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PC - Item 3A - Design Review 16-08 Ee ROSEMEAD PLANNING COMMISSION kci k STAFF REPORT trr r TO: THE HONORABLE CHAIR AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING DIVISION DATE: DECEMBER 19, 2016 SUBJECT: DESIGN REVIEW 16-08 9342 STEELE STREET Summary Susan Whee Yin Wong has submitted a Design Review application to construct a new two-story, 2,798 square feet single-family dwelling unit with an attached two-car garage and a new 700 square feet detached second dwelling unit with an attached two-car garage. Any dwelling unit to be constructed that equals or exceeds two thousand five hundred (2,500) square feet of developed living area shall be subject to a discretionary Site Plan and Design Review. The project site is located at 9342 Steele Street (APN: 8594-006-004) and in a R-1 (Single-Family Residential) zone. Environmental Determination Section 15303(a) of the California Environmental Quality Act guidelines exempts projects consisting of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. Accordingly, Design Review 16- 08 is classified as a Class 3 Categorical Exemption, pursuant to Section 15303(a) of California Environmental Quality Act guidelines. Staff Recommendation It is recommended that the Planning Commission ADOPT Resolution No. 16-20 with findings (Exhibit "A"), and APPROVE Design Review 16-08, subject to the 24 conditions outlined in Attachment "A" attached hereto. Property History and Description The project site is located on the south side of Valley Boulevard, between Rio Hondo Avenue and Hart Avenue. According to the Los Angeles County Assessor's Office, the project site consists of one (1) parcel, totaling approximately 8,749 square feet of lot area. The effective year built of the existing single-family dwelling unit is 1927. Planning Commission Meeting December 19,2016 Page 2 of 16 t. Front Elevation (Existing) Site and Surrounding Land Uses The project site is designated in the General Plan as Low Density Residential and on the Zoning Map as R-1 (Single-Family Residential) zone. The site is surrounded by the following land uses and zones: North General Plan Designation: Low Density Residential Zoning. R-1 (Single-Family Residential) Land Use: Residential South General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential East General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential West General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential Administrative Analysis As illustrated in Exhibit "B", the applicant has proposed to construct a new single-family dwelling unit with a total floor area of 2,798 square feet: 1,503 square feet and 1,295 Planning Commission Meeting December 19,2016 Page 3 of 16 square feet of floor area on the first and second floor, respectively and a new second dwelling unit with a total floor area of 700 square feet. The proposed project includes new, attached 2 car-garages for both the single-family dwelling unit and the second residential dwelling unit. Development Standards Staff has verified that the proposed single-family dwelling unit would be in compliance with the applicable development standards of the Rosemead Zoning Code, as demonstrated in the following table: Development Feature Required Proposed Front Yard Setback 20'-0" 20'-0" (Single-Family Dwelling Unit) 5'-0" (West) 19'Floor 5'-0" 12'-0" (East) Side Yard (Single-Family Dwelling Unit) Setback 5-0" minimum, 5'-0" minimum, 2nd Floor 18'-0" combined 15'-0" combined (Single-Family Dwelling Unit) Rear Yard Setback 25'-0" 33'-0" (Second Dwelling Unit) 0.35:1 (maximum) 0.40:1 Floor Area Ratio 0.5:1 (Allowable FAR Bonus) (Includes Design Incentives) Parking Two spaces in enclosed garage Attached two-car garage Residential Design Incentives Per Rosemead Municipal Code, Section 17-12.030(B)(1)(k), an additional five (5) percent of bonus floor area may be obtained through the use of design incentives that are listed in Table 17.12.030.2 of the Rosemead Zoning Code. The applicant has requested an additional five (5) percent of floor area. In order to fulfill the request, the applicant has proposed to incorporate the following qualifying design elements: • Usage of windows that are recessed a minimum of 4 inches on the front elevation. • Landscape plan with three or more mature trees (defined as 24" box or larger). • Use of single-hung or double-hung windows of the front elevation • No front yard fencing or fencing lower than 4 feet in height • Use of natural architectural materials (such as wood and stone) • Use of interlocking pavers, decomposed granite or other decorative hardscape materials for walkways and driveways. Planning Commission Meeting December19,2016 Page 4 of 16 • Use of drought-tolerant plant materials and automatic irrigation with moisture sensors Floor Plan The proposed first floor plan consists of a porch, two-car garage, laundry area, living room, dining room, family room, kitchen, powder room, and a bedroom with a closet and a bathroom. The proposed second floor plan consists of three (3) bedrooms with closets and three (3) bathrooms. Elevations The applicant is proposing cream colored stucco finish (La Habra Stucco French Vanilla) for the exterior walls; off-white (La Habra, Egg Shell) precast concrete window trims; brown concrete tile roof (Eagle Roofing Product, Capistrano — Vallejo Range); and dark brown (Dunn Edwards, Tea Bag) for the trims. A range of brown colored stone veneer (Coronado Stone Products, Coronado Honey Ledge- Four Rivers) is proposed to be utilized at the bottom portion of the exterior facade. Second Dwelling Unit Per Rosemead Municipal Code, Table 17.12.020.1: Uses in Residential Districts, single- story second dwelling unit is a permitted use within the R-1 (Single-Family Residential) zone. The proposed single-story second dwelling unit satisfies all of the minimum zoning code requirements specified in Rosemead Municipal Code, Section 17.30.190 (Second Dwelling Units). Parking and Circulation Per Rosemead Muncipal Code, Section 17.112.040, four (4) parking spaces in an enclosed garage is required for the proposed project. As illustrated on the proposed site and floor plan, the applicant is proposing two attached two-car garages for the single- family dwelling unit and second residential dwelling unit. Per Rosemead Municipal Code, Section 17.112.090(B)(1)(a), driveways used to serve not more than two (2) dwelling units shall be a minimum of twelve (12) feet wide. The applicant is proposing a new 12 feet wide driveway. In addition, the applicant has proposed to utilize interlocking pavers for the new driveway. Fencing The applicant has proposed to construct a new three (3) feet eleven (11) inch high wall along the required front yard of the subject lot and a new six (6) feet wall along the west lot line; such wall is proposed to complement the wall along the east and south lot line for consistency in appearance. Landscaping Per Rosemead Municipal Code, Section 17.12.030(B)(1)(f), a minimum of one (1) tree shall be planted in new or remodeled residential front yards for every fifty (50) feet of street frontage. The applicant is proposing to plant two (2) new trees in the front yard. Planning Commission Meeting December 19,2016 Page 5 of 16 Mechanical Elements The air conditioning units have been proposed to be located at the rear of the single- family dwelling unit obstructing public view of the air conditioning units. The water heater is proposed to be located within a recessed wall along the west lot line. As such, the proposed mechanical elements would not be visible from the public right-of-way. Municipal Code Requirements According to Rosemead Municipal Code, Section 17.12.030(B)(1)(j), any new dwelling unit to be constructed that equals or exceeds 2,500 square feet of developed living area (floor area) shall be subject to a Discretionary Site Plan and Design Review. Rosemead Municipal Code, Section 17.28.020(C), provides the criteria by which the Planning Commission may approve, approve with conditions, or disapprove an application: A. The plans indicate proper consideration for the relationship between the proposed building and site developments that exist or have been approved for the general neighborhood. The subject property is located within an established residential area of the City. The applicant has provided an aesthetically complementary design, which consists of a modern two-story residential design and new landscaping. The development would improve the overall aesthetics of the surrounding neighborhood. B. The plan for the proposed structure and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations, and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas. The single-family dwelling unit is designed with front, side, and rear setbacks that meet or exceed the minimum requirements of the R-1 zone, which creates a buffer between the single-family dwelling unit and the surrounding properties to protect against noise, vibrations, and other factors, which may have an adverse effect on the environment and neighborhood. This development would not generate any foreseeable permanent negative impacts to the noise levels of the surrounding area. All construction work would be required to comply with the timeframe and decibel levels indicated in the City of Rosemead Noise Ordinance. Conditions of Approval will address factors such as construction hours, noise, and landscaping. C. The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value. Planning Commission Meeting December 19,2016 Page 6 0116 The proposed project would not depreciate the appearance and value of the local environment. Staff has worked closely with the applicant to achieve a residential design that would complement the neighborhood character. The applicant has proposed a contemporary architectural design, which incorporates some aesthetic characteristics found in residences currently built in the San Gabriel Valley. The proposed design elements are similar to many homes in the surrounding area. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size, or style. The subject property is not part of the Civic Center Plan, precise plan, or land reserved for public or educational use. The applicant has proposed an appealing architectural design, which will create an improved site that is aesthetically complementary to the surrounding area. E. The proposed development is in conformity with the standards of this Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved. The proposed development satisfies all of the minimum zoning code requirements for the R-1 (Single-Family Residential) zone, and all applicable referenced code sections of the Rosemead Municipal Code. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. Access to the project site would continue to be from Steele Street. The design and construction of this project would preserve and provide adequate access and circulation for vehicular and pedestrian traffic. The proposed design and landscaping will improve the visual effect of the site from the view of the public street. Planning Commission Meeting December 19,2016 Page 7 of 16 Public Notice Process This item has been noticed through the regular agenda notification process, which includes a 300-foot radius public hearing notice to fifty-eight (58) property owners, publication in the Rosemead Reader on December 8, 2016, and postings of the notice at the six (6) public locations and on the subject site. Prepared by: Submitted by: Annie Lao Michelle Ramirez Assistant Planner Community Development Director EXHIBITS: A. Planning Commission Resolution 16-20 with Attachment"A" (Conditions of Approval) B. Site Plan, Floor Plan, and Elevations (Dated November 29, 2016) C. Assessor Parcel Map Planning Commission Meeting December 19,2016 Page 8 of 16 EXHIBIT "A" PC RESOLUTION 16-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING DESIGN REVIEW 16-08, PERMITTING THE CONSTRUCTION OF A NEW TWO-STORY, 2,798 SQUARE FEET SINGLE-FAMILY DWELLING UNIT WITH AN ATTACHED TWO-CAR GARAGE AND A NEW 700 SQUARE FEET DETACHED SECOND DWELLING UNIT WITH AN ATTACHED TWO-CAR GARAGE AT 9342 STEELE STREET (APN: 8594-006-004), IN A R-1 (SINGLE-FAMILY RESIDENTIAL) ZONE WHEREAS, on October 24, 2016, Susan Whee Yin Wong submitted a Design Review application to construct a new two-story, 2,798 square feet single-family dwelling unit with an attached two-car garage and a new 700 square feet detached second dwelling unit with an attached two-car garage at 9342 Steele Street; WHEREAS, 9342 Steele Street is located in a R-1 (Single-Family Residential) zoning district; WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the criteria for a Design Review; WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve, or deny Design Review applications; WHEREAS, on December 8, 2016, fifty-eight (58) notices were sent to property owners within a 300-foot radius from the subject property, the notice was published in the Rosemead Reader, and notices were posted in six (6) public locations and on site, specifying the availability of the application, and the date, time, and location of the public hearing for Design Review 16-08; WHEREAS, on December 19, 2016, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 16-08; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: Planning Commission Meeting December 19,2016 Page 9 of 16 SECTION 1. The Planning Commission HEREBY DETERMINES that Design Review 16-08 is classified as a Class 3 Categorical Exemption, pursuant to Section 15303(a) of the California Environmental Quality Act guidelines. Section 15303(a) of the California Environmental Quality Act guidelines exempts projects consisting of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 16-08, in accordance with Section 17.28.020(C) of the Rosemead Municipal Code as follows: A. The plans indicate proper consideration for the relationship between the proposed building and site developments that exist or have been approved for the general neighborhood. FINDING: The subject property is located within an established residential area of the City. The applicant has provided an aesthetically complementary design, which consists of a modern two-story residential design and new landscaping. The development would improve the overall aesthetics of the surrounding neighborhood. B. The plan for the proposed structure and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations, and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas. FINDING: The single-family dwelling unit is designed with front, side, and rear setbacks that meet or exceed the minimum requirements of the R-1 zone, which creates a buffer between the single-family dwelling unit and the surrounding properties to protect against noise, vibrations, and other factors, which may have an adverse effect on the environment and neighborhood. This development would not generate any foreseeable permanent negative impacts to the noise levels of the surrounding area. All construction work would be required to comply with the timeframe and decibel levels indicated in the City of Rosemead Noise Ordinance. Conditions of Approval will address factors such as construction hours, noise, and landscaping. C. The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value. Planning Commission Meeting December 19,2016 Page 10 of 16 FINDING: The proposed project would not depreciate the appearance and value of the local environment. Staff has worked closely with the applicant to achieve a residential design that would complement the neighborhood character. The applicant has proposed a contemporary architectural design, which incorporates some aesthetic characteristics found in residences currently built in the San Gabriel Valley. The proposed design elements are similar to many homes in the surrounding area. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size, or style. FINDING: The subject property is not part of the Civic Center Plan, precise plan, or land reserved for public or educational use. The applicant has proposed an appealing architectural design, which will create an improved site that is aesthetically complementary to the surrounding area. E. The proposed development is in conformity with the standards of this Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved. FINDING: The proposed development satisfies all of the minimum zoning code requirements for the R-1 (Single-Family Residential) zone, and all applicable referenced code sections of the Rosemead Municipal Code. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. FINDING: Access to the project site would continue to be from Steele Street. The design and construction of this project would preserve and provide adequate access and circulation for vehicular and pedestrian traffic. The proposed design and landscaping will improve the visual effect of the site from the view of the public street. SECTION 3. The Planning Commission HEREBY APPROVES Design Review 16- 08, permitting the construction of a new two-story, 2,798 square feet single-family dwelling unit with an attached two-car garage and a new 700 square feet detached second dwelling unit with an attached two-car garage at 9342 Steele Street, and subject to the conditions listed in Attachment "A", attached hereto and incorporated herein by reference. Planning Commission Meeting December 19,2016 Page 11 of 16 SECTION 4. This action shall become final and effective ten (10) days after this decision by the Planning Commission, unless within such time a written appeal is filed with the City Clerk for consideration by the Rosemead City Council as provided in Rosemead Municipal Code, Section 17.160.040 —Appeals of Decisions. SECTION 5. This resolution is the result of an action taken by the Planning Commission on December 19, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: SECTION 6. The Secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicants and the Rosemead City Clerk. PASSED, APPROVED, and ADOPTED this 19th day of December, 2016. Daniel Lopez, Chair CERTIFICATION I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning Commission of the City of Rosemead at its regular meeting, held on the 19th day of December, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting December 19,2016 Page 12 of 16 ATTACHMENT "A" DESIGN REVIEW 16-08 9342 STEELE STREET (APN: 8594-006-004) CONDITIONS OF APPROVAL DECEMBER 19, 2016 Standard Conditions of Approvals 1. Design Review 16-08 ("Project") is approved for the construction of a new two- story, 2,798 square feet single-family dwelling unit with an attached two-car garage and a new 700 square feet detached second dwelling unit with an attached two- car garage at 9342 Steele Street, in accordance with the plans marked Exhibit"B", dated November 29, 2016. Any revisions to the approved plans must be resubmitted for Planning Division review and, if satisfactory, approval. 2. The following conditions must be complied to the satisfaction of the Planning Division prior to final approval of the associated plans, building permits, occupancy permits, or any other appropriate request. 3. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building Divisions. 4. Approval of Project shall not take effect for any purpose until the applicant(s) have filed with the City of Rosemead ("City") a notarized affidavit stating that he/she is aware of and accepts all of the conditions of approval as set forth in the letter of approval and this list of conditions within ten (10) days from the Planning Commission approval date. 5. The on-site public hearing notice posting shall be removed by the end of the 10- day appeal period of Project. 6. Project is approved for a period of one (1) year. The applicant(s) shall commence the approved project or request an extension within 30 calendar days prior to expiration. The one (1) year initial approval period shall be effective from the Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If Project has been unused, abandoned, or discontinued for a period of one (1) year, it shall become null and void. Planning Commission Meeting December 19,2016 Page 13 of 16 7. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications to the project and to these conditions of approval. 8. Project is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is in addition to, and not in lieu of, the right of the City, its Planning Commission, and City Council to review and revoke or modify any permit granted or approved under the Rosemead Municipal Code for any violations of the conditions imposed on Project. 9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead or its agents, officers, and employees from any claim, action, or proceeding against the City of Rosemead or its agents, officers, or employees to attack, set side, void, or annul, an approval of the Planning Commission and/or City Council concerning the project, which action is brought within the time period provided by law. 10. The applicant(s) shall comply with all Federal, State, and local laws relative to the approved use, including the requirements of the Planning, Building, Fire, Sheriff, and Health Departments. 11. Building permits will not be issued in connection with any project until such time as all plan check fees and all other applicable fees are paid in full. Prior to issuance of building permits, any required school fees shall be paid. The applicant shall provide the City with written verification of compliance from the applicable school districts. 12. The numbers of the address signs shall be at least six (6) inches tall with a minimum character width of 3/4 inch, contrasting in color and easily visible at driver's level from the street. Materials, colors, location, and size of such address numbers shall be approved by the Community Development Director, or his/her designee, prior to installation. 13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday through Saturday. No construction shall take place on Sundays or on any federal holiday, without prior approval by the City. The applicant shall abide by the noise control sections of the Rosemead Municipal Code. Planning Commission Meeting December 19,2016 Page 14 of 16 14. The Building Division, Planning Division, and Engineering Division shall have access to the project site at any time during construction to monitor progress. 15. All requirements of the Building and Safety Division, Planning Division, and Engineering Division shall be complied with prior to the final approval of the proposed construction. 16. All ground level mechanical/utility equipment (including meters, back flow prevention devices, fire valves, NC condensers, furnaces, and other equipment) shall be located away from public view or adequately screened by landscaping or screening walls so as not to be seen from the public right-of-way. 17. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. 18. Subject to Building Division regulations, if required, a grading and/or drainage plan shall be prepared, submitted to, and approved by the Building Official, and such grading and/or drainage shall take place in accordance with such approved plan. The project site shall be graded to drain to the street, but in no case shall such drainage be allowed to sheet flow across public sidewalk. Project Specific Conditions of Approval 19. All property that is vacant, under construction, or being demolished shall be totally enclosed around the perimeter by a fence that is a minimum of six (6) feet in height as measured from adjacent property, subject to the approval of the Community Development Director or other designated officials. The following requirements shall be satisfied: a. The required fence shall be adequately constructed from chain-link, lumber, masonry or other approved materials. The fence shall be entirely self- supporting and shall not encroach or utilize structures or fencing on any adjacent property without prior written approval of the adjacent property owner. b. The fence shall be installed prior to the initiation of any construction or demolition and shall be continuously maintained in good condition. c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted on the fence. 20. All gutters, downspouts, mechanical elements, and/or architectural features shall be painted to match the single-family dwelling unit. Planning Commission Meeting December 19,2016 Page 15 of 16 21. In order to achieve a maximum 40% FAR for the site, the following design elements shall be incorporated in the development: Qualifying Design Incentives FAR Bonus Usage of windows that are recessed a 1.5% minimum of 4 inches on the front elevation. Landscape plan with three or more mature 1.0% trees (defined as 24" box or larger). Use of single-hung or double-hung windows 0.5% of the front elevation No front yard fencing or fencing lower than 4 0.5 feet in height Use of natural architectural materials (such 0,5% as wood and stone) Use of interlocking pavers, decomposed granite or other decorative hardscape 0.5% materials for walkways and driveways. Use of drought-tolerant plant materials and 0.5% automatic irrigation with moisture sensors Total 5% 22. The applicant shall submit a final landscape and irrigation plan to the Planning Division prior to the issuance of building permits. The landscape and irrigation plan shall comply with the City's Water Efficient Landscape Ordinance and with the Guidelines for Implementation of the Water Efficient Landscape Ordinance and include a sprinkler system with automatic timers and moisture sensors. The landscape plan shall include a wide variety of colorful and drought tolerant trees, shrubs, flowers, and ground covers. All landscaping and irrigation shall be installed and completed prior to final Planning Division approval. 23. The existing oak tree on the project site shall meet all provisions of Chapter 17.104, "Oak Tree Preservation", of the Rosemead Municipal Code. 24. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Planning Commission Meeting December 19,2016 Page 16 of 16 EXHIBIT "C" 8594 I 6 _160• 99 3 I L STEELE ST.•,: 99.77 f 50 Spot. 4'9.9)] CC /3443 C 13 GO o © r? v I ._! I,e" I6 C 5 W a O O O ® C) ® w " 5 I . 7 H • V n.i • Qt.2 ea 50 nn e. rieii 20 11l 24 23 2eu 0 19 0 p 16 0 t S7-4._- 75 —L-11 Q C ® I 13 21 '. 412 n cc I 6o lb I JO ,. SO L l 30743 It M97 42 GUESS ST cape C 8216 TRACT NO. 7063 M. B. 66-6I-62 PROJECT FOR FRET.ASSMT.FEE: 1881-6 PARCEL MAP SITE— — — P.M. 251-51