.57.010 (a)(2)).
434 Bloomfield Road
1�L A���_ A n�n nr
��� ^��Q. �*,�, � �� rians aate stam ed: June 14, 2018
SETBACKS EXISTING ; PROPOSED � ALLOWED/REQUIRED
�
Front (1st flr): 15'-0" I. no change 15'-0" or block average
i2nd flr�.� ..... .............._..__..._.........._..........._n/a 20'-0" 20'-0„
( � _ ................................................... ..............._.......................... _. . _........_. _. g
,........_ ...............__.............._............._..__.
Side interior : 5'-0" no chan e i 4-0"
(exterior): 5'-6�� no change ' 7'-6"
_.._........_ .........................................._......... .................................................................._........_.._..............................._.._.......---- �._.........._.........�.__._......_...................._.............................................................................�._........................._................................._........_...._._........................................................
Rear (1st flr): 18'-9" ' no change � 15'-0"
f2nd fl�: n/a 50'-5" ; 20'-0"
_.........._....._.._.. .____._.....__ ......... ..................................._...................._. .. ._. _..._...._.............................._..._...._....._�._..._....................._..._........_._._........................................_............................................t.................__......__........_._....._...._............................._.........._......_.........................
Lot Coverage: 1,985 SF ; 1,991 SF I 1,992 SF
39.9 % i 40 % 40 %
Design Review 434 B/oomfield Road
SETBACKS EXISTING � PROPOSED � ALLOWED/REQUIRED
FAR: 1,971 SF 2,489 SF ; 2,493 SF �
0.40 FAR 0.50 FAR ; 0.50 FAR
_............_..._ ............ ........................._............... . .. _._.._._.._. ..... .............._.._.._.,................... ....._........� .................. ................._..... __.._� .._... __._ -- ---...._----1---........_.................._._. ..__.._...---............__...._.........._.._...._................._.
# of bedrooms: 2 ; 4 ---
_..._......_.._..._..........._ ........................................_...... ........_.._........_..---....__..._........_.........._.._....._..........................................................i...................._.................................._........_..........................._._..__...---..._......._........t.............._........_...........�......_........_......._...._._......_....._............__...........................
1 covered ! 1 covered
Off-Street �10'-9" x 20' clear interior) � no change (10' x 20' clear interior)
Parking: � 1 uncovered
. *
no uncover i
ed ark n
P � ,
5
9 x 20
' ..............................................._�..................................)..................................................
Building 21'-4" 27'-1" � 30'-0"
Height: _ .........................................................................................�....................._.
............._......_.............._....__.................... _..._....._.._ _......................................................................................................................_...................;. 1
_........._ .............._..._......_.._..................................................
DH Envelope: n/a � complies ; CS 25.26.075
�(0.32 x 4,979 SF) + g00 SF = 2,493 SF (0.50) FAR
* existing non-conforming; see Project Description for more information
Staff Comments: See attached memos from the Engineering, Building, Fire, Parks and Stormwater Divisions.
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.
`Amelia Kolokihakaufisi
Associate Planner
c. J Deal Associates, applicant and designer
Parshadi and Kaushal Shah, property owners
Attachments:
Application to the Planning Commission
Staff Comments
Notice of Public Hearing — Mailed June 15, 2018
Aerial Photo
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COMMUNITY DEVEIOPMENT DEPART1NEIVT • 601 PRIMROSE ROAD • BIIRUNGAME� CA �1010
p: 6a0.66a.7260 • t: d60.N6.3790 • www.buAlnparn�.or�p
APPLICATION TO THE PLANNING COMMISSION
Typ� ot applicatbn:
� Design Review O Va�ienoe O Paroel �: 029-181-200
O Cond�ional Use P� O Spedal PermR O Other.
PRO.lECT ADDRESS: 434 BLOOMFIELD ROAD
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N�; J DEAL ASSOCIATES
��: 337 BEACH ROAD, SUITE A
�xy���: BURLINGAME, CA, 94010
p�e; (650) 697 -1370
Fax:
E-mai: otfice(a�jdealassociates.com
PROPERTY OWNER pio�et eo��ee vw.on a
OK b Nnd �onb oapN� W doewrw�ts ■
N�; PARSHADI 8 KAUSHAL SHAH
q���; 434 BLOOMFIELD ROAD
��y���: BURLINGAME, CA, 94010
�e: (650) 224-0842 (Parshadi)
(41� 335-6887 (Kaushal)
Faoc:
E�: parshadi�gmaii.com
ARCHITECT/DESIGNER �q.a�cp...a,a[ ausha gmail.com
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N�: J DEAL ASSOCIATES
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q,�: 337 BERCH ROAD, SUITE A
C���: BURLINGAME, CA, 94010
p�; (650) 697 -1370
Fax:
E�: office�jdealassociates.com
�r Buriin�ame Business Uoense �: 05755
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" �F BU�� INGAME
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PROJECT DESCRIPTlON• First Fbor remodel & second floor additbn
AFFADAVIT/SKiNATURE: I heroby oertify ix�der penslty ot per�xy �et ihe irdoimadon piven hersin is true and oarect 6o tl�
best of my IQwwledge and DelieL
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I am ewsre at �e Propoied and herobY aulhoriza ths above applkont to wbmit IMs application b tM PlNnirp
Commiselon. � /�f��J
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1t V�hflc�tlon !hi! ths pro}kt ar�hibcthMsl�er has � valid Bu�ikp� busk�s Nc�ns� wIN b� r�qulnd by tl»
Flnance Departm�nt at ths tlm� appllcatlon tNs �n pald.
O Pl�as� mufc o� box a6ov� wkh �n X to IndkaM 1!N conl�a! p�rsoo fo► thb piqNet �Yir�doutsWC AppMoMbn 20068.Mndo��t
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Project Address:
Description
From:
Project Comments - Planning Application
434 Bloomfield Road, zoned R-1, APN: 029-181-200
Request for Design Review for a first and second story addition to a single-
family dwelling.
Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised plans
with your resubmittal:
��
2. No comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
i. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction
Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field
inspection is required prior to the start of any construction (on private property or in the public right-of-
way).
z. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area,
public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting
work.
3. Construction hours in the City Public right-of-way are limited to weekdays and non-City Holidays
between 8:00 a.m. and 5:00 p.m. for all activities (including hauling).
a. The project shall comply with the City's NPDES permit requirements to prevent storm water
pollution.
s. Replace damaged and displaced curb, gutter and/or sidewalk fronting site.
6. All water lines connections to city water mains for services or fire line protection are to be installed
per city standard procedures and material specifications. Contact the city Water department for
connection fees. If required, all fire services and services 2" and over will be installed by builder. All
underground fire service connections shall be submitted as separate Underground Fire Service permit
for review and approval.
�. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per
Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of
Building Permit.
s. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12.
Testing information is available at the Building department counter. A Sewer Lateral Test encroachment
permit is required.
Reviewed By: Martin Quan Date: 6/14/18
650-558-7245
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Project Comments - Planning Application
Project Address: 434 Bloomfield Road, zoned R-1, APN: 029-181-200
Description:
From
Request for Design Review for a first and second story addition to a single-
family dwelling.
Rick Caro III
Building Division
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
No Comment
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
1) Acknowledge that due to the extensive nature of this construction project the Certificate of
Occupancy will be rescinded once construction begins. A new Certificate of Occupancy will be
issued after the project has been final. No occupancy of the building is to occur until a new
Certifcate of Occupancy has been issued.
2) Acknowledger that when you submit your plans to the Building Division for plan review provide
a completed Supplemental Demolition Permit Application. NUTE: The Demolition Permit will
not be issued until a Building Permit is issued for t6e project.
Note: 18.10.100 Appendix C, Figure C amended—Exit terminals of inechanical draft and direct-
vent venting systems.
The Figure in Appendix C of the 2016 California Residential Code is amended by adding the
following note:
Note: Where the property line is less than ten (10) feet from the exit terminal of any newly installed or
replacement high efficiency mechanical equipment the pipe size of the final ten (10) feet of any terminal must
be increased to three inches (3") or, as an alternative, manufacturer-approved baffles must be installed.
(Ord. 1856 § 7, (2010); Ord. 1889 § 8, (2013))
Reviewed By: Rick Caro III Date: May 15, 2018
650 558-7270
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Project Address:
Description
From
, Project Comments — Planning Applicafion
434 Bloomfield Road, zoned R-1, APN: 029-181-200
Request for Design Review for a first and second story addition to a single-
family dwelling.
Bob Disco
Park Division
Please address the following comments at this time; provide a written response and revised plans
wlth your resubmlttal:
Landscape plan ok
No further comments at this time
The foltowing comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
Revlewed By: BD
bdisco@burlingame.org
Date: 5.23.18
2 crape myrtles added to landscape
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Project Address
Description
From
Project Comments - Planning Application
434 Bloomfield Road, zoned R-1, APN: 029-181-200
Request for Design Review for a first and second story addition to a single-
family dwelling.
Rocque J. Yballa
Fire
Please address the following comments at this time; provide a written response and revised plans
with your resubmittal:
No comments at this time.
The following comments do not need to be addressed now, but you should be aware of them as they
will need to be addressed at time of building permit submittal.
No comments at this time.
Reviewed By: Rocque J. Yballa Date: 17 May 2018
650-558-7600
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� Project Comments — P/anning Application
Project Address: 434 Bloomfield Road, zoned R-1, APN: 029-181-200
Description
From
Request for Design Review for a first and second story addition to a single-
family dwelling.
Carolyn Critz
Stormwater
Please address the following comments at this time; provide a written response and revised
plans with your resubmittal:
Project does not create or replace >2,500 square feet of impervious surface or use architectural
copper. Nothing needed at this time for stormwater.
The following comments do not need to be addressed now, but you should be aware of them as
they will need to be addressed at time of building permit submittal.
Any construction project in the City, regardless of size, shall comply with the city's stormwater
NPDES permit to prevent construction activity stormwater pollution. Project proponents shall
ensure that all contractors implement appropriate and effective Best Management Practices
(BMPs) during all phases of construction, including demolition. When submitting plans for a
building permit, please include a list of construction BMPs as project notes, preferably on a
separate full size (2'x 3' or larger) plan sheet. A downloadable electronic file is available at:
http:l/www.flowstobay.orQ/Construction under Construction BMP Brochures: Construction
BMP Plan Sheet.
For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance
Manager, at (650) 342 3727, ext. 118, or carolvn.critz(cr�_veolia.com
Reviewed By: Carolyn Critz Date: May 28, 2018
(650) 342 3727, ext. 118
. CITY OF BURLINGAME
� '� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�{_.;� BURLINGAME, CA 94010
PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 434 BLOOMFIELD ROAD
The City of Burlingame Planning Commission announces the
fol�owing public hearing on MONDAY, JUNE 25, 2018 at
7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, CA:
Application for Design Review for a se�ond story addition to
an existing single family dwelling with an attached garage at
434 BLOOMFIELD ROAD zoned R-l. APN 029-181-200
Mailed: June 15, 2018
(Please refer to ofher side)
PUBLIC HEARING
NOTICE
Citv of Burlinarame
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 application(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.
William Meeker
Community Development Director
(Piease refer to o�her side)
PUBLIC HEARING NOTICE
�
434 BLOOMFIELD RD
300' Radius
APN 029.181.200
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 434 Bloomfield Road
Description: First and second story additions to an existing single-family dwelling and new detached carport
Date of Plans: August 1�2018
Lot Area: 4,979 SF
1. Design Review (Code Section 25.26.040 and 25.57.010)
Zoning: R-1
• The proposed second story addition is subject to Design Review. Application has been submitted.
2. Setbacks (Code Section 25.26.072)
. ........ ....... .. . . _ __ ......... . _ _ .... .... _ ..._ _
Existing Proposed
. ___ . < __ ....
Front (15� Floor): ; 15'-0" no change
(2�d Floor): n/a 23'-8"
:_ _ . _ _ _ ___.
Side (interior): ; 5'-0"
(e�erior 15' flr): 5'-6"
(exterior 2"d flr): , n/a
:.... .. _ _ . _ _ .... .........
Rear (1St Floor): 18'-9"
(2"d Floor): , n/a
no change
no change
__ _ __ _.
AI lowed/Req u i red
__ ;
15'-0" or block average '
20'-0"
_ __......... _ ;
4'-0"
13'-4" (to balcony)
: __ __ ....... _ _
30'-9"
: 42'-9,�
T-6" ,
12'-0"
15'-0"
20'-0"
• The patio niche that is being removed and proposed to be replaced with habitable space does not need
to meet the current exterior side setback requirement of 7'-6" since the existing wall at the existing
setback of 5'-6" will not be demolished.
■ The proposed project complies with setback regulations.
3. Lot Coverage (Code Section 25.26.065)
40% x 4,979 SF = 1,992 SF inaximum allowed
, ___ . _ __ .__ _.... _ _. _
Existing Proposed Allowed/Required
. ........ . __ _ _ _ : < ...... __ ;
Lot Coverage ; 1,985 SF 1,976 SF 1,992 SF
39.9% 39.7% 40 % '
__ : _: _ _ _ _ _ _ __......
• The proposed project complies with lot coverage regulations (calculations are attached).
4. Floor Area Ratio (Code Section 25.26.070)
(0.32 x 4,979 SF) + 900 SF + 250 SF = 2,743 SF inaximum allowed (0.55 FAR)
. _. . _ _ _ .............._.
Existing ; Proposed Allowed/Required
, , ........ __ _.. _ _: _ : ........ _ ..._:
FloorArea Ratio 1,971 SF 2,697 SF 2,743 SF
0.40 FAR 0.54 FAR 0.55 FAR
_ __ _ _.. _ _ ........_ _ _ _ __'
• The proposed project complies with floor area ratio regulations (calculations are attached).
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
5. Building Height (Code Section 25.26.060)
Average top of curb: (99.59'+98.97')/2 = 99.28'
Existing: 99.28' + 21.25' = 120.53' (21'-3" above average top of curb)
Proposed: 99.28' + 28.5' = 127.78' (28'-6" above average top of curb)
Allowed: 99.28' + 30.0' = 129.28' (30'-0" above average top of curb)
• The proposed project complies with building height regulations.
6. Declining Height Envelope (DHE) (Code Section 25.26.075)
Point of Departure - Interior Side: (99.20'+100.3')/2 = 99.75'
- Exterior Side: not applicable
The proposed project complies DHE regulations.
7. Off-Street Parking (Code Section 25.70.030)
4 bedrooms proposed; 2 bedrooms existing
Existing: 1 covered (10'-9" x 20' clear interior dimensions)
Proposed: 1 covered (11'-3" x 20'-1") + 1 uncovered (9' x 20')
Required: 1 covered (10' x 20' clear interior dimensions) + 1 uncovered (9' x 20')
" Existing house does not have the required 1 uncovered parking because the driveway depth (as measured
from the garage door to the inner edge of the sidewalk) is only 7'-4". Only uncovered driveway areas
leading to covered parking may count towards parking requirement. This condition is existing non-
conforming.
■ The proposed project complies with off-street parking regulations.
This space intentionally left blank.
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
8. Accessory Structure (Code Section 25.60.010)
• Proposed plate height is 8'-4" above grade (9'-0" maximum allowed).
• Proposed structure is 250 SF (600 SF inaximum allowed).
• Proposed detached garage is exempt from setback requirements because it is located within the rear 30%
of the length of the lot (Code Section 25.26.073).
► The maximum height of the carport can go up to 15 feet above grade (14'-2" proposed) if the ridge is at least
5 feet from the side property line. As proposed, the ridge is 2 feet from the interior side property line.
Code Section 25.60.010
(h) The roof height of the accessory structure will exceed ten (10) feef above grade, except the height
may be increased one foot for each foot of separation from an adjacent property line, up to a maximum
height of fourteen (14) feet, provided:
(3) The roof height of an accessory structure may have a maximum height of fifteen (15) feet
above grade when the roof is pitched from ridge to p/ate on at least two (2) sides, and the ridqe is
no closer than five (5) feet to a side property line and the rear p/ate line does not exceed nine (9)
feet above the natural grade
To comply, a hipped roof may extend the distance from the ridge to the side property line. Or apply for a
Conditional Use Permit if you want to maintain the existing design.
9. Landscaping (Code Section 11.06.090)
■ Based on calculated floor area (2,697 SF), three landscape trees (non-fruit and non-nut bearing) are
required. The proposed project complies with landscape regulations since there is one existing landscape
tree to remain and two new landscape trees proposed.
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Project Address: 434 Bloomfie/d Road
_._.. . .. _..
Date of Plans: May 11, 2018
LotSize: 4,979 SF
_ _ _ . ........................... _ __ .._.........
Zoning District: R-1
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Lot Coveraqe: .40 x 4,979 SF = 1,992 SF inax allowed
Floor Area Ratio (FAR): (.32 x 4,979 SF) + 900 SF +�= 2,49�3 SF (0.5A) FAR
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