CONSENT CALENDAR BELVEDERE CITY COUNCIL MARCH 11, 2019

AGENDA ITEM NO. : 10

CONSENT CALENDAR BELVEDERE CITY COUNCIL MARCH 11, 2019

To: Mayor and City Council From: Irene Borba, Director of Planning & Building Subject: Approve revocable license for private improvements in the City street right-

of-way in front of 135 Belvedere Avenue

Recommended Motion/Item Description That the City Council approve the revocable license agreement for 135 Belvedere Avenue for improvements in the street right-of-way as part of the Consent Calendar. Background and Findings Proposed encroachment on City property – 135 Belvedere Avenue – APNs 060-181-06, -07, -08 The attached license agreement requires the property owner to assume liability and maintenance responsibilities for:

Portion of the driveway, street parking, trash enclosure, fencing & gates, concrete pathway, staircase, fire department stand pipe and landscaping in the street right-of-way in front of 135 Belvedere Avenue. (Refer to attached draft Revocable License No 2019.07 and associated exhibit.)

Background of current application Prior revocable licenses for the subject property included Revocable License Nos. 1 and A0406, both of which have been voided. In 2004, a revocable license was executed for the following improvements in the right-of-way: portion of driveway, trash enclosure, wood fence, stone entry walls, stone pavers and landscaping (Revocable License No. A0512), which will be voided by this new license. A new revocable license is required to reflect proposed modifications to private improvements constructed in the Belvedere Avenue right-of-way, as noted above. Planning Commission On June 20, 2017, the Planning Commission approved, with conditions, application requests for Demolition, Lot Merger, Design Review, Exception to Total Floor Area, Variance(s), Use Permit, Accessory Dwelling Unit, Extension of the Construction Time Limit, and revocable license requests to demolish an existing residence and construct a new residence and second unit, and other site improvements on the property located at 135 Belvedere Avenue.


The project was appealed to the City Council; there were two separate appeals filed. One of the appeals was resolved prior to the Council hearing. City Council The appeal was heard by the Council on September 11, 2017. The City Council granted the appeal with conditions with respect to the Design Review approval; and denied the appeal and confirmed the decision of the Planning Commission with respect to the CEQA Mitigated Negative Declaration, Demolition Permit, Lot Merger approval, Exception to Total Floor Area, Variance(s), Use Permit, and Accessory Dwelling Unit (2nd Unit), requests to Demolish the Existing Residence and Construct a New Residence and Second Unit. Other Approvals Additionally, the property owner requested an Extension to the allowable Construction Time Limit. The Planning Commission heard and approved on April 17, 2018, an additional three (3) month CTL from 18-months to 21-months to allow for construction of the project. The Planning Commission approval was appealed to the City Council by an adjacent property owner. The decision of the Commission was upheld to allow for the additional 3-month CTL and the appeal was denied by the Council on June 11, 2018. Compliance with Administrative Policy Manual Section 272.05, Revocable Licenses In accordance with Section 272.05 of the City’s Administrative Policy Manual (as revised May 14, 2018), a revocable license for private use of excess street right-of-way may be granted at the discretion of the City Council when there is some benefit to the public, and provided that any proposed encroachment into the right-of-way complies with the design review requirements of Title 20 of the Belvedere Municipal Code. The policy lists the following criteria to consider when determining whether to grant a revocable license for private use of excess right-of-way. Below please find the factors and staff’s analysis.

a. Where necessary to provide pedestrian or vehicular access from private property to the adjacent public street; The proposed improvements help to provide pedestrian and or vehicle access from private property to public property. Such improvements in the right-of-way include gates and stairs, a driveway apron/access. As proposed, five (5) public parking spaces along the frontage of the property at 135 Belvedere Avenue will be provided and two areas will be designated for fire truck emergency parking. Additionally, one existing public parking space will be relocated in the public right-of-way.

b. Where use of the public right-of-way will permit landscaping and/or related improvements to be installed that the City Council determines will enhance the aesthetic qualities of the streetscape. Any such landscaping and/or related improvements should not significantly impede public views or views from neighboring properties, or infringe on the privacy of neighboring properties; As designed, new landscaping will be provided along the property frontage in the public right-of-way. The new landscaping will enhance the aesthetic qualities of the streetscape, screen and soften the property from the street, and will not significantly


impede public views or views from neighboring properties or infringe on privacy. As designed, the proposed project will be an improvement from what currently exists and will provide for more views along the property frontage. Landscaping along the property frontage in the right-of-way includes a variety of plant species such as sword ferns, flax lilies, cotoneaster and a ligustrum hedge.

c. Where use of the public right-of-way will permit the creation of an off-street parking

area, and will thereby relieve parking or traffic congestion on the adjacent City street; The project provides for five (5) public parking spaces along the frontage of the property at 135 Belvedere Avenue and provides two areas which will be designated for fire truck emergency parking. Additionally, one existing public parking space will be relocated in the public right-of-way to provide for safe ingress/egress from the driveway.

d. Where the public right-of-way will be used to construct retaining walls, drainage

structures or other facilities that the City considers necessary to protect or maintain the public infrastructure; As designed, portions of retaining walls will be located in the public right-of-way, as well as a fire department stand pipe that is proposed in the vicinity of the new trash enclosure area.

e. Where appropriate to validate already existing private improvements in the public right-

of-way for the purpose of shifting the City’s potential liability for injuries and damages to the private property owners using the right-of-way for private purposes. All existing improvements currently in the right-of-way will be removed to accommodate the new improvements. This revocable license will void & replace any prior license for the property.

f. Where necessary to protect or enhance public safety; and/or

The subject property has a steep slope and slopes downward from the street. A portion of a proposed fence is located in the right-of-way. The new fence will be located further back from its current fence location therefore allowing for more room along the street. Due to the slope of the lot, the location of the fence appears to be appropriate and will enhance public safety. The proposed vertical metal fence is 6 feet in height and would help provide safety along the street frontage for vehicles and pedestrians.

g. Where use of the public right-of-way will provide an area for street-level refuse and

recycling containers on property that would otherwise not have an area for such improvements. A street-level refuse & recycling area is proposed within the city right-of-way. The refuse area will be screen by a solid wall fence. Due to the steepness of the slope, a refuse area in the city right-of-way seems appropriate and consistent with the revocable license criteria.


Although the proposal includes fencing in the city right-of-way, as designed (six feet, vertical metal rods/pickets), it creates an open style fence along the property frontage and provides some safety for pedestrians and vehicles from the steep slope. The proposal is an improvement over what currently exists, which includes a dilapidated solid wood fence and landscaping that has not been well maintained. Public Benefit The project benefits the public, as these proposed improvements will enhance the aesthetic appeal of the property frontage and will provide access to the proposed residence, garage & accessory dwelling unit. In terms of the proposed fence & pedestrian gate proposed in the right-of-way, there is a fence that exists in the right-of-way. The proposed fence, also located in the right-of-way, will be located further back from the current fence location, therefore allowing for more room along the street. The property is steeply sloped downward from the street and fencing provides safety for pedestrians and vehicles. The project provides for five (5) public parking spaces along the frontage of the property at 135 Belvedere Avenue and provides two areas which will be designated for fire truck emergency parking. Additionally, one existing public parking space will be relocated in the public right-of-way to provide for safe ingress/egress from the driveway and, as designed, the project provides for a screened trash area. Future improvements The license covers any future improvements within the revocable license area which receive staff or Planning Commission design review approval and which meet one or more of the criteria for approval of revocable license listed in the City’s Administrative Policy Manual, Policy 272.05, as adopted by City Council resolution. Applications for substantial, potentially permanent and/or obstructive structures within the City right-of-way, which fall outside the criteria, will still be required to go to the City Council for consideration and approval/denial. Detailed records at City Hall, maintained in the Planning Department file for this address, will always be available to show exactly what structures have been approved within the license area. This will save considerable staff time that would be devoted to bringing a revised license and staff report to the City Council and in issuing, recording, and archiving a new license agreement. Recommended Action That the City Council approve the revocable license agreement for 135 Belvedere Avenue for improvements in the street right-of-way as part of the Consent Calendar. Attachments Draft license agreement with attached exhibit. Project plans.

RECORDING REQUESTED BY: City Clerk, City of Belvedere RECORD WITHOUT FEE PER G.C. 27383

AND WHEN RECORDED MAIL TO: City Clerk City of Belvedere 450 San Rafael Avenue Belvedere, CA 94920-2336

CITY OF BELVEDERE

REVOCABLE LICENSE NO. 2019.07

ASSESSOR'S PARCEL NO.: 060-181-06, 060-181-07, and 060-181-08 ADDRESS: 135 Belvedere Avenue, Belvedere, California 94920 OWNER: Amalfi 135 Belvedere LLC DATE ISSUED: March 11, 2019 The City of Belvedere, California, a municipal corporation (hereinafter referred to as "City"), hereby authorizes and licenses the owner of the land described above and in Exhibit "A" (hereinafter referred to as "Licensee"), at its own cost and expense, to encroach upon the adjoining land owned by the City of Belvedere (hereinafter referred to as "Premises") for the following purpose: Portion of the driveway, street parking, trash enclosure, fencing & gates, concrete pathway, staircase, fire department stand pipe and landscaping.

The above-described improvements received City design review approval. This license shall cover any future improvements within the revocable license area which receive design review approval and which meet one or more of the criteria adopted by City Council resolution for the granting of revocable licenses. Any future revocable license application which does not meet the criteria must be approved by the City Council.

This revocable license is granted subject to the following terms and conditions:

1. Licensee shall save and hold harmless the City of Belvedere from any loss, damage, or injury of any kind or character whatsoever that may arise from anything done, or omitted to be done, by Licensee, its agents, employees or contractors in connection with or in any way related to the matters authorized by this License. Licensee agrees to hold City harmless and indemnify City (including, but not limited to, attorney fees, expert witness costs and court costs), without limitation, from and against any and all claims, injuries, damage, liability and/or cause of action which may ever arise as a result of injury and/or damage to property claimed to be the result of construction and/or failure to maintain said property or improvements by Licensee in, on, under, or above City property which is the subject of the revocable license granted Licensee by City.

2. To the extent this License authorizes the erection or installation of any building, fence, wall, or other structure or facility in or upon land owned by City, Licensee agrees to erect and install the same in accordance with plans and specifications approved by the Planning Commission of the City of Belvedere and further agrees to maintain the same at all times in good condition and repair, all at Licensee’s sole cost and expense.

3. To the extent this License authorizes the erection or installation of any infrastructure improvements which are subject to the Americans With Disabilities Act (“the Act”), Licensee agrees to construct and maintain those improvements in full compliance with the requirements of the Act.

Revocable License No. 2019.07 Page 2

4. If Licensee shall fail to comply with the terms and conditions of this License, the City, at its option may immediately terminate and revoke this License by mailing or delivering written notice thereof to Licensee at the address hereinabove stated. Licensee shall not restrict access by the public and/or by adjacent property owners to the licensed area.

5. Licensee shall execute this License by: signing the License; making an acknowledgement of the License before a notary public or an officer specified by the State to take the acknowledgement of instruments of writing; and delivering the signed License and certificate of acknowledgement to the City. If Licensee shall fail to execute this License within thirty days of the date issued, the City may immediately terminate and revoke this License by mailing or delivering written notice thereof to Licensee at the address hereinabove stated.

6. Anything herein to the contrary notwithstanding, this License shall be revocable at the pleasure of the City Council of the City of Belvedere. The election to revoke this License may be exercised at any time by mailing or delivering to Licensee at the address hereinabove stated a notice of revocation and termination. Within the time specified in said notice, Licensee shall, at its own cost and expense, remove from the Premises the encroachment and all structures and facilities placed thereon or therein by Licensee.

7. That upon the failure of Licensee to comply with any of the agreements contained herein, City may declare said improvements to be a public nuisance, and may take such action as may be authorized by law to abate said nuisance. The City shall be entitled to recover from Licensee costs of suit and reasonable attorney's fees, to be determined by the court. The remedy of City as contained in this paragraph shall not be exclusive.

8. The Licensee acknowledges that the property interest created hereunder by issuance of this license may be subject to possessory interest taxation and said Licensee in whom such possessory interest is vested recognizes and agrees that it/they shall be solely responsible for payment of all such taxes levied upon said possessory interest.

9. The Licensee shall deliver this license to any successor in interest to the above-described land. 10. The agreements contained herein are covenants and servitudes running with the land and shall be

binding upon Licensee and its successors, assignors, executors, administrators, and personal representatives.

11. The Licensee shall obtain an encroachment permit from the City prior to the commencement of any work on City property.

12. Any previous revocable licenses issued to this property (Revocable License Nos. 1, A0406, A0512) are now null and void.

13. Maintenance of the pavement structural section (asphalt and base rock) shall be the responsibility of the property owner.

Issued by direction of the City Council of the City of Belvedere pursuant to action taken at its meeting of March 11, 2019. _______________________________________ Craig Middleton, City Manager The foregoing License is accepted and its terms and conditions are agreed to: Amalfi 135 Belvedere LLC, Licensee By: _________________________________________ Lowell J. Strauss, Manager

(N) LANDSCAPE PLANTING

(N) OFF STREET PUBLIC PARKING. THE MAINTENANCE OF THE PAVEMENT

STRUCTURAL SECTION (ASPHALT AND BASE ROCK) SHALL BE THE

RESPONSIBILITY OF THE PROPERTY OWNER.

STANDPIPE

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REVOCABLE LICENSE, EXHIBIT A LICENSE AREA SHOWN SHADED, SHEET 1/1

135 BEVEDERE AVE. BELVEDERE CA, APN: 060-181-06,07,& 08

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DESIGNATED AREA FOR FIRE TRUCK PARKING FOR EMERGENCY REMOVE EXISTING STREET PARKING (ONE SPACE)

1.5' RETAINING WALL FOR DRIVEWAY ACCES~

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UPPER PATIO TERRACE

125 BELVEDERERESIDENCE

STORAGE

OUTDOOR KITCHEN @UPPER LEVEL

AUTOCOURT

ACCESS GATEVEHICLE GATE

INTERCOM

WATER FEATURE

OPEN CABANA

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PROPOSED DOCK, SEEDWGS. BY OTHERS

125 BELVEDEREDOCK

POOL

GREAT ROOM

ENTRY

LAWN

PROPOSED STREETPARKING

BURIED GARAGE

KITCHEN

BUILDING SETBACKPROPERTY LINE

2 CLIFF RESIDENCE

EEL GRASS

ELEVATED STAIRCASE

WATER FEATURE BELOWSTAIRCASE

WATER FEATURE

SITEPLAN

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Landscape Architecture232 Sir Francis Drake Blvd.

San Anselmo, CA 94960Phone: (415) 721-0905

Fax: (415) 721-0910Web: studiogreen.com

Email: [email protected]

Date: Issue:

01/22/19 ENCROACHMENTPERMIT

North

SCALE: 1" = 16'-0"

0 8' 16' 32' 48'

L0.0L1.1L1.2L6.2L6.3L6.4L7.4L7.5

Site PlanStreet Frontage PlanFire Notes & Access PlanDetailsDetailsDetailsSections & ElevationsStreet Elevations & Perspectives

SHEET INDEX

CODE COMPLIANCENOTE

1. All construction shall comply with 2016 CaliforniaBuilding Code, 2016 California Plumbing Code,2016 California Mechanical Code, 2016 CaliforniaElectrical Code, 2016 California Building EnergyStandards and, for new construction, 2016California Green Building Standards. One andtwo family dwellings may be designed to the 2016California Residential Code.

1. All works shall comply with the 2016 California Residential Building Code,2016 California Electrical Code, 2016 California Plumbing Code, and ALLother applicable Federal, State and Local Codes, Rules and Regulationshaving Jurisdiction. Contractor shall be fully responsible for being familiarwith the provisions and requirements contained in the current County ofAlameda Municipal Code for the City of Oakland, as well as, with theRegulation of all other Government Agencies with Jurisdiction.

2. The Contractor and/or his/her subcontractors is responsible for checkingcontract documents, field conditions and dimensions, field conditions anddimensions for accuracy and confirming that the work shown on thesedrawings are accurate and buildable before proceeding with construction.The Contractor and/or subcontractors shall report any deficiencies, errors,conflicts or omissions found in these plans and specifications prior to bidding.Should there be doubt as to their meaning or intent: the Contractor shallnotify the Landscape Architect in writing, requesting written clarification,addendum, etc. Failure of such notification by the Contractor and/orsubcontractor of such errors, conflicts or omissions prior to final submissionof bids for work, shall result in the Contractor and/ or its subcontractorsforfeiting and claims for additional compensation for work requirement tocomplete this project due to discrepancies in field conditions, errors, conflictsor omissions found in the drawings. The Contractor is responsible forobtaining clarification from the Landscape Architect before proceeding withWork or related Work shown in/on these drawings.

3. Should the Contractor, in the course of Work, find any discrepancies betweenthe Contract Drawings and physical conditions or any errors or omissions inthe Drawings, or in the Layout as furnished by the Owner, it will be theContractor's duty to inform the Landscape Architect immediately in writing orclarifications. Work done after such discoveries unless authorized by theOwner or Landscape Architect, shall be done at the Contractor's risk.

4. The Contractor shall be solely responsible for all means, methods andtechniques employed to perform the work shown on these Drawings.

5. The Contractor shall coordinate Work with that of other trades affecting oraffected by work of this scope as shown on the Drawings and cooperate toassure the steady progress of Work.

6. No guarantee is intended that underground obstructions, not shown on theplans may not be encountered - consult General Contractor's As-BuiltsDrawings for proposed and existing utility layouts. Those shown are based onthe best information available and the Contractor is cautioned that neither theOwner, nor the Landscape Architect assume any responsibilities for anyobstructions either shown or not shown on the Drawings. Contractor shall beresponsible for the verification of all existing utilities in the field. Location ofutilities and underground facilities shown are approximate and for generalinformation unless otherwise noted. Contractor shall notify UndergroundService Alert (USA) at 1.800.642.2444 prior to the start of Construction.

7. Contractor agrees that in accordance with generally accepted constructionpractices, he/she will assume sole and complete responsibility for the job siteconditions during the course the installation of the project, including safety ofall persons and property. The requirement shall be made to applycontinuously and not be limited to normal working hours, and Contractorsfurther agrees to defend, indemnify and hold Owner and DesignProfessionals harmless from all liabilities, real or alleged, in connection withthe performance of work on this project, except liability arising from the solenegligence of the Owner and/or Design Professionals.

8. The Contractor shall furnish, pay for and file all necessary permits, fees,inspections, etc,; expect for plan check and zoning fees; which will be paidfor by the Owner.

GENERAL NOTES

L0.0

Enclosed Documentation addresses the need ofimprovements in the Public Right of Way

1. Open view lines of the bay from the public right of way,removing fully closed wood fence and replacing it with openvertical metal fence +/-4' toward the property line.

2. Fence acts as a safety barrier/ guardrail and liability for citynot to have it.

3. (2) Designated parking areas for TFPD4. Relocating existing parking stalls closer to property line,

widening path of travel on Belvedere Ave.5. Extra parking stall6. Planting helps soften the space

LINE OF EXISTINGFENCE

LINE OFPROPOSEDPARKING STALL

LINE OF EXISTINGEDGE OF ROAD

LINE OFPROPOSED EDGEOF ROAD

LINE OF EXISTINGPARKING STALL

LINE OF EXISTINGPARKING STALL

EXISTING PARKING STALL TOBE MOVED TO OPPOSITE SIDEOF STREET, DUE TO NEWDRIVEWAY


LINE OFPROPOSEDPARKING STALL

DESIGNATEDAREA FOR FIRETRUCK PARKING


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FENCE MOVED±6'-5" AWAY &

PLACED ±2'-10"LOWER THAN

FROM EXISTINGFENCE

PROPOSEDHOUSE

TRASHENCLOSURE

CONCRETE STEPS

AREA OF RIGHT-OF-WAY

DRIVEWAY

TO REMAIN

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6 FT. TALL WOODFENCE

4 FT. TALL WOODFENCE

6FT. TALLROTATED

VERTICAL BARFENCE-GROUND

CONDITION

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ACCESS GATE2

L6.3

WOOD FENCE1

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(N) FD STAND PIPE

(N) GAS RISER

(N) GAS METER

(12) NEPHROLEPISCORDIFOLIA

(5) DIETIESBI-COLOR

(16) DIETIESBI-COLOR

(57) DIANELLALITTLE REVOLUTA

(26) TEUCRIUMFRUTICANS

1

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STREET ELEVATION ELEVATIONR-R

ALL FINS TO BE PLACED AT A 45DEGREE ANGLE RELATIVE TOHOUSE AXIS

AXIS OF MAIN HOUSE

AXIS OF MAIN HOUSE

STREETFRONTAGE

PLAN

L1.1North

SCALE: 1/8" = 1'-0"

0 4' 8' 16' 24'

Scale:1

FENCE AXIS EXHIBITN.T.S.


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Date: Issue:01/22/19 Final

Landscape Plan

1. Open view lines of the bay from the public right of way, removing fully closed woodfence and replacing it with open vertical metal fence +/-4' toward the property line.

2. Fence acts as a safety barrier/ guardrail and liability for city not to have it.3. (2) Designated parking areas for TFPD4. Relocating existing parking stalls closer to property line, widening path of travel on

Belvedere Ave.5. Extra parking stall6. Planting helps soften the space

PUBLIC RIGHT OF WAY IMPROVEMENTS

DIETES BICOLORCOASTFORTNIGHT LILY

PLANT MATERIAL IN RIGHT OF WAY:

DIANELLA REVOLUTALITTLE REV FLAX LILY

NEPHROLEPIS CORDIFOLIASWORD FERN

TEUCRIUM FRUTICANSBUSH GERMANDER

DIE BIC dIA lit NEP COR teu fru

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145' FIRE ACCESSROUTE FROMVEHICLE GATETO FRONTENTRANCE

461' FIRE ACCESSROUTE FROMVEHICLE GATETO REAR OF MAINHOUSE

112' FIRE ACCESSROUTE FROMGATE TOKITCHEN

FIRE DEPT.STAND PIPE

FIRE DEPT.STAND PIPE

8" MINIMUMCLEARANCE TOCOMBUSTIBLESREQUIRED BYPALOFORM MODEL:ROBATA 60CONCRETE,CHARCOAL COLORFIRE PIT, SEE L1/6.3

8" MIN.CLEARZONE

ACCESS GATEWITH KNOX KEYSWITCH PERTFPD POLICY423.1 & CFC503.6.2

94' FIRE ACCESSROUTE FROM

GATE TO FDSTAND PIPE

FIRENOTES

&ACCESS

PLAN

L1.2North

SCALE: 1" = 10'-0"

0 5' 10' 20' 30'

TFPD NOTES

1. An auromatic residential fire sprinkler system is required tobe installed in all new residences including garagesconforming to NFPA Std. 13D, TFPD Policy 429.5, and asmodified by the Fire Marshal. Plans and hydrauliccalculations shall be submitted to the Fire Marshal for reviewprior to installation. Contact the Marin Municipal WaterDistrict should an upgrade for a domestic water meter beneeded. Additional sizing may be required due to availablepressures and fire flow. See Architectural Drawings

2. An automatic fire sprinkler system is required to be installedconforming to NFPA Std. 13R and TFPD Policy 429.5.Plansand hydraulic calculations shall be submitted to the FireMarshal for review prior to installation. Contact the MarinMunicipal Water District should an upgrade for a domesticwater meter be needed. Additional sizing may be requireddue to available pressures and fire flow. See ArchitecturalDrawings.

3. 'Knox' key access shall be installed at the premisesconforming to TFPD Policy 423.1

4. A Vegetation Management Plan (VMP) conforming to thepolicies of the Tiburon Fire District shall be prepared andimplemented at the site. The VMP-Fuels Management Planshall conform to Tiburon Fire Protection Policy 433.5. ThePlan shall be incorporated into the landscape for the projectand submitted to the Fire Marshall for review prior toimplementation. The plan shall be implemented prior tobuilding final.

5. The pre-fabricated fire pit shall be located per manufacturesinstructions feet from any combustible vegetation andcombustible construction. The prefabricated fire pit shall belocated a minimum of 10 feet from the property line.

6. The green roof planting shall comply with TFPD Policy 433.7.See Green Roof Planting Plan L3.2

7. Approved fire apparatus access roads shall be provided forevery building, facility or portion of a building hereafterconstructed or moved into or within the jurisdiction. The fireapparatus access road shall comply with the requirements ofthis section and shall extend to within 150 feet (45,720 mm)of all portions of the facility and all portions of the exteriorwalls of the first story of the building as measured by anapproved route around the exterior of the building or facility.

Exceptions:The fire code official is authorized to increase the dimension of 150 feet (45,720 mm) where:

1.2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. An approved alternative means is to create pedestrian access on western side of the property and install (2)Fire Dept. approved Standpipes on the Northwest side entry access and Southwest side near the Studio Guest House.

8. Permanent improvements such as (parking, fencing,trashenclosures, gates, & planting) shall be allowed in theright-of-way with proposed plans widening access roads to15-20 feet where existing parking is shown.


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Date: Issue:01/22/19 Final

Landscape Plan

DETAILS

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Date: Issue:


Scale:1

ROTATED VERTICLE BAR FENCE-GROUND CONDITION1/2"=1'-0"

Scale:4

WOOD FENCE1/2"=1'-0"

DETAILS

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Date: Issue:


Scale:1

TRASH ENCLOSURE1/2"=1'-0"

FIRE DEPT

Scale:2

ACCESS GATE1/2"=1'-0"

FIRE DEPT

DETAILS

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Date: Issue:


Scale:1

VEHICLE GATE1/2"=1'-0"

Scale:2

ADDRESS SIGNAGE1/2"=1'-0"Scale:

3VEHICLE GATE INTERCOM

1"=1'-0"

135

FIRE DEPT

135

SECTIONS&

ELEVATIONS

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RE

135

BE

LVE

DE

RE

AV

E,

BE

LVE

DE

RE

, C

ALI

FOR

NIA

AP

N: 6

0-18

1-06

,07,

08





Date: Issue:


Scale:1

FRONTAGE FENCE, SECTION N-N1/4"=1'-0"

Scale:2

FRONTAGE FENCE, SECTION O-O1/4"=1'-0"

Scale:3

FRONTAGE FENCE, SECTION P-P1/4"=1'-0"

Scale:4

FRONTAGE FENCE, SECTION Q-Q1/4"=1'-0"

FIRE DEPT

STREETELEVATION

&PERSPECTIVES

L7.5


AM

ALF

I LLC

-BE

LVE

DE

RE

135

BE

LVE

DE

RE

AV

E,

BE

LVE

DE

RE

, C

ALI

FOR

NIA

AP

N: 6

0-18

1-06

,07,

08





Date: Issue:


Scale:1

EXISTING STREET PERSPECTIVEN.T.S.Scale:

2PROPOSED STREET PERSPECTIVE

N.T.S.

Scale:3

STREET ELEVATION R-R1/8"=1'-0"

CONSENT CALENDAR BELVEDERE CITY COUNCIL MARCH 11, 2019

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