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HomeMy WebLinkAbout1000-53.-6-17 OFFICE LOCATION: 9 a o f 0 MAILING ADDRESS: Town Hall Annex ` p P.O. Box 1179 54375 State Route 25 Southold, NY 11971 (cor. Main Rd. &Youngs Ave.) Telephone: 631 765-1938 Southold, NY 11971 y+. P LOCAL WATERFRONT REVITALIZATION PROGRAM TOWN OF SOUTHOLD To: Glenn Goldsmith, President Town of Southold Board of Trustees From: Mark Terry, AICP LWRP Coordinator Date: October 15, 2024 Re: LWRP Coastal Consistency Review for THOMAS BRADFORD SCTM# 1000-53-6-17 THOMAS BRADFORD requests a Wetland Permit to demolish existing two-story dwelling, deck, porch, foundation, and septic system; construct a new foundation with a two-story dwelling, covered front porch, rear patio 8" above grade, attached one-story garage, outdoor shower, A/C condensers, two propane tanks; install a gravel driveway; install an I/A system; and install shallow depth drywells. Located: 3755 Bay Shore Road, Greenport. SCTM# 1000-53-6-17 The proposed action has been reviewed to Chapter 268, Waterfront Consistency Review of the Town of Southold Town Code and the Local Waterfront Revitalization Program (LWRP) Policy Standards. Based upon the information provided on the LWRP Consistency Assessment Form submitted to this department, as well as the records available to me, it is my recommendation that the action is INCONSISTENT with the LWRP. Policy 4.1. Minimize losses of human life and structures from flooding and erosion hazards. The following management measures to minimize losses of human life and structures from flooding and erosion hazards are recommended:specifically A. Minimize potential loss and damage by locating development and structures away from flooding and erosion hazards. A portion of the single-family residence is proposed within the FEMA flood zone VE (velocity hazard). The flood zone poses a high flood risk. The VE flood zone is an area inundated by 1% annual chance flooding with velocity hazard (wave action) and the structure could experience loss during storms, including hurricanes. It is recommended that the Board move the single-family dwelling to outside of the structural hazard area. Pursuant to Chapter 268, the Board of Trustees shall consider this recommendation in preparing its written determination regarding the consistency of the proposed action. Cc: Honorable Lori Hulse, Attorney Town of Southold RECEIVED LWRP CONSISTENCY ASSESSMENT FORM OCT 0 4 2024 Southo Town A. INSTRUCTIONS Planning Board 1. All applicants for permits* including Town of Southold agencies, shall complete this CCAF for proposed actions that are subject to the Town of Southold Waterfront Consistency Review Law. This assessment is intended to supplement other information used by a Town of Southold agency in making a determination of consistency. *Except minor exempt actions including Building Permits and other ministerial permits not located within the Coastal Erosion Hazard Area. 2. Before answering the questions in Section C, the preparer of this form should review the exempt minor action list, policies and explanations of each policy contained in the Town of Southold Local Waterfront Revitalization Program. A proposed action will be evaluated as to its significant beneficial and adverse effects upon the coastal area(which includes all of Southold Town). 3. If any question in Section C on this form is answered "yes" or "no", then the proposed action will affect the achievement of the LWRP policy standards and conditions contained in the consistency review law. Thus, each answer must be explained in detail, listing both supporting and non- supporting facts. If an action cannot be certified as consistent with the LWRP policy standards and conditions,it shall not be undertaken. A copy of the LWRP is available in the following places: online at the Town of Southold's website (southoldtown.northfork.net), the Board of Trustees Office, the Planning Department, all local libraries and the Town Clerk's office. B. DESCRIPTION OF SITE AND PROPOSED ACTION SCTM# 53 _06 _17 PROJECT NAME Bradford Residence The Application has been submitted to (check appropriate response): Town Board ❑ Planning Board❑ Building Dept. ❑ Board of Trustees ❑� 1. Category of Town of Southold agency action(check appropriate response): (a) Action undertaken directly by Town agency(e.g. capital ❑ construction,planning activity, agency regulation, land Iransaction) ❑ (b) Financial assistance (e.g. grant, loan,subsidy) (c) Permit,approval, license,certification: ❑� Nature and extent of action: Please see attached AMP Architecture Address:10200 Main Road,Unit 3A,Mattituck NY 11952 Phone:(516)214-0160 Design + Build October 04, 2024 Southold Trustees Application Bradford Residence 3755 Bayshore Road, Greenport, NY 11944 SCTM:1000-53-06-17 Pro-ject Description: The demolition of an existing 2 story dwelling; Proposed new 2 story dwelling. Removal of the following. Demolition to exist.2-story dwelling,foundation & roof: 34.5'x 33.5'x 17.7'x 7.7'x16.8'x25.8' _ 1,009 SF. Demolition of existing rear wood deck: 31.7' x 12.2' = 408 SF. Demolition of existing covered front porch: 6'x 5.3' = 44 SF. Removal of existing septic system Proposed Construction of the following Proposed 2 story dwelling w/covered front porch: 24'x41' = 984 SF First Floor; 24'x44' = 1,056 SF Second Floor Proposed 1 story attached garage: 22.3'x15' = 335 SF Proposed rear patio at grade: 10' x 24' = 240 SF. Proposed outdoor shower:4'x 4' = 16 SF. Proposed AC condensers &2 propane tanks on conc.slabs Proposed gravel driveway: 15' x 25' = 375 SF. Proposed I/A OWTS Proposed shallow depth drywells Fill Calculations: Existing house basement: 6,960 Cubic feet Existing house basement fill (at area where new crawlspace is to be placed): 3,270 cubic feet 10,203 cubic feet= 379 cubic yards Excavation Calculations: Proposed house crawlspace:792 cubic feet Proposed house garage slab: 257 cubic feet Proposed Septic system tank: 832 cubic feet Proposed Septic System leaching tanks: 329 cubic feet Proposed shallow depth drywells: 260 cubic feet 2,470 cubic feet= 92 cubic yards Page 1 of i Location of action: 3755 Bayshore Road, Greenport, NY-1 1944 Site acreage: 0.2 Present land use: Single Family Residence Present zoning classification: R-40 Non-conforming 2. If an application for the proposed action has been filed with the Town of Southold agency, the following information shall be provided: (a) Name of applicant: Thomas Bradford (b) Mailing address: 3755 Bayshore Road, Greenport, NY 11944 (c) Telephone number: 914-980-2133 Will the action be directly undertaken,require funding,or approval by a state or federal agency? Yes ❑ No❑✓ If yes, which state or federal agency? _ C. Evaluate the project to the following policies by analyzing how the project will further support or not support the policies. Provide all proposed Best Management Practices that will further each policy. Incomplete answers will require that the form be returned for completion. DEVELOPED COAST POLICY Policy 1. Foster a pattern of development in the Town of Southold that enhances community character, preserves open space, makes efficient use of infrastructure, makes beneficial use of a coastal location, and minimizes adverse effects of development. See LWRP Section III—Policies; Page 2 for evaluation criteria. ❑✓ Yes ❑ No ❑ Not Applicable Proposed 2 story dwelling is consistent with the surrounding neighborhood and will be placed further away from the Tidal waters than the existing house Attach additional sheets if necessary Policy 2. Protect and preserve historic and archaeological resources of the Town of Southold. See LWRP Section III—Policies Pages 3 through 6 for evaluation criteria ❑ Yes ❑ No Z Not Applicable Attach additional sheets if necessary Policy 3. Enhance visual quality and protect scenic resources throughout the Town of Southold. See LWRP Section III—Policies Pages 6 through 7 for evaluation criteria ❑✓ Yes ❑ No ❑ Not Applicable Proposed construction will mantain the same characteristics as the neighborhood Attach additional sheets if necessary NATURAL COAST POLICIES Policy 4. Minimize loss of life, structures, and natural resources from flooding and erosion. See LWRP Section III—Policies Pages S through 16 for evaluation criteria 21 Yes ❑ No ❑ Not Applicable All proposed work will be in compliance with local and state codes Attach additional sheets if necessary Policy 5. Protect and improve water quality and supply in the Town off Southold. See LWRP Section III — Policies Pages 16 through 21 for evaluation criteria, Z Yes ❑ No ❑Not Applicable Proposed work places the dwelling further away from the bulkhead and all impervious surfaces will be connected to shallw depth drywells where no drywells exist currently. traditional septic system will be removed and an IA OWTS will be utilized Attach additional sheets if necessary Policy 6. Protect and restore the quality and function of the Town of Southold ecosystems including Significant Coastal Fish and Wildlife habitats and wetlands. See LWRP Section III—Policies; Pages 22 through 32 for evaluation criteria. ❑ Yes ❑No Fv-1 Not Applicable Attach additional sheets if necessary Policy 7. Protect and improve air quality in the Town of Southold. See LWRP Section III — Policies Pages 3..2 through 34 for evaluation criteria. ❑ Yes-R No❑d Not Applicable Attach additional sheets if necessary Policy 8. Minimize environmental degradation in Town of Southold from solid waste and hazardous substances and wastes. See LWRP Section III—Policies; Pages 34 through 38 for evaluation criteria. 0 Yes ❑ No ❑ Not Applicable Project utilizes a proposed IA OWTS PUBLIC COAST POLICIES Policy 9. Provide for public access to, and recreational use of, coastal waters, public lands, and public resources of the Town of Southold. See LWRP Section III—Policies; Pages 38 through 46 for evaluation criteria. nn ❑ YeEl No Z Not Applicable Attach additional sheets if necessary WORDING COAST POLICIES Policy 10. Protect Southo➢d's water-dependent uses and promote siting of new water-dependent uses in suitable locations. See LWRP Section III— Policies; Pages 47 through 56 for evaluation criteria. ❑✓ Yes ❑ No ❑ Not Applicable The proposed work is only at file existing d�vefliad and does not interfere with water de�endant areas "Attach additional sheets if necessary Policy 11. Promote sustainable use of living marine resources in Long Island Sound, the Peconic Estuary and 'Town waters. See LWRP Section III—Policies; Pages 57 through 62 for evaluation criteria. ❑Yes ❑ No Z Not Applicable Attach additional sheets if necessary Policy 12. Protect agricultural lands in the Town of Southold. See LWRP Section III — Policies; Pages 62 through 65 for evaluation criteria. ❑ Yes ❑ No 0 Not Applicable Attach additional sheets if necessary Policy 13. Promote appropriate use and development of energy and mineral resources. See LWRP Section III—Policies; Pages 65 through 68 for evaluation criteria. ❑Yes ❑ No ❑&/ Not Applicable PREPARED ]gY Anthony Portillo TITLE DATE f � s ml oil 42 Bradford '- •- Bayshore '•.• Greenport, 944 000-53-06-17 •wner:Thomas Bradford Applicant: lop Bradford Residence—3755 Bayshore Road, Greenport, NY 11944—SCTM#1000-53-06-17 Owner:Thomas Bradford Applicant:AMP Architecture All photos taken on February 13, 2023 AMP Architecture Address:10200 Main Road,Unit 3A,Mattituck NY 11952 Phone:(516)214-0160 Design f Build July 24,2024 Southold Trustees Application Bradford Residence 3755 Bayshore Road, Greenport,NY 11944 SCTM:1000-53-06-17 Project Description: The demolition of an existing 2 story dwelling; Proposed new 2 story dwelling. Removal of the following. Demolition to exist.2-story dwelling,foundation & roof:34.5'x 33.5'x 17.7'x 7.7'x16.8'x25.8'_ 1,009 SF. Demolition of existing rear wood deck:31.7'x 12.2'=408 SF. Demolition of existing covered front porch:6'x 5.3'=44 SF. Removal of existing septic system Proposed Construction of the follnwin. Proposed 2 story dwelling w/covered front porch:24'x39.7x9'x3.6'x15'x43.2'=1,006 SF Proposed 1 story attached garage:19.4'x15'= 292 SF Proposed rear wood deck:10'x 24'= 240 SF. Proposed outdoor shower:4'x 4'=16 SF. Proposed AC condensers &2 propane tanks on conc.slabs Proposed gravel driveway:15'x 25'= 375 SF. Proposed I/A OWTS Proposed shallow depth drywells Fill Calculations- Existing house basement:6,960 Cubic feet Existing house basement fill (at area where new crawlspace is to be placed):3,270 cubic feet 10,203 cubic feet= 379 cubic yards Excavation Calculations Proposed house crawlspace:792 cubic feet Proposed house garage slab:257 cubic feet Proposed Septic system tank:832 cubic feet Proposed Septic System leaching tanks:329 cubic feet Proposed shallow depth drywells:260 cubic feet 2,470 cubic feet= 92 cubic yards Page 1 of 1 t,?386 SEE eEG NO O{9 M-tE-0'I �1 - �AATGH LIIJE .. 09'6Aa a oz o3 .a MATCrI 0„1 5t SFLONO ° p- 03 a 05 ]oB 00 •' c O�*MOlO O)t3o0 3 a ,ANcI J o '� ♦O OtU3+1] xlc&ssga •. ��' I Q � oaSOSJo,a Q<' OtOt Qe G%tu,v o].tr.oe rovm.oc sourko[o 14� 4 03-25 CB TONN OF'34 TMOLO Y OP95 OB {. 5S 3 1 w. ?1PE o 0.1 12 —12 p,b1J 02 a6 ♦ ?p`p C—"OE SU '✓ o�z�o-ir a� 9z'wa ��• J� ,0 4� EEo[K It 02-4 -9c1. 1931 Wa• - s 4' ` sour LD;•,: m CkEEK41 Z1 h w f.9Nci y 1• c }� rr w:iuvuecxevr W� � w 4 YSyQRe - N� F�'<f t"'>a^r. 49 4 '. 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SIDE YARD 10.0' IOb, YESZ PROPOSED DWELLING W/ I GAR LL .?�'m GARAGE 1266.0 S.F. 18.1% MIN. COMBINED w o o 3 SIDE YARDS 25.0' 26.0' YES w m_Y g w PROP05EP FRONT COVERED z o=z -74.5 S.F. I.I% z w z o a. 1- LIMITS OF CLEARING, PORCH MIN. REAR YARD 35.0' Sq.?' YES N z =a a w 55' REAR a a z o s `s GRADING AND TOTAL AREA OF ALL STRUCTURES 1,540.5 S.F. Iq.2% -'o o a o YARD O MAXIMUM HEIGHT 35.0' 32.4' YES z o x o GROUND x SETBACK - - - - MAXIMUM LOT COVERAGE ALLOWED: 20% m a z 3 DI STURBANGE o a z¢ zw°_wa m W, ZONING REGULATIONS-EXI5TFNGCDW- ELLIN6 o w&o w S o 3 LINE OF EXISTING o oa owo:_:o HOUSE & DECK TO LOT COVERAGE - EXLSTING _ SOUTHOLDtl TOWN_.G_ODE-(-2b0 rt24) N o a w Q= - - -- - - -I I BE DEMOLISHED - -- N =G z U SOUTHOLD TOWN GODE.:(_2&0---124 } EXIST. COMPLIED E g w E=a -- -�-- z rca ❑w3Zz ¢xFao DESCRIPTION(FOOTPRINT) AREA % LOT LL o= o - I I COVERAGE MIN. FRONT YARD 35.0' Sq.B' YES w w�=z w I,_J x,zi�ao TOTAL LOT AREA -1,401.0 S.F. MIN. 51DE YARD 10.0' 4.01' NO o 5 a o TOTAL LOT AREA LANDWARD OF w Z w MIN. COMBINED BULKHEAD b,q 17.0 S.F. 25.0' 18.4' NO z W u a o a _ SOUTHOLD SIDE YARDS o o �o o a o PROP PATIO < TRUSTEES PIER LINE EXISTING DWELLING 1,055.0 S.F. 15.1% MIN. REAR YARD 55.0' 38.4' YES 8" FROM -- GRADE EXISTING REAR WOOD DECK 40&.0 S.F. 5.5% MAXIMUM HEIGHT 35.0' 19.4' YES �EMA ZONE VE (EL 13)_ TOTAL AREA OF ALL STRUCTURES 1461.0 S.F. 20.q% Q� FEMA ZONE X L_ MAXIMUM LOT COVERAGE ALLOWED: 20% SITE LAYOUT NOTES: -0 I. THIS 15 AN ARCHITECT'5 51TE PLAN 8 IS +j PROP. 5UBJECT TO VERIFICATION BY A LICENSED - - -` SURVEYOR. THE INFORMATION C ) SHALLOW I PROJECT / ZONI --,-NTA--'- -" REPRESENTED ON THIS SITE PLAN 15 TO THE DRYWELLS ARCHITECT'S BEST OF KNOWLEDGE. TAX MAP# I000-53-06-17 4-j PROP. 2' SHOWER 2.SURVEY INFORMATION WA5 OBTAINED PROP. PROP 2 STORY ZONING DISTRICT R-40 NON-CONFORMING FROM A SURVEY DATED JANUARY 11,2024 0 DRYWELL AND PREPARED BY: C, PROPANE I kV. FRAME I LOT AREA 0.2 ACRES L_ c)) DWELLING W/ PROP\Al . OUT SCALIGE LAND SURVEYING ATTACHED I I SOUTH BAY AVENUE Q U) SHWR. GofO - ONE FAMILY DWELLING #Z3gm3;SEPT. 25, IcMO Y I GAR GARAGE ISLIP,N.Y. II?51 Q V P: (651)q5-1-2400 L n 0 I I VARIANCE APPROVAL APPROVED 10/05/24 I__ FEMA FLOOD ZONE X/ZONE VE (EL 15) COVERED / N N TRIBE SPTEM WETLANDS DISTRICT PERMIT PENDING PORCH -7-51-DH5 STANDARDS / EXIST. DEC DISTRICT NJ LETTER PROVIDED CONVENTIONAL SEPTIC SYSTEM TO UFFOLK COUNTY HD APPROVAL R-24-0623 3 BEDROOM BE REMOVED FLOOR AREA5 PER_SOLITkfOLD TOWN-CODE,SEGTIOK 280-20.7(;i (I): _ - 6.8'I % i EXISTING EXISTING jr r it p PROPOSED *EXISTING HOUSE TO SE HABITABLE GR055 I.a I I OVERHEAD DEMOLISHED* SPACE AREA _ - I ® W r 1I 35' FRONT i f ELEGTRIGAL WIRES i � Z w 2 - i FIRST FLOOR AREA 1,00 5.F. 1,020 S.F. PROP. I YARD `.; �'.; OCT - ��2� p = z SEPTIC w y /� SETBACK i SECOND FLOOR AREA 31q S.F. 31q S.F. 1 Q N r SYSTEM; _ I I II i I AREA TOTALS 1,33q S.F. 2,35q S.F. I --- - - W m a VARIANCE - - REQUIRED I I %/ -- ' 10.6' PROPOSED PROPOSED o m L w HABITABLE GROSS LL f� FOR SGHD 00 I I I I i SPACE AREA - mw a M C9 SETBACK m FIRST FLOOR AREA 840 S.F. 125-7 S.F. ry'c �' 0 STANDARDS a O 0 z I I I O SECOND FLOOR AREA q2q S.F. I,006 S.F. ! a i O O J 4 AREA TOTALS I,-Ibq S.F. 2,245 S.F. : PROP. I I O I 2,100 S.F. MAXIMUM GFA ALLOWABLE; BURIED �J I WATER LINE /L -i _ P OF,. ' ��'' `" _ N 1 LL 7 RAVEL ' 'a 4.� o % RIVEWAY ',¢ 538.64' ^ r'u ;-y cl� PR®P0507) SITE. PLAN ���E51 < -- -!" m RHEAD EI-EG.WIRES-�-- IN 6°5q'2O" W SO.O' SCALE: I" = IS'-O" REMOVED 8 RESET ----�/ PROP. IA OWTS; oa a N W Q 24'-0" OENERAL 5YMB0L KEY: W Q s a swam r==1 EXISTING TO REMAIN ='�'' NEVI FOUPIDATION WALL Z m O 3 n Z r Q NEW WOOD FRAME NEW 6°PLUMBING WALL 3 o p w= zJ PROPOSED aw PATIO < 5" F oJo=a O S i FROM GRADE OUTHOLD F Y w O 228 5.F. TRUSTEES o P 1m F m m a IER LINE w O O 3 W Fagw -� 24'-0" o=Z J Z V O Q VI w Q LL PROPOSED ✓ V ..,., N Z S J O W Q DINING ROOM FEMA LINE c=—D17 o " �o S I U� ww w _p?i 65 S.F. PROP. MASTER Q O m W O N Q BATHROOM PROPOSED o> g ELECTRIC 14o S.F. MASTER y o o Z a w Q o BEDROOM a = Z Z C o ur w k Q 0 IS6 5.F. u z a s ow z zz LLp PROPOSED � I PROPOSED ® o"� KITCHEN { GREAT ROOM ` w a Z~Z 4°: O `GATH. �3 165 445 s.F. PROP. j GLG. o g a w w WALK-IN z c LLL��JJJ o W a ' ° F - CL. s " a0 — 1 405.F. o o �ooac0." PROP �o i I PROP. LNDY. PROPANE - nw GL. TANKS NFIY s Ir r� ` 19 S.F. .� •16'OL. /l O0 L — UP PROP. O— �wra — 4'X4' ' — — . vwrnr. OUT. `t _ _ — I 4—j (� 5H1NR. I I - - a) m PROPOSED - - � BEDROOM � -i- PROPOSED 154 S.F. C BEDROOM PROP. U 154 S.F. — — ❑ - AG m — (a) PROPOSED DN Q PROPOSED BATHROOM PROP05EP BATHROOM 64 S.F. COVERED ao S.F. i Q PORCH 54 S.F. HIGH K I ' DN ` PROP. DN r; MEGH. GL. __p _ _. PROP. j 30 S.F. 12 P;', o FOYER [ c �,1 L� I y j� a m 01, 635.F. r------- I I �1, l W rl i r','t, {i � � C� Lu OCT - 2024 00 W o Z � PR01-05ED I W I � I GAR GARAG Q Ozw330 S.F. V: '_ist2es ors h W En CS I I II O o a N N ' 1 PROP05ED FIRST FLOOR PLAN PROPOSED SECOND FLOOR PLANT, SGAL.E: I/H°= V-o" 51ALE: 1/5"= I'-O" �'+•ar - `.'.:��_- ;-.D F ui z Z N o w gz ~m w O 2 H V 1 3 O O ZZ J Q 5 �xaw Zows F ozJ a LLJxaF Z J r W LL J f Z LL >?�ma z o=z J -- — — — — — — — -- zooaw �azm ^ ❑I _ N o aQw _ N :emu'� Qo LLpx Hxz r� z3 zQ Jxowa ZaF<na — _— 30 0 wad W Q ¢ O w N O s m r j o m N o as a<z o w N w� Z Q W a 0 > �Z u YYYYYYYYY ❑ ED U Z W Z W 3 r z - �¢ O W 2r Z Z 2 F O Z w po H az�o" w~ao N o wwaom 0 0 � EXISTING NORTHWEST ELEVATION (LEFT SIDE) EXISTING 5OUTHEA5T ELEVATION (RIGHT 51DE) N SCALE: 1/5"= 1'-O.. 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OCT )n24 LLI II _ oW oZ m Q _ FM m Z LID LU — 0 Lo t` < M En = O a. 0a II CN NORTHEAST ELEVATION (REAR) SCALE: Ila" = 1'-0" ., sa W Q OENERAL SYMBOL KEY: z� Y � wax 1-� EXISTIN5 TO REMAIN NEW FOURVATION WALL m w zxa w UJrx NEW WOOD FRAME 5 Nyow oow= Z J U 6 LL J O W F LL o mFag>w> OSZJy, � ZUOQU! p r J Q W n u aazo= N a 2 W x m E. O W W U N Z O LLO O x Q za zwo a > was 3 o W mE¢wQ 0 0� aoi=2. ¢m '" o ac'i a�QELL O f u Z W'L O =Q u z ¢a w3=z ¢x F Q o oo��F EXIST. WOOD W w o N DECK aN �� o z,wn. r0'0Eou \ I =1 0 •\ I I _________ ` w (a)EXIST. o L MINI ' I = SPL OI _� UNITIT EXIST. -I--j — EXIST. LIVING IX�T KITCHEN �' I � m ROOM / t .L� + I ® U L EXIST. EXIST. Q BATH BATH Q o F(D(D) = I Q EXIST. O � BEDROOM EX15T. �L WATER EXIST. OLO. H5HT. --- �a It,- II IC, hI HEATER BEDROOM r..,', EXIST. BEDROOM o EXIST. I J ' 1; OCT - 4 2024 1 Io W MINI EXIST. MINI SPLIT �- C) U SPLIT UNIT UNIT _ O w r 0 o.w;, Q N it w o � � � Q EXISTING FIRST FLOOR PLAN — TO BE DEMOLISHED EXISTING SECOND FLOOR PLAN — TO BE DEMOLISHED _ 1020.q S.P. HABITABLE SPACE; 1,020.q S.P. OR055 AREA x�' i�8°= I'°" 51q.1 S.P. HABITABLE SPACE; 51Q.1 S.E. GROSS AREA �4�` i�8' i'-O" y_. Lo Lii