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TOWN OF Los ALTOS HILLS September 9, 1998
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND LAP POOL; LANDS
OF NUVEEN CONSTRUCTION; 27585 SAMUEL LANE (LOT 1); FILE #127-98-ZP-
SD-GD.
FROM: Suzanne Davis, Associate Planner SD
APPROVED BY: Curtis S. Williams, Planning Direcw)
RECOMMENDATION That the Planning Commission:
Approve the requested site development permit, subject to the recommended conditions in
Attachment 1.
BACKGROUND
The Planning Commission considered this application on August 26, 1998, and continued the
matter to allow the applicant to revise plans in response to concerns raised by the Commission.
These items are discussed in the Site &Architecture section of this report. Revised plans have now
been submitted which address the concerns of the Commission. The Commission minutes of
August 26, 1998 are Attachment 3.
DISCUSSION
Site Data
Gross Lot Area: 1.23 acres
Net Lot Area: 1.23 acres
Average Slope: 16.4%
Lot Unit Factor: 1.06 -
Floor and Development Area
Area Maximum Proposed Existing Increase Left
Development 13,369 11,744 -0- +11,744 +1,625
Floor 6,026 5,394 -0- +5,394 +632
Planning Commission
September 9, 1998
Lands of Nuveen Construction(lot 1)
Page 2
Site and Architecture
The applicants are requesting approval of a site development permit to construct a new two-story
residence with an attached two-car garage. The Commission expressed concerns about the
exterior materials and their similarity to the materials for the proposed residence on lot 3, having
separate driveway access to lots 1 and 3 and the length and height of the house. The Commission
also requested that the foundation and roof lines be stepped more.
The following comments were made by the Commission at the September 10, 1997 meeting (staff
response follows each item in italics):
• Reduce the height of the residence.
The maximum height has been reduced to 25'/2 feet as measured from the building pad.
The height reduction was achieved through lowering of the plate levels of the first and
second floor(the interior ceiling heights will be lower than with the original plans). The
roof line on the front of the house has been changed so that the first story is lower and
there is more of a stepped appearance.
The maximum cut would be eight feet at the rear of the house. Eight feet is the maximum
recommended by the Town's grading policy. The single retaining wall behind the house
has been changed to two terraced three foot high walls. In addition to reducing the
height, the length of the residence has been reduced from approximately 120 feet to 101
feet and the total size has been reduced by 438 square feet. The size and length
reductions were accomplished through elimination of a bedroom and bathroom and one
space in the attached garage (it is now a two-car rather than a three-car garage).
Making the house smaller and reducing its length have also helped reduce the bulk and
mass.
• The residence shall be stepped down the hill.
The garage pad has been lowered by one foot and the pad of the front of the first floor
has been lowered one foot. The rear of the house is one foot higher than the previous
plan. While there is a three foot differential between the front and the back of the house,
staff recommends that the rear of the house be where it was on the original plans (pad
elevation of 127.5 rather than 128.5). The three foot difference between the front and
back of the house should also be maintained. Condition #1 requires the plans to be
revised to meet these criteria. The location of the house is constrained by the septic
system requirements and the oak trees located down slope of the proposed building site.
Staff contacted the Santa Clara County Health Department, and notes that the leach field
shown may be reduced by only 80 lineal feet due to deletion on one bedroom. Even with
this minimal reduction, the residence could not be shifted downhill. Also, the Health
Department recommends that the leach field be installed as shown on the plans.
Planning Commission
September 9, 1998
Lands of Nuveen Construction(lot 1)
Page 3
• The architectural style shall be changed so that it is different than that of lot 3.
The applicant has added more stone to the front of the residence and the chimneys would
also have the ledger stone on the entire exterior. The applicant would like to use stucco
on the residence and intends to use different exterior colors and roofing materials for the
proposed residence and the residence that has been approved for lot 3. If the
Commission wishes to see additional modification(s) to the exterior of the residence,
condition #1 could be revised to allow the applicant to work with staff to achieve any
desired changes.
The site grading would be less with the revised versus the original plans. Excavation has been
reduced from 1300 to 1050 cubic yards of cut, while the fill has increased from 50 to 250 cubic
yards. The applicant is in the process of completing supplemental evaluations as required by the
Town geotechnical consultant, and has met with the Fire Department since the last meeting. The
driveway has been revised to provide an acceptable emergency vehicle turnaround. Also, since
the garage was reduced from three to two spaces, two uncovered spaces will be provided along
the edge of the driveway and adjacent to the garage. Additional vehicles could be parked in the
bay off the driveway. There would be a minimal increase in the total development area due to
the driveway revisions (62 square feet).
The Commission's concern about having the driveway for the subject lot and lot 3 too close
together has also been addressed. As required by the Commission as a condition of approval for
lot 3, the driveway to that lot will divert off the driveway to lot 1 rather than having a separate
connection to Samuel Lane. This change is shown on the site plan. Since the applicant cannot
grant an easement as owner of both lots, a declaration of CC&R's and easements will be signed.
At the time the property is sold, an access easement would be granted over the first 60 feet of the
panhandle for the benefit of the owner of lot 3 (see condition#20).
The story poles on the site have been modified to reflect the current plans. Staff is available to
answer any questions that the Commission or the public may have.
l
Planning Commission
September 9, 1998
Lands of Nuveen Construction(lot 1)
Page 4
ATTACHMENTS
1. Recommended conditions of approval
2. Planning Commission Minutes of August 12, 1998 (three pages)
3. Revised Worksheet#2
4. Development plans: site, floor& roof plans, building sections, and elevations (nine sheets)
cc Nader&Parivash R. Zatparvar
410 Juanita Way
Los Altos, CA 94022
Rick Leitzinger
William A. Churchill Architect
17 Ashdown Place
Half Moon Bay, CA 94019
Warren Whaley
Whaley &Associates
220 State Street, Suite 10
Los Altos, CA 94022
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT
FOR NEW RESIDENCE &POOL
LANDS OF NUVEEN CONSTRUCTION- 27585 SAMUEL LANE (LOT 1)
File#126-98-ZP-SD
A. PLANNING DEPARTMENT:
1. The upper level of the first floor of the residence shall be lowered one foot and the
differential between the lower and upper levels shall be three feet. Revised plans
shall be submitted and approved by the Planning Department prior to acceptance
of plans for building plan check. Any other changes or modifications to the
approved plans shall be approved by the Planning Director or the Planning
Commission, depending upon the scope of the changes.
2. Subsequent to final framing, a landscape screening and erosion control plan shall
be reviewed at a Site Development hearing. Particular attention shall be given to
plantings which will help screen the site from neighboring properties and from the
roadway. All landscaping required for screening purposes or for erosion control
(as determined by the City Engineer and the Planning Director) must be installed
prior to final inspection, unless the Planning Director finds that unusual
circumstances, such as weather or site conditions, require that planting be delayed.
In those instances, a deposit of an amount equal to the cost of landscape materials
and installation, to the satisfaction of the Planning Director, shall be submitted to
the Town. Landscaping shall in any event be installed not later than six months
after final inspection, or the deposit will be forfeited.
3. A landscape maintenance deposit (or certificate of deposit), equal to the cost of
materials and installation for all landscaping required for screening purposes or
for erosion control (as determined by the City Engineer), but not to exceed
$5,000.00, shall be posted prior to final inspection. An inspection of the
landscape to ensure adequate establishment-arid maintenance shall be made two
years after installation. The deposit will' be released at that time if the plantings
remain viable.
4. Fire retardant roofing (Class "A" or"B") is required for the new construction.
5. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a light
reflectivity value of 50 or less. Roofs shall use materials which have a light
reflectivity value of 40 or less. White trim area should be minimized, particularly
on large surfaces such as doors, garage doors, columns, railings, and trellises. A
color sample shall be submitted to the Planning Department for approval,prior to
Planning Commission •
September 9, 1998
Lands of Nuveen Construction(lot 1)
Page 6
acceptance of plans for building plan check. All applicable structures shall be
painted in conformance with the approved color(s) prior to final inspection.
6. At the time of foundation inspection(s), the location, and elevation of the new
residence shall be certified in writing by a registered civil engineer or licensed
land surveyor as being in/at the approved locations and elevations shown on the
approved site development plan. At the time of framing, the height of the
structure shall be similarly certified as being at the height shown on the approved
site development plan. The hardscape, driveway and pool locations shall also be
certified at time of installation.
7. The outdoor lighting locations are approved as shown on the floor plans. Any
changes to the lighting plan requires approval by the Planning Department prior to
installation. Lighting specifications shall be submitted for Planning Department
approval prior to acceptance of plans for building plan check. Lighting shall be
down shielded, low wattage, shall not encroach or reflect on adjacent properties,
and the source of the lighting shall not be visible from off the site. Lighting shall
not be located within setbacks unless it can be demonstrated that it is needed for
safety.
8. Any significant trees shall be fenced at the dripline, prior to commencement of
any grading or construction. The fencing shall be of a material and structure to
clearly delineate the driplines. Town staff must inspect and approve the fencing
prior to issuance of any building permits. The fencing must remain throughout
the course of construction. No storage of equipment, vehicles or debris shall be
allowed within the dripline of the fenced trees.
9. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
b. Drainage outfall structures shall be constructed and located to the
satisfaction of the City Engineer. -
c. Fencing or a locking pool cover is recommended for safety.
d. Equipment shall be enclosed on all four sides for noise mitigation and
screening, and shall not encroach into any required building setbacks.
B. ENGINEERING DEPARTMENT:
10. As recommended by Cotton, Shires & Associates in their report dated July 30,
1998, the applicant shall comply with the following:
a. The project geotechnical consultant shall update their 1994 report for
consistency with currently accepted geotechnical design criteria within the
Planning Commission
September 9, 1998
Lands of Nuveen Construction(lot 1)
Page 7
Town and update the recommendations regarding the sub-drain in the
swale. A letter or report shall be submitted to the Town and approved by
Cotton, Shires & Associates, prior to acceptance of plans for building
plan check.
b. The project geotechnical consultant shall review and approve all
geotechnical aspects of the project and summarize the results of their plan
review in a letter to be submitted to the Town,prior to acceptance of plans
for building plan check.
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c. The project geotechnical consultant shall describe the results of
inspections and as-built conditions of the project in a letter to be submitted
to the Town Engineering Department prior to final inspection.
For further details on the above requirements, please reference the memorandum
from Cotton, Shires &Associates.dated July 30, 1998.
11. The site drainage associated with the development shall be designed as surface
flow wherever possible to avoid concentration of the runoff. The proposed
drainage shall be designed to maintain the existing flow patterns. A final grading
and drainage plan that has been stamped and signed by a registered civil engineer
shall be submitted and approved by the Engineering Department prior to
acceptance of plans for building plan check. The plans shall show the relocation
of drainage lines so that no improvements are closer than 10 feet to any property
line. Final grading and drainage shall be inspected by the Engineering
Department and any deficiencies corrected to the satisfaction of the Engineering
Department prior to final inspection. A letter shall be submitted from the project
engineer stating that the drainage improvements were installed as shown on the
approved plans and in accordance with their recommendations prior to final
inspection.
12. Any, and all, changes to the approved grading and drainage plan shall be
- submitted as revisions from the project engineer and shall first be approved by the
Town Engineering Department. No grading shall take place during the grading
moratorium (November 1 to April 1) except with prior approval from the City
Engineer. No grading shall take place within ten feet of any property line except
to allow for the construction of the driveway access.
13. All public utility services serving this property shall be placed underground.
14. An erosion and sediment control plan shall be submitted for review and approval
by the Engineering Department prior to acceptance of plans for building plan
check. The contractor and the property owner shall comply with all appropriate
Planning Commission
September 9, 1998
Lands of Nuveen Construction(lot 1)
Page 8
requirements of the Town's NPDES permit relative to grading and
erosion/sediment control. The first 100 feet of the driveway shall be rocked
during construction and all cut and fill slopes shall be protected from erosion. All
areas on the site that have the native soil disturbed shall be protected for erosion
control during the rainy season and shall be replanted prior to final.inspection.
15. Two copies of a grading and construction operation plan shall be submitted by the
property owner for review and approval by the City Engineer and Planning
Director prior to acceptance of plans for building plan check. The
grading/construction plan shall address truck traffic. issues regarding dust, noise,
and vehicular and pedestrian traffic safety on Samuel Lane, Purissima Road and
surrounding roadways; storage of construction materials; placement of sanitary
facilities; clean-up area; parking for construction vehicles; and parking for
construction personnel. A debris box (trash dumpster) shall be placed on site for
collection of construction debris. Arrangements must be made with the Los Altos
Garbage Company for the debris box, since they have a franchise with the Town
and no other hauler is allowed within the Town limits.
16. The property owner shall inform the Town of any damage and shall repair any
damage caused by the construction of the project to pathways, private driveways,
and public and private roadways, prior to final inspection and release of
occupancy permits and shall provide the Town with photographs of the existing
conditions of the roadways and pathways, prior to acceptance of plans for
building plan check.
17. The driveway shall be fully constructed to the satisfaction of the City Engineer,
prior to final inspection.
18. A permit for the septic system shall be issued by the Santa Clara County Health
Department prior to acceptance of plans for building plan check. All conditions
of the Health Department shall be satisfied prior to final inspection.
19. The construction drawings shall be reviewed by the Santa Clara Valley Water
District and any required permits shall be obtained prior to issuance of any
building permits by the Town.
20. A Declaration of CC&R's and Easements shall be recorded for the property so
that upon sale of the property an access easement is granted over the shared
portion of the driveway to lots 1 and 3. The applicant shall submit legal
description and plat exhibits prepared by a registered civil engineer and the Town
will prepare the required document which shall be signed and notarized by the
property owners,prior to acceptance of plans for building plan check.
• Planning Commission
September 9, 1998
Lands of Nuveen Construction(lot 1)
Page 9
C. FIRE DEPARTMENT
21. The property address shall be placed so that it is clearly visible and legible from
Samuel Lane. Numbers shall contrast with the background and shall be a
minimum of four inches high.
22. The driveway shall be a minimum of 14 feet wide and shall have an unobstructed
vertical clearance of 13 feet six inches. The.driveway shall have an all weather
surface that is designed and maintained to support the imposed loads of fire
apparatus (40,000 pounds) and the gradient shall not exceed 15%.
23. An automatic residential fire sprinkler system approved by the Santa Clara County
Fire Department shall be included in the new residence. Plans prepared by a
sprinkler contractor shall be submitted and approved by the Fire Department,
prior to acceptance of plans for building plan check, and the sprinklers shall be
inspected and approved by the Fire Department, prior to final inspection. The
applicant may propose alternate means of achieving an acceptable water supply in
lieu of fire sprinklers, subject to the approval of the Fire Department.
24. An approved fire turnaround shall be provided on the site. The final driveway
design shall be approved by the Fire Department prior to acceptance of plans for
building plan check.
Upon completion of the construction, a final inspection shall be required to be set with
the Planning and Engineering Departments two weeks prior to final building inspection
approval.
CONDITION NUMBERS 5, 7, l0a and b, 11, 14, 15, 16, 18, 20, 23 AND 24 SHALL BE
COMPLETED AND SIGNED OFF BY THE PLANNING AND ENGINEERING
DEPARTMENTS PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN
CHECK BY THE BUILDING DEPT.
Properties residing within.the Los Altos or Palo Alto School District boundaries must pay
School District fees before receiving their building permit from Los Altos Hills. The
applicant must take a copy of Worksheet #2 to the school district office(s), pay the
appropriate fees, and provide the Town with a copy of their receipts.
NOTE: The Site Development permit is valid for one year from the approval date (until
September 9, 1999). All required building permits must be obtained within that year and work
on items not requiring a building permit shall begin within one year and completed within two
years.
ATTACHMENT Z
Planning Commission Minutes Approved 8/26/98
August 12, 1998
Page 7
reflection of the roofing material; keeping the construction site and neighboring areas clean; i•
construction parking on the pathways; photographs and a memo regarding existing road
conditions; and the removal of fruit roots. Staff clarified that typically the site would .e cleared
of existing fruit roots. Also, it is in the applicant's best interest to take good ph• .graphs of the
existing road conditions to prevent them from undo repair.
MOTION SECONDED AND PASSED: Motion by Commissione inkerson and seconded by
Commissioner Aurelio to approve the Site Development Permi or a new residence, swimming
pool and spa, Lands of Owen, with the following additions/ -anges to the conditions of approval:
the driveway connection at the private road to be at a '1° angle (to the satisfaction of the City
Engineer); a planter with a minimum seven foot r••ius shall be added to the circular portion of
the driveway; add to condition #2 that trees •e planted around property perimeters shall be
appropriate species so as to not block vie of neighbors at maturity; add to condition#6 that the
roof material shall have a non-refl- ive finish and that the color and roofing samples be
submitted for approval; add to c► dition #9.d., that the equipment shall be enclosed on all four
sides with a roof... and the .ol. equipment enclosure shall be designed to reduce emitted noise;
and add to condition#1 , No parking is allowed on the pathway along the property frontage."
AYES: airman Cheng, Commissioners Gottlieb, Schreiner, Aurelio &Jinkerson
NOES: None
T.' item will appear on the City Council consent calendar September 2, 1998.
4.5 LANDS OF NUVEEN CONSTRUCTION, 27585 Samuel Lane (lot 1) (126-98-
ZP-SD-GD); A request for a Site Development Permit for new residence and lap
pool.
Staff introduced this item by noting the receipt of two letters: one of support from Mr. and Mrs.
Anderson, and from Mr. Stuart Bessler voicing concerns. The Commission questioned the
subdivision with the driveway access for lots 1 and 3, and the drainage swale with what appears
to be the driveway built over a portion of it. It was noted that the plans had been approved by the
Santa Clara County Health Department. The City Engineer stated that the panhandle is the fixed
access and the driveway has-been located to relate to it. '
OPENED PUBLIC REARING
Nader Zatparvar, 410 Juanita Way, Los Altos, applicant, discussed the logical building site, the
driveway location fixed based on the panhandle, and the need for the location of the septic
system as shown in order to be approved by the Santa Clara County Health Department. He
provided a rendering of both lots 1 and 3 for review, noting the differences in style, color
schemes and materials.
Planning Commission Minutes a Approved 8/26/98
August 12, 1998
Page 8
Commissioner Gottlieb felt the house will be extremely visible from I-280 and it did not step
down the slope (flat land house). Also, the roof line does not follow the slope. Commissioner
Schreiner asked if lots 1 and 3 could have a joint entry for the driveway as she was concerned
with seeing 28 feet of driveway.
Richard Swanson, 27575 Purissima Road, stated both proposed houses will impact views from
his property. He felt they were large two-story homes; he would prefer a one-story structure.
Sandy Humphries, Environmental Design Committee, noted the plans only show two oak trees.
She requested the preservation of the oak cluster which is not shown. She further discussed the
multi-trunk tree to be removed, requesting a large replacement tree.
Mrs. Morrison, stated that the lots were on the south side of her property and do not affect her.
She thought they were placed well.
CLOSED PUBLIC HEARING
The Planning Director referred to the CC&R's which have extensive language regarding
preserving the natural drainage. However, the Tentative Map shows a conceptual driveway in
almost the exact same location as proposed on the current site development plan. He felt the
language should have referred to lots 2 and 3, not lots 1 and 3.
Commissioner Gottlieb felt this was a flat land house. The roofline should walk down the hill
and even though the second story is nested, it should step down. She could not support this
design adding that the house is lovely, but not on a hillside. Commissioner Aurelio shared
Commissioner Gottlieb's concerns. He felt the stucco and tile roof intensified the bulk and the
design would create a subdivision atmosphere. Commissioner Jinkerson stated that the house
was not on a ridgeline, but listed the items which he felt were troublesome: driveways on the
two properties; choice of materials; Cotton, Shires report; and a change to the area. He felt a
redesign would help both sites, preferring a single driveway splitting-off. He was also concerned
with the potential future development in the area. Commissioner Schreiner felt there was not
much of a problem with lot 3 due to the flatness. She was also concerned with the driveway, and
a house-which protrudes over the highest point of the property. She would like to see the house
stepped and pushed down. She referred to the entire roof ridge at 27 feet. She asked if there was
any flexibility with the leach line requirements. The response was no. Chairman Cheng stated
she could not see the story poles from the bottom of Samuel Lane. She did not feel the house
would be obtrusive noting most houses are seen from somewhere. Discussion continued
regarding the visual impact of the 130 foot length of the structure with a suggestion to pull it
down to 120 feet.
Mr. Zatparvar commented on the use of stone and brick accents. He felt the stucco was
appropriate for this area. He could add a little detail to break up the mass. He has met the
guidelines. The house is not visible from I-280 and is hidden behind an oak tree. Regarding the
driveway concerns, he has complied with the subdivision approvals. This subdivision was only
Planning Commission Minutes •• Approved 8/26/98
August 12, 1998
Page 9
subdivided two years ago. He had counted on what was approved at that time by the Planning
Commission and City Council. He did not feel a reduction of numbers was appropriate at this
stage. He has been working on this project for four months with staff recommendations.
Preserving the oak trees, and the location of the leachfield sets the location of the house. He did
not understand why, when he has staff support, he does not have the Planning Commission
support.
Commissioner Jinkerson stated they were looking for some variety as there will likely be more
development in this area in the future and he would like to see homes that do not all look alike.
Mr. Zatparvar stated that they can redesign, but it would mean changing all of the plans, going
back through a review process with Planning,Engineering, and the Health Department. Timing is
very important so the house can be under construction prior to thegrading moratorium.
MOTION SECONDED AND PASSED: Motion by Commissioner Aurelio and seconded by
Commissioner Jinkerson to continue the request for a Site Development Permit for a new
residence and lap pool, Lands of Nuveen Construction, for redesign, incorporating suggestions
and recommendations regarding the following: stepping the house down the hill; reduce the
height; and changing the architectural style to be significantly different from that of the lot 3
house
AYES: Commissioners Schreiner, Jinkerson, Gottlieb &Aurelio,
NOES: Chairman Cheng
This item will be re-noticed for a future public hearing.
4.6 LANDS OF NUVEEN CONSTRUCTION, 27589 Samuel Lane (lot 3) (127-6:-
ZP-SD-GD); A request for a Site Development Permit for a new reside -.
Staff had nothing further to add to the report.
OPENED PUBLIC BEARING
Nader Zatparvar, 410 Juanita Way,Los Altos, applic• - , was available for questions.
Paul Swanson, 27575 Purissima Road, ed that he had sat through the subdivision hearings.
Originally the subdivision was des'• ed for one road for the two homes to feed off of.
Diane Barrager, Pathw• • ommittee, requested that the BB pathway be restored along Purissima
Road.
Sand- -umphries, Environmental Design Committee, requested the preservation of the Redwood
•-es around Deer Creek.
ATTACHMENT
,
TOWN OF LOS ALTOS HILLS
PLANNING DEPARTMENT
26379 Fremont Road• Los Altos Hills, California 94022 •(650)941-7222 • FAX(650)941-3160
2 V 1 SED WORKSHEET #2
EXISTING AND PROPOSED DEVELOPMENT AREA AND FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNERS NAME Z.a.}lpa.rvar
PROPERTY ADDRESS . t sa,rylue.1 [_ane. .,o- [
CALCULA1El)BY $ X120 A 15 Gfn�c I�vi [1 ass o c,i a.-Ees DATE
1. DEVELOPMENT AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. -House and Garage (from Part 2.A.) 5 c-} 5 ei
B. Decking - -
C. Driveway and Parking S CSO 5�
(Measured 100'along centerline)
cDco
D. Patios and Walkways l 50 50
E. Tennis Court
F. Pool and Decking [ ZOO 200
G. Accessory Buildings (from Part B)
H. Any other coverage
TOTALS
Maximum Development Area Allowed - MDA (from Worksheet#1) [
2. FLOOR AREA (SQUARE FOOTAGE)
Existing Proposed Total
(Additions or Deletions)
A. House and Garage
a. 1st Floor 35 3 Sb5
b. 2nd Floor 1/1i 1 131 c4
c. Attic and Basement
d. Garage
B. Accessory Buildings '
a. 1st Floor
b. 2nd Floor
c. Attic and Basement
TOTALS -e- 5 S.J1-1(
Maximum Floor Area Allowed-MFA(from Worksheet#1) OD?
TOWN USE ONLY I CHECKED BY f)awls [ DA FE q• 25, I 935
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Revised 3/6/97