Agenda — Belvedere City Council, October 10, 2022 (part 1 of 2)

AGENDA – REGULAR MEETING

BELVEDERE CITY COUNCIL
OCTOBER 10, 2022, 6:30 P.M.

TELECONFERENCE MEETING
On March 3, 2020, Governor Newsom proclaimed a State of Emergency due to the COVID-19 pandemic that remains in effect. This meeting will be held remotely consistent with Executive Order N-29-20 and Assembly Bill 361, modifying provisions of the Brown Act to allow teleconference meetings at the current time.

Members of the public are encouraged to participate remotely via Zoom or telephone pursuant to the information and link below. The Council will take public comment by email or by speaking at the meeting. Members of the public are entitled to provide public comment once on each agenda item when it is called. Those who wish to comment on an agenda item during the meeting should use the “raise hand” function or should write “I wish to make a public comment” in the chat section. If you have called into the meeting and wish to speak, please press *9. Council will not entertain comments made in the chat function. Upon being recognized by the Mayor, please limit your oral statement to no more than three minutes.

The public may also submit comments in advance of the meeting by emailing the City Clerk at: [email protected]. Please write “Public Comment” in the subject line. Comments submitted one hour prior to the commencement of the meeting will be presented to the City Council and included in the public record for the meeting.

City of Belvedere is inviting you to a scheduled Zoom meeting.

Topic: Belvedere Regular City Council Meeting
Time: October 10, 2022, 6:30 P.M.

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AGENDA – REGULAR MEETING

BELVEDERE CITY COUNCIL
OCTOBER 10, 2022, 6:30 P.M.

TELECONFERENCE MEETING

COMMENTS ON AGENDA ITEMS BY MEMBERS OF THE AUDIENCE
Members of the public are encouraged to participate remotely via Zoom or telephone. The Council will take public comment by email or by speaking at the meeting. Members of the public are entitled to provide public comment once on each agenda item when it is called. Those who wish to comment on an agenda item during the meeting should use the “raise hand” function or should write “I wish to make a public comment” in the chat section. If you have called into the meeting and wish to speak, please press *9. Council will not entertain comments made in the chat function. Upon being recognized by the Mayor, please limit your oral statement to no more than three minutes. The Council welcomes comments raised by interested citizens but typically does not respond during the comment period. 6:30 PM CALL TO ORDER

OPEN FORUM
This is an opportunity for any citizen to briefly address the City Council on any matter that does not appear on this agenda. Upon being recognized by the Mayor, please limit your oral statement to no more than three minutes. Matters that appear to warrant a more lengthy presentation or Council consideration may be placed on the agenda for further discussion at a later meeting.

REPORTS & PRESENTATIONS

1. City Council reports.

2. City Manager report.

3. Police Chief quarterly report.

4. Presentation from Resilient Neighborhoods Executive Director Tamra Peters.

CONSENT CALENDAR
The Consent Calendar consists of items that the City Council considers to be routine, or Council has discussed previously and do not require further discussion. Unless any item is specifically removed by any member of the City Council, staff, or the public, the Consent Calendar will be adopted by one motion. Items removed will be considered in the sequence as they appear below. If any member of the public wishes to have an item removed, please raise your hand when called and indicate the item.

5. Approve minutes of the August 8, 2022, regular meeting.

6. Approve minutes of the September 12, 2022, regular meeting.

7. Approve to the California Department of Transportation (Caltrans) and the Metropolitan Transportation Commission (MTC) for Highway 37 interim improvements.

8. Approve Award of Contract for 2022 Road Maintenance Project to Pavement Coatings Company, the lowest responsive bidder.

9. Approve Revocable License for 25 Peninsula Road for improvements in the Peninsula Road rightof-way.

10. Approve Revocable License for 28 Windward Road for improvements in the Windward Road right-of-way.

11. Approve Revocable License for 68 Lagoon Road for improvements in the Lagoon Road right-ofway.

12. Adopt Resolution 2022-50 Accepting the recent update(s) to the Belvedere Police Department Policy Manual (Lexipol).

13. Adopt Resolution 2022-51 Authorizing the Continuation of Teleconference Public Meetings Pursuant to Government Code section 54953(e) (Assembly Bill 361).

14. Waive Further Reading and Authorize Introduction and/or Adoption of Resolutions and Ordinances by Title Only (Standard procedural item – no backup information provided).

PUBLIC HEARING

15. Council consideration of an appeal for the assessment of construction time limit penalties for 1 Belvedere Avenue, Belvedere CA 94920. Applicant & Owners: Justin and Susan Kelley.

Staff recommendation: Conduct a public hearing and affirm the appeal and assessed penalties.

OTHER SCHEDULED ITEMS

16. Progress Report from Staff on Construction Impacts Committee recommendations: Consider the report and provide staff with comments and direction.

Staff recommendation: receive report and provide additional direction to staff as needed.

ADJOURN
NOTICE: WHERE TO VIEW AGENDA MATERIALS
Staff reports and other materials distributed to the City Council are available for public inspection at the following locations:
• Online at www.cityofbelvedere.org/archive.aspx
• Belvedere City Hall, 450 San Rafael Avenue, Belvedere. (Materials distributed to the City Council after the Thursday before the meeting are available for public inspection at this location only.) • Belvedere-Tiburon Library, 1501 Tiburon Boulevard, Tiburon.

To request automatic mailing of agenda materials, please contact the City Clerk at (415) 435-3838.

NOTICE: AMERICANS WITH DISABILITIES ACT
The following accommodations will be provided, upon request, to persons with a disability: agendas and/or agenda packet materials in alternate formats and special assistance needed to attend or participate in this meeting. Please make your request at the Office of the City Clerk or by calling 415/435-3838. Whenever possible, please make your request four working days in advance.

Posted 10/7/2022
AGENDA ITEM NO. : 05

CONSENT CALENDAR BELVEDERE CITY COUNCIL
OCTOBER 10, 2022
To: Mayor and City Council
From: Robert Zadnik, City Manager
Subject: Approve minutes of the August 8, 2022 regular City Council meeting Recommended Motion/Item Description
That the City Council approve the minutes as part of the Consent Calendar.

Attachments
Minutes.
1 REGULAR MEETING

BELVEDERE CITY COUNCIL
AUGUST 8, 2022, 6:30 PM

REMOTE VIA ZOOM

MINUTES
______________________________________________
COUNCIL PRESENT: James Campbell, Nancy Kemnitzer, James Lynch, Peter Mark, and Sally Wilkinson COUNCIL ABSENT: None
STAFF PRESENT: City Manager Robert Zadnik, Director of Planning and Building Irene Borba, Police Chief Jason Wu, Associate Planner Samie Malakiman, Administrative Services Director Helga Cotter, City Attorney Amy Ackerman, andCity Clerk Beth Haener These minutes are intended to reflect the general content of the regular meeting. An audio file of the meeting is available:
https://www.cityofbelvedere.org/agendacenter.

CALL TO ORDER IN REMOTE OPEN SESSION
The meeting was called to order by Mayor Wilkinson at 6:31 PM via remote Zoom meeting.

City Manager Zadnik took roll call.

City Clerk Haener read the COVID-19 notice and public participation instructions.

OPEN FORUM
Belvedere resident Linda Remy ceded her time to William Rothman.

Belvedere resident William Rothman stated his concerns about the timeframe of the Environmental Impact Report (EIR) for the Protect Belvedere Project and stated his concerns about the project itself. Mr. Rothman also stated his concerns about the Community Park playground remodel.

Seeing no one else wishing to speak, Mayor Wilkinson closed the open forum.

REPORTS & PRESENTATION

1. City Council Reports
There were no reports.

2. City Manager Report
City Manager Zadnik reported on the Protect Belvedere Project, stating that Council decided earlier in the year to scale back the project and focus on providing earthquake protection on Beach Road and San Rafael Avenue. He continued by stating that this decision resulted in a less costly project considering the scope of work will not include a seawall component. City Manager Zadnik stated that the Environmental Impact Report (EIR) is underway, and a draft will be available to the public soon. City Manager Zadnik stated that Council will be establishing a new Citizens Advisory Committee this evening to help review the Draft EIR.

City Manager Zadnik gave an update on the Community Park playground remodel, stating about 80% of the construction is done and the woodchip area of the park will be open soon. City Manager Zadnik noted that the City unexpectedly received three large 2 donations from private residents, and that staff will be working with the Parks Committee to utilize those donations.

Mayor Wilkinson called for public comment.

Belvedere resident William Rothman stated his concerns on the testing of the materials that will be used in the playground remodeling.

Belvedere resident Jane Cooper thanked City Manager Zadnik for his report.

Seeing no one else wishing to speak, Mayor Wilkinson closed public comment.

3. Presentation of the City of Belvedere Spotlight Award to Mauricio Avila of Mill Valley Refuse Service.

Belvedere residents Sandra Donnell and Nena Hart presented Mr. Avila with the Belvedere Spotlight award and thanked him for his many years of service to the community. Mr. Avila accepted the award and stated it has been his privilege to work in Belvedere. He concluded by thanking Council and the residents for the award.

Mayor Wilkinson called for public comment, and seeing none, closed public comment.

4. Presentation by the Ranch Director Jessica Hotchkiss providing an update on the Ranch.

Jessica Hotchkiss, the Ranch Director, presented a slide show and gave an update on the Ranch’s programs of the last year.

Mayor Wilkinson called for public comment, and seeing none, closed public comment.

5. Interviews of the following applicants for an appointment to the Finance Committee: Will Lyon and Steve Roulac.

Council interviewed the applicants for the open seats on the Finance Committee. Mayor Wilkinson thanked the applicants for their time and stated that Council will be making appointments at the end of the meeting.

CONSENT CALENDAR
Members of the public requested that item 8,9,11,12, 13,and 14 be removed from the consent calendar for further discussion.

MOTION: Move to adopt the Consent Calendar with one motion, with the exception of items 8,9,11,12,13, and 14.

MOVED: By Campbell, seconded by Mark. Approval was unanimous.

The Consent Calendar consisted of the following Items:

6. Approve minutes of the July 11, 2022, regular meeting.

7. Approve warrants for June 2022.

10. Adopt a Resolution authorizing the City Manager to execute an Amendment to the City’s Professional Services Agreement with MIG, Inc. to increase the not to exceed limit of the Agreement.

15. Waive Further Reading and Authorize Introduction and/or Adoption of Resolutions and Ordinances by Title Only (Standard procedural item – no backup information provided).

Items removed from the Consent Calendar for further discussion:
3 8. Adopt a Resolution approving an amendment to the Memorandum of Understanding for the Miscellaneous Employee Group providing a 1% Cost of Living salary increase for the 2022-2023 Fiscal Year.

9. Adopt a Resolution approving an amendment to the Memorandum of Understanding for the Police Employee Group providing a 1% Cost of Living salary increase for the 2022-23 Fiscal Year.

Belvedere resident William Rothman asked the Council how they can expect to attract qualified Police staff. City Manager Zadnik addressed the question.

MOTION: Move to adopt the Resolution approving an amendment to the Memorandum of Understanding for the Miscellaneous Employee Group providing a 1% Cost of Living salary increase for the 2022-2023 Fiscal Year and adopt a Resolution approving an amendment to the Memorandum of Understanding for the Police Employee Group providing a 1% Cost of Living salary increase for the 2022-23 Fiscal Year in one motion.

MOVED: By Campbell, seconded by Mark. Approval was unanimous.

11. Adopt an Ordinance of the City Council of the City of Belvedere amending the Belvedere Municipal Code by Amending Title 2, Chapter 2.28 “Planning Commission.”
Ms. Locks stated she was confused by the edits to the Ordinance that seemed to remove power away from the Planning Commission. City Attorney Ackerman stated that they have not changed the powers of the Planning Commission; that this was an update to an outdated Ordinance.

MOTION: Move to adopt an Ordinance of the City Council of the City of Belvedere Amending Title 2 of the Belvedere Municipal Code by Amending Chapter 2.28 “Planning Commission.”
MOVED: By Lynch, seconded by Campbell. Approval was unanimous.

12. Approve the response to Marin County Civil Grand Jury Report regarding a County Wide Approach to Electrifying Marin County Buildings.

Belvedere resident Clous Lund ceded his time to Carolyn Lund.

Belvedere resident Carolyn Lund stated her concerns with the City’s response to the Marin Grand Jury report and listed the details of the report she disagreed with.

David Moller, a representative of the Marin-Sonoma Building Electrification squad, stated his concerns with the City’s response to the Marin Grand Jury report.

Belvedere resident William Rothman stated his concerns with the City’s response to the Marin Grand Jury report.

Belvedere resident Linda Remy stated her concerns with the City’s response to the Marin Grand Jury report.

Seeing no one else wishing to speak, Mayor Wilkinson closed public comment and brought it back to Council for discussion.

Council requested staff review the questions that have been raised by Council and the public and bring the item back to Council for approval.

13. Appoint Larry Binkley to the Marin County Commission on Aging. 4 Ms. Locks stated she had spoken with the previous representative of the Marin County Commission on Aging about her agreement to withdraw her application for appointment.

Diana Lopez, the Chair of the Marin County Commission on Aging, stated that on behalf of the Commission, she supports the Council decision to appoint Larry Binkley.

MOTION: Move to appoint Larry Binkley to the Marin County Commission on Aging.

MOVED: By Mark, seconded by Lynch. Approval was unanimous.

14. Adopt a Resolution Authorizing the Continuation of Teleconference Public Meetings Pursuant to Government Code section 54953(e) (Assembly Bill 361).

Belvedere resident William Rothman stated his support for the continuation of teleconference public meetings.

MOTION: Move adopt a Resolution Authorizing the Continuation of Teleconference Public Meetings Pursuant to Government Code section 54953(e) (Assembly Bill 361).

MOVED: By Mark, seconded by Campbell. Approval was unanimous.

INDIVIDUAL CONSENT CALENDAR
Councilmember Lynch stated for the record that his residence is within 500 feet of the subject property and therefore he must recuse himself from item 16 and item 17.

16. Authorize the City to enter into a Mills Act Agreement for the property at 428 Golden Gate Avenue, as recommended by the Historic Preservation Committee The Mills Act is a tax abatement program for the purposes of historic preservation. CEQA status: Categorically exempt pursuant to Section 15331. Property Owner: Shyang Jen and Kris Yao.

MOTION: Move to approve the Mills Act Agreement for the property at 428 Golden Avenue and authorize the Mayor to execute the agreement on behalf of the City.

MOVED: By Campbell, seconded by Mark. Motion passed.

VOTE: AYES: Campbell, Kemnitzer, Mark and Mayor Wilkinson NOES: None
ABSENT: None
RECUSED: Lynch

17. Approve a revocable license for proposed private improvements on the City tide lot “The Strip” for the property located at 310 Beach Road, as recommended by the Planning Commission.

MOTION: Move to approve a revocable license agreement for 310 Beach Road for new improvements on the City tide lot known as “The Strip” below 310 Beach Road for: new Staircase, Landings, and Landscaping.

MOVED: By Kemnitzer, seconded by Mark. Motion passed.

VOTE: AYES: Campbell, Kemnitzer, Mark and Mayor Wilkinson NOES: None
ABSENT: None
RECUSED: Lynch
5 PUBLIC HEARING

18. Adoption a Resolution amending the City’s Master Schedule of Fees, Charges & Application Fees.

Administrative Services Director Helga Cotter presented a brief staff report and took questions from Council.

Mayor Wilkinson called for public comment, and seeing none, closed public comment.

MOTION: Move to adopt a resolution amending the City’s Master Schedule of Fees, Charges & Application Fees MOVED: By Kemnitzer, seconded by Campbell. Approval was unanimous

OTHER SCHEDULED ITEMS

19. Discussion and possible action on the Construction Impact Committee draft report.

City Manager Zadnik introduced the item, and Construction Impacts Committee Chair John Tantum presented the Committee’s findings and recommendations before taking questions from Council.

Mayor Wilkinson called for public comment.

Belvedere resident Jerry Butler stated that the City needs the correct tool to measure noise complaints and needs be consistent with the measuring.

Belvedere resident William Rothman stated his issue with certain aspects of the permit process.

Belvedere resident Linda Remy stated her concern about the amount of construction that is allowed simultaneously on the roads of Belvedere.

Seeing no one else wishing to speak, Mayor Wilkinson closed public comment and brought the item back to Council for discussion. Council gave recommendations on the draft report by topic.

The Mayor asked for direction from Council on road impact fees. Councilmember Lynch stated for short-duration encroachments, he would like to keep the fees low; Councilmember Mark agreed. Councilmember Campbell recommended that the City keep records of fees and retain data.

The Mayor asked for direction from Council on design review requirements that projects preserve existing site conditions.

Councilmember Kemnitzer stated that there should be much stricter scrutiny on the removal of soil from Belvedere and the greater environmental impact of this action. Councilmember Lynch stated that the Planning and Building departments have begun to be more rigorous on this topic now that it is on their radar; he also stated he agrees with Councilmember Kemnitzer’s comment.

Council unanimously supported this recommendation.

The Mayor asked for direction from Council on Parking. Council requested a fiscal analysis to look at the impacts of parking and necessary enforcement related to the Committee report.

The Mayor asked for direction from Council on Construction Time Limits. Councilmember Campbell inquired about how the City would manage permits expiring in a week compared to a permit expiring in a year and stated he is interested in understating other models of this process. Council requested staff look at other jurisdictions' models on this subject.

The Mayor asked for direction from Council on communication, information, and complaints. Councilmember Campbell indicated he supports the idea of tracking communication, information, and complaints. Councilmember Mark stated a system should be developed to track these items.
6 The Mayor asked for direction from Council on permitted work hours for construction. After discussion and review of written comments from the public, Council recommended keeping the work hours as is.

The Mayor asked for direction from Council on Historical properties. Council recommended The Historical Preservation Committee should review the gaps between the Historical Resources Inventory list, the Landmark Society lists, and the City of Belvedere list.

A motion was not needed for this item.

20. Adopt a Resolution establishing an Oversight Committee for the Protect Belvedere Project.

City Manger Zadnik presented the staff report and took questions from Council.

Mayor Wilkinson called for public comment.

Belvedere resident William Rothman stated his opposition for creating an oversight committee.

Belvedere resident Sandy Donnell stated that a committee would help the public give this project a proper review.

Mayor Wilkinson closed public comment and brought the item back to Council for discussion.

MOTION: Move to adopt a Resolution establishing an Oversight Committee for the Protect Belvedere Project.

MOVED: By Kemnitzer, seconded by Lynch. Approval was unanimous.

21. Appoint a voting delegate and alternate for the League of California Cities’ Annual Conference.

No action was take on this topic.

22. Discussion of and Possible Action to Appoint a Member to the Finance Committee.

MOTION: To reappoint Will Lyon to the Belvedere Finance Committee.

MOVED: By Campbell, seconded by Mark. Approval was unanimous.

ADJOURN
The meeting was adjourned at 9:35 P.M.

THE FOREGOING MINUTES were approved at a regular meeting of the Belvedere City Council on October 10, 2022, by the following vote:

AYES:

NOES:

ABSENT:

RECUSED:

Approve: __________________________
Sally Wilkinson, Mayor Attest: ________________
Acting City Clerk
AGENDA ITEM NO. : 06

CONSENT CALENDAR BELVEDERE CITY COUNCIL
OCTOBER 10, 2022
To: Mayor and City Council
From: Robert Zadnik, City Manager
Subject: Approve minutes of the and the September 12, 2022 regular City Council meeting
Recommended Motion/Item Description
That the City Council approve the minutes as part of the Consent Calendar.

Attachments
Minutes.
1 REGULAR MEETING

BELVEDERE CITY COUNCIL
SEPTMEBER 12, 2022, 6:30 PM

REMOTE VIA ZOOM

MINUTES
______________________________________________
COUNCIL PRESENT: James Campbell, Nancy Kemnitzer, James Lynch, Peter Mark, and Sally Wilkinson COUNCIL ABSENT: None
STAFF PRESENT: City Manager Robert Zadnik, Director of Planning and Building Irene Borba, Police Chief Jason Wu, Administrative Services Director Helga Cotter, City Attorney Amy Ackerman, andCity Clerk Beth Haener
These minutes are intended to reflect the general content of the regular meeting. An audio file of the meeting is available:
https://www.cityofbelvedere.org/agendacenter.

CALL TO ORDER IN REMOTE OPEN SESSION
The meeting was called to order by Mayor Wilkinson at 6:30 PM via remote Zoom meeting.

City Manager Zadnik took roll call.

City Clerk Haener read the COVID-19 notice and public participation instructions.

OPEN FORUM
Belvedere resident Richard Snyder stated that he is against the proposed charter and commented on the draft of the measure.

Belvedere resident Linda Remy ceded her time to William Rothman.

Belvedere resident William Rothman stated his concerns about the Protect Belvedere Project and the proposed charter.

Seeing no one else wishing to speak, Mayor Wilkinson closed the open forum.

REPORTS & PRESENTATION

1. City Council Reports
Councilmember Kemnitzer thanked Belvedere’s Citizen of the Year Adam Gavzer for organizing the community talent show last weekend. He also reported about her participation in a Block Captain drill using the volunteer group's new radios; she thanked the group for staying prepared in the event of an emergency. Councilmember Kemnitzer reported that she attended the Marin County Council of Mayors & Councilmembers’ (MCCMC) recent meeting and reported on the new laws that were recently passed by the Governor.

Mayor Wilkinson reported that she appointed seven members to the recently established citizens’ committee to review the draft Environmental Impact Report (EIR) for the Protect Belvedere project. She stated the committee will start work soon.

Mayor Wilkinson called for public comment, and seeing none, closed public comment. 2 2. City Manager Report
City Manager Zadnik thanked Councilmember Campbell and Belvedere resident Jane Cooper for organizing a Californian State Assembly Candidate forum. Zadnik applauded the two for giving residents the opportunity to meet their Assembly Candidates and stated it was great to see democracy in action.

City Manager Zadnik reported that the City hired Tony Boyd as the new Director of Public Works and stated Mr. Boyd brings an impressive amount of experience from his current employment with the City of Mill Valley, where he works as Mill Valley’s Public Works Superintendent. He concluded by stating that Mr. Boyd’s first day will be September 19th.

City Manager Zadnik reported that the City received grants from the Transportation Authority of Marin for the installation of electric vehicle charging stations at City hall. He continued by commenting that the new stations will be dedicated to charging staff vehicles, aimed at help the City meet its future Climate Action Plan goals.

City Manager Zadnik also reported on the City’s latest CalPERS report for 2021 which listed the City’s employee pension obligation as fully funded. He thanked the Finance Committee for their expert work.

Mayor Wilkinson called for public comment.

Belvedere resident Sandy Donnell congratulated the City for doing so well with their pension obligations.

Belvedere resident Linda Remy ceded her time to William Rothman.

Belvedere resident William Rothman stated his concerns with the City Manager’s report.

SCHEDULED ITEMS

3. Presentation by Staff and Consultant on the Development of the City’s Housing Element.

Planning Director Irene Borba presented the staff report and introduced Ande Flower, Principal Planner with the EMC Planning Group, and the Assistant City Attorney, Ann Danforth. Mr. Flower gave a presentation on the 6th Cycle Housing Element Update by discussing the timeline, the milestones they are reaching, and the public engagement that will take place in the next months.

Consultant Flower commented on the differences between the 5th and 6th cycle housing elements. Assistant City Attorney Danforth added to the presentation by discussing the State legislature and the risks of late submittal. Flower and Danforth took questions from Council.

Mayor Wilkinson called for public comment.

Belvedere resident Jane Cooper asked if the City would be required to undertake an Environmental Impact Report (EIR) for a modified rezoning proposal. She also asked if the timeline could be clarified. Assistant Attorney Danforth stated that an EIR may be necessary if the prior environmental document did not address specific topics related to a rezoning proposal—this would have to be determined. Assistant Attorney Danforth then commented on the timeline of the Housing Element Update.

Belvedere resident Carolyn Lund asked the Consultant what Belvedere residents wanted. Flower stated that he understands the community would like to have an element that is certified and in good standing, and stated they are doing what they can to keep the options broad at his stage so residents can participate in the effort.

Belvedere resident Richard Snyder asked if the City could request Senator McGuire to initiate a request to the state auditor to audit Marin and the Association of Bay Area Governments (ABAG). He also asked if the City should join the pending litigation challenging the numbers ABAG has assigned to Belvedere. City Attorney Ackerman stated that the City, along with many other Cities in Marin County, appealed the numbers, and all the appeals were denied by ABAG.

Belvedere resident William Rothman stated his concerns on the Housing Element Update. 3 Belvedere resident Susan Cluff asked about the best way for residents to participate in this process. Mr. Flower stated the best way to participate is to attend the City Council and Planning Commission workshop scheduled for October 20th and to subscribe for updates on the City’s Housing Element website, where you can participate in the process.

Seeing no one else wishing to speak, Mayor Wilkinson closed the open forum and brought it back to Council for discussion.

Council requested that staff circulate the draft well in advance of the joint session and accelerate outreach with information on Accessory Dwelling Units (ADU’s).

CONSENT CALENDAR
Councilmember Mark requested item 8 be removed for further discussion, and members of the public requested items 11 and 13 be removed from the Consent Calendar for further discussion.

MOTION: Move to adopt the Consent Calendar with one motion, with the exception of items 8,11, and 13.

MOVED: By Mark, seconded by Campbell. Approval was unanimous The Consent Calendar consisted of the following Items:

4. Approve warrants for July and August of 2022.

5. Receive the City’s fourth quarter investment report.

6. Approve the Grant Agreement with Marin County for disbursement of Measure A Parks tax proceeds.

7. Adopt Resolution No. 2022-47 approving an amendment to the Administrative Policy Manual Section 2.2 Fund Balance and Reserve Policies.

9. Adopt Resolution No. 2022-48 amending and approving the City of Belvedere’s Conflict of Interest Code.

10. Approve a revocable license for proposed private improvementsin the City street right-of-way along Bayview Avenue for the property at 25 Bayview Avenue.

12. Approve response to Marin County Grand Jury report titled “Affordable Housing: Time for Collaboration in Marin.”

14. Waive Further Reading and Authorize Introduction and/or Adoption of Resolutions and Ordinances by Title Only (Standard procedural item – no backup information provided).

Items removed from the Consent Calendar for further discussion.

8. Approve the purchase of an all-electric vehicle for the replacement of one police vehicle.

Councilmember Mark requested clarification on the choice of the vehicle. City Manager Zadnik stated that other agencies are purchasing Tesla models, and staff was also favoring the Tesla given the vehicle outfitting options available for law enforcement.

Mayor Wilkinson called for public comment.

Belvedere resident William Rothman asked for clarification on the item.

Seeing no one else wishing to speak, Mayor Wilkinson closed public comment.

MOTION: Move to approve the purchase of an all-electric vehicle for the replacement of one police vehicle.

MOVED: By Mark, seconded by Campbell. Approval was unanimous.

11. Approve the response to Marin County Civil Grand Jury Report regarding a Countywide Approach to Electrifying Marin County Buildings.
4 Mayor Wilkinson called for public comment.

Belvedere resident Claus Lund ceded his time to Carolyn Lund.

Belvedere resident Carolyn Lund stated her concern with the City’s response to the Marin County Grand Jury report.

Seeing no one else wishing to speak, Mayor Wilkinson closed public comment.

MOTION: Move to approve the response to Marin County Civil Grand Jury Report regarding a Countywide Approach to Electrifying Marin County Buildings.

MOVED: By Kemnitzer, seconded by Lynch. Approval was unanimous

13. Adopt Resolution No. 2022-49 Authorizing the Continuation of Teleconference Public Meetings Pursuant to Government Code section 54953(e) (Assembly Bill 361).

Belvedere resident William Rothman stated his support for hybrid meetings with Zoom access.

MOTION: Move to adopt Resolution No. 2022-49 Authorizing the Continuation of Teleconference Public Meetings Pursuant to Government Code section 54953(e) (Assembly Bill 361).

MOVED: By Campbell, seconded by Lynch. Approval was unanimous

INDIVIDUAL CONSENT CALENDAR
Mayor Wilkinson and Councilmember Mark stated for the record that their residences are within 500 feet of the subject property and therefore they must recuse themselves from item 15 and item 16.

MOTION: Move to adopt the Individual Consent Calendar with one motion MOVED: By Kemnitzer, seconded by Campbell. Motion passed.

VOTE: AYES: Campbell, Kemnitzer, and Lynch
NOES: None
ABSENT: None
RECUSED: Wilkinson and Mark
The Individual Consent Calendar consisted of the following Items:

15. Approve a revocable license for 19 Eucalyptus Avenue for improvements in the Eucalyptus Avenue right-of-way.

16. Approve a revocable license for 137 Golden Gate for the Eucalyptus Avenue right-of-way.

PUBLIC HEARING

17. Adopt Resolution No. 2022-50 Approving the designating of the property located at 206 Bayview Avenue as a City of Belvedere Historic Property.

Councilmember Kemnitzer and Councilmember Campbell state for the record that their residences are within 500 feet of the subject property and therefore they must recuse themselves from the item.

Planning Director Borba presented the staff report. There were no questions from Council. 5 Mayor Wilkinson called for public comment, and seeing none, closed public comment.

MOTION: Move to adopt Resolution No. 2022-50 approving the designating of the property located at 206 Bayview Avenue as a City of Belvedere Historic Property.

MOVED: By Lynch, seconded by Mark. Motion passed.

VOTE: AYES: Lynch, Mark, and Wilkinson
NOES: None
ABSENT: None
RECUSED: Kemnitzer and Campbell

ADJOURN
The meeting was adjourned at 8:31 P.M.

THE FOREGOING MINUTES were approved at a regular meeting of the Belvedere City Council on October 10, 2022, by the following vote:

AYES:

NOES:

ABSENT:

RECUSED:

Approve: __________________________
Sally Wilkinson, Mayor
Attest: ________________ Acting City Clerk
AGENDA ITEM NO. : 07

CONSENT CALENDAR BELVEDERE CITY COUNCIL
OCTOBER 10, 2022
To:

From:

Subject:

Mayor and City Council
Robert Zadnik, City Manager
Consider Letter to the California Department of Transportation (Caltrans) and the Metropolitan Transportation Commission (MTC) for Highway 37 interim improvements.

RECOMMENDATION
Authorize Mayor Wilkinson to issue a letter to the California Department of Transportation (Caltrans) and the Metropolitan Transportation Commission (MTC).

DISCUSSION
At the request of Mayor Wilkinson and Councilmember Kemnitzer, Council is being asked to consider issuing the attached letter respectfully urging Caltrans and MTC to consider the compatibility of short-term “interim” traffic solutions when planning for long-range projects aimed at addressing multimodal transportation solutions that are adaptable to flood risk within the Highway 37 corridor.

BACKGROUND
SR 37, a 21-mile vital transportation link in the region connecting four North Bay counties, is extremely vulnerable to flood-related closures due to sea level rise (SLR) and experiences a high level of congestion. Caltrans, MTC, and the four North Bay Area counties are partners in the Resilient SR 37 program working on multiple studies addressing the corridor's critical flooding, SLR, congestion, ecosystem connectivity, and multimodal issues.

The California Department of Transportation (Caltrans) earlier this year released a Draft Environmental Impact Report/Environmental Assessment regarding proposed improvements to SR 37 to alleviate flood risk and chronic traffic congestion. Caltrans has also led the Planning and Environmental Linkages (PEL) Study regarding the future of State Route 37.

Nearly all stakeholders agree that a multi-modal, multi-benefit elevated causeway along the current SR 37 alignment is the "ultimate" project solution, balancing flood risk and congestion management with wetland restoration, and also allowing the opportunity for rail to be adjacent.

While nearly all stakeholders also agree that interim congestion relief is critical as well, Caltrans projects that the "ultimate" project will take some 20 years to plan and build, costing $6 to $8 billion.

CONSENT CALENDAR BELVEDERE CITY COUNCIL
AUGUST 8, 2022

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It is staff’s understanding that Caltrans and MTC are moving to finalize a nearly $500 million 10- mile conventional freeway widening as its preferred interim solution. However, there is concern that a temporary freeway widening will be overtopped by rising sea levels within 15 years and/or does not reconcile with the goal of building the "ultimate" multi-benefit project. Additionally, the new interim freeway would likely need to be demolished for the elevated causeway to function.

With Council’s approval, as Caltrans/MTC moves to finalize next steps regarding certification of the EIR for Highway 37 improvements, staff will issue the attached letter respectfully urging CalTrans/MTC to accelerate the elevated causeway now as the permanent solution and to implement lower cost interim improvements to address congestion and flood risk that are adaptable to the permanent solution.

RECOMMENDATION
Staff recommends that Council consider the attached letter and provide direction to staff, if necessary.

Attachments:
• Letter to Caltrans and MTC.

Assistant to the Cier
October 10, 2022
Tony Tavares, Director
California Department of Transportation (CalTrans)
P.O. Box 942873
Sacramento, CA 94273-001
Therese McMillan, Executive Director
Metropolitan Transportation Commission
Bay Area Metro Center
375 Beale Street, Suite 800
San Francisco, CA 94105-2066
SUBJECT: Highway 37 “interim (B)” solutions
Dear Director Taveres and Executive Director McMillan
As members of the Belvedere City Council, we write to share our views about the “interim (B)” project for Highway 37, which constitutes a critical transportation corridor for residents, families, friends, visitors, city staff and workforce of our community in Southern Marin. It also transects a critical ecosystem that makes Marin and the entire San Francisco Bay region a healthy and vibrant place to live.

We support the ultimate vision of an elevated causeway that will permanently address regular traffic congestion and guard against episodic flooding, while protecting one of the largest tidal wetlands complexes on the West Coast. We understand that your agencies also support this final goal, wisely recognizing that the immediate traffic challenges also offer opportunities for addressing climate adaptation. As your agencies consider the possible solutions before you, we hope the process will avoid short-term mistakes that defeat the long-term solution around which years of stakeholder input has built a strong consensus.

Our main concern is that build-out of the interim plan should not (1) exhaust funds that could be better used to phase the ultimate solution, and should not (2) be structurally incompatible with the ultimate design. To these ends, we urge you to consider a truly “interim” (i.e., temporary) project that can be developed and built efficiently, more cheaply, and with less impact on the land than CITY of BELVEDERE
450 San Rafael Avenue  Belvedere CA 94920-2336
Tel.: 415.435.3838
www.cityofbelvedere.org
one which just adds more fill to widen the current roadway. We urge you to consider the feasibility of accelerating the ultimate causeway in a phased approach to both funding and construction.

Meanwhile, installing a moveable barrier with occasional turnouts can bring traffic relief relatively soon.

We are deeply grateful for the hard work your agencies are doing to address this problem which involves competing issues of current traffic congestion as well as environmental impacts of climate change. It is clear that a solution to the Highway 37 problem is clearly needed; it is equally clear that doing it once is the only way to do it right.

Sincerely
Sally Wilkinson, Mayor, City of Belvedere
Belvedere City Council
AGENDA ITEM NO. : 08

CONSENT CALENDAR BELVEDERE CITY COUNCIL
OCTOBER 10, 2022
To: Mayor and City Council
From: Antony Boyd – Public Works Director
Chris Barry – Associate Engineer
Subject: Award Contract for “2022 Road Maintenance Project” Recommended Motion/Item Description
That the City Council award the construction contract for the “2022 Road Maintenance Project” in the amount of $221,605.45 to Pavement Coatings Company.

Background
In August of 2022, the Public Works Department publicly advertised the 2022 Road Maintenance Project. This work is part of the City’s Street Improvement Program, a 5-year Capital Improvement Program focused on significant investment in the maintenance and repair of Belvedere’s roadways.

The establishment of priority streets and their necessary treatments are outlined in Belvedere’s Pavement Management Technical Assistance Program (P-TAP) Budget Options Report, 2021, a consultant led pavement condition assessment that is performed periodically at a county-wide level. All of the City’s roadways are surveyed and assessed in this effort which occurs once every three years. The work outlined in P-TAP for 2022 includes slurry seal and microsurfacing treatments. In addition, staff identified the need for crack sealing work on the affected roads.

Three competitive bids were submitted by separate construction companies. Upon review of the bids and accompanying certifications, Pavement Coatings Company was deemed the lowest responsive bidder.

Fiscal Impact
$310,000 was earmarked for pavement repairs in the 2022/23 FY Capital Improvement Budget.

The Engineer’s estimate for this project was $253,000. Pavement Coatings Company’s low bid came in at $221,605.45. Pavement Coatings Company will also perform crack sealing on all roads within the “2022 Road Maintenance Project” on a time and materials basis, with a do not exceed limit of $15,000.00, prior to the start of the project. All remaining funds will be allocated towards repairing asphalt base failures and other structural rehab work in the Spring of 2023.

CONSENT CALENDAR BELVEDERE CITY COUNCIL
OCTOBER 10, 2022

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Recommendation
That the City Council award the construction contract for the “2022 Road Maintenance Project” in the amount of $221,605.45 to Pavement Coatings Co.

Attachments

1. Bid Summary

2. Map of Slurry Seal and Microsurfacing Locations (Exhibit from Contract Plans) # Contractor Bid Total
(P-2)
Addenda
(P-3) Bid Bond Signature(P-4)
Contractor Data
(P-4)
1 VSS International $ 328,000.00 YES YES YES YES
2 Dryco $ 255,949.32 YES YES YES YES
3 Pavement Coatings Co. $ 221,605.45 YES YES YES YES
4 5
6 7
8 9
10 Bid Date: Sept. 8th, 2022 11:30am [Eng. Est. $253,000.00 No Addenda as of today's date] Project: 2022 Road Maintenance Project
Bid Opening Summary
Attachment 1
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26 BELLA VISTA

MADRONA BELVEDERE
BEACH

POMANDER WALK

WESTSHORE
OAK
OAK

GOLDEN GATE
BEACH

PINE AVE

GOLDEN GATE
BEACH

BAYVIEW

MADRONA
FERN

MADRONA

GOLDEN GATE

SAN RAFAEL

GOLDEN GATE

TAMALPAIS TAMALPAIS TAMALPAIS

PELICAN POINT

BRITTON

TAMALPAIS

NORTH POINT CL

CLIFF BELVEDERE

BELVEDERE
CREST

BELLA VISTA

BELLA VISTA
TOYON

BAYVIEW

COMMUNITY MALLARD
LAGOON

PENINSULA

BELVEDERE
OAK PL. TEAL
COVE

LAGOON MAYBRIDGE

TIBURON

HILARITA

TIBURON

SAN RAFAEL

SAN RAFAEL
LAGOON

BUCKEYE
OAK

BELVEDERE WY

PENINSULA BARN
BEACH

TIBURON

WINDWARD

EDGEWATER

SAN RAFAEL GOLDEN GATE MARIN

LEEWARD

SAN RAFAEL

SAN RAFAEL
ACACIA

SAN RAFAEL
LAUREL

BAYVIEW BELLA VISTA

GOLDEN GATE
CLIFF

WESTSHORE

EUCALYPTUS
CL

EUCALYPTUS

MALLARD

BIKE PATH

BIKE PATH
300

CITY OF BELVEDERE
2022 SLURRY SEAL &

MICRO-SURFACING

PINE AVE

MICRO-SURFACING

BELLA VISTA AVE (OAK TO TOYON)
GOLDEN GATE AVE(5 CORNERS TO 200

GOLDEN GATE AVE)

NORTH POINT CIRCLE

PINE AVE

TAMALPIAS AVE

TOYON AVE

SLURRY SEAL

EDGEWATER ROAD

SAN RAFAEL AVE (TIBURON

TO LAUREL)

WINDWARD ROAD
Attachment 2
AGENDA ITEM NO. : 09

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022
To: Mayor and City Council
From: Irene Borba, Director of Planning & Building
Reviewed by: Robert Zadnik, City Manager
Subject: Approve revocable license for proposed private improvements in the City street right-of-way along Peninsula Road for the property at 25 Peninsula Road
Recommended Motion/Item Description
That the City Council approve a revocable license agreement for 25 Peninsula Road for existing & new improvements in the Bayview Avenue street right-of-way for concrete driveway apron, walkway to property, and landscaping in the right-of-way.

Background and Findings
On September 20, 2022, the Planning Commission approved Design Review (retroactive) for landscaping & site improvements at the property. The project consists of a redesign of landscaping improvements for the existing house. Most of the previous planting and hardscape around the house has already been removed, including the existing bulkhead and rip rap wall on the northeast side of the existing dock. This is the reason for the retroactive nature of the project.

The new landscape design consists of new bluestone paving, new plantings, including low water use planting in the city right of way and a deck at the rear of the house made of IPE wood decking materials. Two firepits are proposed for the new deck. Landscape lighting is also proposed. The lighting as shown on the plans are low landscaping lighting fixtures and step lighting. The Commission also recommended Council approval of the requested Revocable License for the improvements in the city right-of-way.

A review of city records indicates there are no Revocable Licenses on file for the subject property.

Compliance with Administrative Policy Manual Section 272.05, Revocable Licenses In accordance with Section 272.05 of the City’s Administrative Policy Manual, a revocable license for private use of the excess street right-of-way may be granted at the discretion of the City Council when there is some benefit to the public, provided that any proposed encroachment into the rightof-way complies with the design review requirements of Title 20 of the Belvedere Municipal Code.

The existing & proposed improvements conform to the Administrative Policy Manual for revocable licenses.

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 2 ends

The Belvedere Administrative Policy Manual provides that the City Council may grant a revocable license for the private use of excess right-of-way if there is some public benefit and based on a list of factors. (Administrative Policy No. 11.7.) Here, staff recommends that the Council approve a revocable license for the existing & proposed improvements pursuant to the administrative policy because there is a public benefit, and the factors are satisfied, as indicated in italics below. a. Where necessary to provide pedestrian or vehicular access from private property to the adjacent public street;
There is an existing driveway apron to provide vehicle access to property as well as a walkway to provide pedestrian access over city property to residence. 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;
The proposed new vegetation helps to soften and screen the property along the street and improves the aesthetic qualities of the streetscape. Said landscaping will not significantly impede public views from what currently exists or infringe on the privacy of neighboring properties.
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; Not applicable.
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; There are no retaining walls proposed in the right of way. e. Where appropriate to validate already existing private improvements in the public right-ofway 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; The existing improvements include, a concrete driveway, and walkway to access residence.

The project is proposing new landscaping in the public right-of-way. A Revocable License is necessary to shift potential liability for injury and damages to the private property owner. f. Where necessary to protect or enhance public safety; Not applicable.
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.

Not applicable as no street-level refuse area is proposed with this project.

Additionally, the Administrative Policy further states that “Where fencing is proposed on City property, with the exception of where said fencing would be located on a very steep slope and

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 3 ends

would serve as a safety measure for vehicles and pedestrians said fencing should normally be avoided as this effectively turns public property into private property and potentially creates the unwanted image of a “tunnel effect” along our city streets. Fences and other similar barriers, including landscaping, that enclose public property for private use should be avoided.” No fencing is proposed in the public right-of-way.

Public Benefit
The project benefits the public, as these proposed improvements will enhance the aesthetic appeal of the property frontage and will the driveway apron and walkway provide access to the property.

The proposed landscaping will provide screening of the home, as well as creating visual interest of the property.

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 otherwise be devoted to bringing a revised license and staff report to the City Council, along with issuing, recording, and archiving a new license agreement.

Recommended Action
That the City Council approve a new/updated revocable license agreement for existing & proposed improvements for 25 Peninsula Road as part of the Consent Calendar.

Attachments

1. Draft license agreement with attached exhibit.

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. 2022.07
ASSESSOR'S PARCEL NO.: 060-072-04
ADDRESS: 25 Peninsula Road, Belvedere, California 94920 OWNER: Trygve Liljestrand
DATE ISSUED: October 10, 2022
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:
concrete driveway apron, walkway to property 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.

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 Revocable License No. 2022.07

Page 2 ends

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 are now null and void.

Issued by direction of the City Council of the City of Belvedere pursuant to action taken at its meeting of October 10, 2022.
_______________________________________
Robert Zadnik, City Manager
The foregoing License is accepted and its terms
and conditions are agreed to:
_________________________________________
Trygve Liljestrand, Licensee

AGENDA ITEM NO. : 10

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022
To: Mayor and City Council
From: Samie Malakiman, Associate Planner
Reviewed By: Irene Borba, Director of Planning and Building Robert Zadnik, City Manager
Amy Ackerman, City Attorney
Subject: Revocable license for proposed private improvements in the City street rightof-way along Windward Road for the property at 28 Windward Road Recommended Motion/Item Description
That the City Council review and approve a revocable license agreement for 28 Windward Road for new & existing improvements in the 28 Windward Road right-of-way for: new Driveway, Sidewalk, and Landscaping.

Background and Findings
Proposed encroachment on City property – 28 Windward Road – APN 060-021-37. The attached license agreement requires the property owner to assume liability and maintenance responsibilities for:

New Driveway, Sidewalk, and Landscaping
Background of current application
On May 18, 2021, the Planning Commission approved Design Review for a remodel and addition to the residence at 28 Windward Road. The project received Planning Commission approval for a variance from side yard setback requirements the following month on June 15, 2021. As a project condition of approval, the applicant is required to obtain a Revocable License for all previous and proposed improvements within the public right-of-way.

A review of city records indicates that there is no existing Revocable License for the property.

Existing Improvements
• Driveway
• Concrete slab
• Landscaping
• Sidewalk

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 2 ends

Proposed Improvements in the Britton Avenue Right of Way • Driveway
• Concrete slab
• Landscaping
• Sidewalk
Compliance with Administrative Policy Manual Section 272.05, Revocable Licenses In accordance with Section 11.7 of the City’s Administrative Policy Manual, 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 existing & proposed improvements conform to the Administrative Policy Manual for revocable licenses.

Landscaping will include five Birch trees (24” boxes).
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 proposes to replace an existing driveway with a new driveway that will lead to the existing two-car garage. The garage is not in the right-of-way and will provide parking for the homeowners.

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 3 ends

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;
There are no new retaining walls proposed in the right of way. e. Where appropriate to validate already existing private improvements in the public rightof-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; The existing improvements include: concrete driveway, sidewalk, concrete slab, and landscaping. The project is proposing to upgrade relevant frontage including concrete driveway, landscaping, sidewalk, and concrete slab. A Revocable License is necessary to shift potential liability for injury and damages to the private property owner. f. Where necessary to protect or enhance public safety; The project will enhance public safety by providing updated frontage and streetscape improvements.
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.

Not applicable as no street-level refuse area is proposed with this project.

Additionally, the Administrative Policy states that “Where fencing is proposed on City property, with the exception of where said fencing would be located on a very steep slope and would serve as a safety measure for vehicles and pedestrians, said fencing should normally be avoided as this effectively turns public property into private property and potentially creates the unwanted image of a “tunnel effect” along our city streets. Fences and other similar barriers, including landscaping, that enclose public property for private use should be avoided.” Not applicable as no fencing is proposed within the public right-of-way.

The proposed landscaping will provide screening of the home and create new visual interest. The improvements would not impede pedestrian access along the public sidewalk.

Future improvements
The license covers any future improvements within the revocable license area that 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 11.7, 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

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 4 ends

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 be retained in perpetuity to memorialize the exact structures approved by the city within the license area. This will save considerable staff time that would otherwise be devoted to bringing a revised license and staff report to the City Council, along with issuing, recording, and archiving said agreement.

Recommended Action
That the City Council approve a revocable license agreement for existing & proposed improvements for 28 Windward Road as part of the Consent Calendar.

Attachments
a. Draft license agreement with attached exhibit.
b. Revocable License Application.
c. Google Street View
d. Planning Commission approved 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. 2022-08
ASSESSOR'S PARCEL NO.: 060-021-37
ADDRESS: 28 Windward Road, Belvedere, California 94920
OWNER: Fernando and Gloria Cruz
DATE ISSUED: October 10, 2022
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 Licensee’s own cost and expense, to encroach temporarily upon the adjoining land owned by the City of Belvedere (hereinafter referred to as "Premises") for the following purpose:

Driveway, Sidewalk, and Landscaping.

The Planning Commission approved these improvements on May 18, 2021, and a more specific description of the improvements can be found in the approved plans. This license shall cover any future improvements within the revocable license area which receive design review approval from the Planning Commission or Planning staff and which meet one or more of the criteria adopted by City Council resolution for the granting of revocable licenses.

A legal description of the Premises is attached hereto as Exhibit A and incorporated herein by reference.

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

1. Licensee shall save and hold the City harmless 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. All work performed pursuant to this License shall comply with the City of Belvedere Municipal Code, including, without limitation, Title 13.

3. 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 or Planning staff and further agrees to maintain the same at all times in good condition and repair, all at Licensee’s sole cost and expense.

Attachment A
Revocable License No.2022-08

Page 2 ends

4. To the extent this License authorizes the erection or installation of any infrastructure improvements that 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.

5. If Licensee shall fail to comply with the terms and conditions of this License, the City Manager at his sole discretion may immediately terminate and revoke this License by mailing or delivering written notice thereof to Licensee at the address hereinabove stated.

6. This License does not convey an exclusive right to use the Premises. Licensee shall not restrict access by the public and/or by adjacent property owners to the licensed area.

7. 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.

8. Notwithstanding any other provision herein, 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.

9. 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.

10. 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.

11. The Licensee shall deliver this license to any successor in interest to the above-described land.

12. 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 unless or until revoked by the City.

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

14. Any previous revocable licenses issued to this property are now null and void.

Issued by direction of the City Council of the City of Belvedere pursuant to action taken at its meeting of October 10, 2022.

Robert Zadnik, City Manager
The foregoing License is accepted and its terms
and conditions are agreed to:

Fernando and Gloria Cruz, Licensee
Exhibit A
Project Address: :28 WJAJJ)IVIJ12D ~

APPLICATION FOR REVOCABLE LICENSE

CITY OF BELVEDERE
450 SAN RAFAEL AVE • BELVEDERE, CA 94920-2336
PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG Date~UG 0 3 ?02Z Rec'd. by: }\JU1 Amount: ____ _ Receipt No.: _____ _ PafcieyMm.B.:::.. el:....: v.:::.. e-=- de.::.:r.:::.. e __________ _ Zone: _____________ ___ City property to be encroached upon:---------------------- Address of Property: 2 g W I JJ} WARt> R 1:>
J3EL\JE\:>S~E CA q4920
Type of City Property to Be Encroached Upon (e.g., street right-of-way, view easement, tide lot):
...STREe:[
Reco~OwnerclProperty:_~_E_R_~_A_M_b_O_A_~_D __ G_L_o_~_l_n __ C_R_U_~---------- Mailing 28 WJ.NJ>ti)Afli) 'Rl> Daytime Phone:

Address: 13E"L\JE'Dt:iZE c~ '14-C,Zv Fax: --- ~----------- Email: _ _ __ _
Owner's Representative: ftrlC/flrfeT /1101/IJ#AIJD S/J DR I EH Mailing I G ll-r$. .SJ x K'oA b EL.D G IJ Daytime Phone:

Address: SVJTE G Fax:-----------------
:SAV.SfJLfTO ('IJ 949fS Email:

Description of Encroachment Requested and Its Purpose (include list of private improvements, both exis_ting and proposed, that will encroach onto public property):--------------- f\JJ:I..c) StDEwtllt:. To Rs.eLpcc. f5"i.JSTIAJ6 o..u,
• Applicants, please attach a scale diagram showing your property line and the encroachments. FOLLOW INSTRUCTIONS ON PAGE 3
Revocable License Application • Page 1 of 7 • City of Belvedere U:\Pianning\Pianning Fonns\PLANNING FORMS - LATEST EDITION\ WordVersions\APPLICA TION FOR REVOCABLE LICENSE REV 9-15-14.docx Attachment B
Project Address: 28 t..tJ JJJD ~JI)£/> RJ.)
IMPORTANT! This application will first be reviewed by the City Staff and/or Planning Commission. If the application successfully passes this review, a revocable license agreement will be drawn up by City Staff and a formal recommendation will be made to the City Council to approve it. The property owner(s) will need to sign the agreement document and have the signature(s) acknowledged by a notary public or the Deputy City Clerk before the agreement can be ratified by the City Council. A specimen copy of the revocable license agreement is attached for your information. THE OWNER'S

FAILURE TO EXECUTE THE AGREEMENT WILL PREVENT THE ISSUANCE OF ANY BUILDING PERMIT ASSOCIATED WITH THE LICENSE.

I, the undersigned owner of the property herein described (or owner representative, as authorized by completion of a Statement of Ownership and Designation of Representative), hereby make application for the revocable license requested, and I hereby certify that the facts, statements and information presented herein and in the attached exhibit(s) are true and correct to the best of my knowledge and belief
1 understand that the contents of this document are a Public Record.

Name:

Signature:~
G Uf2.11J I. Cev
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~
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Date: A V (, V S 7 .3 2t? 22..

Revocable License Application • Page 2 of 7 • City of Belvedere U:\Planning\Planning Fonns\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICA TION FOR REVOCABLE LICENSE REV 9-15-14.docx Attachment C
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AGENDA ITEM NO. : 11

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022
To: Mayor and City Council
From: Samie Malakiman, Associate Planner
Reviewed By: Irene Borba, Director of Planning and Building Robert Zadnik, City Manager
Amy Ackerman, City Attorney
Subject: Revocable license for proposed private improvements in the City street rightof-way along Lagoon Road for the property at 68 Lagoon Road Recommended Motion/Item Description
That the City Council review and approve a revocable license agreement for 68 Lagoon Road for new & existing improvements in the 68 Lagoon Road right-of-way for: new Driveway, Sidewalk, and Landscaping.

Background and Findings
Proposed encroachment on City property – 68 Lagoon Road – APN 060-063-17. The attached license agreement requires the property owner to assume liability and maintenance responsibilities for:

New Driveway, Sidewalk, Curb and Gutter, and Landscaping Background of current application
On September 20, 2022, the Planning Commission approved Design Review and Demolition permit to demolish an existing residence and construct a new FEMA compliant, single-story residence at 68 Lagoon Road. The Commission unanimously approved the project and raised no concerns or objections to the proposed public right-of-way improvements on 68 Lagoon Road.

The Commission agreed the project conforms Municipal Code Chapter 13.04 and Section

19.48.100 and to the requirements in the Administrative Policy Manual for Revocable Licenses.

A review of city records indicates that there is no existing Revocable License for the property.

Existing Improvements
• Driveway
• Landscaping
• Sidewalk/Curb/Gutter

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 2 ends

Proposed Improvements in the Britton Avenue Right of Way • Driveway
• Landscaping
• Sidewalk/Curb/Gutter
Compliance with Administrative Policy Manual Section 272.05, Revocable Licenses In accordance with Section 11.7 of the City’s Administrative Policy Manual, 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 existing & proposed improvements conform to the Administrative Policy Manual for revocable licenses.

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;
The project proposes to remove five trees (6-inch dia., 15 ft tall) and install new landscaping. The landscaping will help soften and screen the property along the street and will improve the aesthetic qualities of the streetscape. Said landscaping will not significantly impede public views from what currently exists or infringe on the privacy of neighboring properties. Landscaping will include 6-foot tall Coffeeberry, Germander, and Purple Sage.
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 proposes to replace an existing driveway with a new driveway that will lead to a new two-car garage. The garage is not in the right-of-way and will provide parking for the homeowners.

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 3 ends

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;
There are no new retaining walls proposed in the right of way. e. Where appropriate to validate already existing private improvements in the public rightof-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; The existing improvements include: concrete driveway, sidewalk; curb and gutter, and landscaping. The project is proposing to upgrade relevant frontage including curb/gutter, curb ramp, driveway approach, and ADA compliant sidewalks to conform with the Marin County Uniform Construction Standards. New landscaping is proposed as well. A Revocable License is necessary to shift potential liability for injury and damages to the private property owner.
f. Where necessary to protect or enhance public safety; The sidewalk improvements will enhance public safety by providing updated frontage improvements in conformance with the Marin County Uniform Construction Standards. 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.

Not applicable as no street-level refuse area is proposed with this project.

Public Benefit
The project benefits the public, as these proposed improvements will enhance the aesthetic appeal of the property frontage and will provide safer pedestrian access with a sidewalk that is up to Marin County Uniform Construction Standards. The proposed landscaping will provide screening of the home and create visual interest. The improvements would not impede pedestrian access along the public sidewalk.

Future improvements
The license covers any future improvements within the revocable license area that receive staff or Planning Commission design review approval, and which meet one or more of the criteria for

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 4 ends

approval of revocable license listed in the City’s Administrative Policy Manual, Policy 11.7, 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 be retained in perpetuity to memorialize the exact structures approved by the city 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 a revocable license agreement for existing & proposed improvements for 68 Lagoon Road as part of the Consent Calendar.

Attachments
a. Draft license agreement with attached exhibit.
b. Revocable License Application.
c. Site Plan and Landscape Plan
d. Plans approved by the Planning Commission
e. Google Street view of Existing Property
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. 2022-09
ASSESSOR'S PARCEL NO.:

ADDRESS:

OWNER:

DATE ISSUED:
060-063-17
68 Lagoon Road, Belvedere, California 94920
Red Riding Hood Cabin LLC
October 10, 2022
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 Licensee’s own cost and expense, to encroach temporarily upon the adjoining land owned by the City of Belvedere (hereinafter referred to as "Premises") for the following purpose:

New Driveway, Sidewalk, Curband Gutter, and Landscaping.

The Planning Commission approved these improvements on September 20, 2022 and a more specific description of the improvements can be found in the approved plans. This license shall cover any future improvements within the revocable license area which receive design review approval from the Planning Commission or Planning staff and which meet one or more of the criteria adopted by City Council resolution for the granting of revocable licenses.

A legal description of the Premises is attached hereto as Exhibit A and incorporated herein by reference.

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

2. All work performed pursuant to this License shall comply with the City of Belvedere Municipal Code, including, without limitation, Title 13.

Attachment A
Revocable License No.2022-09

Page 2 ends

6. This License does not convey an exclusive right to use the Premises. Licensee shall not restrict access by the public and/or by adjacent property owners to the licensed area.

11. The Licensee shall deliver this license to any successor in interest to the above-described land.

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

14. Any previous revocable licenses issued to this property are now null and void.

Issued by direction of the City Council of the City of Belvedere pursuant to action taken at its meeting of October 10, 2022.

Robert Zadnik, City Manager
The foregoing License is accepted and its terms
and conditions are agreed to:

Red Riding Hood Cabin LLC, Licensee
J OVEN

J DISPOSAL
(E) ROLLED CURB LAGOON RD
(E) SIDEWALK

PROPERTY LINE

DASHED BLACK LINE INDICATES

PROPOSED BUILDING EXTENTS

DASHED RED LINE INDICATES (E)

BUILDING EXTENTS
68 LAGOON RD
APN: 060-063-17
(E) PLANTING, TO

BE REPLACED
(N) CONCRETE
PAVING
(E) CONCRETE

PAVING, TO BE

REPLACED WITH
(N) PLANTINGS
(E) CONCRETE

DRIVEWAY TO BE

REMOVED,

SHOWN DASHED
(E) PLANTING TO BE

REPLACE W/ (N)

CONCRETE DRIVEWAY,

SHOWN DASHED
(N) CONCRETE PAVING
& DRIVEWAY APRON
(E) TREES TO BE (E) PLANTING

REMOVED
68 LAGOON RD
BELVEDERE, CA 94920
APN: 060-063-17 PROJECT NO. 21.035
DATE: 05/20/22

REVOCABLE LICENSE
EXHIBIT "A"

EXHIBIT A
1/16" = 1'-0" 1

REVOCABLE LICESNSE EXHIBIT A
Exhibit A
Project Address:_____________________________
Revocable License Application • Page 1 of 7 • City of Belvedere U:\Planning\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR REVOCABLE LICENSE REV 9-15-14.docx

APPLICATION FOR REVOCABLE LICENSE

CITY OF BELVEDERE
450 SAN RAFAEL AVE • BELVEDERE, CA 94920-2336
PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

FOR STAFF USE ONLY
Date: ______________ Rec’d. by: _______ Amount: ___________ Receipt No.:

Parcel No.: Zone:

City property to be encroached upon:

TO BE COMPLETED BY APPLICANT
Address of Property:

Type of City Property to Be Encroached Upon (e.g., street right-of-way, view easement, tide lot):

Record Owner of Property:

Mailing ________________________________ Daytime Phone:

Address: ________________________________ Fax:
________________________________ Email:

Owner’s Representative:

Mailing ________________________________ Daytime Phone:

Address: ________________________________ Fax:
________________________________ Email:

Description of Encroachment Requested and Its Purpose (include list of private improvements, both existing and proposed, that will encroach onto public property):

 Applicants, please attach a scale diagram showing your property line and the encroachments. FOLLOW INSTRUCTIONS ON PAGE 3
68 Lagoon Rd. Belvedere, CA 94920 Red Riding Hood Cabin LLC 336 Bon Aire Center #221 Greenbrae, CA 94904

k
Street right-of-way
The proposed project includes the
demolition of an existing single family residence, and the construction of a new FEMA compliant single family residence in its place. Demolition and relocation of an existing driveway, between the property line and the sidewalk, is proposed as part of the new residence. Additionally, removal of existing trees and replacement with new landscaping is proposed in the portion of the existing driveway that is to be removed. 68 Lagoon Rd. Belvedere, CA 94920 Kelly Lawson 336 Bon Aire Center #221 Greenbrae, CA 94904

k
DocuSign Envelope ID: 3DCECCCD-C1D7-4DFF-8E5F-561B5FEF1C41 Attachment B
Project Address:_____________________________
Revocable License Application • Page 2 of 7 • City of Belvedere U:\Planning\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR REVOCABLE LICENSE REV 9-15-14.docx IMPORTANT! This application will first be reviewed by the City Staff and/or Planning Commission. If the application successfully passes this review, a revocable license agreement will be drawn up by City Staff and a formal recommendation will be made to the City Council to approve it. The property owner(s) will need to sign the agreement document and have the signature(s) acknowledged by a notary public or the Deputy City Clerk before the agreement can be ratified by the City Council. A specimen copy of the revocable license agreement is attached for your information. THE OWNER’S

FAILURE TO EXECUTE THE AGREEMENT WILL PREVENT THE ISSUANCE OF ANY BUILDING PERMIT ASSOCIATED WITH THE LICENSE.

I, the undersigned owner of the property herein described (or owner representative, as authorized by completion of a Statement of Ownership and Designation of Representative), hereby make application for the revocable license requested, and I hereby certify that the facts, statements and information presented herein and in the attached exhibit(s) are true and correct to the best of my knowledge and belief
I understand that the contents of this document are a Public Record.

Signature:

Name: __
Date:________________________
68 Lagoon Rd. Belvedere, CA 94920 Stephen Sutro (Owner's Representative) DocuSign Envelope ID: 3DCECCCD-C1D7-4DFF-8E5F-561B5FEF1C41 5/25/2022
J OVEN

J DISPOSAL
(E) ROLLED CURB LAGOON RD
(E) SIDEWALK

PROPERTY LINE

DASHED BLACK LINE INDICATES

PROPOSED BUILDING EXTENTS

DASHED RED LINE INDICATES (E)

BUILDING EXTENTS
68 LAGOON RD
APN: 060-063-17
(E) PLANTING, TO

BE REPLACED
(N) CONCRETE
PAVING
(E) CONCRETE

PAVING, TO BE

REPLACED WITH
(N) PLANTINGS
(E) CONCRETE

DRIVEWAY TO BE

REMOVED,

SHOWN DASHED
(E) PLANTING TO BE

REPLACE W/ (N)

CONCRETE DRIVEWAY,

SHOWN DASHED
(N) CONCRETE PAVING
& DRIVEWAY APRON
(E) TREES TO BE (E) PLANTING

REMOVED
68 LAGOON RD
BELVEDERE, CA 94920
APN: 060-063-17 PROJECT NO. 21.035
DATE: 05/20/22

REVOCABLE LICENSE
EXHIBIT "A"

EXHIBIT A
1/16" = 1'-0" 1

REVOCABLE LICESNSE EXHIBIT A

OHP OHP OHP OHP OHP OHP OHP OHP

BELVEDERE LAGOON

LAGOON RD

DASHED BLACK LINE

INDICATES PROPOSED

BUILDING EXTENTS
1 PROPOSED
PATIO

PROPERTY LINE

SETBACK

PROPERTY LINE

DASHED RED LINE

INDICATES (E)

BUILDING EXTENTS
ENTRY
COURT

SIDE COURT

APPROXIMATE LOACTION OF EXISTING RESIDENCE
66 LAGOON RD
APN: 060-063-25
FLAT ROOF O/ 1 STORY

APPROXIMATE LOACTION OF

EXISTING RESIDENCE
70 LAGOON RD
APN: 060-063-18
LOW SLOPE ROOF O/ 1 STORY (R) SETBACK 5' - 0"
(N) SETBACK
5' - 0"
75' - 0"
-6' - 6" (4.5')
110' - 9 7/8"
93' - 3 1/4"
A
0' - 0"
0' - 0" (11.0')
0' - 0"
DN
DN
DN DN
2 FFE = -0' - 3" (11.0')

EXISTING DRIVEWAY
3 4
5 4
7 7
5 (N) SETBACK
5' - 5 1/4"
(N) SETBACK
5' - 5 1/4"
68 LAGOON RD
APN: 060-063-17
2' - 2"
(R) SETBACK
6 (E) SETBACK
5' - 5 1/4"
8 10
9 11
12 9
9 DOG RUN
1 1
4 12
-2' - 1 1/4" (8.95')
-2' - 3 1/4" (8.73')
-1' - 9 3/4" (9.18')
T.O.W. -4' - 10 1/2" (6.125')
T.O.W. -4' - 4" (6.67')
33' - 9 1/4" (R) SETBACK
31' - 2 3/8" (N) SETBACK
51' - 3 1/8" (R) SETBACK
38' - 2 3/4" (N) SETBACK
14 13 13 12

SIDE YARD
15 -1' - 9 5/8" (9.2')
14 14
16 5'-0"6'-0"7'-0"8'-0"
8% SLOPE
8% SLOPE
2% SLOPE
17 (3'-0" MIN)
3' - 8 1/2"
0' - 8"

FROM (E) BULKHEAD
15' - 0" SETBACK
18 PROPOSED DRIVEWAY WIDTH
20' - 0"
R.O.W.
5' - 7 3/4"
19 TO FACE OF STEEL CANOPY
26' - 0 1/2"
20 1
1 1
1 1
21 1
FRONT YARD SETBACK = 5'-0" PER 19.24.050
BUILDING HEIGHT <15'-0" W/ IN 40'-0" OF FRONT LOT LINE
1 T.O. UNIT 3' -1' - 9 5/8" - 9"

SITE PLAN GENERAL NOTES

1. FOR REQUIRED PARKING SPACES, SEE FLOOR PLAN SHEET DR 2.1

PROJECT TRUE

SITEPLAN KEYNOTES

PROPERTY LINE

SITEPLAN LEGEND

SETBACK LINE

PROPOSED BUILDING EXTENTS

EXISTING BUILDING EXTENTS

WOOD FENCE

PLANTING AREA

CONCRETE

LANDSCAPE PAVER
(N) DECIDUOUS TREE

WOOD DECK
(E) TREE TO BE REMOVED
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/16/2022 10:13:16 AM
A1.0

PROPOSED SITE
PLAN
68 LAGOON RD
BELVEDERE, CA 94920
1/8" = 1'-0" 1

PROPOSED SITE PLAN
NO. NOTE
1 (E) EDGE OF STREET PAVEMENT
2 (E) ROLLED GUTTER
3 (E) SIDEWALK
4 (E) TREES AND PLANTING TO BE REMOVED AND REPLACED
5 (E) NEIGHBOR FENCE TO BE RELOCATED/REBUILT AT PROPERTY LINE. 6 (E) OVERHEAD LINES
7 HORIZONTAL CLAD WOOD FENCE ON CONCRETE CURB WALL, 6' MAX

ABOVE EXISTING GRADE
8 (N) PLANTINGS IN GRADED LANDSCAPE
9 NEW CONCRETE SEATWALL AT BULKHEAD
10 FACE OF (E) BULKHEAD. TO BE REPLACED
11 (E) DOCK TO BE RESURFACED
12 EXTERIOR CONCRETE STAIR 7-3/4" MAX RISE, 10" MIN RUN, HANDRAIL @ 34-38" ABOVE NOSING, TYP.
13 HORIZONTAL-CLAD WOOD FENCE AND GATE
14 STEEL SITE GATE
15 (N) CONCRETE DRIVEWAY
NO. NOTE
16 STEEL PLANTER PER LANDSCAPE
17 HEAT PUMP / AC UNITS. DAIKIN FIT OR SIMILAR. UNITS TO BE INSTALLED NOT CLOSER THAN 3-FEET TO PROPOERTY LINE AND NOT TO EXCEED 4-FEET ABOVE GRADE. UNIT OPERATIONAL NOISE OUTPUT NOT TO EXCEED 55 DECIBELS.
18 HIGH WATER LINE OCCURS AT FACE OF BULKHEAD. HIGH WATER ELEVATION IS 4'-0" ABOVE NAVD88 ZERO ELEVATION.
19 (N) CONCRETE DRIVEWAY IN PUBLIC R.O.W. CONCRETE FINISH TO MATCH ADJACENT PAVING AT R.O.W.
20 EXTENT OF STEEL CANOPY ABOVE
21 (N) 18" REMOVABLE BENCH SEATING WITH INTEGRAL STORAGE. SITE

FURNISHING
1 DR SET 5.20.22
1 DR SET-REV 1 8.15.22
Attachment C
FFE = 11'-0''
EL = +/- 9'-0''

P R O P E R T Y L I N E

EXISTING FURNISHING ZONE

EXISTING SIDEWALK

EXISTING ROLLED GUTTER

P R O P E R T Y L I N E

P R O P E R T Y L I N E
MAIN
HOUSE
11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED)

DRIVEWAY
OL
LU
LU
LU
LU
LU
LU
LU
LU
LO
LO
LO
LO
LO
LO
LO
LO

FG FG FG FG FG FG FG FG FG FG FG FG FG FG FG

FG FG FG ED FG FG FG ED FG FG FG ED FG FG FG
LB
LB
LB
LB
LB
LB
LB
LB
LB
LB

RH RH RH CI

RH RH RH RH RH CI
VE
VE
VE
VE
LO LO
LO LO
LO LO
LO LO
LO LO
LO LO
LO LO
LO LO
LO
LO
ES
ES
ES
AC
AC
AC
ES
ES
ES
AC
AC
TE TE
CY
TE
TE
TE
TE TE
LO
LO
LO
TE
LO
LO
LO

SA SA SA MU MU MU
RH RH
VE
VE
VE
CF
CF CF
CF
CF CF
CF
CF CF
CF
CF
CF
CF
CF
CF CF
CF
CF CF
CF
CF CF
CF
CF
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
MEME
ME
ME
ME

LO LO LO LO

LO LO LO CF

LO LO LO LO

LO LO LO LO LO LO

LO LO LO LO LO

LO LO LO LO

LO LO LO LO
LO
LO

LO LO LO
LO
LO
LO
LO LO
LO
LO
VE
VE
LO
LO
LO LO

LO LO LO

LO LO LO
LO LO

LO LO LO LO
LO LO
LO LO

LO LO LO

LO LO LO
LO
LO
LO
LB
LO
LO
LO
LO
LO
LO
LO
LO
LO LO
LO
LO
LO
LO
TE
TE
TE
TE
TE
TE
TE
TE
SA
SA
SA
SA
RH
RH
RH
LO
LO
LO
LO
LO
LO
LO
LO
LO
LO
LO
LO
CF
CF
CF
CF
CF
CF
AG
ED
ED
ED
ED
ED
ED
ED
ED
ED
RH
VE
ME
ME
MEME
ME ME
ME
ME
ME ME
ME
ME ME
ME
ME
PH
PH
PH
PH
AA
AA
AA
CF
CF
CF
LO
AA
LO
ME ME
AB
AB
AB
CF
AG
AG
AG AB
AB
LO
AG
AG
AG
CF
ME
ME
ME
ME
ME
ME
LO
LO
LO
CY
CY
CY
CY
CY
CY
CY
CF
CF
ED
ED
ED
ED
ED
ED
ED
ED
ED
ED
ED
ED TE
TE
AB
CF LO
ES
ES ES
LO
AG
VE
VE

AC AC LO
CF
ES
ES
LO LB
LB LO
ED LO
ME

LO ME ED ED
ED
ME
AG LO
LO
LO
CF
AC ES
ES ES
ED
ED
ED
ME
CF
LO
CF AC
VE VE
VE
CL
LO LO
LO
CI
RH
ED
ED
ED
ED
CY
ME
ME
ME
ED
ED
CY
CF CF
OL
CY
ME
ME
ME
ME
380 SF

SEDUM BLEND

MODULE / TRAYS

VEGETABLE BOX
42 SF

UTILITY

SIDE YARD

DOG RUN

ARTIFICIAL TURF

STORAGE
BENCH
480 SF

SEDUM BLEND

MODULE / TRAYS
MAIN
HOUSE

P R O P E R T Y L I N E

P R O P E R T Y L I N E
TE
TE
CF
AG
CF
AB
AB
AG
AC
AC AC
AC
AC AC
AC AC
AC
AC AC
AC
AC AC
AC
AC AC
AC
LO
AC
AC AC
AC
AC
AC
AC
AC AC
LO
AC
AC
CF
ED
TRUE
NORTH

PROJECT
NORTH
20 MAY, 2022
L5.01 68 LAGOON RD
DESIGN
REVIEW
05/ 20/ 22 BOXLEAF DESIGN 2 7 3 0 B R O A D W A Y R E D W O O D C I T Y , C A 6 5 0 . 3 6 2 . 3 7 5 5 B O X L E A F D E S I G N . C O M 18" HIGH STORAGE BENCH.
(REMOVABLE SITE

FURNISHING)
AGENDA ITEM NO. : 12

CONSENT CALENDAR BELVEDERE CITY COUNCIL
OCTOBER 10, 2022
To: Mayor and City Council
From: Jason Wu, Chief of Police
Subject: Lexipol Updates: July through September 2022
Recommended Motion/Item Description
Adopt the resolution accepting the recent update(s) to the Belvedere Police Department Policy Manual (Lexipol).

Background
Pursuant to Section 20.7.1 of the City of Belvedere Administrative Policy Manual, the Belvedere Police Department (BPD) Policy Manual is incorporated into the Administrative Policy Manual of the City of Belvedere by reference. Changes to the Belvedere Police Policy Manual recommended by the City’s public safety risk management consultant (Lexipol) and approved by the Chief of Police shall be implemented on an interim basis and reported to the City Council concurrent with the next quarterly report by the Chief of Police to City Council. Per Policy Section 20.7.1, such changes will, in the ordinary course of business, be ratified by Council at that meeting. In the event that Council expresses significant concern about any BPD policy or change thereto, the Mayor may establish an ad hoc committee to consult with the Chief of Police and report back to the full Council with its recommendation. The BPD will continue to implement any pending changes until such report is made and Council makes a final decision on the matter.

There is no fiscal impact associated with the incorporation of the Police Policy Manual into the Administrative Policy Manual.

Recommendation
Staff recommends that the City Council adopt the attached Resolution ratifying the most recent Lexipol updates.

Attachments
• Resolution with changes to the Belvedere Police Manual included as Exhibit A.

CITY OF BELVEDERE
RESOLUTION NO. 2022-50

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELVEDERE

RATIFYING LEXIPOL POLICE DEPARTMENT POLICY MANUAL UPDATES ______________________________________________________________________ WHEREAS, Belvedere Administrative Policy Manual section 20.7.1 provides that updates and changes to the Belvedere Police Policy Manual recommended by the City’s public safety risk management consultant, Lexipol, and approved by the Chief of Police, are to be ratified by the City Council in the ordinary course of business; and
WHEREAS, Administrative Policy Manual section 20.7.1 further provides that said Police Policy Manual updates shall be reported to the City Council by the Chief of Police on a quarterly basis and submitted for Council ratification; and
WHEREAS, at its regularly scheduled meeting on October 10, 2022, the Chief of Police presented the Police Department’s Quarterly Update to the City Council, which included changes and updates to the Police Policy Manual as recommended by Lexipol and approved by the Chief of Police; and
WHEREAS, the City Council desires to ratify said Police Policy Manual updates; and WHEREAS, the Police Policy Manual updates herein are not a “project” under the California Environmental Quality Act.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Belvedere that the updates and changes to the Belvedere Police Policy Manual are hereby ratified as set forth in “Exhibit A”.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Belvedere on October 10, 2022, by the following vote:

AYES:

NOES:

ABSENT:

RECUSED:

APPROVED:___________________________
Sally Wilkinson, Mayor
ATTEST:______________________________
Acting City Clerk
Resolution No. 2022-50
Belvedere City Council

Page 2 ends

EXHIBIT A
A. Updates to Lexipol Policy 207 – License to Carry a Firearm This policy has been updated to address the U.S. Supreme Court decision New York State Rifle & Pistol Association v. Bruen (2022), which hold that any “good cause” requirement for the issuance of Carry Conceal Weapon (CCW) permit is unconstitutional.

Changes to this policy include:
• “Good cause” requirements or references have been deleted in QUALIFIED

APPLICANTS, PHASE ONE (TO BE COMPLETED BY ALL
APPLICANTS), PHASE TWO, REVOCATION OF LICENSE, and
LICENSE RENEWAL.

Unrelated to the U.S. Supreme Court decision, additional changes include:
• In ISSUED FIREARMS PERMITS, a Knowledge Management System (KMS) formatting error has been corrected.
• Serial commas have been added in updated sections.

B. Updates to Lexipol Policy 1000 – Recruitment and Selection This policy has been updated because REG TEXT 593448 amended law relating to background reports, and required information and findings related to bias to be included in the background report that references the Background Investigation Dimensions and Bias Assessment Framework as described in the POST Background Investigation Manual. Changes to this policy include:
• DOCUMENTING AND REPORTING has been updated to include the new requirement.

FLOORPLAN EXERCISE 2.4.2021

NEW OPTION
68 LAGOON RD SUPPLEMENTAL DIAGRAM - PLANTING SCHEDULE WITH MATURE PLANT SIZES

T R E E S
SYMBOL QUANTITY SIZE BOTANICAL NAME COMMON NAME WATER USE MATURE SIZE (HxW) NOTES OL 2 36" BOX OLEA EUROPAEA 'SWAN HILL' 'SWAN HILL' OLIVE TREE LOW 25' x 25' MULTI-TRUNK; FRUITLESS CL 1 24" BOX CITRUS LEMON 'MEYER IMPROVED' IMPROVED MEYER LEMON MEDIUM 8-10' x 6-8' SEE PLAN

P E R E N N I A L S / G R A S S E S / S H R U B S
AA 4 15 GAL AGAVE ATTENUATA FOX TAIL AGAVE LOW 3-4' x 3-4' PLANT 42"O.C. AB 8 5 GAL AGAVE 'BLUE FLAME' 'BLUE FLAME' AGAVE LOW 3-4' x 3-4' PLANT 30"O.C. AC 38 1 GAL ACHILLEA MILLEFOLIUM 'SONOMA COAST' WHITE YARROW LOW 1-2' x 2' PLANT 18"O.C. AG 11 1 GAL AGAVE 'BLUE GLOW' 'BLUE GLOW' AGAVE LOW 1-2' x 2-3' PLANT 24"O.C. CI 3 1 GAL CISTUS X PULVERULENTUS 'SUNSET' MAGENTA ROCKROSE LOW 2-3' x 3-6' PLANT 48"O.C. CF 48 1 GAL CALAMAGROSTIS FOLIOSA MENDOCINO REED GRASS LOW 1.5' x 2' PLANT 24"O.C. CY 12 1 GAL COTYLEDON ORBICULATA VAR. OBLONGA 'FLAVIDA' FINGER ALOE LOW 1-2' x 3-4' PLANT 24"O.C. ED 38 1 GAL ECHEVERIA DERENBERGII PAINTED LADY BABY ECHEVERIA LOW 3-4" x 1-2' PLANT 18"O.C. ES 14 1 GAL ECHIBECKIA SUMMERINA ORANGE ECHIBECKIA MEDIUM 1.5' x 1.5' PLANT 18"O.C. FG 27 1 GAL FESTUCA GLAUCA BLUE FESCUE LOW 1' x 1' PLANT 12"O.C. LB 13 1 GAL LOTUS BERTHELOTTI PARROT'S BEAK LOW/ MEDIUM 8-12" x 1-2' PLANT 24"O.C. LO 155 1 GAL LOMANDRA BABY BREEZE EVERGREEN BABY MAT RUSH LOW 1-2' x 1-2' PLANT 24"O.C. LU 8 1 GAL LAURUS NOBILIS SWEET BAY LOW 10-30' x 10-20' PLANT 60"O.C. ME 57 1 GAL MELINIS NERVIGLUMIS RUBY GRASS MEDIUM 1-2' x 1-2' PLANT 12"O.C. MU 4 1 GAL MUHLENBERGIA DUBIA PINE MUHLY LOW 2-3' x 2-3' PLANT 36"O.C. PH 4 1 GAL PHORMIUM TENAX 'BRONZE BABY' RED-BRONZE NEW ZEALAND FLAX LOW 4-6' x 3-5' PLANT 36"O.C. RH 15 1 GAL RHAMNUS CALIFORNICA 'MOUND SAN BRUNO' COFFEEBERRY LOW 6' x 6' PLANT 48"O.C. SA 7 1 GAL SALVIA LEUCOPHYLLA 'POINT SAL SPREADER' PURPLE SAGE LOW 1-2' X 10-12' PLANT 48"O.C. SE 860 SF TRAY SEDUM BLEND - LOW 2-3" X 12" MODULES/ TRAYS TE 20 1 GAL TEUCRIUM CHAMAEDRYS GERMANDER LOW 1' X 2' PLANT 30"O.C. VE 16 1 GAL VERBENA CANADENSIS 'HOMESTEAD' ROSE VERBENA LOW 10" X 2-3' PLANT 30"O.C.

P L A N T I N G S C H E D U L E

1. ALL LANDSCAPE PLANS SHALL CONFORM TO LOCAL LANDSCAPE GUIDELINES, APPLICABLE CODES, ORDINANCES AND LAWS. 2. CONTRACTOR SHALL STOP WORK AND IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT IF UTILITY LOCATIONS OR CONDITIONS REQUIRE DEVIATION FROM PROPOSED PLANS. 3. PLANTING LAYOUT SHALL BE REVIEWED WITH LANDSCAPE ARCHITECT IN THE FIELD PRIOR TO DIGGING PLANT PITS. ALL PLANT MATERIAL SHALL BE ON SITE AND IN CONTAINERS, AS SPECIFIED, AND IN GENERAL LOCATION SHOWN ON PLANS, PRIOR TO SITE VISIT BY LANDSCAPE ARCHITECT.

4. CONTRACTOR TO VERIFY PLANT COUNT QUANTITIES ON PLAN PRIOR TO BIDDING & ORDERING PLANTS. CONTRACTOR IS RESPONSIBLE FOR INSPECTING PLANT MATERIAL UPON DELIVERY, AND REJECTING ANY PLANTS DEEMED IN UNACCEPTABLE CONDITION. AS CONTRACTOR WILL BE WARRANTING PLANTS FOR DURATION OF MAINTENANCE PERIOD. SEE "WARRANTY" BELOW. 5. PERCOLATION TEST: A COMPREHENSIVE PERCOLATION TEST SHALL BE PERFORMED PRIOR TO CONSTRUCTION AND PLANTING. DIG TREE AND SHRUB HOLES, FILL WITH WATER, NOTE LENGTH OF TIME FOR WATER TO DRAIN. IF ANY HOLES TAKE LONGER THAN 24 HOURS TO DRAIN, FLAG THOSE HOLES AND NOTIFY LANDSCAPE ARCHITECT.

6. SOIL ANALYSIS: CONTRACTOR TO PERFORM A COMPLETE SOIL PARTICLE SIZE ANALYSIS, SOIL CHEMISTRY ANALYSIS, MICRO-NUTRIENT ANALYSIS, AND RECOMMENDATIONS FOR ORGANIC SOIL AMENDMENT AND PLANTING BACKFILL MIX. ANALYSIS AND RECOMMENDATIONS TO BE OBTAINED FROM WAYPOINT ANALYTICS, A&L SOIL LAB, OR OTHER LABORATORY APPROVED BY LANDSCAPE ARCHITECT. NOTE: REQUEST A COMPLETE ANALYSIS, WITH ORGANIC RECOMMENDATIONS. 7. SOIL PREPARATION & AMENDMENTS: NOTE: ALL AMENDMENTS SHALL BE FROM OMRI CERTIFIED ORGANIC SOURCES AND PRODUCED BY A US COMPOSTING COUNCIL SEAL OF TESTING ASSURANCE PARTICIPATING COMPOSTER. EXCAVATE A PLANTING HOLE SLIGHTLY SHALLOWER AND 2 TO 3 TIMES THE WIDTH OF THE ROOT BALL OR CONTAINER. SET THE ROOT BALL ON FIRM SOIL SO THAT THE TOP OF THE ROOT BALL WILL SIT SLIGHTLY HIGHER THAN THE FINAL GRADE. TYPICAL AMENDMENTS IN ADDITION TO SOIL ANALYSIS RECOMMENDATIONS: TREES, SHRUBS, PERENNIALS, & VINES: ORGANIC COMPOST MIXED WITH EXISTING SITE SOIL BLENDED IN A 1 COMPOST TO 3 SOIL RATIO, PLACE AROUND ROOTBALL DURING BACKFILLING.

MYCORRHIZAE - APPLY 2-3 TBSP. PER INCH OF STEM CALIPER DIRECTLY TO PLANT ROOTS, OR IN PREPARED TRANSPLANT HOLE. VEGETABLE & FLOWER BEDS - MIXED INTO POTTING SOIL: COMPOST SHALL BE UNIFORMLY APPLIED OVER THE PLANTING AREA AT AN AVERAGE DEPTH OF 2 INCHES. INCORPORATE UNIFORMLY TO A DEPTH OF 6 TO 8 INCHES INTO TOPSOIL. MYCORRHIZAE - MIX 2 LBS PER 100 SQFT OF APPLY 1 TSP PER ROW FOOT WHEN SEEDING, OR ¼ TSP DIRECTLY ON TRANSPLANT ROOTS. WATER THOROUGHLY DURING AND AFTER PLANTING. COMPOST TO BE DIESTEL STRUCTURED COMPOST OR APPROVED EQUAL. MYCORRHIZAE TO BE "DOWN TO EARTH - ROOT GROWTH ENHANCER" OR APPROVED EQUAL. 8. COMPACTED SOILS: SPOT TREAT BY LOOSENING SOIL TO 18 INCH DEPTH WHERE NECESSARY. DO NOT ROTOTILL. CAREFULLY INCORPORATE SOIL AMENDMENT TO MINIMIZE SOIL STRUCTURE DEGRADATION. GRADE AS PER PLANS OR AS DIRECTED BY LANDSCAPE ARCHITECT. PROCEED AS DIRECTED BELOW FOR NON-COMPACTED SOILS. 9. NON-COMPACTED SOILS: IF AVAILABLE, SPREAD PREVIOUSLY STOCKPILED TOPSOIL TO ACHIEVE FINISHED GRADE ELEVATIONS AS PER PLANS. AMEND EXISTING SOIL AS SPECIFIED ABOVE, USING

CERTIFIED ORGANIC COMPOST WHICH WAS PRODUCED BY A US COMPOSTING COUNCIL SEAL OF TESTING ASSURANCE PARTICIPATING COMPOSTER, AND OTHER CERTIFIED ORGANIC AMENDMENTS AT THE QUANTITIES RECOMMENDED. FLOAT AREAS TO A SMOOTH, UNIFORM GRADE. ENSURE THAT RUNOFF DOES NOT RUN TOWARDS BUILDING FOUNDATION. FINISH GRADE ADJACENT TO ANY HARDSCAPE ELEMENTS IS TO BE 4 INCHES BELOW TOP OF ELEMENT - CURB, SIDEWALK, ETC. TO ALLOW FOR 3 INCHES OF MULCH. SECURE FINISH GRADE APPROVAL PRIOR TO PLANTING.

10. IMPORT TOPSOIL (IF REQUIRED) IDEALLY, TOPSOIL FROM THE SITE CAN BE STOCKPILED FOR REUSE ON SITE. IF NO SITE SOIL IS AVAILABLE, USE LYNGSO 'TOP SOIL' (www.lyngsogarden.com) OR APPROVED EQUAL. IMPORT SOIL SHALL BE AMENDED AS DIRECTED IN NOTE #4. IF IMPORT SOIL CONTAINS 6% ORGANIC MATTER, THEN AMENDING MAY NOT BE NEEDED. WHERE PLANTING AROUND

EXISTING PLANTS, ON STEEP HILLSIDES OR IN OTHER AREAS WHERE ENTIRE BEDS ARE NOT BEING NEWLY PLANTED, SOIL PREPARATION AND PLANTING SHALL BE PERFORMED IN INDIVIDUAL PLANTING HOLES. PLANTING HOLES SHALL BE TWICE THE DIAMETER OF THE PLANT CONTAINER (3X FOR TREES), AND SHALL BE AS DEEP AS THE CONTAINER, MINUS 2 INCHES. ADD AMENDMENTS AS PER ABOVE TO EACH PLANTING HOLE. 11. PLANTING: LAYOUT OF PLANT MATERIAL IS TO BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. GENTLY ROUGHEN ROOTBALLS ON SIDES AND BOTTOM OF PLANT TO LOOSEN ALL ROOTS PREVIOUSLY AGAINST SIDES OF POT. IF ANY EVIDENCE OF ROOT GIRDLING IS VISIBLE, PLANT SHALL BE REJECTED. PLACE PLANTS IN HOLES SO THAT CROWN OF ROOT BALL IS 2 INCHES ABOVE FINISH GRADE. 12. TREES: STAKE ONLY IF NECESSARY, WITH TWO STAKES PER TREE AND ARBOR TIES. ALIGN STAKES AT 90 DEGREES TO DIRECTION OF PREVAILING WIND.

13. WEED CONTROL/SHEET MULCHING: REMOVE ALL WEEDS AND OTHER UNDESIRABLE PLANTS. WHERE WEEDS COVER 25% OR MORE OF AREA, OR WHERE NEW PLANTING IS TO BE PLANTED OVER INVASIVE GROUND COVER, APPLY SHEET MULCHING. COVER BARE SOIL OR COMPOST (SEE PLANTING, ABOVE), WITH TWO LAYERS OF RECYCLED CARDBOARD PER DIRECTIONS BELOW.

14. SHEET MULCHING: AFTER THE 5 GALLON AND LARGER PLANT MATERIALS HAVE BEEN PLANTED THE SHEET MULCH SHALL BE INSTALLED. CUT CARDBOARD AROUND PLANTS 5 GALLON OR LARGER, LEAVING A HOLE THE DIAMETER OF THE POT SIZE. BOXED PLANTS OR TREES SHOULD BE CLEAR OF CARDBOARD FOR THE DIAMETER OF A 15 GALLON POT AROUND THE CROWN. IF CONTRACTOR WISHES TO SHEET MULCH PRIOR TO PLANTING 1 GALLON PLANTS, CONTRACTOR MAY DO SO WITH APPROVAL OF LANDSCAPE ARCHITECT.

A MINIMUM OF TWO LAYERS OF 100% RECYCLED B FLUTE CARDBOARD AS A BIODEGRADABLE WEED BARRIER TO THE ENTIRE PLANTING AREA, COMPLETELY COVERING ALL EXISTING SOIL AND VEGETATION. WET CARDBOARD WHILE APPLYING TO PREVENT IT FROM BLOWING AWAY. SHEETS OF CARDBOARD SHALL OVERLAP A MINIMUM OF 8", AND CARDBOARD SHALL ABUT DIRECTLY AGAINST EDGE OF PAVEMENT, CURBS, BOULDERS & OTHER HARDSCAPE ELEMENTS. CARDBOARD SHALL BE APPLIED TO THE EDGE OF INSTALLED PLANT ROOT BALLS WITHOUT COVERING ANY PART OF THE TOP OF THE ROOT BALL/ROOT CROWN AREA. EXCESS CARDBOARD SHALL BE FOLDED UNDER ITSELF WHEN ABUTTING AGAINST HARDSCAPE OBJECTS OR ROOT CROWN AREAS, AS OPPOSED TO BEING CUT, TO AVOID EXCESSIVE CARDBOARD SCRAPS. THIS FOLDING UNDER PROCESS IS GREATLY AIDED WHEN THE CARDBOARD IS WET. ALL CARDBOARD SCRAPS SHALL REMAIN SEPARATED FROM OTHER CONSTRUCTION DEBRIS AND SHALL BE DEPOSITED AT A LOCAL RECYCLING FACILITY. APPLY COMPOST AND MULCH OVER CARDBOARD. 15. MULCH: ALL PLANTING AREAS ARE TO RECEIVE 3-INCH MINIMUM THICKNESS OF SITE GENERATED CHIPS. LANDSCAPE ARCHITECT OR OWNER SHALL COORDINATE WITH ARBORIST TO PROVIDE CHIPS. IF ALTERNATIVE OR ADDITIONAL MULCH IS DESIRED, USE WM EARTH CARE'S "MONTEREY DUNE NATURAL" MULCH (www.wmearthcare.com) OR LYNGSO'S 'WOOD CHIPS' MULCH (www.lyngsogarden.com). MULCH SHALL BE APPLIED OVER CARDBOARD OR COMPOST AS SPECIFIED IN WEED CONTROL, ABOVE. USE CHIPPINGS FROM PLANTS CUT OR REMOVED ON SITE AND STOCKPILED, CONSULT L.ARCH PRIOR TO CHIPPING. NO INVASIVE OR INFECTED PLANT MATERIAL SHALL BE USED. ROOT COLLAR TO BE KEPT CLEAR OF MULCH MIN. 2" FROM COLLAR.

P L A N T I N G N O T E S

9.19.2022
U.B.C.

UNEXC.

UNF.

U.O.N.

V.C.T.

VEN.

VERT.

VEST.

V.I.F.

VOL.

W/
W.C.

WD.

W./D.

W.H.

W/O
W.P.

W.P.M.

WT.

W.R.

W.W.M.

W.W.F.
uniform building code
unexcavated
unfinished
unless otherwise noted
vinyl compostion tile
veneer
vertical
vestibule
verify in field
volume
west or washer
with
wood
washer / dryer
water heater
without
work point
waterproof membrane
weight
water resistant
welded wire mesh
welded wire fabric
joist
joint
laminate
lavatory
pound
light fixture
linear
line
light
machine
maintenance
material
maximum
mechanical
membrane
metal
manufacturer
minimum
mirror
miscellaneous
masonry
mounted
mullion
new
north
not in contract
number
nominal
not to scale
owner
overall
obsure
on center
outside diameter
office
opening
opposite
pole
paper backed wire lath
perimeter
pacific gas & electric company
plate
plastic laminate
plaster
plywood
panel
paint
pair
per square inch
point
pressure treated
painted
quarry tile
existing to be removed
riser
return air
radius
roof drain
recessed
reference
reflected
refrigerator
register
reinforced
removable
required
resilient
retaining
revision,revised,reversed
room
rough opening
redwood
rain water leader
south
see architectural drawings
solid core
see civil engineering drawings
schedule
soap dispenser/dish
section
separation
service
shelf
sprinkler head
shower
sheet
sheathing
similar
sliding
see landscape drawings
see mechanical drawings
see plumbing drawings
specification
square
stainless steel
station
stainless steel
see structural drawings
standard
steel
stone
storage
structural
suspended
sheet vinyl
shear wall
symmetrical
system
tread
top of curb
telephone
tempered
JST.

JT.

LAM.

LAV.

LB.

LT.FIXT
LIN.

LN.

LT.

MACH.

MAINT.

MAT.

MAX.

MECH.

MEMB.

MTL.

MFR.

MIN.

MIR.

MISC.

MSRY.

MTD.

MUL.
(N)
N.

N.I.C.

NO.OR#
NOM.

N.T.S.

O.A.

OBS.

O.C.

O.D.

OFF.

OPNG.

OPP.

PBWL
PERIM.

PG & E
PL.

P.LAM.

PLAS.

PLYWD.

PNL.

PNT.

PR.

P.S.I
PT.

P.T.

PTD.

Q.T.
(R)
R.

R.A.

RAD.

R.D.

REC.

REF.

REFL.

REFR.

REG.

REINF.

REMOV.

REQ'D.

RESIL.

RET.

REV.

RM.

R.O.

RWD.

R.W.L.

S.A.D.

S.C.

S.C.E.D.

SCHED.

S.D.

SECT.

SEP.

SERV.

SH.

S.H.

SHR.

SHT.

SHTG.

SIM.

SL.

S.L.D.

S.M.D.

S.P.D.

SPEC.

SQ.

S.S.

STA.

ST.STL.

S.S.D.

STD.

STL.

STN.

STOR.

STRUCT.

SUSP.

S.V.

S.W.

SYM.

SYS.

T.O.C.

TEL.

TEMP.
and
angle
at
pound or number
plus or minus
anchor bolt
air conditioning
area drain
adjustable
above finish floor
aggregate
alternate
aluminum
approximate
architectural
butcher block
board
bituminous
building
block
blocking
beam
bottom of
building paper
brick
between
centerline
cabinet
cement
ceramic
control joint
ceiling
caulking
closet
clear
concrete masonry unit
clean out
column
concrete
condition
connection
construction
continuous
copper
carpet
center
cold water
dryer
double
department
detail
diameter
dimension
dispenser
down
door
dry standpipe
dishwasher
drawing
drawer
east
existing
each
expansion joint
elevation
electrical
emergency
enclosure
electrical panel board
equal
equipment
existing
expansion
exterior
fire alarm
forced air unit
floor drain
fire extinguisher cabinet
finish
fixture
floor
flashing
fluorescent
face of concrete
face of finish
face of masonry
face of plywood
face of studs
fireproof
frame
fiberglass reinforced panel
foot or feet
furring
future
gas outlet
gauge
galvanized
grab bar
garbage disposal
general
ground fault interrupter
glass
ground
gas outlet
grade
galvanized sheet metal
gypsum
hose bibb
hollow core or handicapped
head
header
hanger
&
<
@
#
±
A.B.

A.C.

A.D.

ADJ.

A.F.F.

AGGR.

ALT.

ALUM.

APPROX.

ARCH.

B.B.

BD.

BITUM.

BLDG.

BLK.

BLKG.

BM.

B.O.

B.P.

B.R.

BTWN.

CAB.

CEM.

CER.

C.J.

CLG.

CLKG.

CLOS.

CLR.

C.M.U.

C.O.

COL.

CONC.

COND.

CONN.

CONSTR.

CONT.

CPR.

CPT.

CTR.

C.W.

DBL.

DEPT.

DET.

DIA.

DIM.

DISP.

DN.

DR.

D.S.P.

D.W.

DWG.

DWR.

E.
(E)
EA.

E.J.

ELEV.

ELEC.

EMER.

ENCL.

E.P.B.

EQ.

EQUIP.

EXST.

EXP.

EXT.

F.A.

F.A.U.

F.D.

F.E.C.

FIN.

FIXT.

FL.

FLASH.

FLUOR.

F.O.C.

F.O.F.

F.O.M.

F.O.PLY
F.O.S.

F.P.

FR.

F.R.P.

FT.

FURR.

FUT.

GA.

GALV.

G.B.

G.D.

GEN.

G.F.I.

GL.

GND.

G.O.

GR.

G.S.M.

GYP.

H.B.

H.C.

HD.

HDR.

HGR.
terrazzo
tongue & groove
thick
through
to match existing
toe nailed
top of concrete
top of plate
top of plywood
top of wall
television
typical
TER.

T & G
THK.

THRU.

T.M.E.

T.N.

T.O.C.

T.O.P.

T.O.PLY
T.O.W.

T.V.

TYP.
hollow metal
horizontal
hour
handrail
height
hot water heater
inside diameter
inch
insulation
interior
intermediate
H.M.

HORIZ.

HR.

H.R.

HT.

H.W.H.

I.D.

IN.

INSUL.

INT.

INTER.

W.
water closet or wall covering
T.

R.C.P. reflected ceiling plan
CHIM chimney
P.I.P. poured in place
PAC pacific
Room name
101
150 SF
1 101 (E)
200B (E)
Name
Elevation
1 A101
SIM
A101
1 Ref
1Ref
1 Ref
1Ref
0 A101
1 SIM

ROOM NAME

WALL TYPE

DOOR TYPE
WINDOW
TYPE
RCP

ELEVATION

FINISH FLR

ELEVATION

ELEVATION
DAUTM

SECTION
DETAIL

ELEVATION

INTERIOR

ELEVATION
COLUMN

GRIDLINE
A101
1 Ref
1Ref
1 Ref
1Ref
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/15/2022 8:25:51 PM
G0.1
COVER SHEET 68 LAGOON RD BELVEDERE, CA 94920
SITE DATA:

BUILDING DATA:

APPLICABLE BUILDING CODES: 1.
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA FIRE CODE (CFC)
2019 GREEN BUILDING CODE
2019 CALIFORNIA ENERGY CODE

2. AND ALL APPLICABLE FEDERAL, STATE, COUNTY, AND ALL LOCAL AMENDMENTS TO THE ABOVE CODES.

TYPE OF CONSTRUCTION: TYPE V-B
SPRINKLER PROTECTION: FULLY SPRINKLERED (DEFERRED SUBMITTAL) OCCUPANCY TYPE / USE: R-3 / SINGLE FAMILY RESIDENCE
PROPERTY ID: 060-063-17
ZONING DISTRICT: R-1L
NO. OF OCCUPIED FLOORS: 1
NO. OF STORIES: 1
NO. OF BASEMENTS: 0

PROJECT DIRECTORY
OWNER:

RED RIDING HOOD CABIN LLC
336 BON AIR CENTER #221
GREENBRAE, CA 94904
ARCHITECT:

SUTRO ARCHITECTS
1055 POST STREET
SAN FRANCISCO, CA 94109
415.956.3445

STEPHEN SUTRO
[email protected]

JOHN SIMENIC
[email protected]

MAX TASCHEK
[email protected]
CONTRACTOR:

HACHMAN CONSTRUCTION
3100 KERNER BLVD, SUITE U
SAN RAFAEL, CA 94901
415.256.9810

TIM HACHMAN
[email protected]
STRUCTURAL ENGINEER:

HOLMES
235 MONTGOMERY ST. SUITE 1250
SAN FRANCISCO, CA 94104
415.796.7108

DENNY KWAN
[email protected]

OLIVER TILL
[email protected]
SURVEYOR:

MUIR CONSULTING, INC
139 CHURCH AVE
OAKDALE, CA 95361
209.845.8630

JACK SMITH
[email protected]
CIVIL ENGINEER:

TARNOFF ENGINEERING
1442A WALNUT ST. #428
BERKELEY, CA 94709
415.279.5996

MICHAEL TARNOFF
[email protected]
GEOTECHNICAL ENGINEER:

MURRAY ENGINEERS, INC.
935 FREMONTAVENUE
LOS ALTOS, CA 94024
650.218.5171

ANDREW SCAVULLO
[email protected]
LANDSCAPE ARCHITECT:

BOXLEAF DESIGN
2730 BROADWAY
REDWOOD CITY, CA 94062
650.362.3755

SARAH WARTO
[email protected]

BARYUTH SPADAFORE
[email protected]

SITE & BUILDING DATA
PROJECT NAME: 68 LAGOON
PROJECT TYPE: NEW CONSTRUCTION, SINGLE FAMILY RESIDENTIAL PROJECT ADDRESS: 68 LAGOON RD, BELVEDERE, CA 94920
DESCRIPTION OF WORK: DEMOLITION OF AN EXISTING SINGLE FAMILY HOME UNDER SEPARATE PERMIT.

CONSTRUCTION OF NEW ONE-STORY SINGLE FAMILY HOME

WITH ATTACHED TWO-CAR GARAGE, VEGETATED ROOF, ON
SITE RAINWATER COLLECTION SYSTEM. ROOF MOUNTED PV
SYSTEM UNDER SEPARATE PERMIT.

SITE WORK INCLUDES A NEW DRIVEWAY, LANDSCAPE

IMPROVEMENTS, AND THE REPLACEMENT OF EXISTING

BULKHEAD AND DOCK ALONG THE LAGOON
68 LAGOON RESIDENCE
68 LAGOON RD. BELVEDERE, CA 94920

SHEET INDEX

VICINITY MAP/SITE PLAN
SITE
2,414 SF

EXISTING SF PROPOSED SF
FLOOR AREAS:
2,414 SF / 6,776 SF = 35.6%

EXISTING SF PROPOSED SF
FLOOR AREA RATIOS:
2,976 SF / 6,776 SF = 43.9%

EXISTING SF PROPOSED SF
BUILDING COVERAGE RATIOS:

EXISTING SF PROPOSED SF
PERVIOUS VS. IMPERVIOUS:

IMPERVIOUS

PERVIOUS
148 ( ALL NEW FILL)

FILL OFF-HAUL
GRADING IN CUBIC YARDS:
52 2 SPACES (GARAGE)

EXISTING PROPOSED
PARKING:
2 SPACES (GARAGE)
SETBACKS:

FRONT YARD

REAR YARD

SIDE YARDS
BUILDING HEIGHT: EXISTING: 10'-4" (BFE + 1'-0")
WILD URBAN INTERFACE: NO
MAX. ALLOWABLE HEIGHT: 22' - 0" MAX (MEASURED FROM BFE + 1'-0") 5'-0"
15'-0"
5'-0"
LOT AREA: 6,776 SF (MEASURED FROM (E) BULKHEAD)
CUT
52 PROPOSED: 15'-0" (BFE +1'-0")
PROJECT CALCS. FOR PARCEL 060-063-17:
3,203 SF / 6,776 SF = 47.2% 3,086 SF / 6,776 SF = 45.5% 2,811 SF
4,843 SF
2,786 SF
4,868 SF

ALLOWABLE
50% LOT AREA = 3,388 SF
2,976 SF
ALLOWABLE *
50% LOT AREA = 3,388 SF
5' - 0"
5' - 4 1/4"
VARIES; 15' - 0" MIN

FROM (E) BULKHEAD

REQUIRED EXISTING PROPOSED
2'-2" (@ GARAGE)
VARIES; 15'-0" MIN

FROM (E) BULKHEAD
5'-0"

ABBREVIATIONS
FLOOD ZONE: ZONE AE (EL 10) BASE FLOOD ELEVATION: 10'-0" AVERAGE SLOPE: 5.0%
DR SET 8.15.22DR SET 5.20.22

SHEET NUMBER SHEET NAME

GENERAL
■ G0.1 COVER SHEET
G0.2 GENERAL NOTES
G0.3 TITLE 24
G0.4 TITLE 24
G0.5 TITLE 24
G0.6 GREEN POINT RATED CHECKLIST
CIVIL
■ C0.0 SITE SURVEY
■ C1.0 COVER SHEET
■ C2.0 PRELIMINARY GRADING PLAN
■ C3.0 IMPERVIOUS SURFACES COVER - EXIST & PROPOSED
■ C4.0 PRELIMINARY EROSION & SEDIMENT CONTROL PLAN

LANDSCAPE
■ L0.00 PROPOSED LANDSCAPE SITE PLAN
■ L5.00 PLANTING NOTES & LEGEND
■ L5.01 PROPOSED PLANTING PLAN
■ L6.00 LANDSCAPE IRRIGATION PLAN
■ L6.01 LANDSCAPE IRRIGATION LEGEND
■ L6.02 LANDSCAPE IRRIGATION DETAILS
■ L6.03 LANDSCAPE IRRIGATION DETAILS
■ L6.04 LANDSCAPE IRRIGATION DETAILS
■ L6.05 LANDSCAPE IRRIGATION DETAILS
■ L6.06 LANDSCAPE IRRIGATION NOTES
■ L6.07 LANDSCAPE IRRIGATION CALCULATIONS
■ L6.08 LANDSCAPE HYDROZONE PLAN
■ L7.00 LANDSCAPE LIGHITNG SCHEDULE & SPECS
■ L7.01 LANDSCAPE PROPOSED LIGHTING PLAN

ARCHITECTURAL
■ A1.0 PROPOSED SITE PLAN
■ A1.1 PROPOSED STORY POLE PLAN
■ A1.2 SITE PHOTOS
■ A1.5 PROPOSED RENDERING & MATERIALITY
■ A1.6 PROPOSED RENDERING & MATERIALITY
A2.1 FOUNDATION PLAN
■ A2.2 PROPOSED FLOOR PLAN
■ A2.3 PROPOSED ROOF PLAN
A3.1 LEVEL 1 - REFLECTED CEILING PLAN
A3.2 LEVEL 1 - ELECTRICAL PLAN
A3.3 LIGHTING, ELECTRICAL AND MECHANICAL NOTES. LIGHTING SCHEDULE ■ A4.0 EXISTING ELEVATIONS
■ A4.1 PROPOSED ELEVATIONS
A4.3 ELEVATIONS - PROPOSED COURTYARD & PARTIALS
■ A4.5 PROPOSED SECTIONS
A4.10 WALL SECTIONS
A4.11 WALL SECTIONS
A4.12 WALL SECTIONS
A4.13 WALL SECTIONS
■ A6.1 WINDOW SCHEDULE
■ A6.2 DOOR SCHEDULE
■ A6.5 LIGHITNG SCHEDULE
A7.1 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.2 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.3 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.4 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.5 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.6 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.7 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.8 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.9 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.10 ENLARGED PLANS & INTERIOR ELEVATIONS
A7.11 ENLARGED PLANS & INTERIOR ELEVATIONS
■ A8.1 EXTERIOR DETAILS
2 SPACES (8' X 18')

REQUIRED
SITE AREA: 7,654 SF
* PER 19.52.050

SYMBOLS LEGEND
1 1
DR SET 5.20.22
1 DR SET-REV 1 8.15.22
Attachment D
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 5/25/2022 10:36:34 AM
C0.0
SITE SURVEY 68 LAGOON RD BELVEDERE, CA 94920
DESIGN
REVIEW
5/20/22
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 05/18/2022 68 LAGOON RD BELVEDERE, CA Prepared under the Direction of:
1442 A Walnut St. #428
Berkeley, CA 94709
415.279.5996
www.tarnoffengineering.com
RCE 48596
Michael L. Tarnoff
No. C 48596
EXP. 06/30/2024
Exp. 06/30/2024

DESIGN REVIEW
05/20/2022
D.R. RESUBMITTAL
08/15/2022

DESIGN REVIEW PLANS
FOR
68 LAGOON ROAD

BELVEDERE, MARIN COUNTY, CALIFORNIA
C1.0

COVER SHEET
FFE = 11'-0'' EL = +/- 9'-0'' P R O P E R T Y L I N E

P R O P E R T Y L I N E

P R O P E R T Y L I N E
LIVING
ROOM

BEDROOM

KITCHEN

READING
NOOK
DINING
ROOM
(N) DECK

ON (E) DOCK VEGETABLE BOX

PLANTERBENCH
PA
PA
PA
WATER

FEATURE

RAMP PLANTER
SIDE

COURTYARD
(N)

DOG RUN

ARTIFICIAL TURF
OFFICE
SLOPE
PA
SLOPE
24'' H PLANTER

A/C A/C
18'' H LANDING 6R 6R

STORAGE
BOX
BENCH
BBQ
GRILL
PLANTER, 24'' H

OUTDOOR
DINING
PA
PA PA

PRIMARY

BEDROOM
MAIN
HOUSE
GARAGE
PA
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 05/18/2022 68 LAGOON RD BELVEDERE, CA Prepared under the Direction of:
1442 A Walnut St. #428
Berkeley, CA 94709
415.279.5996
www.tarnoffengineering.com
RCE 48596
Michael L. Tarnoff
No. C 48596
EXP. 06/30/2024
Exp. 06/30/2024

DESIGN REVIEW
05/20/2022
D.R. RESUBMITTAL
08/15/2022
N0
SCALE FEET 5 10
1" = 5
C2.0

PRELIMINARY

GRADING PLAN

GREEN ROOF

SELF-TREATMENT
AREA, DMA-1
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 05/18/2022 68 LAGOON RD BELVEDERE, CA Prepared under the Direction of:
1442 A Walnut St. #428
Berkeley, CA 94709
415.279.5996
www.tarnoffengineering.com
RCE 48596
Michael L. Tarnoff
No. C 48596
EXP. 06/30/2024
Exp. 06/30/2024

DESIGN REVIEW
05/20/2022
D.R. RESUBMITTAL
08/15/2022
N0

SCALE FEET
10 20
1 IN = 10
C3.0

IMPERVIOUS

SURFACES
COVER,

STORMWATER

CONTROL PLAN
FFE = 11'-0'' EL = +/- 9'-0'' P R O P E R T Y L I N E

P R O P E R T Y L I N E

P R O P E R T Y L I N E
LIVING
ROOM

BEDROOM

KITCHEN

READING
NOOK
DINING
ROOM
(N) DECK

ON (E) DOCK VEGETABLE BOX

PLANTERBENCH
PA
PA
PA
WATER

FEATURE

RAMP PLANTER
SIDE

COURTYARD
(N)

DOG RUN

ARTIFICIAL TURF
OFFICE
SLOPE
PA
SLOPE
24'' H PLANTER

A/C A/C
18'' H LANDING 6R 6R

STORAGE
BOX
BENCH
BBQ
GRILL
PLANTER, 24'' H

OUTDOOR
DINING
PA
PA PA

PRIMARY

DESIGN REVIEW
05/20/2022
D.R. RESUBMITTAL
08/15/2022
N0
SCALE FEET 5 10
1" = 5
C4.0

PRELIMINARY

EROSION &

SEDIMENT

CONTROL PLAN
FFE = 11'-0''
EL = +/- 9'-0''

P R O P E R T Y L I N E

EXISTING FURNISHING ZONE

EXISTING SIDEWALK

EXISTING ROLLED GUTTER

P R O P E R T Y L I N E

P R O P E R T Y L I N E
(N) DECK

ON (E) DOCK

VEGETABLE BOX

PLANTERBENCH
PA
PA
PA
+11.0 TS
WATER

FEATURE
RAMP

PLANTER
(N) SIDE

COURTYARD
(N)

DOG RUN

ARTIFICIAL TURF
SLOPE
PA
SLOPE
24'' H

PLANTER

A/C A/C
18'' H
CORTEN
WALL

LANDING
6R
6R

STORAGE
BOX
BENCH
TW 6.5
TW 6.0
BBQ
GRILL
PLANTER, 24'' H

OUTDOOR
DINING
PA
+11.0
PA PA
MAIN
HOUSE
FFE 11.0
+11.0
(+ 4.5) TS 11.0
PA
11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED)
LOUNGE

SEATING
DOCK

SEATING

UTILITY

SIDE YARD
P A

GAURDRAIL

DRIVEWAY
FFE = 11'-0''
EL = +/- 9'-0''

P R O P E R T Y L I N E

EXISTING FURNISHING ZONE

EXISTING SIDEWALK

EXISTING ROLLED GUTTER

P R O P E R T Y L I N E

P R O P E R T Y L I N E
(N) DECK

ON (E) DOCK

VEGETABLE BOX

PLANTERBENCH
PA
PA
PA
+11.0 TS
WATER

FEATURE
RAMP

PLANTER
(N) SIDE

COURTYARD
(N)

DOG RUN

ARTIFICIAL TURF
SLOPE
PA
SLOPE
24'' H

PLANTER

A/C A/C
18'' H
CORTEN
WALL

LANDING
6R
6R

STORAGE
BOX
BENCH
TW 6.5
TW 6.0
BBQ
GRILL
PLANTER, 24'' H

OUTDOOR
DINING
PA
+11.0
PA PA
MAIN
HOUSE
FFE 11.0
+11.0
(+ 4.5) TS 11.0
PA
11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED)
LOUNGE

SEATING
DOCK

SEATING

UTILITY

SIDE YARD
P A

GAURDRAIL

DRIVEWAY
TRUE
NORTH

PROJECT
NORTH
11 APRIL, 2022
L0.00 68 LAGOON RD
DESIGN
REVIEW
05/ 20/ 22

BOXLEAF DESIGN
2 7 3 0 B R O A D W A Y

R E D W O O D C I T Y , C A
6 5 0 . 3 6 2 . 3 7 5 5
B O X L E A F D E S I G N . C O M

T R E E S

SYMBOL QUANTITY SIZE BOTANICAL NAME COMMON NAME WATER USE NOTES OL 2 36" BOX OLEA EUROPAEA 'SWAN HILL' 'SWAN HILL' OLIVE TREE LOW MULTI-TRUNK;

FRUITLESS
CL 1 24" BOX CITRUS LEMON 'MEYER IMPROVED' IMPROVED MEYER LEMON MEDIUM SEE PLAN

P E R E N N I A L S / G R A S S E S / S H R U B S
AA 4 15 GAL AGAVE ATTENUATA FOX TAIL AGAVE LOW PLANT 42"O.C.

AB 8 5 GAL AGAVE 'BLUE FLAME' 'BLUE FLAME' AGAVE LOW PLANT 30"O.C.

AC 38 1 GAL ACHILLEA MILLEFOLIUM MILENRAMA WHITE YARROW LOW PLANT 18"O.C.

AG 11 1 GAL AGAVE 'BLUE GLOW' 'BLUE GLOW' AGAVE LOW PLANT 24"O.C.

CI 3 1 GAL CISTUS X PULVERULENTUS 'SUNSET' MAGENTA ROCKROSE LOW PLANT 48"O.C.

CF 48 1 GAL CALAMAGROSTIS FOLIOSA MENDOCINO REED GRASS LOW PLANT 24"O.C.

CY 12 1 GAL COTYLEDON ORBICULATA VAR.

OBLONGA 'FLAVIDA' FINGER ALOE LOW PLANT 24"O.C.

ED 38 1 GAL ECHEVERIA DERENBERGII PAINTED LADY BABY ECHEVERIA LOW PLANT 18"O.C.

ES 14 1 GAL ECHIBECKIA SUMMERINA ORANGE ECHIBECKIA MEDIUM PLANT 18"O.C.

FG 27 1 GAL FESTUCA GLAUCA BLUE FESCUE LOW PLANT 12"O.C.

LB 13 1 GAL LOTUS BERTHELOTTI PARROT'S BEAK LOW/ MEDIUM PLANT 24"O.C.

LO 155 1 GAL LOMANDRA BABY BREEZE EVERGREEN BABY MAT RUSH LOW PLANT 24"O.C.

LU 8 1 GAL LAURUS NOBILIS SWEET BAY LOW PLANT 60"O.C.

ME 57 1 GAL MELINIS NERVIGLUMIS RUBY GRASS MEDIUM PLANT 12"O.C.

MU 4 1 GAL MUHLENBERGIA DUBIA PINE MUHLY LOW PLANT 36"O.C.

PH 4 1 GAL PHORMIUM TENAX 'BRONZE BABY' RED-BRONZE NEW ZEALAND FLAX LOW PLANT 36"O.C.

RH 15 1 GAL RHAMNUS MOUND 'SAN BRUNO' COFFEEBERRY LOW PLANT 48"O.C.

SA 7 1 GAL SALVIA LEUCOPHYLLA 'POINT SAL
SPREADER' PURPLE SAGE LOW PLANT 48"O.C.

SE 860 SF TRAY SEDUM BLEND - LOW MODULES/ TRAYS
TE 20 1 GAL TEUCRIUM CHAMAEDRYS GERMANDER LOW PLANT 30"O.C.

VE 16 1 GAL VERBENA CANADENSIS 'HOMESTEAD' ROSE VERBENA LOW PLANT 30"O.C.

P L A N T I N G S C H E D U L E
AA
AB
AC
CI
CF
CY
ED
ES
LB
LO
LU
ME
MU
PH
RH
SA
TE
VE
CL
OL
FG
AG

1. ALL LANDSCAPE PLANS SHALL CONFORM TO LOCAL LANDSCAPE GUIDELINES, APPLICABLE CODES, ORDINANCES AND LAWS.

2. CONTRACTOR SHALL STOP WORK AND IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT IF UTILITY LOCATIONS OR CONDITIONS REQUIRE DEVIATION FROM PROPOSED PLANS.

3. PLANTING LAYOUT SHALL BE REVIEWED WITH LANDSCAPE ARCHITECT IN THE FIELD PRIOR TO DIGGING PLANT PITS. ALL PLANT MATERIAL SHALL BE ON SITE AND IN CONTAINERS, AS SPECIFIED, AND IN GENERAL LOCATION SHOWN ON PLANS, PRIOR TO SITE VISIT BY LANDSCAPE ARCHITECT.

5. PERCOLATION TEST: A COMPREHENSIVE PERCOLATION TEST SHALL BE PERFORMED PRIOR TO CONSTRUCTION AND PLANTING. DIG TREE AND SHRUB HOLES, FILL WITH WATER, NOTE LENGTH OF TIME FOR WATER TO DRAIN. IF ANY HOLES TAKE LONGER THAN 24 HOURS TO DRAIN, FLAG THOSE HOLES AND NOTIFY LANDSCAPE ARCHITECT.

7. SOIL PREPARATION & AMENDMENTS: NOTE: ALL AMENDMENTS SHALL BE FROM OMRI CERTIFIED ORGANIC SOURCES AND PRODUCED BY A US COMPOSTING COUNCIL SEAL OF TESTING ASSURANCE PARTICIPATING COMPOSTER. EXCAVATE A PLANTING HOLE SLIGHTLY SHALLOWER AND 2 TO 3 TIMES THE WIDTH OF THE ROOT BALL OR CONTAINER. SET THE ROOT BALL ON FIRM SOIL SO THAT THE TOP OF THE ROOT BALL WILL SIT SLIGHTLY HIGHER THAN THE FINAL GRADE. TYPICAL AMENDMENTS IN ADDITION TO SOIL ANALYSIS RECOMMENDATIONS:

TREES, SHRUBS, PERENNIALS, & VINES: ORGANIC COMPOST MIXED WITH EXISTING SITE SOIL BLENDED IN A 1 COMPOST TO 3 SOIL RATIO, PLACE AROUND ROOTBALL DURING BACKFILLING.

MYCORRHIZAE - APPLY 2-3 TBSP. PER INCH OF STEM CALIPER DIRECTLY TO PLANT ROOTS, OR IN PREPARED TRANSPLANT HOLE.

VEGETABLE & FLOWER BEDS - MIXED INTO POTTING SOIL: COMPOST SHALL BE UNIFORMLY APPLIED OVER THE PLANTING AREA AT AN AVERAGE DEPTH OF 2 INCHES. INCORPORATE UNIFORMLY TO A DEPTH OF 6 TO 8 INCHES INTO TOPSOIL. MYCORRHIZAE - MIX 2 LBS PER 100 SQFT OF APPLY 1 TSP PER ROW FOOT WHEN SEEDING, OR ¼ TSP DIRECTLY ON TRANSPLANT ROOTS.

WATER THOROUGHLY DURING AND AFTER PLANTING. COMPOST TO BE DIESTEL STRUCTURED COMPOST OR APPROVED EQUAL. MYCORRHIZAE TO BE "DOWN TO EARTH - ROOT GROWTH ENHANCER" OR APPROVED EQUAL.

8. COMPACTED SOILS: SPOT TREAT BY LOOSENING SOIL TO 18 INCH DEPTH WHERE NECESSARY. DO NOT ROTOTILL. CAREFULLY INCORPORATE SOIL AMENDMENT TO MINIMIZE SOIL STRUCTURE DEGRADATION. GRADE AS PER PLANS OR AS DIRECTED BY LANDSCAPE ARCHITECT. PROCEED AS DIRECTED BELOW FOR NON-COMPACTED SOILS.

9. NON-COMPACTED SOILS: IF AVAILABLE, SPREAD PREVIOUSLY STOCKPILED TOPSOIL TO ACHIEVE FINISHED GRADE ELEVATIONS AS PER PLANS. AMEND EXISTING SOIL AS SPECIFIED ABOVE, USING

11. PLANTING: LAYOUT OF PLANT MATERIAL IS TO BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. GENTLY ROUGHEN ROOTBALLS ON SIDES AND BOTTOM OF PLANT TO LOOSEN ALL ROOTS PREVIOUSLY AGAINST SIDES OF POT. IF ANY EVIDENCE OF ROOT GIRDLING IS VISIBLE, PLANT SHALL BE REJECTED. PLACE PLANTS IN HOLES SO THAT CROWN OF ROOT BALL IS 2 INCHES ABOVE FINISH GRADE.

12. TREES: STAKE ONLY IF NECESSARY, WITH TWO STAKES PER TREE AND ARBOR TIES. ALIGN STAKES AT 90 DEGREES TO DIRECTION OF PREVAILING WIND.

15. MULCH: ALL PLANTING AREAS ARE TO RECEIVE 3-INCH MINIMUM THICKNESS OF SITE GENERATED CHIPS. LANDSCAPE ARCHITECT OR OWNER SHALL COORDINATE WITH ARBORIST TO PROVIDE CHIPS. IF ALTERNATIVE OR ADDITIONAL MULCH IS DESIRED, USE WM EARTH CARE'S "MONTEREY DUNE NATURAL" MULCH (www.wmearthcare.com) OR LYNGSO'S 'WOOD CHIPS' MULCH (www.lyngsogarden.com). MULCH SHALL BE APPLIED OVER CARDBOARD OR COMPOST AS SPECIFIED IN WEED CONTROL, ABOVE. USE CHIPPINGS FROM PLANTS CUT OR REMOVED ON SITE AND STOCKPILED, CONSULT L.ARCH PRIOR TO CHIPPING. NO INVASIVE OR INFECTED PLANT MATERIAL SHALL BE USED. ROOT COLLAR TO BE KEPT CLEAR OF MULCH MIN. 2" FROM COLLAR.

P L A N T I N G N O T E S
20 MAY, 2022
L5.00 68 LAGOON RD
DESIGN
REVIEW
05/ 20/ 22

BOXLEAF DESIGN
2 7 3 0 B R O A D W A Y

R E D W O O D C I T Y , C A
6 5 0 . 3 6 2 . 3 7 5 5
B O X L E A F D E S I G N . C O M
AGENDA ITEM NO. : 13

CONSENT CALENDAR BELVEDERE CITY COUNCIL
OCTOBER 10, 2022
To: Mayor and City Council
From: Robert Zadnik, City Manager
Subject: A Resolution Authorizing the Continuation of Teleconference Public Meetings Pursuant to Government Code section 54953(e) (Assembly Bill 361)

RECOMMENDATION
That the City Council adopt a Resolution authorizing the continued use of teleconference meetings pursuant to Assembly Bill 361 and give direction to staff as necessary.

BACKGROUND
In September 2021, the Ralph M. Brown Act (Brown Act) was amended by Assembly Bill 361 to allow teleconference meetings during a state of emergency. AB 361 amends Government Code section 54953 to allow virtual board meetings through December 31, 2023 in any of the following circumstances:

1. The legislative body holds a meeting during a proclaimed state of emergency and state or local officials have imposed or recommended measures to promote social distancing.

2. The legislative body holds a meeting during a proclaimed state of emergency for the purpose of determining, by majority vote, whether as a result of the emergency, meeting in person would present imminent risks to the health or safety of attendees.

3. The legislative body holds a meeting during a proclaimed state of emergency and has determined, by majority vote that, as a result of the emergency, meeting in person would present imminent risks to the health or safety of attendees.

To continue to hold virtual meetings while California’s state of emergency remains active, the body must make findings every 30 days that: 1) the body has reconsidered the circumstances of the state of emergency and 2) that the state of emergency continues to directly impact the ability of the members to meet safely in person or state and state or local officials continue to impose or recommend measures to promote social distancing.

The attached resolution makes the findings to confirm the conditions still exist to allow the continuation of teleconference public meetings pursuant to AB 361 for the City Council and on behalf all lower legislative bodies in the City.

CONSENT CALENDAR BELVEDERE CITY COUNCIL
October 10, 2022

Page 2 ends

ENVIRONMENTAL DETERMINATION
A meeting format determination under AB 361 is not a “project” under the California Environmental Quality Act, because it does not involve an activity that has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Pub. Res. Code § 21065)

CORRESPONDENCE
As of the writing of this report, no correspondence has been received regarding this agenda item.

RECOMMENDED ACTION
That the City Council adopt the Resolution authorizing the continued use of teleconference meetings pursuant to Assembly Bill 361 and give direction to staff as necessary.

ATTACHMENT

1. Resolution.

CITY OF BELVEDERE
RESOLUTION NO. 2022-51

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELVEDERE

AUTHORIZING TELECONFERENCE MEETINGS PURSUANT TO GOVERNMENT CODE SECTION 5953(e) (ASSEMBLY BILL 361)
___________________________________________________________________________ WHEREAS, the City of Belvedere is committed to preserving public access and participation in the meetings of the City Council; and
WHEREAS, all meetings of the City of Belvedere’s legislative bodies are open and public, as required by the Ralph M. Brown Act (Cal. Gov. Code §§ 54950 – 54963), so that any member of the public may attend, participate, and watch the City’s legislative bodies conduct their business; and
WHEREAS, on March 4, 2020 Governor Newsom declared a State of Emergency pursuant to Government Code section 8625 due to the COVID-19 pandemic, which State of Emergency remains in effect; and
WHEREAS, State Executive Orders N-25-20 and N-29-20, suspended certain provisions of the Brown Act (Gov. Code, §§ 54950 et seq.) to allow public meetings to be held virtually without opening a physical space to the public, which provisions expired September 30, 2021; and WHEREAS, effective September 16, 2021, Assembly Bill 361 allows local agencies to continue to hold remote public meetings through December 31, 2023 when there is a State-declared emergency, and when state or local officials have imposed or recommended measures to promote social distancing or as a result of the declared emergency, meeting in-person would result in an imminent risk to the health or safety of attendees; and WHEREAS, the Government Code section 8625 State of Emergency remains in effect; and WHEREAS, on July 28, 2021, the California Department of Public Health issued guidance calling for the use of face coverings and stating that the Delta Variant is two times as contagious as early COVID-19 variants, leading to increasing infections, the Delta Variant accounts for over 80% of cases sequenced, and cases and hospitalizations of COVID-19 are rising throughout the state; and
WHEREAS, on January 5, 2022, the California Department of Public Health issued guidance again requiring universal masking indoors and stating that the Omicron Variant is more contagious than early COVID-19 variants and the Delta Variant, and has increased the seven-day average case rate more than sixfold and doubled COVID-19 hospitalization rates; and Resolution No. 2022-51
Belvedere City Council

Page 2 ends

WHEREAS, the universal masking requirements in all indoor public settings, social distancing guidance, vaccination availabilities and the increase in knowledge about protections against COVID19 variant exposure or transmission led the CDPH to amend their masking guidance to allow the universal indoor masking requirement to expire on February 15, 2022; and WHEREAS, the requirement for unvaccinated persons to mask in indoor public settings and businesses was replaced on March 1, 2022 by a strong recommendation that all persons, regardless of vaccine status, mask in indoor public settings and businesses; and WHEREAS, the Delta and Omicron Variants have caused, and will continue to cause, conditions of imminent peril to the health safety of persons within the City; and WHEREAS, public meetings involve many people in shared indoor spaces, in close proximity for hours, and City meetings rooms have limited mechanical and natural ventilation, creating a health risk for members of the public at this time;
WHEREAS, as a result of the continuing declared emergency, public meetings in-person would result in an imminent risk to the health or safety of attendees; and WHEREAS, the City provides in the public notices and agendas for all public meetings the online and telephone options for participation in public meetings, protecting the right of the public to address their local officials and to participate in public meetings, and posts this information on the City’s website, including instructions on how to access the public meeting remotely; now, therefore be it; and
WHEREAS, a meeting format determination under AB 361 is not a “project” under the California Environmental Quality Act, because it does not involve an activity that has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Pub. Res. Code § 21065.)
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Belvedere, based on the findings set forth above and incorporated herein, that public meetings of the City’s legislative bodies shall be held using remote technology in compliance with the requirements of Government Code section 54953(e) and all other applicable laws for thirty (30) days following the date of adoption of this Resolution.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Belvedere on October 10, 2022, by the following vote:

AYES:

NOES:

Resolution No. 2022-51
Belvedere City Council

Page 3 ends

ABSENT:

RECUSED:

APPROVED:___________________________
Sally Wilkinson, Mayor
ATTEST:______________________
Acting City Clerk
FFE = 11'-0''
EL = +/- 9'-0''

P R O P E R T Y L I N E

EXISTING FURNISHING ZONE

EXISTING SIDEWALK

EXISTING ROLLED GUTTER

P R O P E R T Y L I N E

P R O P E R T Y L I N E
MAIN
HOUSE
11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED)

DRIVEWAY
OL
LU
LU
LU
LU
LU
LU
LU
LU
LO
LO
LO
LO
LO
LO
LO
LO

FG FG FG FG FG FG FG FG FG FG FG FG FG FG FG

FG FG FG ED FG FG FG ED FG FG FG ED FG FG FG
LB
LB
LB
LB
LB
LB
LB
LB
LB
LB

RH RH RH CI

RH RH RH RH RH CI
VE
VE
VE
VE
LO LO
LO LO
LO LO
LO LO
LO LO
LO LO
LO LO
LO LO
LO
LO
ES
ES
ES
AC
AC
AC
ES
ES
ES
AC
AC
TE TE
CY
TE
TE
TE
TE TE
LO
LO
LO
TE
LO
LO
LO

SA SA SA MU MU MU
RH RH
VE
VE
VE
CF
CF CF
CF
CF CF
CF
CF CF
CF
CF
CF
CF
CF
CF CF
CF
CF CF
CF
CF CF
CF
CF
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
ME
MEME
ME
ME
ME

LO LO LO LO

LO LO LO CF

LO LO LO LO

LO LO LO LO LO LO

LO LO LO LO LO

LO LO LO LO

LO LO LO LO
LO
LO

LO LO LO
LO
LO
LO
LO LO
LO
LO
VE
VE
LO
LO
LO LO

LO LO LO

LO LO LO
LO LO

LO LO LO LO
LO LO
LO LO

LO LO LO

AC AC LO
CF
ES
ES
LO LB
LB LO
ED LO
ME

LO ME ED ED
ED
ME
AG LO
LO
LO
CF
AC ES
ES ES
ED
ED
ED
ME
CF
LO
CF AC
VE VE
VE
CL
LO LO
LO
CI
RH
ED
ED
ED
ED
CY
ME
ME
ME
ED
ED
CY
CF CF
OL
CY
ME
ME
ME
ME
380 SF

SEDUM BLEND

MODULE / TRAYS

VEGETABLE BOX
42 SF

UTILITY

SIDE YARD

DOG RUN

ARTIFICIAL TURF

STORAGE
BENCH
480 SF

SEDUM BLEND

MODULE / TRAYS
MAIN
HOUSE

P R O P E R T Y L I N E

P R O P E R T Y L I N E
TE
TE
CF
AG
CF
AB
AB
AG
AC
AC AC
AC
AC AC
AC AC
AC
AC AC
AC
AC AC
AC
AC AC
AC
LO
AC
AC AC
AC
AC
AC
AC
AC AC
LO
AC
AC
CF
ED
TRUE
NORTH

FURNISHING)
FFE = 11'-0'' EL = +/- 9'-0'' EXISTING FURNISHING ZONE EXISTING SIDEWALK EXISTING ROLLED GUTTER 11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED) DRIVEWAY

DOMESTIC

IRRIGATION
68 LAGOON RD.

METER #76828129

IRRIGATION

BACKFLOW

PREVENTER TO

BE INSTALLED
3'-0" FROM POINT

OF CONNECTION
(N) BACKFLOW

PREVENTER -

CONTRACTOR TO

INSTALL NEW

DOMESTIC RP

DEVICE PER CITY

STANDARDS AND

REQUIREMENTS
M
4B INC HAS DESIGNED THE GREEN ROOF IRRIGATION SYSTEM
TO COMPLY WITH CALIFORNIA MWELO REQUIREMENTS.

THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR

CONTACTING GREEN ROOF SUPPLY COMPANY TO VERIFY BEST

DRIP IRRIGATION INSTALLATION AND RUN TIME SCHEDULING
METHODS PRIOR TO INSTALLING ANY DRIP ON GREEN ROOF.
4B INC HAS DESIGNED THE GREEN ROOF IRRIGATION SYSTEM
TO COMPLY WITH CALIFORNIA MWELO REQUIREMENTS.

THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR

CONTACTING GREEN ROOF SUPPLY COMPANY TO VERIFY BEST

DRIP IRRIGATION INSTALLATION AND RUN TIME SCHEDULING
METHODS PRIOR TO INSTALLING ANY DRIP ON GREEN ROOF.

DRP
4"
4"
SM
SM
SS C
2"
4"
2"
4"
4"
2" 2"
2"
2"
A
A
F
F
F F
DI DI
F
F
F
DI
DI F
F
DI
F
DI
F
F
DI F
F
F
2" 2"
DI
F F
DI DI
2" 4"
A
F
2"
F
DI
F DI
F
F
F
F
F
DI F F
F F DI
F
2"
2"
2"
2"
F DI
F
F
DI F
F DI
F
F
F
F
F
F
F
F
F
F DI
3 4" 3
4" 3
4" 3
4"
3 4" 3
4"
3 4"
3 4"
3 4"
3 4"
3 4" 3
4"
3 4" 3
4"
1"
1"
1"
1"
1"
1"
1"
1" 1" 1"
3 4" 3
4"
3 4"
3 4"
3 4" 3
4"
4"
3 4" 3
4"
3 4" 3
4"
3 4" 3
4"
3 4"
3 4"
3 4" 3
4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4" 3
4"
3 4" 3
4"
3 4" 3
4"
3 4"
3 4" 3
4"
1 2.281"
2 1.001"
7 0.971"
8 2.951"
9 3.691"
10 7.691"
14 0.711"
15 0.711"
16 2.481"
IR-01
IR-01
IR-01
IR-01
IR-02
IR-03
IR-03
IR-03
IR-03
IR-04
IR-05
IR-06
IR-06
IR-06
IR-06
IR-06
IR-06
IR-07
IR-07
IR-07
IR-07
IR-07
IR-07
IR-08
IR-08
IR-08
IR-09
IR-09
IR-09
IR-09
IR-11
IR-12
IR-12
MV HC
IR-10
BF
1"
1"
4" 2"
2"
4" 2"
4 1" 0.46
4 5
1" 3.08
5 6
1" 0.81
6 13
1" 0.71
13 3
4" 3
4" 3
4"
11 4.031"
11 12

10.11"
12 3

0.521"
3 3
4" 3
4" 3
4"
1"
3 4"
3 4" 3
4"
1"
NORTH
"I have complied with the criteria of the
Model Water Efficient Landscape Ordinance
and have applied them for the efficient use of
water in the Irrigation Design Plan."
DATED:

BY: Andrew Bolt Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
0 8 feet
1/4" = 1'-0"
4 12 16
1/4" = 1'-0" 11 April, 2022 L-6.00
Landscape
Irrigation
Plan

SYMBOL MANUFACTURER/MODEL/DESCRIPTION
TORO DZK-700
LOW FLOW DRIP CONTROL VALVE KIT. WITH 1" IRRITROL 700

ULTRAFLOW INLINE VALVE, TORO Y-FILTER, PRESSURE
REGULATOR AND FITTINGS. .10 GPM-30 GPM. REGULATED
PRESSURE AT 40PSI

PIPE TRANSITION POINT
PVC-PLOY PIPE TRANSITION POINT.

NETAFIM TLSOV
NETAFIM TLSOV- 1/2" MANUAL FLUSH VALVE, BARBED INSERT.

INSTALL IN 10" BOX, WITH ADEQUATE BLANK OR "COBRA"
TUBING TO EXTEND VALVE OUT OF VALVE BOX. 17MM FITS

TECHLINE HCVXR, HCVXR-RW/RWP, CV, DL, RW AND RWP

DRIPLINES, AND PE IRRIGATION HOSE
TORO T-YD-500-34
1/2" AIR VENT- MIPT AIR RELEASE AND VACUUM RELIEF VALVE

RAIN BIRD OPERIND
DRIP SYSTEM OPERATION INDICATOR, STEM RISES 6" FOR

CLEAR VISIBILITY WHEN DRIP SYSTEM IS CHARGED TO A
MINIMUM OF 20PSI. INCLUDES 16" OF 1/4" DISTRIBUTION
TUBING WITH CONNECTION FITTING PRE-INSTALLED. INSTALL
MINIMUM TWO PER DRIP ZONE, PLACE NEXT TO FLUSH VALVE.

RAIN BIRD XP-0600X DRIP MICRO-SPRAY
LOW-VOLUME, LOW-PRESSURE, DRIP 6.0" POP-UP SPRAY, 1/4"
BARBED INLET. NOZZLE OPTIONS: SQ SERIES, 5 MPR SERIES, 8 MPR SERIES, AND 5 SERIES PLASTIC BUBBLER. *NOTE*

ALWAYS INSTALL A PRESSURE COMPENSATING SCREEN
W/PLASTIC BUBBLER 5 SERIES.

TREE DRIP RING 1.0 GPH
TREE DRIP RING TORO RGP-212 / 1.0 GPH. INSTALL PER DETAIL. 3 RINGS = 42.5 GPH, 4 RINGS = 69.5 GPH. INSTALL (2)
ROOTWELL 318-C EVENLY AROUND THE ROOT BALL OF EVERY

PROPOSED TREE

AREA TO RECEIVE DRIPLINE
NETAFIM TLEZ-04-06

TECHLINE EZ PRESSURE COMPENSATING LANDSCAPE DRIPLINE
WITH ANTI-SIPHON DRIPPER. 0.4 GPH EMITTERS AT 6" O.C.

DRIPLINE LATERALS SPACED AT 6" APART, WITH EMITTERS
OFFSET FOR TRIANGULAR PATTERN. 12MM.

AREA TO RECEIVE DRIPLINE
NETAFIM TLHCVXR-CS-053-18

TECHLINE HCVXR-CS PRESSURE COMPENSATING LANDSCAPE

DRIPLINE WITH COPPER STRIPE, CHECK VALVE AND
ANTI-SIPHON FEATURE. 0.53 GPH EMITTERS AT 18" O.C.

DRIPLINE LATERALS SPACED AT 18" APART, WITH EMITTERS
OFFSET FOR TRIANGULAR PATTERN. 17MM.

MANUFACTURER/MODEL/DESCRIPTION
F
A
DI
2Q 2H 2F 4Q 4H 4F

IRRIGATION LEGEND

IRRIGATION

SYMBOL DESCRIPTION
LATERAL LINES- ALL LATERALS ARE SIZED 3/4" UNLESS OTHERWISE NOTED.

CONTROLLER LOCATION- CONTRACTOR TO CONFIRM LOCATION WITH OWNER OR GENERAL CONTRACTOR.

SCHEMATIC VALVE BOX LOCATION- INSTALL ALL VALVE BOXES IN PLANTER AREAS AND SET BACK 2 FEET FROM ANY PATHS, ROADS OR OTHER HARDSCAPE AREAS.

POINT OF CONNECTION- CONTRACTOR TO CONFIRM POC LOCATION, STATIC PRESSURE AND FLOWS AVAILABLE. IF LOCATION IS DIFFERENT INDICATE ON THE AS-BUILT PLANS. IF STATIC PRESSURE AVAILABLE IS UNDER 64 PSI NOTIFY LANDSCAPE ARCHITECT PRIOR TO PROCEEDING WITH THE IRRIGATION INSTALLATION. INSTALLING CONTRACTOR TO

CONTACT IRRIGATION CONSULTANT PRIOR TO ANY INSTALLATION OF IRRIGATION EQUIPMENT AT POINT OF CONNECTION. SITE PRESSURES

TO BE VERIFIED AND EQUIPMENT TYPE AND LOCATION TO BE
DISCUSSED.

WEATHER BASED SENSOR LOCATION- INSTALL WEATHER SENSOR PER

PLAN LOCATION AND ON THE SIDE OF BUIDLING WITH NO OVERHANG OBSTRUCTIONS.

CONDUIT- FOR CONTROL VALVE WIRE RUN(S) TO CONTROLLER, SIZE

PER PLAN

INLINE DRIP SUPPLY AND EXHAUST HEADERS- CONTRACTOR MUST

INSTALL PVC SUPPLY AND EXHAUST HEADERS ON ALL DRIP SYSTEMS PER DETALS ON THE IRRIGAITON DETAIL SHEET(S). ALL SUBSURFACE DRIP MUST TERMINATE IN A PVC EXHAUST HEADER. PLANS ONLY SHOW SUPPLY TAP-IN LOCAITON.

TREE DRIP RING- FOR PROPOSED TREES

MAIN LINE- INSTALL MAIN LINE IN PLANTER AREAS WITHIN THE SITES PROPERTY BOUNDARIES AND SET BACK 2 FEET FROM ANY PATHS, ROADS OR OTHER HARDSCAPE AREAS. THE PROPOSED MAIN LINE
LOCATION(S) IS DIAGRAMMATIC.

MASTER CONTROL VALVE & HUNTER HC FLOW METER- INSTALLING

CONTRACTOR IS RESPONSIBLE FOR INSTALLING AND PROGRAMMING MASTER VALVE AND FLOW METER AT THE IRRIGATION CONTROLLER.

CONTACT MANUFACTURER FOR ASSISTANCE WITH SET UP.

EXISTING HOME WATER METER- PER CIVIL ENGINEER`S PLANS -

CONTRACTOR TO VERIFY SIZE AND LOCATION

CHECK VALVE- PER PLAN LOCATION, CONTRACTOR TO INSTALL AS NEEDED.

IR-01
IR-02
IR-03
IR-04
IR-05
IR-06
IR-07
IR-08
IR-09
IR-10
IR-11
IR-12

REFERENCE NOTES
Generated: 2022-04-11 13:09
P.O.C. NUMBER: 01
Water Source Information: MMWD Meter #76828129

FLOW AVAILABLE
Water Meter Size: 5/8"
Flow Available 15 GPM

PRESSURE AVAILABLE
Static Pressure at POC: 64.00 PSI
Elevation Change: 5.00 ft
Service Line Size: 1"
Length of Service Line: 20 ft
Pressure Available: 61.00 psi

DESIGN ANALYSIS
Maximum Station Flow: 10.1 GPM
Flow Available at POC: 15 GPM
Residual Flow Available: 4.9 GPM
Critical Station: 12
Design Pressure: 30 PSI
Friction Loss: 0.63 PSI
Fittings Loss: 0.06 PSI
Elevation Loss: 0 PSI
Loss through Valve: 10.62 PSI
Pressure Req. at Critical Station: 41.31 PSI
Loss for Fittings: 0.31 PSI
Loss for Main Line: 3.08 PSI
Loss for POC to Valve Elevation: 0 PSI
Loss for Backflow: 11.31 PSI
Loss for Master Valve: 0.77 PSI
Loss for Water Meter: 3.77 PSI
Critical Station Pressure at POC: 60.55 PSI
Pressure Available: 61 PSI
Residual Pressure Available: 0.45 PSI

CRITICAL ANALYSIS

SYMBOL MANUFACTURER/MODEL/DESCRIPTION
RAIN BIRD 3-RC
3/4" BRASS QUICK-COUPLING VALVE, WITH

CORROSION-RESISTANT STAINLESS STEEL SPRING,
THERMOPLASTIC RUBBER COVER, AND 1-PIECE BODY.

MATCO-NORCA 759
BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWO PIECE BODY,

BLOW-OUT PROOF STEM, CHROME PLATED SOLID BRASS BALL,
THREADED, WITH PTFE SEATS. SAME SIZE AS MAINLINE PIPE.

BUCKNER-SUPERIOR 3200 1"

NORMALLY CLOSED BRASS MASTER VALVE THAT PROVIDES

DIRTY WATER PROTECTION AND NO MINIMUM FLOW

FEATURE, WHICH ENSURES RELIABLE OPENING AND CLOSING
OF THE VALVE IN EXTREME HIGH OR LOW FLOW SCENARIOS.

AVAILABLE IN 3/4",1"1-1/2",2",2-1/2" AND 3".

HUNTER CHECK VALVE
HC-75F-75M - CONTRACTOR TO INSTALL AS NEEDED.

APOLLO VALVES 36E11501T
PRE PRESSURE REDUCING VALVE, SINGLE UNION, SIZE 1",
15-75PSI PRESSURE RANGE, FNPT THREAD CONNECTION
FEBCO 825YA 3/4"

REDUCED PRESSURE BACKFLOW PREVENTER WITH FREEZE
BLANKET PER CITY STANDARDS. BF - IS NEW / DRP - IS EXISTING HUNTER A2C-1800-SS W/ CENTRALUS WI-FI
18-STATION CONTROLLER WITH ONE (1) A2M-600 MODULE IN
AN OUTDOOR STAINLESS STEEL WALL MOUNT ENCLOSURE.

INSTALL WITH CENTRALUS WI-FI MODULE.

HUNTER SOIL-CLIK

THE SOIL-CLIK PROBE USES PROVEN TECHNOLOGY TO
MEASURE MOISTURE WITHIN THE ROOT ZONE. WHEN THE

PROBE SENSES THAT THE SOIL HAS REACHED ITS DESIRED

MOISTURE LEVEL, IT WILL SHUT DOWN IRRIGATION,
PREVENTING WATER WASTE.

HUNTER WSS

WIRELESS SOLAR, RAIN FREEZE SENSOR WITH OUTDOOR

INTERFACE, CONNECTS TO HUNTER PCC, PRO-C, AND I-CORE
CONTROLLERS, INSTALL AS NOTED. INCLUDES 10 YEAR LITHIUM

BATTERY AND RUBBER MODULE COVER, AND GUTTER MOUNT
BRACKET.

HUNTER HC-100-FLOW
1" FLOW METER FOR USE WITH HYDRAWISE ENABLED

CONTROLLER TO MONITOR FLOW AND PROVIDE SYSTEM
ALERTS. ALSO FUNCTIONS AS STAND ALONE FLOW

TOTALIZER/SUB METER ON ANY RESIDENTIAL OR
COMMERCIAL IRRIGATION SYSTEM.

WATER METER 5/8"
MMWD METER #76828129
IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21
INSTALL ALL LATERAL LINES TO A DEPTH OF 12" BELOW FINISH GRADE. BACKFILL WITH CLEAN FILL, NO ROCKS OVER 1/2" IN
SIZE.

IRRIGATION MAINLINE: PVC SCHEDULE 40
INSTALL ALL MAINLINE TO A DEPTH OF 18" UNLESS
OTHERWISE NOTED. BACKFILL WITH CLEAN FILL, NO ROCKS
OVER 1/2" IN SIZE. NOTE ALL MAINLINE LOCATION ON
AS-BUILT PLANS.

PIPE SLEEVE: PVC SCHEDULE 40
INSTALL 2 EACH 2" SLEEVES 12" PAST EDGE OF HARDSCAPE TO A DEPTH OF 24" FOR MAINLINE AND 18" FOR LATERAL LINES.

ALL
OTHER SLEEVING INSTALL TO A DEPTH OF 12".

MV
BF
C
SM
SS
HC
M
Valve Number
Valve Flow
Valve Size
Valve Callout
#
#" # Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
· A CERTIFICATE OF COMPLETION SHALL BE COMPLETED BY EITHER THE OWNER,

THE DESIGNER OF THE LANDSCAPE PLANS OR BY THE LICENSED INSTALLING CONTRACTOR. · AN AS BUILT DIAGRAM OF THE INSTALLED IRRIGATION SHOWING NUMBERED ZONES, VALVE LOCATION, MAINLINE LOCATION, IRRIGATION CONTROLLER AND P.O.C

LOCATION SHALL BE KEPT WITH THE CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES. · CHECK VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW HEAD DRAINAGE COULD OCCUR. · PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER OPTIMUM PRESSURE

OF THE SPECIFIED IRRIGATION DEVICE PRESSURE EXCEEDS THE OPERATING RECOMMENDATIONS. · NO OVERHEAD IRRIGATION IS PERMITTED IN LANDSCAPE AREAS THAT ARE LESS THAN 10' WIDE. DRIP OR LOW FLOW BUBBLER IRRIGATION MUST BE USED AS AN ALTERNATIVE. · INSTALLING CONTRACTOR IS RESPONSIBLE FOR INSTALLING AND PROGRAMMING ALL SELF ADJUSTING WEATHER/SOIL MOISTURE SENSING BASED CONTROLLERS.

RAIN SENSORS ARE TO BE INSTALLED WITH ANY CONTROLLER WHERE AN OFFSITE WEATHER STATION IS USED. · ALL SPECIFIED FLOW SENSORS AND MASTER VALVES MUST BE INSTALLED AND PROGRAMMED AS PER MANUFACTURERS REQUIREMENTS. · AN IRRIGATION AUDIT AND COMMISSIONING IS REQUIRED ON ALL PROJECTS.

CONTACT ANDREW BOLT 209-404-1746 TO SET UP. · THESE PLANS HAVE BEEN PREPARED BY A CERTIFIED PROFESSIONAL AND ARE MEANT AS A GUIDE ONLY. PIPING AND VALVE PLACEMENT ARE DIAGRAMTIC ONLY.

ALL PIPING UNDER HARDSCAPES MUST BE SLEEVED WITH SPECIFIED SLEEVING MATERIALS. · PROTECT ALL EXISTING TREES DURING IRRIGATION TRENCHING AND PIPE INSTALLATION. CONSULT WITH LANDSCAPE ARCHITECT BEFORE CUTTING ANY ROOTS. · NOTE TO CONTRACTOR: ALL IRRIGATION ZONES HAVE BEEN LAYED OUT AND APPROVED BY THE CITY OR COUNTY BASED ON PLANT WATER USE. SHOULD THE

INSTALLING CONTRACTOR CHANGE OR MODIFY THE APPROVED IRRIGATION LAYOUT

IN ANYWAY WITHOUT PRIOR AUTHORIZATION THE CONTRACTOR WILL ASSUME ALL

LIABILITY AND COST OF ALL CHANGES TO THE IRRIGATION LAYOUT AND ALL

ADDITIONAL WATER USAGE OVER AND ABOVE FOR THE LIFE OF THE IRRIGATION SYSTEM(S) AND ALL COSTS THAT ARE ASSOCIATED WITH OVER WATER USAGE.

IRRIGATION NOTES:

POINT OF CONNECTION (P.O.C).

1. CONNECT IRRIGATION MAINLINE TO MAIN WATER SUPPLY ( SEE CIVIL OR ARCHITECTURAL DRAWINGS FOR LOCATION). LANDSCAPE CONTRACTOR TO VERIFY

LOCATION, SIZE, FLOW AND PRESSURES AVAILABLE AND TO NOTIFY LANDSCAPE

ARCHITECT OF ANY NECESSARY CHANGES NEEDED TO BE MADE SO THAT THE

IRRIGATION SYSTEM PERFORMS TO AN IRRIGATION EFFICIENCY OF A MINIMUM OF 81 PERCENT.

2. SYSTEM MAXIMUM OPERATING PRESSURE: 80 PSI (AT P.O.C) INSTALL PRESSURE

REDUCER IF PRESSURES EXCEED EQUIPMENT MANUFACTURERS SUGGESTED MAXIMUM OPERATING PRESSURES.

3. SYSTEM MINIMUM OPERATING PRESSURE: 64 PSI (AT P.O.C)

MWELO NOTES

1. UPON COMPLETION OF LANDSCAPE AND IRRIGATION INSTALLATION THE LANDSCAPE

CONTRACTOR SHALL SUBMIT THE FOLLOWING AS REQUIRED BY CALIFORNIA MODEL

CERTIFICATION FROM LANDSCAPE ARCHITECT FOR INSTALLATION ACCORDING TO THE APPROVED LANDSCAPE DOCUMENTATION PACKAGE.

2. SOIL MANAGEMENT REPORT AND RECEIPTS FOR SOIL IMPROVEMENT PRODUCTS.

3. LANDSCAPE MAINTENANCE MANAGEMENT REPORT.

4. IRRIGATION MAINTENANCE MANAGEMENT REPORT.

5. IRRIGATION SCHEDULE FOR NEW AND ESTABLISHED PLANT MATERIALS

6. IRRIGATION AUDIT REPORT INDICATING SITE IRRIGATION EFFICIENCY,

7. IRRIGATION DISTRIBUTION UNIFORMITY, ALL INSTALLED EQUIPMENT COMPLIES WITH APPROVED MWELO GUIDELINES.

8. CERTIFICATE OF COMPLETION (COC) FORM.

CONTACT LOCAL ENFORCING AGENCY FOR APPROVED SUBMITTAL FORMS AND PROCEDURES. “A LANDSCAPE IRRIGATION AUDIT IS REQUIRED. THIS AUDIT MUST BE COMPLETED BY A CERTIFIED LANDSCAPE IRRIGATION AUDITOR, NOT THE DESIGNER OR INSTALLER.

THE AUDIT MUST BE SUBMITTED TO THE BUILDING DEPARTMENT, WITH A

CERTIFICATE OF COMPLETION (APPENDIX C) AS REQUIRED BY THE DEPARTMENT OF

WATER RESOURCES, PRIOR TO SCHEDULING A FINAL INSPECTION OF THE WATER EFFICIENT LANDSCAPE PERMIT.”
NTS 11 April, 2022 L-6.01
Landscape
Irrigation
Legend
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
NTS 11 April, 2022 L-6.02
Landscape
Irrigation
Details
FLOW
NOTES:
1- INSTALL BACKFLOW FREEZE BLANKET PER MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 2- SEE BACKFLOW PREVENTION DEVICE DETAIL FOR REFERENCE.

BACKFLOW PREVENTION DEVICE.
(SEE IRRIGATION LEGEND FOR
MAKE AND MODEL).

FINISHED GRADE.
4" THICK CONCRETE
FOOTING 1" ABOVE
FINISHED GRADE.( OPTIONAL)
SECURE BACKFLOW WITH 1
2" REBAR AND PIPE CLAMPS IF

CONCRETE NOT INSTALLED
4" THICK
CONCRETE FOOTING.

PLAN VIEW END VIEW

SECTION VIEW
BACKFLOW FEBCO 825YA PREVENTER 2 24" MIN. BELOW FIN. GRADE

WATER SERVICE SHUT OFF VALVE
10X14 STANDARD BOX, HEAT BRAND "SOV" ON LID
WITH 2" HIGH CHARACTERS.

FINISHED GRADE.
6" VALVE BOX EXTENTIONS, AS
REQUIRED.

PVC MAIN LINE, SIZE AS
PER PLAN.
1419 STANDARD VALVE BOX.

PVC S REDUCER, AS
REQUIRED.

NIBCO T-580 BRONZE
BALL VALVE.
1/4 BEND COUPLING.

WATER SERVICE
CONNECTION.

TWO 6X2X16 CONC.

BLOCK CAPS, ONE EACH

SIDE OF BOX
1/2" WIRE CLOTH GOPHER
SCREEN, WRAP UP SIDES.

WATER SERVICE CONNECTION
3" APPROVED MULCH LAYER
1 JUMBO RECTANGULAR

VALVE BOX
(22" X 16" X 12")

STANDARD

RECTANGULAR

VALVE BOX
(18" X 12" X 12")

EXAMPLE

POTABLE WATER SYSTEM ON CONTROLLER 'A', REMOTE
CONTROL VALVE STATION # 3. (ALL NON POTABLE SHALL BE

PURPLE)
NOTES:
1- LOCK ALL VALVE BOXES WITH BOLT PROVIDED
2- VALVE BOXES SHALL BE LABELED BY HOT IRON BRANDING OR

BRASS NUMBER TAG
3- LOCATE VALVE ASSEMBLIES IN PLANTING OR TURF AREA.
4- VALVE LOCATIONS SHALL BE APPROVED BY THE OWNER'S
REPRESENTATIVE PRIOR TO INSTALLATION.
5- VALVE BOXES SHALL BE CENTERED ABOVE VALVE ASSEMBLIES TO FACILITATE ACCESS AND MAINTENANCE.
6- VALVE BOXES SHALL BE FLUSH WITH TURF OR 3" ABOVE
GRADE FOR MULCH INSTALLATION.
7- VALVE BOXES SHALL BE SET PARALLEL TO EACH OTHER AND
PERPENDICULAR TO THE EDGE OF PAVEMENT.
8- SEE OTHER IRRIGATION DETAILS FOR FURTHER INFORMATION.

STANDARD

RECTANGULAR

VALVE BOX
(18" X 12" X 12")

CIRCULAR

VALVE BOX
(10" D)

CIRCULAR

VALVE BOX
(6" D)
RESIDENTIAL VALVE BOX LAYOUT 7

MINIMUM BEARING SURFACE AREA
PIPE SIZE TEE AND PLUG 90° BEND 45° BEND
1-1/2" 0.45 FEET ² 0.63 FEET ² 0.34 FEET ²
2" 0.69 FEET ²
2-1/2" 1.0 FEET ²
3" 1.48 FEET ²
4" 2.43 FEET ²
6" 5.25 FEET ² 8" 9.08 FEET ²
10" 14.93 FEET ²

0.97 FEET ²

1.41 FEET ²

2.10 FEET ²

3.45 FEET ²

7.41 FEET ²

12.83 FEET ² 21.07 FEET ²

0.53 FEET ²

0.77 FEET ²

1.14 FEET ²

1.87 FEET ²

4.02 FEET ²

6.96 FEET ²

11.44 FEET ²
THRUST BLOCK (2)
NTS
NOTES:
1- SIZE THRUST BLOCKS SHALL BE SPECIFIED AS SHOW IN THE TABLE ABOVE. 2- CONTROL WIRES SHALL NOT BE ENCASED IN CONCRETE.
3- ALL FITTINGS SHALL BE WRAPPED WITH POLYETHYLENE TO PREVENT CONCRETE FROM ADHERING TO PIPE, FITTINGS OR BOLTS. 4- JOINTS AND BOLTS SHALL BE ACCESSIBLE FOR REPAIRS.
5- THRUST BLOCKS SHALL BE A MINIMUM OF 6" THICK.
6- ONE 80 LBS. SACK OF CONCRETE SHALL COVER .6 FT.³
BEARING SURFACE.

BEARING SURFACE.

EXISTING OR MODIFIED SOIL. (SEE SPECIFICATIONS FOR
SOIL MODIFICATION).
3 NOTE: 1- LOCATE VALVE BOX WITHIN 24" OF PAVEMENT EDGE IN PLANTING AREA WHERE EASILY ACCESSIBLE WHENEVER POSSIBLE. 2- COMMON WIRE AND CONTROLLER WIRE SHALL BE DIRECT BURIAL 14 AWG OR LARGER. COLOR: COMMON (WHITE), CONTROLLER WIRE FOR TURF (BLUE), AND CONTROLLER WIRE FOR SHRUBS (RED). (SEE SPECIFICATIONS FOR 2-WIRE CONTROLLERS). 3- ALL WIRE RUNS SHALL BE CONTINUOUS WITHOUT ANY SPLICES UNLESS APPROVED BY THE OWNER'S REPRESENTATIVE. SEE SPLICE BOX DETAIL. WIRE CONNECTIONS SHALL BE MADE USING DBR/Y-6 CONNECTORS OR APPROVED EQUAL. 4-VALVE BOX SHALL BE WRAPPED WITH MIN. 3 MIL THICK PLASTIC AND SECURE IT USING DUCT TAPE OR ELECTRICAL TAPE. 5- MAINLINES 4" OR LARGER SHALL USE SADDLES AT THE CONNECTIONS POINTS TO THE IRRIGATION VALVE. (SEE SPECIFICATIONS FOR IRRIGATIONS SADDLES). 6- ALL SCH. 80 PVC TO SCH. 40 PVC THREADED CONNECTIONS SHALL BE MADE USING TEFLON TAPE. 7- VALVE BOXES SHALL BE LOCATED IN PLANTING AREAS. 8- FLOW METER CONNECTS TO HUNTER HC CONTROLLER SERIES ONLY.

OVERSIZED RECTANGULAR VALVE BOX WITH LOCKING LID. MASTER CONTROL IRRIGATION VALVE. (SEE IRRIGATION PLANS FOR SIZE AND MODEL). CONTROLLER WIRES WITH 12" MIN. EXPANSION CURLS WITH 3M DBYR CONNECTORS. FINISHED GRADE 3" BELOW TOP OF BOX AND INSTALL MULCH OR TOP DRESS AS SPECIFIED.

FOUR (4) 4" X 8" BRICKS.

SCH. 80 PVC FEMALE ADAPTER. SCH. 40 PVC 90° ELBOW. 3
8" WELDED WIRE MESH. SCH. 40 PVC PIPE. SCH. 40 OR 80 PVC TEE OR ELBOW. (SEE IRRIGATION PLAN MAINLINE SIZE AND TYPE).

PLASTIC TAG WITH VALVE STATION NUMBER ID. WIRES TO CONTROLLER.

SCH. 80 PVC MALE UNION.

MAINLINE. (SEE IRRIGATION PLANS FOR SIZE
AND TYPE).

PAVEMENT. 24" MIN. 4"- 8"
1 2" WIRE CLOTH GOPHER
SCREEN, WRAP UP SIDES. 1
FLOW
MASTER CONTROL VALVE & HUNTER HC FLOW METER 6 5 1" = 1'-0" WM
MV
LEGEND

MMWD IRRIGATION CONNECTION LAYOUT- LWM/MV/FS
NTS
1 2
3 4
5 6
7 WATER METER. REFER TO CIVIL AND/OR

IRRIGATION PLANS FOR SIZE & LOCATION
1 2
3 BACKFLOW PREVENTER- CONCRETE PAD OPTIONAL

LANDSCAPE SUB METER & HC FLOW SENSOR
4 5

MASTER VALVE
6 7

FERTIGATION INJECTION SYSTEM

MAIN LINE TO IRRIGATION VALVES
NOTE: REFER TO IRRIGATION LAYOUT AND

EQUIPMENT SCHEDULE FOR ALL
EQUIPMENT LOCATION, TYPE AND SIZES.

TEE OFF OF DOMESTIC WATER LINE

TO DOMESTIC
FI
8 TREE PER PLANTING
PLAN
2" MINIMUM DEEP MULCH PER PLANTING
PLAN

EARTH WATERING BASIN /BERM
FINISH GRADE ROOTBALL: SET CROWN 2" ABOVE FINISH GRADE COMPACT BACKFILL MIX PER SPECIFICATIONS NATIVE SOIL PLANT TABLETS PER PLANTING SPECS / NOTES NOTES; WHEN INSTALLING FOLLOW ALL ATTACHED INSTALLATION SPECIFICATIONS. FOR SUPPLY OF ROOTWELL CONTACT IMPERIAL SPRINKLER SERVICES 925-667-1290 OR 408-217-7686
2 x ROOTBALL
RWPRO-18C. SEE ROOTWELL

LAYOUT FOR QUANTITY AND

PLACEMENT
DISTANCE 18"
MULCH OR GRAVEL PLANTING BACKFILL 2 X RWPRO-18C AT DISTANCE NOTED FROM TREE TRUNK. INSTALL 3" ABOVE SOIL GRADE

TREE DRIP

LINE ROOT BALL PLANTING HOLE TO BE
EXCAVATED 2 X SIZE OF ROOTBALL RWPRO-18C INSTALL DETAIL RWPRO-18C PLACEMENT
AROUND ROOTBALL 18"
1" 2-3"
ROOTWELL PLACEMENT - 15 GALLON TREE 4 NTS
RCV WITH UNION S.O.V. 9
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
NTS 11 April, 2022 L-6.03
Landscape
Irrigation
Details DEPTH AS PER SPECIFICATIONS

WIDTH VARIES

MAINLINE & SLEEVING
BACKFILL WITH 100% COARSE SAND, WATER
JET & MECHANICALLY COMPACT TO 90%
OPTIMUM DENSITY. ALLOW 48 HOURS TO

SETTLE, AND BACKFILL AND COMPACT WITH
NATIVE SOIL.

PVC MAIN LINE

BEDDING

NATIVE SOIL BACKFILL COMPACT
TO 95% COMPACTION
FINISHED GRADE 4" MIN
4" MIN.

PVC SLEEVE. 2X

SIZE OF PIPE
1 IRRIGATION TRENCHING
2 SLEEVING DETAIL 3
STEP 1: STRIP WIRES 1
2" FROM
ENDS.

STEP 2: APPLY SIZED WIRE NUT
AND TURN CLOCKWISE DIRECTION.

STEP 3: INSERT SPLICE INTO 3M
GEL FILLED CLEAR TUBE. PUSH SO

THAT THE WIRE NIT MAKES
CONTACT WITH END OF TUBE.

STEP 4: POSITION WIRES IN

CHANNELS AND CLOSE TUBE
COVER.

NOTE: MAXIMUM WIRES PER
CONNECTOR ARE THREE EACH #
14's OR TWO EACH # 12's.
3M-DBYR WIRE SPLICES 5BRASS BALL ISOLATION VALVE
10"X15" RECTANGULAR BOX WITH 6"
EXTENSION.

ISOLATION BALL VALVE AS

SPECIFIED, SAME SIZE AS
MAIN LINE.

SCHEDULE 80

THREADED NIPPLE
AS REQUIRED.

PVC MAIN LINE.

TWO 6X2X16 CONCRETE BLOCK CAPS, ONE
ON EACH SIDE OF BOX.
1/2" WIRE CLOTTH GOPHER SCREEN, WRAP
UP SIDES.

SET BOX FLUSH TO
GRADE.
6 WALL MOUNT CONTROLLER
SET CONTROLLER 60" ABOVE

FINISHED GRADE UNLESS
OTHERWISE NOTED.

CONTROLLER AS SPECIFIED.

SECURELY BOLT CONTROLLER TO
WALL. INSTALL BACKUP
BATTERIES AS REQUIRED.

GROUND AS PER MFG.

SPECIFICATIONS.
1/2" DIAMETER RIGID
STEEL CONDUIT FOR 110
VAC ELECTRICAL SOURCE.

INSTALL AS PER LOCAL
ELECTRICAL CODES.
1 1/2" DIAMETER RIGID

STEEL CONDUIT FOR RCV
WIRES.

FINISHED GRADE
LONG SWEEP ELL.

USE PVC SCH. 40
BELOW GRADE 18
NOTE:

AS PER MWELO GUIDELINES IT IS THE RESPONSIBILTY OF THE

CONTRACTOR AND PROPERTY OWNER TO MAINTAIN THIS CONTROLLER IN A SELF ADJUSTING WEATHER OR SOIL MOISTURE SENSING MODE. 8 7
10" ROUND VALVE BOX WITH
LOCKING LID. FINISHED GRADE.

STAINLESS STEEL SCREW CLAMP. #6 X 48" REBAR.

PAVEMENT.

BRASS HOSE BIB
SCH. 80 PVC NIPPLE. THREE (3) 4" X 8" BRICKS. SCH. 80 PVC SWING JOINT. MAINLINE. (SEE IRRIGATION PLANS FOR SIZING). SCH. 80 PVC TEE OR ELBOW. 4 -8"

HOSE BIB IN VALVE BOX DETAIL
NTS
NOTES: 1- ALL THREADED CONNECTIONS SHALL BE INSTALLED
USING TEFLON TAPE.
2- VALVE BOX SHALL BE WRAPPED WITH A MINIMUM 3 MIL THICK PLASTIC AND SECURED TO THE VALVE BOX USING DUCT TAPE OR ELECTRICAL TAPE. 3- ALL QUICK COUPLERS SHALL BE INSTALLED A MINIMUM OF 18" OFF OF THE MAINLINE. 4- VALVE BOXES SHALL BE LOCATED IN PLANTING AREAS.
2-3" APPROVED MULCH LAYER
4 7" WIDTH
(17.8 CM)
4 1
2 3 FRONT ELEVATION 4 RIGHT ELEVATION
16" (40.7 CM) OPEN DOOR WIDTH 1
2 3
4 LEGEND:

IRRIGATION CONTROLLER (A2C-SS) PER
PLAN

IRRIGATION CONTROL WIRE IN CONDUIT

SIZE AND TYPE PER LOCAL CODES ELECTRICAL SUPPLY CONDUIT CONNECT

TO POWER SOURCE, J-BOX INSIDE CONTROLLER ADJACENT SURFACE TO MOUNT CONTROLLER PER PLAN

NOTE MOUNT CONTROLLER LCD SCREEN
AT EYE LEVEL, CONTROLLER SHALL BE HARD-WIRED TO GROUNDED 110 VAC

POWER SOURCE

HUNTER CONTROLLER HUNTER SOLAR SYNC RECOMMENDED MOUNTING SITE DO NOT PLACE UNDER TREE OR OVERHANG OR ON FENCE 1 2
3 1
2 2
3 NOTES: 1. DISTANCE FROM SENSOR TO CONTROLLER NOT TO EXCEED 500 LF 2. SENSOR MAY BE SECURELY MOUNTED ON FENCE OR STEEL POST OR ON EAVE OF BUILDING. 3. SENSOR SHOULD NOT BE MOUNTED UNDER

TREES, IN AREAS AFFECTED BY SPRINKLER
SYSTEM OR UNDER EAVE OF HOUSE.

North
HUNTER ACC2 CONTROLLER WITH SOLAR SYNC
NTS
LEGEND:

Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
NTS 11 April, 2022 L-6.04
Landscape
Irrigation
Details

DRIP FLUSH VALVE
8 9
6 7
4 5
3 2
1 9
8 7
6 5
4 3
2 1 FINISH GRADE.

DEPTH OF TUBING PER

SPECIFICATIONS

DEPTH OF PVC SUPPLY
MANIFOLD PER - 12"
TORO LOC-EZE TEE.

DRIPLINE LATERAL

POLY TUBING, LENGTH AS
NECESSARY.

TORO LOC-EZE X 1/2" MTP
ADAPTER (FAM16).

PVC TEE (SxSxT) WITH 1/2"
FPT OUTLET.

PVC SUPPLY MANIFOLD
FROM DRIP ZONE KIT.

ISOMETRIC

NOT TO SCALE
NOTES:

1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.

2. DO NOT SCALE DRAWINGS.

3. ALL DIMENSIONS ARE CONSIDERED TRUE AND REFLECT MANUFACTURER'S SPECIFICATIONS.

4. CONTRACTOR'S NOTE: CONSULT MANUFACTURER FOR INSTALLATION RECOMMENDATIONS

DRIP END FEED HEADER
NTS

MANIFOLD END FEED

CENTER FEED DRIP HEADER
FINISH GRADE.

DEPTH OF TUBING PER
SPECIFICATIONS.

DEPTH OF PVC SUPPLY
MANIFOLD -12"
TORO LOC-EZE TEE.

DRIPLINE LATERAL.

POLY TUBING LENGTH
AS NECESSARY.

TORO LOC-EZE X 1/2"

MTP ADAPTER
(FAM16).

PVC TEE (SxSxT) WITH
1/2" FPT OUTLET.

PVC SUPPLY MANIFOLD
FROM DRIP ZONE KIT.

NOT TO SCALE
1 2
3 4
5 6
7 8
9 ISOMETRIC
9 8
7 6
4 5
3 1
2 NOTES:

1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH
MANUFACTURER'S SPECIFICATIONS.

2. DO NOT SCALE DRAWINGS.

3. ALL DIMENSIONS ARE CONSIDERED TRUE AND REFLECT
MANUFACTURER'S SPECIFICATIONS.

4. CONTRACTOR'S NOTE: CONSULT MANUFACTURER FOR

INSTALLATION RECOMMENDATIONS

MANIFOLD CENTER FEED
NTS

SEE PLANS FOR

DRIPLINE SPACING

SUB GRADE

FINISH GRADE
MIN 4" DEPTH

DRIP LINE GRID BELOW GRADE

BARK MULCH

SEE LAYOUT OF PLANTING

SPACES FOR LAYOUT

SUGGESTIONS

DRIP LINE TO PVC

CONNECTION (TYP)

SPECIFIED DRIPLINE

FINISH GRADE
NOTE:

1. SEE PLANS AND LEGEND FOR ALL DIMENSIONS AND DRIPLINE SPACING.

2. RATIO OF DRIPLINES TO START CONNECTIONS IS SHOWN AT 2:1, BUT MAY VARY PER HYDRAULIC DEMAND ON START CONNECTIONS. SEE PLANS AND LEGEND.

COMPACTED SUBGRADE

PVC HEADER

DRIP LINE SIZED TEE (TYP)

SUB SURFACE HEADER INSTALLATION

PVC SUPPLY LINE TO DRIP LINE TRANSITION DETAIL
4 3
2 1 ON-SURFACE DRIPLINE:

INLINE DRIP EMITTER OUTLET,

SEE IRRIGATION LEGEND FOR
DRIPLINE OUTLET SPACING.

BARB TEE

BARB COUPLING

BARB ELBOW

BARB MALE ADAPTER
PVC TEE SxSxT

PVC LATERAL SUPPLY HEADER
TIE DOWN STAKE:

FINISH GRADE

BLANK TUBING LENGTH AS

REQUIRED
1 1
3"-4"
NOTES:

1. PLACE TIE DOWN STAKES EVERY TWO FEET IN SAND, THREE FEET IN LOAM, AND FOUR FEET IN CLAY.

2. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE TIE-DOWN

STAKES ON
EACH LEG OF THE CHANGE OF DIRECTION.
2 4
5 6
10 7
8 9
10 11
5 3
6 7 8
9 11
2 1 NTS
6 5
9 8
1" DRIP VALVE AND FILTER
FILTER AS SPECIFIED.

SxT TEE W/ 2" NIPPLE AT
MAINLINE.

PRESSURE REGULATOR AS
SPECIFIED.

PVC TRUE UNION BALL
VALVE.
20"X17" JUMBO PLASTIC
VALVE BOX.
3" ABOVE GRADE AT
SHRUBS.

RCV AS SPECIFIED.

CONTROLLER WIRE WITH 30 INCH LINEAR LENGTH
OF COIL, WITH PLASTIC I.D. TAG AND WATERPROOF
CONNECTORS. 12" BELOW GRADE.
1 2" WIRE CLOTH GOPHER
SCREEN, WRAP UP SIDES. 1
2" DRAIN ROCK FILL
45° DOWN AS REQ. TO
LATERAL PIPE DEPTH.

OUTLET PIPE SAME SIZE AS
VALVE, 24" MIN. LENGTH TO
FIRST FITTING.

SET BOX FLUSH AT PVC UNION W/ SHORT NIPPLES.

TURF.

SCH. 80 RISER.

HOUSE BRICK
CHRISTY ID TAG.

TURF.
3 INSTALL POP-UP INDICATOR HEAD 24" OFF OF

PAVEMENT OR THE EDGE OF PLANTED AREA

SERVED BY DRIP TUBING
NOTE: INSTALL INDICATOR HEAD 24" MAX FROM THE EDGE OF PAVING OR THE PLANTER EDGE. INSTALL YELLOW COLORED INDICATOR CAP ON XERI POP HEAD. FOR RECYCLED WATER USE A PURPLE IRRIGATION CAP.

DRIP LINE TO BE INSTALLED 4" BELOW

FINISHED SOIL GRADE, TYPICAL

SUBSURFACE DRIP TUBING, DEPTH AS

SHOWN ON LEGEND AND DETAIL

AMMENDED SOIL
INSTALL POP-UP INDICATOR HEAD 2-3"

ABOVE FINISHED GRADE IN SHRUB AND
GROUND COVER AREAS AND 12" FROM

FLUSH VALVE

POP-UP INDICATOR HEAD, WITH A

IRRIGATION FLUSH NOZZLE, YELLOW

COLORED AND PURPLE COLORED FOR NON
POTABLE SYSTEMS. PUSH CAP TO FLUSH
STREAM INTO PLANTER. 6" 6"
2-3"
4"
RAIN BIRD XERI POP XP 600X DRIP INDICATOR OFF OF DRIP LINE

BRICK SUPPORTS
PEA GRAVEL SUMP (6" x 18").
6" ROUND PLASTIC VALVE BOX

WITH LOCKING LID

MANUAL FLUSH VALVE
TOP OF BOX 3" ABOVE FINISH GRADE

TO ALLOW FOR APPROVED MULCH
LAYER
MICRO-SPRAY POP-UP INDICATOR:

RAIN BIRD XERI-POP XP-600X
1/4" BARB TRANSFER CONNECTOR
1/4" DISTRIBUTION TUBING:
(LENGTH AS REQUIRED)
TO 1/2" DRIP TUBING
4 DRIP LINE TREE RING DETAIL
NOTES TO INSTALLER:

1. INSTALL FIRST DRIP LINE LOOP
18-INCHES FROM CENTER OF
TREE TRUNK. INSTALL EACH
ADDITIONAL LOOP 12" APART.

2. INSTALL DRIP LINE ON SURFACE
TO MAXIMUM OF 6-INCHES

BELOW GRADE, STAPLE IN PLACE

PER MANUFACTURER'S

RECOMMENDATIONS, BACKFILL

AND SPREAD SURFACE

TREATMENT AS DIRECTED BY
OTHERS.

3. INSTALL DRIP LINE IN

ACCORDANCE WITH

MANUFACTURERS INSTALLATION
GUIDELINES.

4. DRIP RINGS MUST BE 0.9 GPH 12"
O.C EMITTER SPACING

5. TOTAL FLOW OF
2 DRIP RINGS IS 6 GPH (1.44"/H)
3 DRIP RINGS IS 18 GPH (1.44"/H)
4 DRIP RINGS IS 24 GPH (1.44"/H)
18"
ASSIGNED DRIP LINE.

FLOW, DRIPPER SPACING,

LINE SPACING PER LEGEND

INSTALLATION GUIDELINES

BLANK DRIPLINE

EXHAUST HEADER

AUTOMATIC FLUSH VALVE

PLUMBED TO POLY

INSERT TEE (TYP)

TREE TRUNK
6-INCH SOIL STAPLE (TYP)
TYPICAL ROW SPACING. 18" FROM
TRUNK CENTER. 12" ROW SPACING

INSERT CROSS (TYP)

BLANK DRIPLINE

SUPPLY HEADER
1/2-INCH MALE ADAPTER

PVC DRIP LATERAL
(SIZE PER FLOW)
SCH. 40 PVC 1/2-INCH

FEMALE THREADED TEE
1" = 1"
AF
10 AIR RELIEF TUBING
SET 3" ABOVE GRADE IF
IN MULCH AREA.

TURF FINISHED GRADE.

NOTES:

1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.

2. DO NOT SCALE DRAWINGS.

3. ALL DIMENSIONS ARE CONSIDERED TRUE AND REFLECT MANUFACTURER'S SPECIFICATIONS. 6" ROUND VALVE BOX. PAINT LID

TO MATCH TOP DRESSING

AIR/VACUUM

RELIEF VALVE
3/4" MPT x 1/2" FPT

BUSHING
BRICK SUPPORTS (3)

ADAPTER TEE
3/4" GRAVEL FILL

DRIPLINE TUBING

4. CONTRACTOR'S NOTE: CONSULT MANUFACTURER FOR INSTALLATION RECOMMENDATIONS DRIP AIR RELIEF VALVE 7 1" = 1'-0"
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
NTS 11 April, 2022 L-6.05
Landscape
Irrigation
Details
Dripline Maximum Lateral Lengths (Feet)
Inlet Pressure psi
12" Spacing 18" Spacing 24" Spacing
Nominal Flow (gph) Nominal Flow (gph) Nominal Flow (gph) 0.6 0.9 0.6 0.9 0.6 0.9 15 273 155 314 250 424 322
20 318 169 353 294 508 368
30 360 230 413 350 586 414
40 395 255 465 402 652 474
50 417 285 528 420 720 488
60 460 290 596 455 780 514 DRIP IRRIGATION IN PLANTER LAYOUT 1 1 1
2 3
4 5
6 7
8 9
10 11
12 4 5
7 2
3 6
11 10
9 8
13 14
15 14 13
1 5 4
12 5
1 15
Dripline Maximum Lateral Lengths (Feet)
Inlet Pressure psi
12" Spacing 18" Spacing 24" Spacing
Nominal Flow (gph) Nominal Flow (gph) Nominal Flow (gph) 0.6 0.9 0.6 0.9 0.6 0.9 15 273 155 314 250 424 322
20 318 169 353 294 508 368
30 360 230 413 350 586 414
40 395 255 465 402 652 474
50 417 285 528 420 720 488
60 460 290 596 455 780 514 16
17 17
DRIP LAYOUT IN ODD SHAPED PLANTER 3
DRIP HEADER DETAIL 2
QF-FLUSH HEADER/PVC OR 1
2" BLANK DRIP PIPE

PRE-INSTALLED BARB FITTING IF USING QF
HEADER

FLUSH POINT WITH PVC CAP OR OPTIONAL PVC

BALL VALVE

PERIMETER OF AREA

PERIMETER DRIPLINE PIPE TO BE INSTALLED
2"-4" FROM PERIMETER OF AREA

SPECIFIED DRIPLINE (TYPICAL)

QF-SUPPLY HEADER/PVC OR BLANK DRIP TUBING

OPERATION INDICATOR
RAIN BIRD MODEL: OPERIND

SPECIFIED DRIP LINE GRID PATTERN WITH
STAGGERED EMITTERS.

NOTES:

1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION.

STAGGERED DRIP LINE EMITTER PATTERN 4
SLOPED CONDITION NOTE:

1. DRIPLINE LATERALS SHOULD FOLLOW THE CONTOURS OF THE SLOPE WHENEVER POSSIBLE.

2. INSTALL AIR RELIEF VALVE AT HIGHEST POINT.

3. NORMAL SPACING WITHIN THE TOP 2
3 OF SLOPE,

4. INSTALL DRIPLINE AT 25% GREATER SPACING AT THE BOTTOM 1 3 OF THE SLOPE.

5. WHEN ELEVATION CHANGE IS 10 FT OR MORE, ZONE THE BOTTOM 1 3 ON A SEPARATE
VALVE.

DRIPLINE SPACING AS
NOTED.

AIR RELIEF VALVE AT

HIGH POINT, IF
INDICATED.

CENTER FEED EXAMPLE
EMITTER 12" 18" 24"

FLOW SPACING SPACING SPACING

0.6 GPH 1.0 GPM 0.67 GPM 0.50 GPM

0.9 GPH 1.5 GPM 1.0 GPM 0.75 GPM
LATERAL FLOW PER 100 FT (GPM)

END FEED EXAMPLE

FLUSH VALVE OR CAP

AT LOW END, AS
NOTED.

TYPICAL DRIP LINE WITH

EMITTER SPACING AS
NOTED. TIE DOWN

STAKE AT ALL TEES, ELLS,
AND AT 4' O.C. AT CLAY,
3' O.C. AT LOAM, OR 2'
O.C. AT SAND.

EMITTER FLOW RATE

EMITTER LATERAL
SPACING SPACING 0.6 0.9
12 12 0.96 1.44
18 18 0.69 1.03
24 24 0.28 0.41

GRID PRECIPITATION RATES (IN/HR)

MAX GPM PSI LOSS
SCHEDULE 40 PVC HEADER SIZE
1/2" 4.7 GPM 7.7 PSI
3/4" 8.3 GPM 5.6 PSI
1" 13.5 GPM 4.2 PSI
1-1/2" 33.9 GPM 2.9 PSI
2" 52.4 GPM 1.9 PSI

POLY PIPE HEADER SIZE
1/2" 4.7 GPM 8.8 PSI
3/4" 8.3 GPM 6.3 PSI
1" 13.5 GPM 4.8 PSI
1-1/2" 31.8 GPM 2.9 PSI
2" 52.4 GPM 2.2 PSI

MAXIMUM FLOW PER ZONE

EMITTER FLOW RATE GPH
12" SPACING 18" SPACING 24" SPACING
PSI 0.6 0.9 0.6 0.9 0.6 0.9
10 125 96 175 135 218 171
20 249 191 350 171 442 340
30 307 236 434 333 550 422
40 350 268 495 380 627 171
50 125 96 175 135 218 171
60 125 96 175 135 218 171

MAXIMUM LATERAL LENGTH (FEET)

TYPICAL FPT ADAPTER AND
COMPRESSION COUPLER.

DRIP VALVE / FILTER /
REGULATOR.

TYPICAL OFFSET 2"

FROM HARDSCAPE,
4" FROM PLANTED
AREA.

COMPRESSION ADAPTER:

USE AN ABS TO PVC BONDING SOLVENT
FOR GLUING ADAPTER TO PVC TEE. LANDSCAPE
DRIPLINE TUBING.

LANDSCAPE DRIPLINE TUBING.

PVC MANIFOLD LINE WITH
PVC TEE.

WATER SOURCE: DRIP VALVE OR
LATERAL FROM VALVE.

FLUSH VALVE
AIR RELIEF VALVE: RAIN BIRD AR

VALVE KIT, INSTALL AT HIGH POINT
OF SYSTEM.

TYPICAL DRIPLINE REQUIREMENTS

PVC MAINLINE
3/4" PVC LATERAL
PIPE.

PVC MANIFOLD LINE.

DOGBONE SHAPED CORNER SHAPED CURVED POLYGON
POLYGON SHAPED "C" SHAPED ODD SHAPED

HOURGLASS SHAPED
DI
DI
DI DI
DI

DI DI DI DI DI

DRIPLINE INDICATOR
DRIPLINE INDICATOR.
5 DRIP LINE LAYOUT AROUND TREE
FP
NOTES:

1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION.

2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM SPACING SHOWN IN THE ACCOMPANYING TABLE.

3. INSTALL AIR RELIEF VALVE AT HIGH POINTS IN DRIP ZONE.

4. WHEN USING 17MM INSERT FITTINGS WITH DESIGN PRESSURE OVER 50PSI, IT IS RECOMMENDED THAT STAINLESS STEEL CLAMPS BE INSTALLED ON EACH FITTING. 1 2
3 4
5 6
7 8
9 2

BARB X BARB INSERT EL, TEE OR CROSS

FLUSH POINT (TYPICAL)

SEE DETAILS FOR FLUSH POINT INSTALLATION
SUB-SURFACE DRIPLINE PIPE:

PARKING ISLAND CURB
PERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROM

PARKING ISLAND CURB

BARB X MALE FITTING
PVC SCH 40 TEE OR EL (TYPICAL)

PVC SUPPLY MANIFOLD

PLANTER
1 2" AIR RELIEF VALVE: SEE DETAILS FOR AIR RELIEF

INSTALLATION

TREE (TYPICAL) SEE IRRIGATION LEGEND FOR TREE

IRRIGATION SPECIFICATIONS

MULCH BED FOR TREE

TREE BUBBLER(S) OR TREE RINGS - REFER TO LAYOUT PLANS

FINISH GRADE

PVC DRIP MANIFOLD FROM CONTROL ZONE VALVE KIT
(SIZED TO MEET LATERAL FLOW DEMAND)

PVC RISER PIPE

DRIP INDICATOR
4 5
7 6
8 11
8 10
9 2"-4" 1
12 11
3 13
12 13
14 15

INSET A
15 4-6"

DRIP MANIFOLD

BURIAL DEPTH
8 7 15 15
7 16

INSET A
13 14
AR
10 16
Dripline Maximum Lateral Lengths (Feet)
Inlet Pressure psi
12" Spacing 18" Spacing 24" Spacing
Nominal Flow (gph) Nominal Flow (gph) Nominal Flow (gph)

0.6 0.9 0.6 0.9 0.6 0.9
15 273 155 314 250 424 322
20 318 169 353 294 508 368
30 360 230 413 350 586 414
40 395 255 465 402 652 474
50 417 285 528 420 720 488
60 460 290 596 455 780 514
1" = 1'-0"
8 DI
17 17
6 AGENDA ITEM NO. : 15

PUBLIC HEARING BELVEDERE CITY COUNCIL
October 10, 2022
To: Mayor and City Council
From: Brian Van Son, Building Official
Reviewed By: Robert Zadnik, City Manager
Irene Borba, Director of Planning & Building
Amy Ackerman, City Attorney
Subject: Appeal of Construction Time Limit (CTL) Penalties Assessed to 1 Belvedere Avenue under Building Permit #2017-269.

Recommended Motion/Item Description
1) Open and conduct a public hearing for the appeal of Construction Time Limit penalties assessed to the property owners of 1 Belvedere Ave.
2) Conclude public hearing and affirm the appeal and assessed penalties.

Background/Timeline
On March 26, 2012, an application for Design Review was submitted to the Planning Dept. for the demolition, remodel, and addition of a single-family dwelling. The project was reviewed by City staff and brought before the Planning Commission on November 20, 2012, with the condition of a final landscape plan be submitted for review by the Planning Director and the Planning Commission Chair. The landscape plans were submitted on March 24, 2014. The plans were reviewed and subsequently approved on April 15, 2014. On May 19, 2015 the project was approved for a Design Review extension. Throughout the next months, revisions to the plans were submitted for review and approved, culminating with the submittal of the landscape plans on March 24, 2017. In that time, the property was sold to the current property owners and additional project revisions were submitted.

On June 5, 2017, a revised application for Design Review was submitted to the Planning Dept. for the demolition of an existing 8,894 square foot residence, demolition and reconstruction of an existing garage, and subsequent landscape improvements throughout the property, with a proposed project valuation of $4,000,000. Based on the date of the original Design Review Application, the project was governed by the Belvedere Municipal Code CTL ordinance in effect at that time. This Code established fees at: $400/day for the first 60 days for the unfinished project; $600/day for days 61-120; and $800/day for every day after 120 days until a maximum penalty of $200,000 is reached (Attachment 1). The application was reviewed by staff through the Design Review process and brought to the May 16, 2017 Planning Commission Meeting. The project was heard

PUBLIC HEARING BELVEDERE CITY COUNCIL
October 10, 2022

Page 2 ends

and approved at that Planning Commission Meeting, with an added Condition of Approval stating that the final landscape/lighting plan was to be reviewed and approved by the Planning Commission. The final landscape plans were presented and approved at the August 15, 2017 Planning Commission Meeting. Following that approval, numerous appeals were received by staff. The appeals and the landscape plans were brought in front of the Belvedere City Council on September 11, 2017, where the Council upheld the Planning Commission’s approval of the project.

A Building Permit Application and related construction documentation were subsequently submitted on December 5, 2017. The initial submittal consisted of the demolition and reconstruction of the single-family dwelling (SFD) and garage, along with subsequent site and landscape improvements; these items were assigned Building Permit # 2017-269. The project was routed to the applicable departments and outside jurisdictional authorities for review of local and state code compliance. Once deemed complete, the building permit application was approved and set for permit issuance. Prior to the issuance of the building permit, a Pre-Construction Meeting was attended by representatives from the Building Dept., Planning Dept., Dept. of Public Works, Tiburon Fire Protection Dist., Police Dept., the property owner, and the contractor. The building permit was issued on June 14, 2018, which (per Belvedere Municipal Code (BMC) section

20.04.035; table C1) established an eighteen-month (18) timeline for project completion. This permit issue date established a CTL sunset date of December 14, 2019.

Following the issuance of the building permit, construction commenced and regular inspections were conducted to verify compliance with applicable codes and the approved plans. As the project progressed, numerous Design Review Exemptions were submitted for alterations to the approved plans. These included:
• A driveway and site stair relocation - approved on November 8, 2017 • A change of previously approved trees - approved on March 19, 2018 • A modification of the design and colors for the Belvedere Ave. guardrail - approved on August 8, 2018
• The omission of a site stairway - approved on December 18, 2018 • The replacement of the living roof for solar P.V. installation - approved on November 18, 2019, and
• The addition of a garage door and glazing to the carport.

The CTL sunset date was reached without the project being finalized. The following business day, December 17, 2019, the Building Dept. sent the 30-day CTL notification letter (grace period letter) to the property owner, notifying the property owners that the project was to be completed by January 14, 2020 or fines would begin to be assessed (Attachment 2). The project was not finalized on that date and fines began to accrue pursuant to BMC section 20.04.035.

On March 31, 2020, the County of Marin issued a pandemic-related health order revision, in addition to the State Health Order enacted on March 4, 2020. This Order restricted all construction activity within the County unless such activity was necessary to safely secure a job site or to ensure the existing habitability of an occupied residence. This Order was in effect for a total of 34 days.

PUBLIC HEARING BELVEDERE CITY COUNCIL
October 10, 2022

Page 3 ends

Effective September 28, 2020, the State Legislature passed AB 1561, providing a “uniform statewide entitlement extension”. This statute required municipalities to grant a maximum of an eighteen (18) month extension to some “housing entitlements”. It was preliminarily determined by staff and the City Attorney that the project at 1 Belvedere Ave. complied with parameters set forth in the Assembly Bill and that the project would receive the automatic 18-month extension.

Following further review and analysis of the bill, it was determined that construction projectsl, for which CTL timeline had expired prior to the start of the COVID Pandemic, would not qualify for the COVID CTL relief, as established by AB 1561. Once this determination was made, the property owner was sent an official City letter notifying them of the City’s decision. This letter was sent on August 17, 2021 (Attachment 3).

Construction on the project continued as the CTL fines were accruing. As the project neared completion, the Building Dept. conducted numerous pre-final inspections in an attempt to provide clear and concise instructions to the contractor and property owner on how to obtain a final approval for the permitted project. On May 18, 2022, the Building Dept. conducted a final inspection and the project was deemed safe and complete, in the context of Building Dept. authority and requirements.

Following the Building Dept. finalization of the building permit, only minor landscape aspects of the permit remained to be completed. This included the planting of trees, bushes, and various plants, the installation of the irrigation system, and the placement of ground cover. It was not until June 1, 2022, that this work was completed, inspected by the Planning Dept., and approved, ultimately ending the CTL timeline. Per this date, the project was in the CTL penalty phase for 741 days, however, the project reached the maximum fine allotted by Code after only 295 days.

Once the project was finalized, a CTL penalty letter was sent to the property owner on June 7, 2022, notifying them of the imposed CTL penalties (Attachment 4). The property owners subsequently submitted their appeal of the penalties on June 17, 2022, in compliance with BMC section 20.04.035:F:1 (Attachment 5).

On August 18, 2022 the CTL Penalty Appeals Meeting was held where the contractor outlined factors and reasoning for the length of the project and grounds of the appeal. Following the conclusion of the meeting, it was determined by the CTL Appeals Committee that the recommendation to uphold the fine would be presented to City Council.

Applicant’s Reasons for Appeal
In the appeal letter and meeting referenced above, the property owners, contractor, and their attorney provided numerous reasons as to why they believe the project penalties should be fully waved or decreased. Those reasons consist of:
1) Reasons for delay beyond the control of the Applicant, including;

PUBLIC HEARING BELVEDERE CITY COUNCIL
October 10, 2022

Page 4 ends

A) Unforeseen geologic issues requiring foundation elements be redesigned and engineered and the design and implementation of temporary hillside stabilization (115 days of delay in total);
B) Effects on construction due to the 2017 Tubbs Fire (60 days of delay); C) Project stoppage from Marin County Health Services Order on March 31, 2020 (34 days of work stoppage);
D) Weather delays;
E) COVID-19 pandemic.
2) The governing BMC code section is unjust and misguided. 3) A CTL extension was applied for prior to the issuance of the building permit, but was subsequently withdrawn by the contractor.

Appeal Analysis by City Staff
1) Reasons for delay beyond the control of the Applicant:
1A) Unforeseen geologic issues requiring foundation elements be redesigned and engineered, as well as, the design and implementation of temporary hillside stabilization, totaling 115 days of delay
The project did require additional geotechnical investigation and engineering to provide a safe working environment and finished product that satisfied the required safety elements for the property owners, Fire Dept., and the community. It is not unreasonable to approve the application of this additional time to the project, as this change in engineering could not have been reasonably anticipated by the contractor, nor the project engineers. However, applying this time would have no effect on the overall penalty assessed to the project. The project was in the penalty phase for 741 days and reached the maximum CTL penalty after 295 days.
1B) Effects on construction due to the 2017 Tubbs Fire (North Bay Fires) Large significant fires in Napa and Sonoma County ignited on October 8 and 9, 2017.

These fires burned thousands of acres of land and destroyed over 7,800 properties before being contained on October 31, 2017. Belvedere City Council responded to this crisis by approving ordinance No. 2018-2, providing eight (8) weeks of CTL relief for construction projects with an open building permit during October/November 2017. The building permit for 1 Belvedere Ave. (BP# 2017-269) was issued on June 14, 2018. It is unreasonable to apply relief to a project that had yet to receive an active building permit or commence construction.
1C) Project stoppage from Marin County Health Services Order on March 31, 2020

PUBLIC HEARING BELVEDERE CITY COUNCIL
October 10, 2022

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Like all open construction projects in Marin County, the 1 Belvedere Ave. project was paused by the County Health Services Order enacted on March 31, 2020. The Order paused all non-essential construction projects for 34 days. In response, Belvedere City Council held a duly noticed meeting on April 13, 2020 and passed an urgency ordinance to provide relief for construction projects. The intent of the ordinance was to provide CTL relief for the 34 days of inactivity with an additional 30 days awarded for the remobilization of the construction crews. Had the project been completed in the timeframe originally provided, the pandemic stoppages would have had no impact on the project.
1D) Weather Delays
In the supporting appeal documentation, the contractor stated that 12 working days were lost throughout the project due to adverse weather limiting access to the site and stopping normal construction activities. Currently, California is in an ongoing drought that began 5-7 years ago. It is difficult to justify relief for rainy days totaling less than two (2) weeks. BMC section 20.04.035 address delays due to inclement weather; however, having 12 days of work disrupted over four (4) years, an average of three (3) days per year, does not constitute inclement weather.
1E) COVID
The project had been ongoing for almost two years prior to the worldwide outbreak of COVID-19. The project was already three (3) months past the CTL expiration date, inclusive of the 30-day grace period. Had the project complied with the original requirement of being completed by 6/28/19, the COVID pandemic would have had no bearing on the project. The project had surpassed the CTL sunset date prior to the onset of the pandemic.
2) The governing BMC code section is unjust and misguided:

The appellant asserts that the governing municipal code (BMC 20.04.035) is misguided and unjust. This Code has been in the municipal code for over twenty (20) years.

Throughout that time, the Code has been amended numerous times, with multiple reviews from the City Attorney for each amendment. Numerous jurisdictions in California, not to mention, Marin County, have similar ordinances addressing timelines for the completion of construction projects. At no point during the Design Review or Building Permit process was this concern brought to the attention of the City. The Code section was in effect at the time of Design Review application, Building Permit application, Building Permit issuance, and throughout the construction process. The applicants and contractor were both aware of the timeframes established for construction projects at the time of permit issuance.
3) A CTL extension was applied for prior to the issuance of the building permit, but was subsequently withdrawn by the contractor:

PUBLIC HEARING BELVEDERE CITY COUNCIL
October 10, 2022

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Staff received an application for a Construction Time Limit Extension prior to the issuance of the building permit. However, once the applicants were informed that the building permit could not be issued until the CTL Extension Committee had met and made a determination, the applicants decided to withdraw the CTL Extension application and pull the building permit. As set forth by the governing CTL Code, the CTL timeline begins on the date of the issuance of the building permit.

CTL Timeline Penalty Analysis
CTL Timeline w/o AB 1561 Extension:

Building permit issuance – 06/14/18 + 18-month CTL – 12/14/19 + 2-month North Bay Fire CTL Extension – 02/14/20 + 64-day COVID CTL Extension – 04/18/20 + 30-day grace period – 05/18/20 + 1st 60 days @ $400/day – ($24,000) – 07/18/20 + 2nd 60 days @ $600/day – 09/18/20 ($24,000 + $36,000 = $60,000) – next 175 days @ $800/day – 03/12/21 ($140,000 + $60,000 = $200,000). Maximum penalty of $200,000 reached on March 12, 2021. Project was finalized on June 1, 2022.

Conclusion
The ultimate goal of the CTL Code is to discourage large-scale construction projects from continuing for years at a time, consistently disrupting the surrounding neighborhood and monopolizing the City’s roadways for private improvements. The 1 Belvedere Ave. project took nearly four years to complete. Even with the application of the CTL extensions to the project, the maximum penalty was reached. Applying the extensions is inconsequential to the overall total fine amount for the project. The maximum penalty was reached due to the overall length of the project of four and a half years.

Recommendation
Staff recommends that the City Council:
1) Open and conduct a public hearing for the appeal of Construction Time Limit penalties assessed to the property owners of 1 Belvedere Ave.
2) Conclude public hearing and affirm the appeal and assessed penalties.

Attachments
1) BMC Municipal Code section 20.04.035
2) 30-day Grace Period Letter
3) AB 1561/CTL Letter
4) CTL Penalty Letter
5) CTL Penalty Appeal Letter
6) Resolution
Attachment 1

Attachment 2
Attachment 3

Attachment 4
Attachment 5

CITY OF BELVEDERE
RESOLUTION NO. 2022-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELVEDERE

AFFIRMING CONSTRUCTION TIME LIMIT SUBCOMMITEE
PENALTY RECOMMENDATION FOR 1 BELVEDERE AVE.
______________________________________________________________________ WHEREAS, Susan C. Kelly Revocable Trust are the owners of real property located at 1 Belvedere Ave. in Belvedere; and
WHEREAS, in 2017 the Planning Commission approved a construction project for 1 Belvedere Ave. with an 18 month Construction Time Limit (“CTL”), which expired December 14, 2019; and WHEREAS, on January 8, 2019, the City Council approved an 8-week CTL Extension based on construction-related delays from the effects of the Santa Rosa fire; and WHEREAS, on April 13, 2020, the City Council approved CTL relief based on constructionrelated delays from the effects of the COVID-19 pandemic; and WHEREAS, the applicant appealed the CTL penalty that was heard by the CTL Appeal Committee on October 10, 2022; and
WHEREAS, the CTL Appeal Committee recommended that the $200,000 CTL penalty be upheld because the time lost due to construction delays did not effectively address the length of time needed to complete the project; and
WHEREAS, Belvedere Municipal Code section 20.04.035(F)(4) provides that the City Council may affirm, reduce, or remove a CTL penalty if the time limit was exceeded for reasons beyond the applicant’s control which include, but are not limited to, factors such as unusual obstacles of the site topography, limited site access, and neighborhood considerations; and WHEREAS, on October 10, 2022 the City Council held a duly noticed public hearing regarding the CTL penalty and voted to affirm the CTL Appeal Committee’s recommendation to uphold the CTL penalty of $200,000.

WHEREAS, the City Council’s decision is excepted from the California Environmental Quality Act (“CEQA”) as the CTL penalty reduction does not constitute a “project” subject to CEQA analysis.

NOW, THEREFORE, BE IT RESOLVED that:

1. Pursuant to Belvedere Municipal Code section 20.04.035(F), and based on substantial evidence in the record and based on the findings set forth above incorporated herein, the City Council of the City of Belvedere affirms and adopts the recommendation of the CTL Appeal Committee to uphold the CTL penalty of $200,000.

2. The property owner shall hold the City of Belvedere and its officers, employees, volunteers, and any similarly situated persons, harmless in the event of any legal action, claim, or dispute related to or arising from this Resolution, shall cooperate with the City in the defense of any such action with counsel selected by the City in its sole discretion, and shall fully indemnify the City for any award of damages and/or attorneys’ fees and associated costs that may result.

Attachment 6
Resolution No. 2022-xx
Belvedere City Council

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PASSED AND ADOPTED at a regular meeting of the Belvedere City Council on October 10, 2022, by the following vote:

AYES:

NOES:

RECUSED:

APPROVED:_____________________________
Sally Wilkinson, Mayor
ATTEST: _______________________________
Acting City Clerk

SUBMITTALS
A. SEE THE CONTRACT GENERAL CONDITIONS FOR POLICY AND PROCEDURES RELATED TO SUBMITTALS.

B. PRODUCT DATA

1. SUBMIT A MINIMUM OF (3) COMPLETE LISTS OF ALL IRRIGATION EQUIPMENT TO BE USED, MANUFACTURER'S BROCHURES, MAINTENANCE MANUALS, WARRANTEES AND OPERATING INSTRUCTIONS, WITHIN 15 DAYS AFTER THE NOTICE TO PROCEED.

A. THIS SUBMISSION MAY BE DONE DIGITALLY AND ALL DOCUMENTS SHALL BE SUBMITTED IN ONE PDF DOCUMENT.

2. THE SUBMITTALS SHALL BE PACKAGED AND PRESENTED IN AN ORGANIZED MANNER, IN THE QUANTITY DESCRIBED IN DIVISION 1 OF THE SPECIFICATIONS. PROVIDE A TABLE OF CONTENTS OF ALL SUBMITTED ITEMS.

3. CLEARLY IDENTIFY ON EACH SUBMITTED SHEET BY UNDERLINING OR HIGHLIGHTING (ON EACH COPY) THE SPECIFIC PRODUCT BEING SUBMITTED FOR APPROVAL. FAILURE TO CLEARLY IDENTIFY THE SPECIFIC PRODUCT BEING SUBMITTED WILL RESULT IN A REJECTION FOR THE ENTIRE SUBMITTAL. NO SUBSTITUTIONS OF MATERIAL OR

PROCEDURES SHALL BE MADE CONCERNING THESE DOCUMENTS WITHOUT THE WRITTEN CONSENT OF AN ACCEPTED EQUIVALENT BY THE OWNER’S REPRESENTATIVE.

4. EQUIPMENT OR MATERIALS INSTALLED OR FURNISHED WITHOUT PRIOR APPROVAL OF THE OWNER’S REPRESENTATIVE, MAY BE REJECTED BY THE OWNER’S REPRESENTATIVE AND THE CONTRACTOR SHALL BE REQUIRED TO REMOVE SUCH MATERIALS FROM THE SITE AT THEIR OWN EXPENSE.

AS BUILT RECORD SET OF DRAWINGS
A. IMMEDIATELY UPON THE INSTALLATION OF ANY BURIED PIPE OR EQUIPMENT, THE CONTRACTOR SHALL INDICATE ON THE PROGRESS RECORD DRAWINGS THE LOCATIONS OF SAID PIPE OR EQUIPMENT. THE PROGRESS RECORD DRAWINGS SHALL BE MADE AVAILABLE AT ANY TIME FOR REVIEW BY THE OWNER'S REPRESENTATIVE.

B. BEFORE FINAL ACCEPTANCE OF WORK, THE CONTRACTOR SHALL PROVIDE AN AS BUILT RECORD SET OF DRAWINGS SHOWING THE IRRIGATION SYSTEM WORK AS BUILT. THE DRAWINGS SHALL BE TRANSMITTED TO THE OWNER'S REPRESENTATIVE IN PAPER FORMAT AND AS A PDF FILE OF EACH DOCUMENT ON COMPACT DISK OR FLASH DRIVE.

THE DRAWINGS SHALL INCLUDE ALL INFORMATION SHOWN ON THE ORIGINAL CONTRACT DOCUMENT AND REVISED TO REFLECT ALL CHANGES IN THE WORK. THE DRAWINGS SHALL INCLUDE THE FOLLOWING ADDITIONAL

INFORMATION

1. ALL VALVES SHALL BE NUMBERED BY STATION AND CORRESPONDING NUMBERS SHALL BE SHOWN ON THE AS BUILT RECORD SET OF DRAWINGS.

2. ALL MAIN LINE PIPE OR IRRIGATION EQUIPMENT INCLUDING SLEEVES, VALVES, CONTROLLERS, IRRIGATION WIRE

RUNS WHICH DEVIATE FROM THE MAINLINE LOCATION, BACKFLOW PREVENTERS, REMOTE CONTROL VALVES,

GROUNDING RODS, SHUT-OFF VALVES, RAIN SENSORS, WIRE SPLICE LOCATIONS, AND QUICK COUPLING VALVES SHALL BE LOCATED BY TWO (2) MEASURED DIMENSIONS, TO THE NEAREST ONE-HALF FOOT. DIMENSIONS SHALL BE GIVEN FROM PERMANENT OBJECTS SUCH AS BUILDINGS, SIDEWALKS, CURBS, WALLS, STRUCTURES AND DRIVEWAYS.

ALL CHANGES IN DIRECTION AND DEPTH OF MAIN LINE PIPE SHALL BE NOTED EXACTLY AS INSTALLED. DIMENSIONS FOR PIPES SHALL BE SHOWN AT NO GREATER THAN A 50 FT. MAXIMUM INTERVAL.

3. AS BUILT RECORD SET OF DRAWINGS SHALL BE SIGNED AND DATED BY THE CONTRACTOR ATTESTING TO AND CERTIFYING THE ACCURACY OF THE AS BUILT RECORD SET OF DRAWINGS. AS BUILT RECORD SET OF DRAWINGS SHALL HAVE "AS BUILT RECORD SET OF DRAWINGS”, COMPANY NAME, ADDRESS, PHONE NUMBER AND THE NAME OF THE PERSON WHO CREATED THE DRAWING AND THE CONTACT NAME (IF DIFFERENT).

C. THE OWNER SHALL MAKE THE ORIGINAL CONTRACT DRAWING FILES AVAILABLE TO THE CONTRACTOR.

CONTROLLER CHARTS:

A. PROVIDE ONE CONTROLLER CHART FOR EACH AUTOMATIC CONTROLLER INSTALLED.

1. ON THE INSIDE SURFACE OF THE COVER OF EACH AUTOMATIC CONTROLLER, PREPARE AND MOUNT A COLOR-CODED CHART SHOWING THE VALVES, MAIN LINE, AND SYSTEMS SERVICED BY THAT PARTICULAR CONTROLLER. ALL VALVES SHALL BE NUMBERED TO MATCH THE OPERATION SCHEDULE AND THE DRAWINGS. ONLY THOSE AREAS CONTROLLED BY THAT CONTROLLER SHALL BE SHOWN. THIS CHART SHALL BE A PLOT PLAN, ENTIRE OR PARTIAL, SHOWING BUILDING, WALKS, ROADS AND WALLS. THE PLAN, REDUCED AS NECESSARY AND LEGIBLE IN ALL DETAILS, SHALL BE MADE TO A SIZE THAT WILL FIT INTO THE CONTROLLER COVER. THIS PRINT SHALL BE APPROVED BY THE

OWNER'S REPRESENTATIVE AND SHALL BE PROTECTED IN LAMINATED IN A PLASTIC COVER AND BE SECURED TO THE INSIDE BACK OF THE CONTROLLER CABINET DOOR.

2. THE CONTROLLER CHART SHALL BE COMPLETED AND APPROVED PRIOR TO ACCEPTANCE OF THE WORK.

EQUIPMENT

1. ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN SHRUB OR GROUNDCOVER AREAS SHALL BE INSTALLED SO THAT THE TOP OF THE SPRINKLER HEAD IS 2" ABOVE FINISH GRADE.

2. ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN TURF AREAS SHALL BE INSTALLED SO THAT THE TOP OF THE SPRINKLER HEAD IS FLUSH WITH ADJACENT SIDEWALK OR CURB.

3. ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISH GRADE OF THE AREA TO BE IRRIGATED UNLESS OTHERWISE DESIGNATED ON THE PLANS.

4. ALL SPRINKLERS SHALL BE INSTALLED WITH A 'CHECK VALVE' TO PREVENT DRAINAGE FROM SPRINKLER HEAD WHEN THE SPRINKLER IS OFF. DRAINAGE OF IRRIGATION WATER THROUGH SPRINKLER HEADS WILL NOT BE ALLOWED.

5. THE SPRINKLER SYSTEM DESIGN IS BASED ON THE MINIMUM EQUIPMENT OPERATING PRESSURE OF 64 PSI AND THE MAXIMUM FLOW OF 10.10 GPM AS SHOWN ON THE IRRIGATION DRAWINGS AT THE METER OR POINT OF CONNECTION. THE IRRIGATION CONTRACTOR SHALL VERIFY WATER PRESSURE PRIOR TO CONSTRUCTION. REPORT ANY DIFFERENCE BETWEEN THE WATER PRESSURE IRRIGATION POINT OF CONNECTION TO THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THAT PRESSURE DIFFERENCES

ARE NOT REPORTED PRIOR TO THE START OF CONSTRUCTION, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY.

6. 120 VOLT ELECTRICAL POWER OUTLET AT THE AUTOMATIC CONTROLLER LOCATION SHALL BE PROVIDED BY OTHERS. IT SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO MAKE THE FINAL HOOK-UP FROM THE ELECTRICAL OUTLET TO THE AUTOMATIC CONTROLLER.

7. ALL MASTER VALVES/FLOW SENSORS MUST BE SET UP PRIOR TO IRRIGATION CONTROLLER CERTIFICATION.

8. THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, ETC. SHOWN WITHIN PAVED AREAS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING AREAS. AVOID ANY CONFLICTS BETWEEN THE SPRINKLER SYSTEM, PLANTING AND ARCHITECTURAL FEATURES.

9. THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS FOR OPTIMUM

PERFORMANCE AND TO PREVENT OVER-SPRAY ONTO WALKS, ROADWAYS AND/OR BUILDINGS AS MUCH AS POSSIBLE. THIS SHALL INCLUDE SELECTING THE BEST DEGREE OF ARC TO FIT THE EXISTING SITE CONDITIONS

AND TO THROTTLE THE FLOW CONTROL AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH SYSTEM.

10. DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN

THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT

THAT THIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY.

11. INSTALL ALL DRIP FLUSH VALVES AND DRIP INDICATORS AT HIGHEST POINT IN DRIP SYSTEM TO AVOID LOW HEAD DRAINAGE.

12. INSTALL ALL PIPE MATERIALS AND EQUIPMENT AS SHOWN IN THE DETAILS. USE TEFLON TAPE OR TEFLON PIPE DOPE ON ALL PVC MALE PIPE THREADS ON ALL SPRINKLER SWING JOINT AND VALVE ASSEMBLIES.

13. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE SELF WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, ETC. HE SHALL COORDINATE HIS WORK WITH THE

GENERAL CONTRACTOR AND OTHER SUB- CONTRACTORS FOR THE LOCATION AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, PAVING, STRUCTURES, ETC.

14. IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS, THE IRRIGATION CONTRACTOR

SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES OF SUFFICIENT SIZE UNDER ALL OTHER PAVED AREAS.

15. CONTRACTOR SHALL PROGRAM IRRIGATION CONTROLLER TO OPERATE AS FOLLOWS POST-CONSTRUCTION:

SPRAY VALVES SHALL ONLY BE TURNED ON BETWEEN THE HOURS OF 08:00 P.M. AND 6:00 A.M. BUBBLER AND DRIP VALVES CAN OPERATE AT ANY TIME.

SYSTEM PERFORMANCE VERIFICATION

1. PRE SOD/SEED INSTALLATION - CONTRACTOR TO HIRE AN IRRIGATION AUDITOR TO CONDUCT A CATCH CAN TEST OF ALL ROTOR ZONES OF SPORTSFIELD/PARK AREAS. TEST RESULTS TO BE NOTED AND RECORDED AT EACH CATCH CAN. BASED ON IRRIGATION AUDITORS REPORT, ADJUSTMENTS TO HEAD LAYOUT OR NOZZLING MUST BE MADE PRIOR TO THE INSTALLATION OF SOD OR SEED. ALL FINDINGS MUST BE SENT TO THE LANDSCAPE ARCHITECT.

2. PER MWELO, IRRIGATION HEADS MUST BE PLACED SO THAT HARDSCAPED AREAS DRAIN TOWARD LANDSCAPED AREAS, AND WITH NO OVERSPRAY. OTHERWISE A SETBACK FROM HARDSCAPE OF 24" MINIMUM IS REQUIRED.

3. ALL LANDSCAPE AUDITS SHALL BE CONDUCTED BY A THIRD PARTY CERTIFIED LANDSCAPE IRRIGATION AUDITOR.

4. THE PROJECT APPLICANT SHALL SUBMIT AN IRRIGATION AUDIT REPORT WITH THE CERTIFICATE OF COMPLETION TO THE RESPONSIBLE LOCAL AGENCY PER MWELO REQUIREMENTS.

GENERAL IRRIGATION NOTES

IRRIGATION/WATERING RESPONSIBILITY

1. IT IS THE RESPONSIBILITY OF THE MAINTENANCE CONTRACTOR TO OPERATE THE IRRIGATION SYSTEM IN AN EFFICIENT MANNER AND TO MINIMIZE WATER WASTE. IT IS THE MAINTENANCE CONTRACTOR'S RESPONSIBILITY TO ADJUST THE SYSTEM TO APPLY WATER IN ACCORDANCE WITH PLANT REQUIREMENTS BASED ON WEATHER, SOIL, AND SITE CONDITIONS. THE

IRRIGATION PROGRAM SHALL BE SCHEDULED TO MINIMIZE WATER WASTE THROUGH RUNOFF, EXCESSIVE IRRIGATION RUN TIMES, UTILIZE CYCLE SOAK SCHEDULING WHEN APPLICABLE. IT IS THE RESPONSIBILITY OF THE MAINTENANCE CONTRACTOR TO OPERATE THE IRRIGATION SYSTEM BASED ON LOCAL MUNICIPAL GUIDELINES.

IRRIGATION ACTIVATION

1. ACTIVATE IRRIGATION SYSTEM IN SPRING (OR WHEN WEATHER PERMITS). CHARGE MAINLINE IN FEBRUARY OR MARCH TO CHECK FOR LEAKS AND/OR MALFUNCTIONING VALVES.

2. TURN ON BACKFLOW PREVENTERS, OPEN GATE VALVES AND ACTIVATE BOOSTER PUMPS IF INSTALLED.

3. THE IRRIGATION CONTROLLER TO RUN MODE AND VERIFY THAT ALL PROGRAMS ARE ACTIVATED AND SET UP TO BE RUN IN SELF ADJUSTED MODE.

4. VERIFICATION AND ADJUSTMENTS. THIS INCLUDES TURNING ON EACH ZONE, MONITORING FOR LEAKS OR MALFUNCTIONING

PARTS, CUTTING GRASS AWAY FROM SPRINKLER HEADS AND ADJUSTING SPRINKLERS FOR PROPER ARC AND MAXIMUM EFFICIENCY.

5. VERIFY THAT DRIP IRRIGATION IS FUNCTIONAL AND THAT DISTRIBUTION TUBING HAS NOT BEEN CUT OR BROKEN DURING NON OPERATIONAL PERIOD.

6. SERVICE, CLEAN AND ADJUST AND WEATHER SENSOR SYSTEM. THIS IS CRITICAL FOR ALL SELF ADJUSTING CONTROLLERS.

7. IF APPLICABLE SERVICE IRRIGATION BOOSTER PUMP, THIS NEED TO BE COMPLETED BY THE MANUFACTURERS CERTIFIED TECHNICIAN.

8. IRRIGATION MONITORING/LANDSCAPE WATERING

9. CHECK THE ET/WEATHER BASED SELF ADJUSTING SYSTEM PROGRAMMING, FLOW SENSOR AND MASTER VALVE OPERATION AND PROGRAMMING; ADJUST AS REQUIRED TO ENSURE PROPER OPERATION.

10. ALL BACKFLOW PREVENTION DEVICES ARE TO BE MAINTAINED AS PER LOCAL CITY OR COUNTY CODES.

11. ALL TURF AREAS SHALL BE MONITORED TO DETERMINE THE NEED FOR SUPPLEMENTAL IRRIGATION. FREQUENCY AND DURATION OF EACH WATERING WILL BE DEPENDENT ON LOCAL WEATHER CONDITIONS. TO DETERMINE THE NEED FOR WATERING, LANDSCAPE MAINTENANCE CONTRACTOR SHALL USE A SOIL PROBE TO EXAMINE THE FIRST 6-12” OF THE SOIL PROFILE. IF THE SOIL IS COOL, DAMP AND HOLDS ITS SHAPE, WATERING IS NOT NECESSARY. PLANT MATERIAL ROOTS SHOULD BE

ENCOURAGE TO ROOT AS DEEP AS POSSIBLE, THIS IS ACCOMPLISHED BY DEEP ROOT WATERING, LONGER IRRIGATION RUN TIMES AND UTILIZING CYCLE SOAK METHOD. FREQUENT SHALLOW IRRIGATION SCHEDULING IS INEFFECTIVE AND WILL ONLY PROMOTE SHALLOW ROOTING AND REQUIRE EXCESSIVE WATER WASTE.

12. GROUNDCOVER AND SHRUB BEDS SHALL BE WATERED USING AN AUTOMATIC IRRIGATION SYSTEM. THE ENTIRE GROUNDCOVER/SHRUB BED SHALL BE SOAKED TO A DEPTH TO MAXIMIZE HEALTHY PLANT ROOT GROWTH. IRRIGATION RUN TIME TO BE BASED ON IRRIGATION DEVICE PRECIPITATION RATE (NOT FLOW RATE) AND PLANT MATERIAL IRRIGATION DEMAND. (USE WUCOLS REFERENCE FOR PLANT WATERING NEEDS). IN THE EVENT OF ESTABLISHING PLANTS, OR COMPROMISED SOIL PROFILE, WATERING FREQUENCIES MAY BE ADJUSTED.

13. ESTABLISH TIME SETTINGS AND INTERVALS OF IRRIGATION WATER APPLICATION FOR EACH VALVE OF ALL IRRIGATION ZONES. MAKE ADJUSTMENTS WHEN NECESSARY TO CORRESPOND TO VARIABLE WATERING REQUIREMENTS. CHECK FOR COVERAGE AND PLUGGED EMISSION/NOZZLE DEVICES. CLEAN DEVICES AND ADJUST DEVICES WHILE MAINTAINING THE SYSTEM IN PROPER WORKING ORDER.

14. ALL AUTOMATIC CONTROLLERS WILL BE PROGRAMMED TO APPLY WATER DURING HOURS AS PERMITTED BY LOCAL TOWN, CITY OR COUNTY ORDINANCES.

IRRIGATION SYSTEM REPAIR

1. CLEANING AND ADJUSTING THE SPRINKLERS HEADS ARE THE MAINTENANCE CONTRACTOR'S RESPONSIBILITY. REPAIR

AND/OR REPLACEMENT OF ANY VANDALIZED OR MALFUNCTIONING COMPONENT BEYOND MAINTENANCE CONTRACTOR'S CONTROL IS THE RESPONSIBILITY OF THE OWNER/AGENT. ANY DAMAGE CAUSED BY MAINTENANCE CONTRACTOR WILL BE REPAIRED BY MAINTENANCE CONTRACTOR AT NO COST TO THE OWNER/AGENT.

2. ALL IRRIGATION REPAIRED OR REPLACED MUST BE IN ACCORDANCE WITH THE ORIGINAL IRRIGATION DESIGN, LOCAL CITY OR COUNTY GUIDELINES AND MUST PROVIDE THE MAXIMUM EFFICIENCY AS POSSIBLE SO AS NOT TO WASTE WATER.

3. ALL DRIP SYSTEMS ARE TO BE MANUALLY FLUSHED A MINIMUM ONE TIME PER YEAR AND FILTERS TO BE CLEANED ON A REGULAR BASIS.

4. ALL DAMAGED AND REPAIRED PIPE MUST BE FLUSHED OF ALL DEBRIS. MAINTENANCE CONTRACTOR TO GUARANTEE FULL OPERATIONAL AND EFFICIENT PERFORMANCE OF REPAIRED SYSTEMS.

5. OREPAIRS TO BACKFLOW PREVENTION DEVICES MUST BE CONDUCTED BY A TRAINED CERTIFIED BACKFLOW TECHNICIAN.

6. OIT IS RECOMMENDED THAT ALL IRRIGATION MAINTENANCE AND REPAIR BE PERFORMED BY CALIFORNIA LICENSED AND/OR CERTIFIED CONTRACTOR. NOT MAINTAINING IRRIGATION SYSTEMS IN AN EFFICIENT MANNER WILL RESULT IN PLANT AND LANDSCAPE DEGRADATION AND ADDITIONAL MAINTENANCE COSTS.

7. IRRIGATION SYSTEM WINTERIZATION

8. WHERE APPLICABLE, SHUT OFF AND DRAIN IRRIGATION SYSTEM(S) AT THE END OF THE IRRIGATION SEASON. TURN OFF ALL MAIN SUPPLY VALVES, OPEN ALL MANUAL DRAIN VALVES, AND BLEED VALVES ON BACKFLOW PREVENTION DEVICES. PERFORM WINTERIZATION PRIOR TO NOVEMBER 1ST.

9. IRRIGATION START UP

10. FLUSH ALL DRIP LINES AT FLUSH POINTS.

11. REMOVE AND CLEAN ALL FILTERS AND REPLACE ANY DAMAGED FILTERS.

12. CHECK THAT ALL WEATHERS SENSORS ARE FUNCTIONING AND REPLACE BATTERIES AS NEEDED. Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
NTS 11 April, 2022 L-6.06
Landscape
Irrigation
Notes
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
NTS 11 April, 2022 L-6.07
Landscape
Irrigation
Calculations
· Irrigation/Watering Responsibility
o It is the responsibility of the Maintenance Contractor to operate the irrigation system in an efficient manner and to minimize water waste.

It is the Maintenance Contractor's responsibility to adjust the system to apply water in accordance with plant requirements based on weather, soil, and site conditions. The irrigation program shall be scheduled to minimize water waste through runoff, excessive irrigation run times, utilize CYCLE SOAK scheduling when applicable. It is the responsibility of the Maintenance Contractor to operate the irrigation system based on local municipal guidelines. · Irrigation Activation
o Activate irrigation system in spring (or when weather permits). Charge mainline in February or March to check for leaks and/or malfunctioning valves.
o Turn on backflow preventers, open gate valves and activate booster pumps if installed.
o Set the irrigation controller to RUN MODE and verify that all programs are activated and set up to be run in Self Adjusted mode. o Site verification and adjustments. This includes turning on each zone, monitoring for leaks or malfunctioning parts, cutting grass away from sprinkler heads and adjusting sprinklers for proper arc and maximum efficiency.
o Verify that drip irrigation is functional and that distribution tubing has not been cut or broken during non operational period.
o Service, clean and adjust and weather sensor system. This is critical for ALL self adjusting controllers.
o If applicable service irrigation booster pump, this need to be completed by the manufacturers certified technician. · Irrigation Monitoring/Landscape Watering o Check the ET/Weather Based self adjusting system programming, Flow Sensor and Master Valve operation and programming; adjust as required to ensure proper operation.
o ALL Backflow Prevention Devices are to be maintained as per Local city or county codes.
o All turf areas shall be monitored to determine the need for supplemental irrigation. Frequency and duration of each watering will be dependent on local weather conditions. To determine the need for watering, Landscape Maintenance Contractor shall use a soil probe to examine the first 6-12” of the soil profile. If the soil is cool, damp and holds its shape, watering is not necessary. Plant material roots should be encourage to root as deep as possible, this is accomplished by deep root watering, longer irrigation run times and utilizing CYLCE SOAK method. Frequent shallow irrigation scheduling is ineffective and will only promote shallow rooting and require excessive water waste. o Groundcover and shrub beds shall be watered using an automatic irrigation system. The entire groundcover/shrub bed shall be soaked to a depth to maximize healthy plant root growth. Irrigation run time to be based on irrigation device precipitation rate (not flow rate) and plant material irrigation demand. (Use WUCOLS reference for plant watering needs). In the event of establishing plants, or compromised soil profile, watering frequencies may be adjusted.
o Establish time settings and intervals of irrigation water application for each valve of all irrigation zones. Make adjustments when necessary to correspond to variable watering requirements. Check for coverage and plugged emission/nozzle devices. Clean devices and adjust devices while maintaining the system in proper working order.
o ALL automatic controllers will be programmed to apply water during hours as permitted by local town, city or county ordinances. · Irrigation System Repair o Cleaning and adjusting the sprinklers heads are the Maintenance Contractor's responsibility. Repair and/or replacement of any vandalized or malfunctioning component beyond Maintenance Contractor's control is the responsibility of the Owner/Agent. Any damage caused by Maintenance Contractor will be repaired by Maintenance Contractor at no cost to the Owner/Agent.
o All irrigation repaired or replaced MUST be in accordance with the original irrigation design, local city or county guidelines and must provide the maximum efficiency as possible so as NOT to waste water. o ALL Drip systems are to be manually flushed a minimum one time per year and filters to be cleaned on a regular basis.
o All damaged and repaired pipe MUST be flushed of all debris.

Maintenance Contractor to guarantee full operational and efficient performance of repaired systems.
o Repairs to Backflow Prevention Devices must be conducted by a trained certified backflow technician.
o It is recommended that ALL irrigation maintenance and repair be performed by California Licensed and/or Certified contractor. Not maintaining irrigation systems in an efficient manner will result in plant and landscape degradation and additional maintenance costs. · Irrigation System Winterization o Where applicable, shut off and drain irrigation system(s) at the end of the irrigation season. Turn off all main supply valves, open all manual drain valves, and bleed valves on backflow prevention devices. Perform winterization prior to November 1st. · Irrigation Start up o Flush all drip lines at flush points.
o Remove and clean all filters and replace any damaged filters. o Check that all weathers sensors are functioning and replace batteries as needed.

IRRIGATION MAINTENANCE

MWELO CALCULATIONS IRRIGATION SCHEDULE

PRECIPITATION RATES & SOIL INTAKE RATES

EXISTING FURNISHING ZONE EXISTING SIDEWALK EXISTING ROLLED GUTTER 11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED) DRIVEWAY

DOMESTIC

IRRIGATION
DRP M
4"
4"
SM
SM
SS C
2"
4"
2"
4"
4"
2" 2"
2"
2"
A
A
F
F
F F
DI DI
F
F
F
DI
DI F
F
DI
F
DI
F
F
DI F
F
F
2" 2"
DI
F F
DI DI
2" 4"
A
F
2"
F
DI
F DI
F
F
F
F
F
DI F F
F F DI
F
2"
2"
2"
2"
F DI
F
F
DI F
F DI
F
F
F
F
F
F
F
F
F
F DI
3 4" 3
4" 3
4" 3
4"
3 4" 3
4"
3 4"
3 4"
3 4"
3 4"
3 4" 3
4"
3 4" 3
4"
1"
1"
1"
1"
1"
1"
1"
1" 1" 1"
3 4" 3
4"
3 4"
3 4"
3 4" 3
4"
4"
3 4"
3 4" 3
4"
3 4" 3
4"
3 4"
3 4"
3 4" 3
4"
3 4"
3 4"
3 4"
3 4" 1"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4" 3
4"
3 4" 3
4"
3 4" 3
4"
3 4"
3 4" 3
4"
1 2.281"
2 1.001"
7 0.971"
8 2.951"
9 3.691"
10 7.691"
14 0.711"
15 0.711"
16 2.481"

BF MV HC
1"
1"
4" 2"
2"
4" 2"
4 1" 0.46
5 1" 3.08
6 1" 0.81
13 1" 0.71
3 4" 3
4" 3
4"
11 4.031"
12 10.11"
3 0.521"
3 4" 3
4" 3
4"
3 4"
3 4"
3 4" 3
4"
1"
NORTH Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 68 LAGOON RD BELVEDERE, CA 94920 DESIGN
REVIEW
05/20/22
0 8 feet
1/4" = 1'-0"
4 12 16
1/4" = 1'-0" 11 April, 2022 L-6.08
Landscape
Hydrozone
Plan

SYMBOL FIXTURE TYPE MANUFACTURER COLOR/FINISH SPECIFICATION NOTES

WALL LIGHT LUCIFER LIGHTING
COMPANY MATTE OIL-RUBBED BRONZE ISL1 - 2 - MB - 27 OR EQUAL IF APPROVED BY L.A.

STEP LIGHT LUCIFER LIGHTING
COMPANY MATTE OIL-RUBBED BRONZE ISL1 - 2 - MB - 27 OR EQUAL IF APPROVED BY L.A.

DOWN LIGHT TECH LIGHTING BRONZE 700OPIT-12-Z-LED930 OR EQUAL IF APPROVED BY L.A.

PATH LIGHT FOREVER BRIGHT GUN METAL SPJ - SQ100 - 1 - GM - 2W - 125 - 2700K - 9-15V OR EQUAL IF APPROVED BY L.A.

L I G H T I N G S C H E D U L E

L I G H T I N G N O T E S

1. LIGHTING SYMBOLS ARE APPROXIMATE LOCATIONS. CONTRACTOR TO PLACE ALL LIGHTING FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.

2. CONTRACTOR TO PROVIDE MIN. 2'-6" CHASE ON ALL STAKE MOUNTED LIGHTS.

3. CONTRACTOR TO ASSUME ONE POST-SUNSET LIGHT FOCUSING SESSION WITH LANDSCAPE ARCHITECT TO COORDINATE LOCATIONS AND FOCUSING.

4. ALL TRENCHING WITHIN DRIPLINES OF EXISTING TREES SHALL BE DONE BY HAND. CONTRACTOR RESPONSIBLE FOR ANY DAMAGE CAUSED TO TREE HEALTH AS A RESULT OF MECHANICAL EQUIPMENT BEING OPERATED OR STORED WITHIN THE ROOT ZONE OF EXISTING TREES.

5. CONTRACTOR TO INSTALL (4) 300 WATT COMPATIBLE DIMMABLE CONTROLLERS. MODEL: LZD-300-M, OR SIMILAR

L I G H T I N G S P E C I F I C A T I O N S
1 1/4" = 1'-0" 20 MAY, 2022 L7.00

LANDSCAPE

LIGHTING

SCHEDULE &
SPECS
DESIGN
REVIEW
05/20/22 BOXLEAF DESIGN L A N D S C A P E A R C H I T E C T U R E 2 7 3 0 B R O A D W A Y R E D W O O D C I T Y , C A 6 5 0 . 3 6 2 . 3 7 5 5 B O X L E A F D E S I G N . C O M 1 08.12.22 DR SET REV 1 68 LAGOON RD BELVEDERE, CA 94920 FFE = 11'-0'' EL = +/- 9'-0'' P R O P E R T Y L I N E EXISTING FURNISHING ZONE EXISTING SIDEWALK EXISTING ROLLED GUTTER

P R O P E R T Y L I N E

P R O P E R T Y L I N E
(N) DECK

ON (E) DOCK VEGETABLE BOX

PLANTERBENCH
PA
PA
PA
WATER

FEATURE

RAMP PLANTER
(N) SIDE

COURTYARD
(N)

DOG RUN

ARTIFICIAL TURF
SLOPE
PA
SLOPE
24'' H PLANTER

A/C A/C
18'' H
CORTEN
WALL LANDING 6R 6R

PREFAB STORAGE

BOX UNIT
BENCH
BBQ
GRILL

OUTDOOR
DINING
PA
PA PA
MAIN
HOUSE
PA
11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED)
LOUNGE

SEATING
DOCK

SEATING

UTILITY

SIDE YARD
P A

GUARDRAIL DRIVEWAY
PA
FFE = 11'-0'' EL = +/- 9'-0'' P R O P E R T Y L I N E EXISTING FURNISHING ZONE EXISTING SIDEWALK EXISTING ROLLED GUTTER

P R O P E R T Y L I N E

P R O P E R T Y L I N E
(N) DECK

ON (E) DOCK VEGETABLE BOX

PLANTERBENCH
PA
PA
PA
WATER

FEATURE

RAMP PLANTER
(N) SIDE

COURTYARD
(N)

DOG RUN

ARTIFICIAL TURF
SLOPE
PA
SLOPE
24'' H PLANTER

A/C A/C
18'' H
CORTEN
WALL LANDING 6R 6R

PREFAB STORAGE

BOX UNIT
BENCH
BBQ
GRILL

OUTDOOR
DINING
PA
PA PA
MAIN
HOUSE
PA
11'' (E) TREE
(TO BE

REMOVED)
(E) TREE
(TO BE

REMOVED)
LOUNGE

SEATING
DOCK

SEATING

UTILITY

SIDE YARD
P A

GUARDRAIL DRIVEWAY
PA
LIGHTING PLAN 1 SCALE: 1/4" = 1'-0" 1
1/4" = 1'-0" 20 MAY, 2022 L7.01

LANDSCAPE

PROPOSED
LIGHTING PLAN 68 LAGOON RD BELVEDERE, CA 94920
DESIGN
REVIEW
05/20/22 BOXLEAF DESIGN L A N D S C A P E A R C H I T E C T U R E 2 7 3 0 B R O A D W A Y R E D W O O D C I T Y , C A 6 5 0 . 3 6 2 . 3 7 5 5 B O X L E A F D E S I G N . C O M 1

08.12.22 DR SET REV 1
TRUE
NORTH

PROJECT
NORTH

OHP OHP OHP OHP OHP OHP OHP OHP

BELVEDERE LAGOON

LAGOON RD

DASHED BLACK LINE

INDICATES PROPOSED

BUILDING EXTENTS
1 PROPOSED
PATIO

PROPERTY LINE

SETBACK

PROPERTY LINE

DASHED RED LINE

INDICATES (E)

BUILDING EXTENTS
ENTRY
COURT

SIDE COURT

APPROXIMATE LOACTION OF EXISTING RESIDENCE
66 LAGOON RD
APN: 060-063-25
FLAT ROOF O/ 1 STORY

APPROXIMATE LOACTION OF

SIDE YARD
15 -1' - 9 5/8" (9.2')
14 14
16 5'-0"6'-0"7'-0"8'-0"
8% SLOPE
8% SLOPE
2% SLOPE
17 (3'-0" MIN)
3' - 8 1/2"
0' - 8"

SITE PLAN GENERAL NOTES

1. FOR REQUIRED PARKING SPACES, SEE FLOOR PLAN SHEET DR 2.1

PROJECT TRUE

SITEPLAN KEYNOTES

PROPERTY LINE

SITEPLAN LEGEND

SETBACK LINE

PROPOSED BUILDING EXTENTS

EXISTING BUILDING EXTENTS

WOOD FENCE

PLANTING AREA

CONCRETE

LANDSCAPE PAVER
(N) DECIDUOUS TREE

PROPOSED SITE
PLAN
68 LAGOON RD
BELVEDERE, CA 94920
1/8" = 1'-0" 1

FURNISHING
1 DR SET 5.20.22
1 DR SET-REV 1 8.15.22
12' - 2 1/8" (23.07')
12' - 2 1/8" (23.07')
15' - 0" (25.85')
15' - 0" (25.85')
10' - 0" (21.0')
10' - 0" (21.0')
13' - 11 3/4" (24.87)
10' - 0" (21.0')
10' - 0" (21.0')

DASHED RED LINE

INDICATES (E) ROOF

EXTENTS
10' - 0" (21.0')
10' - 0" (21.0')
10' - 0" (21.0')
10' - 6 7/8" (21.46')
10' - 6 7/8" (21.46')
2' - 10"
2' - 5"
62' - 1"
33' - 10 3/4" 25' - 6 3/8"
27' - 3 3/8" 17' - 7 7/8" 24' - 7 1/2" 5' - 0" 12' - 5" 10' - 0 1/8"
25' - 8" 4' - 4" 3' - 11 5/8"
1' - 11 1/2"
16' - 7 1/4" 5' - 0"
4' - 8 1/4"
2' - 1 1/2"
14' - 8 1/2" (25.70')
5' - 0" 57' - 7"
5' - 5 1/4" 17' - 0 1/4" 30' - 11 1/4"
5 1/4"
15' - 1"
17' - 0 1/4" 17' - 1" 9' - 4 3/4"
1' - 1" 8' - 3 1/2"
12' - 10 1/4" 2' - 5 1/2"
14' - 8 1/2" (25.70')
12' - 9" (23.75')
SLOPE 1" / 1'-0"
SLOPE 1 1/2" / 1'-0"

STOREY POLE PLAN GENERAL NOTES

1. FOR REQUIRED PARKING SPACES, SEE FLOOR PLAN SHEET DR 2.1

PROJECT TRUE

STOREY POLE PLAN KEYNOTES

PROPERTY LINE

STOREY POLE PLAN LEGEND

SETBACK LINE

PROPOSED BUILDING FOOTPRINT

EXISTING BUILDING ROOF OUTLINE

WOOD FENCE

PLANTING AREA

CONCRETE

LANDSCAPE PAVER
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/15/2022 8:25:56 PM
A1.1

PROPOSED

STORY POLE
PLAN
68 LAGOON RD
BELVEDERE, CA 94920
1/8" = 1'-0"
1 PROPOSED TORY POLE PLAN
DR SET 5.20.22
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 12" = 1'-0"
5/25/2022 2:50:19 PM
A1.2
SITE PHOTOS 68 LAGOON RD BELVEDERE, CA 94920
12" = 1'-0"
1 SITE PHOTO - STREET VIEW FROM NORTH EAST
12" = 1'-0"
3 SITE PHOTO - STREET VIEW FROM SOUTH EAST
12" = 1'-0"
2 SITE PHOTO - STREET VIEW FROM EAST
12" = 1'-0"
5 SITE PHOTO - REAR YARD FROM DOCK
12" = 1'-0"
6 SITE PHOTO- SIDE YARD NORTH
12" = 1'-0"
4 SITE PHOTO - SIDE YARD SOUTH
12" = 1'-0"
7 SITE PHOTO - REAR YARD FROM LAGOON

DESIGN REVIEW
5/20/22
EXTERIOR MATERIAL KEY 1
ROOF MATERIAL:

STANDING SEAM METAL ROOFING

DARK BRONZE
2 SIDING & SOFFIT MATERIAL:

WESTERN RED CEDAR

VERTICAL GRAIN
1X6 INSTALLED HORIZONTAL
3 SIDING MATERIAL:

ALUMINUM PANEL

DARK BRONZE
4 DOORS, WINDOWS, RAILINGS,
GATES, & TRELLIS:

METAL

DARK BRONZE
5 EXPOSED RAFTERS:

DOUGLAS FIR

VERTICAL GRAIN
GLU
1 234
5 2
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 12" = 1'-0"
8/15/2022 8:25:57 PM
A1.5

PROPOSED

RENDERING &
MATERIALITY 68 LAGOON RD BELVEDERE, CA 94920
DR SET 5.20.22
EXTERIOR MATERIAL KEY 1
ROOF MATERIAL:

STANDING SEAM METAL ROOFING

DARK BRONZE
2 SIDING & SOFFIT MATERIAL:

WESTERN RED CEDAR

VERTICAL GRAIN
1X6 INSTALLED HORIZONTAL
3 SIDING MATERIAL:

ALUMINUM PANEL

DARK BRONZE
4 DOORS, WINDOWS, RAILINGS,
GATES, & TRELLIS:

METAL

DARK BRONZE
5 EXPOSED RAFTERS:

DOUGLAS FIR

VERTICAL GRAIN
GLU
1 134
53 5
234
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 12" = 1'-0"
8/15/2022 8:25:57 PM
A1.6

PROPOSED

RENDERING &
MATERIALITY 68 LAGOON RD BELVEDERE, CA 94920
DR SET 5.20.22

PROPERTY LINE

SETBACK
A4.1
4 1 A4.1
A4.1 3
2 A4.5 LAGOON RD
B
C
D
E
1 31' - 2 1/4" 57' - 1" 5' - 0"
5' - 5 1/4" 17' - 0 1/4" 17' - 1" 9' - 4 3/4" 20' - 7 1/2" 5' - 5 1/4"

PROPERTY LINE

BELVEDERE LAGOON
38' - 2 3/4" 16' - 5 7/8" 27' - 3 1/4" 23' - 10" 5' - 0" SLOPE 1:12
A4.1
2 2
F
A
28' - 1 1/8" 14' - 10 1/2" 0' - 9 1/2"
5 75' - 0"

KITCHEN / DINING
109

LIVING ROOM
110

GUEST SUITE
112
BATH 2
114
WIC
113
ENTRY
101
GARAGE
100

MAP STUDY
102

PRIMARY
BED
105

PRIMARY
BATH
104
SLOPE
1:12
SLOPE 1:12
SLOPE 3/8 :12
SLOPE
1/4 :12
DN DN
C1
C1
C3
F
C1
A
B1
D3
D1
D4
D3
4 WIC
103

LAUNDRY
106
PANTRY
107
BATH 1
108

READING
NOOK
111
B2
1 2
3 4
5 3
6 6
2 1
7 8
9 9
9 6
18' - 0"
8' - 0"
1 1
FR
15 O
'

M (E) BULKHEAD
- 0" SETBACK
C2 C2
E
B3
C4

SIDE COURT

DOG RUN

REAR PATIO

ENTRY COURT
5' - 0"
5' - 0"
6 DN
DN
2 10
G
11 11
102
100B
108A
102A
107
106
105
103
112
113
114A
101B
100A
100C
12 13
5' - 3" 7' - 3 1/8"
6' - 6" 24' - 8 1/2" 16' - 8 7/8"
5' - 11 1/8"
114B
108B
104B
101A
3 A4.5
1 A4.5
5 A4.5
4 A4.5
6 A4.5
4' - 2" 16' - 4 1/2" 4' - 2"
2' - 2 7/8"
4' - 0" 12' - 3 3/8" 5' - 11"
8 1/8"
104A
1 14

DESIGN REVIEW NOTES

1. BATT INSULATION AT ALL OPEN EXTERIOR WALLS PER TITLE 24 REQUIREMENTS.

2. ACOUSTIC INSULATION AT ALL (N) INTERIOR WALLS AND FLOORS JOISTS WHERE ALL EXPOSED WALL AREAS, TYP.

3. NEW GLASS LOCATED IN HAZARDOUS LOCATIONS SHALL BE
TEMPERED (T) OR SAFETY GLASS PER U.B.C. SECTION 2406.4

INCLUDING GLAZING IN DOORS, GLAZING IN FIXED AND SLIDING

PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SWINGING

DOORS OTHER THAN WARDROBE DOORS, AND GLAZING IN ALL
UNFRAMED SWINGING DOORS. ADDITIONALLY WHERE THE
BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60" ABOVE THE WALKING SURFACE.

DESIGN REVIEW KEYNOTES PLAN LEGEND

NEW WALLS

PROPERTY LINE

DOOR TAG
N

PROJECT
N
TRUE
PLUMBING NOTES:

1. DISHWASHERS SHALL BE INSTALLED WITH AN APPROVED AIR GAP PER

MANUFACTURER'S INSTRUCTIONS ON THE DISCHARGE SIDE OF THE MACHINE.

2. ALL HOSE BIBS SHALL BE PROTECTED WITH A LISTED NON-REMOVABLE BACKFLOW PREVENTER OR ATMOSPHERIC VACUUM BREAKER INSTALLED 6" MIN ABOVE THE HIGHEST POINT OF USAGE.

3. IF A RECIRCULATING DOMESTIC HOT WATER SYSTEM IS INSTALLED, THE

RECIRCULATING SECTIONS SHALL BE INSULATED FOR THEIR ENTIRE LENGTH (R4 MIN UP TO 1 1/2" AND R6 MIN FOR 2" OR GREATER DIAMETER.) HVAC NOTES:

1. APPLY DUCT MASTIC ON ALL HVAC DUCT JOINTS AND SEAMS.

2. VENTILATE BATHROOMS PER CMC. TYP. FANS TO BE ENERGY STAR PER HVI STANDARDS WITH HUMIDITY/MOISTURE SENSOR (SEE SPEC.) AIR FLOW TO BE VERIFIED.

3. RANGE HOOD FAN TO BE 100 CFM MIN.

4. HVAC TO MEET ASHRAE 62.2-2010 VENTILATION RESIDENTIAL STANDARDS

5. HVAC FILTER TO BE HIGH EFFICIENCY (MERV 8+)

6. HOT WATER HEATER TO PROVIDE 80 GALLONS MINUMUM AT FIRST HOUR

RECOVERY RATE

SETBACK LINE
1-HR RATED WALL

EGRESS ROUTE
# WINDOW TAG
XXX

EGRESS ROUTE

CONCRETE

LANDSCAPE PAVER

WOOD DECK
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/15/2022 8:26:01 PM
A2.2

PROPOSED
FLOOR PLAN 68 LAGOON RD BELVEDERE, CA 94920
1/8" = 1'-0" 1

PROPOSED FLOOR PLAN
NO. NOTE
1 STEEL ENTRY GATE
2 EXTERIOR CONCRETE STAIR 7-3/4" MAX RISE, 10" MIN RUN, HANDRAIL @ 34-38" ABOVE NOSING, TYP.
3 CANTILEVERED STEEL CANOPY/TRELLIS ABOVE
4 PLANTERS PER LANDSCAPE, W/ HORIZONTAL WOOD CLADDING TO MATCH HOUSE. PROVIDE WATERPROOFING, IRRIGATION, AND
DRAINAGE @ INTERIOR
5 WATER FEATURE, PER LANDSCAPE
6 ROOF EAVE OVERHANG ABOVE
7 (E) DOCK TO BE RESURFACED
8 FACE OF EXISTING LAGOON BULKHEAD, BELOW. BULKHEAD TO BE

REPLACED
9 NEW CONCRETE SEATWALL AT BULKHEAD
10 (2) OFF STREET PARKING SPACES IN ENCLOSED GARAGE
11 PLANTERS, REFER TO LANDSCAPE
12 TRASH/RECYCLE
13 METAL PANEL GARAGE DOOR. DARK BRONZE
NO. NOTE
14 HEAT PUMP / AC UNITS. DAIKIN FIT OR SIMILAR. UNITS TO BE INSTALLED NOT CLOSER THAN 3-FEET TO PROPOERTY LINE AND NOT TO EXCEED 4-FEET ABOVE GRADE. UNIT OPERATIONAL NOISE OUTPUT NOT TO EXCEED 55 DECIBELS.

DR SET 5.20.22
1 DR SET-REV 1 8.15.22
B
C
D
E
1 BELVEDERE
LAGOON
OPEN

DASHED BLACK LINE

INDICATES (N) BUILDING

EXTENTS BELOW
2 F
A
5 5' - 5 1/4" 17' - 0 1/4" 17' - 1" 9' - 4 3/4" 20' - 7 1/2" 5' - 5 1/4" 0' - 5 1/4"
1' - 11 1/2" 16' - 5 7/8" 27' - 3 1/4" 23' - 10" 5' - 0" 33' - 10 3/4" 25' - 6 1/2"
3' - 3 1/2"
0' - 5 1/4"
16' - 7 1/4" 15' - 8 1/4" 15' - 3" 17' - 0 1/4"
5' - 3"
2' - 7 3/4"
4 1
1 3
3 7
2 4
5 6
6 1" / 1'-0"
1 1/2" / 1'-0"
27' - 3 3/8"
3' - 4"
36' - 3 1/4"
0' - 5 1/4"
8 1' - 11 1/2"
57' - 7"
0' - 5 1/4"
16' - 7 1/4"

DASHED RED LINE INDICATES (E)

ROOF EXTENTS
14' - 8 1/2" (25.7')
14' - 8 1/2" (25.7')
10' - 0" (21.0')
10' - 0" (21.0')
12' - 2 1/8" (23.07')
15' - 0" (25.85') 12' - 2 1/8" (23.07')
15' - 0" (25.85')
10' - 6 7/8" (21.46') 13' - 11 3/4" (24.87)
10' - 6 7/8" (21.46')
10' - 0" (21.0')
10' - 0" (21.0')

DESIGN REVIEW NOTES

1. BATT INSULATION AT ALL OPEN EXTERIOR WALLS PER TITLE 24 REQUIREMENTS.

2. ACOUSTIC INSULATION AT ALL (N) INTERIOR WALLS AND FLOORS JOISTS WHERE ALL EXPOSED WALL AREAS, TYP.

3. NEW GLASS LOCATED IN HAZARDOUS LOCATIONS SHALL BE
TEMPERED (T) OR SAFETY GLASS PER U.B.C. SECTION 2406.4

INCLUDING GLAZING IN DOORS, GLAZING IN FIXED AND SLIDING

PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SWINGING

DOORS OTHER THAN WARDROBE DOORS, AND GLAZING IN ALL
UNFRAMED SWINGING DOORS. ADDITIONALLY WHERE THE
BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60" ABOVE THE WALKING SURFACE.

DESIGN REVIEW KEYNOTES PLAN LEGEND

NEW WALLS

PROPERTY LINE

DOOR TAG
N

PROJECT
N
TRUE
PLUMBING NOTES:

1. DISHWASHERS SHALL BE INSTALLED WITH AN APPROVED AIR GAP PER

MANUFACTURER'S INSTRUCTIONS ON THE DISCHARGE SIDE OF THE MACHINE.

2. ALL HOSE BIBS SHALL BE PROTECTED WITH A LISTED NON-REMOVABLE BACKFLOW PREVENTER OR ATMOSPHERIC VACUUM BREAKER INSTALLED 6" MIN ABOVE THE HIGHEST POINT OF USAGE.

3. IF A RECIRCULATING DOMESTIC HOT WATER SYSTEM IS INSTALLED, THE

RECIRCULATING SECTIONS SHALL BE INSULATED FOR THEIR ENTIRE LENGTH (R4 MIN UP TO 1 1/2" AND R6 MIN FOR 2" OR GREATER DIAMETER.) HVAC NOTES:

1. APPLY DUCT MASTIC ON ALL HVAC DUCT JOINTS AND SEAMS.

2. VENTILATE BATHROOMS PER CMC. TYP. FANS TO BE ENERGY STAR PER HVI STANDARDS WITH HUMIDITY/MOISTURE SENSOR (SEE SPEC.) AIR FLOW TO BE VERIFIED.

3. RANGE HOOD FAN TO BE 100 CFM MIN.

4. HVAC TO MEET ASHRAE 62.2-2010 VENTILATION RESIDENTIAL STANDARDS

5. HVAC FILTER TO BE HIGH EFFICIENCY (MERV 8+)

6. HOT WATER HEATER TO PROVIDE 80 GALLONS MINUMUM AT FIRST HOUR

RECOVERY RATE

SETBACK LINE
1-HR RATED WALL

EGRESS ROUTE
# WINDOW TAG
XXX

EGRESS ROUTE

CONCRETE

LANDSCAPE PAVER

PROPOSED
ROOF PLAN 68 LAGOON RD BELVEDERE, CA 94920
1/8" = 1'-0" 1

PROPOSED ROOF PLAN
NO. NOTE
1 STANDING SEAM METAL ROOFING SYSTEM
2 PLANTED ROOF SYSTEM. REFER TO LANDSCAPE FOR PLANTING PLAN 3 CANTILEVERED STEEL CANOPY/TRELLIS
4 METAL PARAPET CAP
5 ROOF DRAIN AND OVERFLOW
6 METAL PANEL EXHAUST SHROUD
7 SOLAR PANEL SYSTEM, UNDER SEPARATE PERMIT. FINAL SPACING AND

LOCATION TBD
8 SKYLIGHT
DR SET 5.20.22

ELEVATION GENERAL NOTES -
ELEVATION KEYNOTES ELEVATION LEGEND # WINDOW TAG

EXTENTS OF (E) BUILDING
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/15/2022 8:26:03 PM
A4.0

EXISTING
ELEVATIONS 68 LAGOON RD BELVEDERE, CA 94920
1/8" = 1'-0"
3 EXISTING ELEVATION - WEST
1/8" = 1'-0"
1 EXISTING ELEVATION - EAST
1/8" = 1'-0"
4 EXISTING ELEVATION - SOUTH
1/8" = 1'-0"
2 EXISTING ELEVATION - NORTH
DR SET 5.20.22
LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
EDCB

DASHED RED LINE INDICATES
(E) BUILDING EXTENTS

PROPERTY LINEPROPERTY LINE
BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
FA
1352
B1A
D2
D4 D1
4 67
8 2
109
11 9
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')
22 9
1 HIGH WATER LEVEL -7'-0" (4.0') -7' - 0"
1 LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
1 PROPERTY LINE
BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
542
D3
C2 C2 C1 J
1 3
5 2
6 4
8 C3 12
13 14
15 17 16

DASHED RED LINE INDICATES
(E) BUILDING EXTENTS
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')
19 PROPERTY LINE
(4'-0" MAX)
3' - 9"
23 22
1 1
HIGH WATER LEVEL -7'-0" (4.0') -7' - 0"
1 40' - 0"
< 15'-0" PER 19.24.050
13' - 4 5/8"
1 1
LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
BCDE
BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
AF
15 B2
LLL
F C4
E
24 3
6 5
7 DASHED RED LINE INDICATES
(E) BUILDING EXTENTS
1 0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')

PROPERTY LINEPROPERTY LINE
17 19
16 18
22 22
22 1
1 1
HIGH WATER LEVEL -7'-0" (4.0') -7' - 0"
1 ELEVATION GENERAL NOTES -ELEVATION KEYNOTES ELEVATION LEGEND # WINDOW TAG

EXTENTS OF (E) BUILDING
LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
1 BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
245
K
B3
C1

DASHED RED LINE INDICATES
(E) BUILDING EXTENTS
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')
1 32
155
168
21 18 18
22 22
19 17
13 14
20 G

PROPERTY LINE

PROPERTY LINE
221
HIGH WATER LEVEL -7'-0" (4.0') -7' - 0"
1 40' - 0"
< 15'-0" PER 19.24.050
13' - 4 5/8"
1 1
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/16/2022 10:13:22 AM
A4.1

PROPOSED
ELEVATIONS 68 LAGOON RD BELVEDERE, CA 94920
1/8" = 1'-0"
1 ELEVATION - EAST
1/8" = 1'-0"
4 ELEVATION - SOUTH
1/8" = 1'-0"
3 ELEVATION - WEST
1/8" = 1'-0"
2 ELEVATION - NORTH
NO.NOTE
1 STANDING SEAM METAL ROOFING, DARK BRONZE
2 ALUMINUM PANEL SIDING, DARK BRONZE
3 6" HORIZONTAL SHIPLAP WD SIDING, CLEAR GRADE, WESTERN RED CEDAR.
4 CANTILEVERED STEEL CANOPY/TRELLIS
5 ALUM. CLAD, WOOD WINDOWS AND DOORS, DARK BRONZE EXTERIOR 6 EXPOSED GLULAM RAFTER
7 UNDERSIDE OF ROOF/EAVE TO BE T&G, CLEAR GRADE, WESTERN RED CEDAR.
8 METAL PANEL EXHAUST SHROUD
9 STEEL SITE/ENTRY GATE, 6' MAX ABOVE EXISTING GRADE
10 HORIZONTAL CLAD WOOD FENCE ON CONCRETE CURB WALL, 6' MAX

ABOVE EXISTING GRADE
11 METAL PANEL GARAGE DOOR. DARK BRONZE
12 STEEL HANDRAIL
13 FACE OF (E) BULKHEAD. TO BE REPLACED
14 NEW CONCRETE SEATWALL AT BULKHEAD
NO.NOTE
15 FUTURE SOLAR PANEL LOCATION
16 (N) GRILL
17 STEEL RAILING W/ STAINED WD TOP CAP AND STEEL WIRE INFILL 18 PLANTERS, REFER TO LANDSCAPE
19 PLANTINGS, SEE LANDSCAPE PLAN
20 (E) DOCK TO BE RESURFACED
21 TRASH/RECYCLE
22 EXTERIOR LIGHT SCONCE. TECHLIGHTING PITCH 12 EXTERIOR DOWNLIGHT. 3000K, DARK SKY COMPLIANT.
23 HEAT PUMP / AC UNITS. DAIKIN FIT OR SIMILAR. UNITS TO BE INSTALLED NOT CLOSER THAN 3-FEET TO PROPOERTY LINE AND NOT TO EXCEED 4-FEET ABOVE GRADE
1 DR SET 5.20.22
1 DR SET-REV 1 8.15.22
LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
1 BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
5 42

DASHED RED LINE

INDICATES (E) SITE SLOPE
PANTRY
107
BATH 1
108
ENTRY
101
HIGH WATER LEVEL -7' - 0"
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')
-7'-0" (4.0')
1 LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
1 BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
542

LIVING ROOM
110

READING
NOOK
111

GUEST SUITE
112
BATH 2
114
HIGH WATER LEVEL -7' - 0"
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')
-7'-0" (4.0')
1 LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
1 BASE FLOOD ELEV -1' - 0"

PARAPET
10' - 0"
5 4
2 PRIMARY
BED
105
WIC
103

MAP STUDY
102
GARAGE
100
HIGH WATER LEVEL -7' - 0"
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
15'-0" (25.0')
-7'-0" (4.0')
1 LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
EDCB
BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
FA

LIVING ROOM
110

KITCHEN / DINING
109
ENTRY
101

MAP STUDY
102

SIDE COURT
HIGH WATER LEVEL -7' - 0"
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')
-7'-0" (4.0')
1 LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
EDCB
BASE FLOOD ELEV -1' - 0"
ELEVATION ZERO -11' - 0"

PARAPET
10' - 0"
FA

GUEST SUITE
112

ENTRY COURT GARAGE
100
HIGH WATER LEVEL -7' - 0"
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
-11'-0" (0.0')
15'-0" (25.0')
-7'-0" (4.0')
1 LEVEL 1 FIN FLR
0' - 0"
ROOF
15' - 0"
EDCB
BASE FLOOD ELEV -1' - 0"

PARAPET
10' - 0"
FA

LIVING ROOM
110

KITCHEN / DINING
109

PRIMARY
BED
105

PRIMARY
BATH
104
HIGH WATER LEVEL -7' - 0"
0'-0" (11.0')
10'-0" (21.0')
-1'-0" (10.0')
15'-0" (25.0')
-7'-0" (4.0')
1 SECTION NOTES -SECTION KEYNOTES SECTION LEGEND

PROPERTY LINE

LINE OF EXISTING GRADE

GEOFOAM BLOCK FILL

APPROXIMATE LOCATION OF SLAB AND PIER FOUNDATIONS
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/15/2022 8:26:12 PM
A4.5

PROPOSED
SECTIONS 68 LAGOON RD BELVEDERE, CA 94920
1/8" = 1'-0"
2 BUILDING SECTION
1/8" = 1'-0"
1 BUILDING SECTION
1/8" = 1'-0"
3 BUILDING SECTION
1/8" = 1'-0"
5 BUILDING SECTION
1/8" = 1'-0"
4 BUILDING SECTION
1/8" = 1'-0"
6 BUILDING SECTION
DR SET 5.20.22
1 DR SET-REV 1 8.15.22
10' - 1 1/4"

ROUGH OPENING
9 1/2"
R.O.
2' - 10 1/4"

ROUGH OPENING
24' - 8 1/2"
4' - 0 3/4" 8' - 3 1/2" 8' - 3 1/2" 4' - 0 3/4"
6' - 9 3/4" SILL TYP
10'-1 1/2" SILL @ D2
2' - 2 1/4" R.O. TYP
1'-10 1/2" R.O. @ D2
5' - 11" R.O. @ D3
5' - 2" R.O. @ D1
5' - 6" R.O. @ D2
10' - 1" R.O. @ D4
3' - 8"
MULLION @ D4
10' - 1 1/4"
R.O.
2' - 10 1/2"

ROUGH OPENING
15' - 3"

EQ EQ EQ

ROUGH OPENING
9' - 0"

ROUGH OPENING
5' - 7 3/4"
1' - 5 1/4"

ROUGH OPENING
9' - 0"
12' - 0" R.O. @ B3
15' - 3" R.O. @ B1 + B2

EQ EQ EQ
NOTE: MIRROR OPERABLE
CONFIGURATION @ B2 + B3

ROUGH OPENING
9' - 0"
4' - 6" R.O. @ C3
4' - 0" R.O. @ C1
4' - 2" R.O. @ C2
C2, C3, C4
2' - 6"
OPERABLE @
5' - 2 1/4" R.O. @ C4
OPERABLE @ C1
6' - 6"
NOTE: OPERABLE CASEMENT @
TYPE C1 TO BE EGRESS WINDOW

ROUGH OPENING
11' - 4"

ROUGH OPENING
6' - 6 3/4" 2' - 5 1/4"

OPERABLE
3' - 1 5/8"

ROUGH OPENING
9' - 0"

OPERABLE
2' - 6"

ROUGH OPENING
10' - 2"
EQ EQ 10' - 1 1/4" R.O.

R.O.
1' - 9 1/2"
9 1/2"

ROUGH OPENING
12' - 0"

EQ EQ EQ

EXTERIOR DOOR & WINDOW KEY
EXTERIOR WINDOWS:

JELD WEN - ALUMINUM CLAD SERIES

CHESTNUT BRONZE EXTERIOR

VG DOUG FIR INTERIOR
EXTERIOR SLIDING DOORS:

LA CANTINA - ALUMINUM CLAD SERIES

CHESTNUT BRONZE EXTERIOR

VG DOUG FIR INTERIOR
2' - 8 1/2"

ROUGH OPENING
6' - 3 1/2"
R.O.
2' - 6"
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/15/2022 8:26:13 PM
A6.1
WINDOW
SCHEDULE 68 LAGOON RD BELVEDERE, CA 94920
3/8" = 1'-0"
J
WINDOW TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0" D# WINDOW TYPE (U=0.32, SHGC=0.25)

FINISH FLOOR

FINISH FLOOR
3/8" = 1'-0" L
WINDOW TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0"
A
ENTRY DOOR TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0"
B#
SLIDING DOOR TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0" C# WINDOW TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0"
E
WINDOW TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0"
F
WINDOW TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0" K
WINDOW TYPE (U=0.32, SHGC=0.25)
3/8" = 1'-0" G
WINDOW TYPE (U=0.32, SHGC=0.25)
DR SET 5.20.22
A1 - SINGLE-SWING
G1 - GARAGE DOOR
E1 - EXTERIOR
PIVOTING DOOR SEE SCHED.

DOOR HT
SEE SCHED.

DOOR WIDTH
E2 - EXTERIOR

PIVOTING DOOR
SEE SCHED.

DOOR HT
SEE SCHED.

DOOR WIDTH
SEE SCHED.

DOOR HT
SEE SCHED.

DOOR WIDTH
A2 - DOUBLE-SWING
SEE SCHED.

DOOR HT
SEE SCHED.

DOOR WIDTH
B1 - SINGLE POCKET
DOOR
SEE SCHED.

DOOR HT
SEE SCHED.

DOOR WIDTH
B2 - DOUBLE POCKET DOOR
SEE SCHED.

DOOR HT
SEE SCHED.

DOOR WIDTH

SEE SCHEDULE

DOOR WIDTH DOOR HEIGHT SEE SCHEDULE
C1 - SINGLE SWING ALL

GLASS SHOWER DOOR
SEE SCHED.

DOOR WIDTH

SEE SCHEDULE
DOOR HT.

SAFETY GLAZING NOTES:

1. ONE PANE OF DUAL GLAZED GLAZING AT NEW WINDOWS AND DOORS WILL BE TEMPERED.

2. FULL TEMPERED OR SAFETY GLAZING IS REQUIRED AND WILL BE INSTALLED IN THE FOLLOWING LOCATIONS PER SECTION 2406.4.1
A. GLAZING IN INGRESS AND EGRESS DOORS EXCEPT JALOUSIES.

B. GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOORS OTHER THAN WARDROBE DOORS.

C. GLAZING IN STORM DOORS
D. GLAZING IN ALL UNFRAMED SWINGING DOORS (SHOWER DOORS) E. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS,BATH TUBS, AND SHOWERS. GLAZING IN ANY PORTION OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE; GLAZING THAT IS LESS THAN 60 INCHES MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, FROM THE WATER'S EDGE OF A BATHTUB, HOT TUB, SPA, WHIRLPOOL, OR SWIMMING POOL.

F. GLAZING IN FIXED OR OPERABLE PANELS ADJACENT TO A DOOR WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN A 24 INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE.

G. GLAZING IN INDIVIDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS; E EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQ. FT.

E EXPOSED BOTTOM EDGE LESS THAN 18 INCHES
E EXPOSED TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR E ONE OR MORE WALKING SURFACES WITHIN 36 INCHES HORIZONTALLY OF THE PLANE OF THE GLAZING.

DOOR SCHEDULE ABBREVIATIONS:

AL ALUMINUM

ANO ANODIZED

E EXISTING

EXT EXTERIOR

INT INTERIOR

MFR MANUFACTURER'S FINISH

MTL METAL

N/A NOT APPLICABLE
N NEW

PNTD PAINTED

R REPLACE

WD WOOD
GENERAL DOOR SCHEDULE NOTES:

1. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO ORDERING.

2. ALL GLAZING TO BE LOW-E, INSULATED, TEMPERED GLASS, AP

3. INSTALL FLOOR STOPS, OR PREFERABLY WALL STOPS WHERE EVER DOORS MAY STRIKE WALLS. VERIFY SPECIFICATION, FINAL LOCATION NW/ ARCHITECT PRIOR TO INSTALLATION.

4. FOR ALL POCKET DOORS, PROVIDE ADDITIONAL MATERIAL WIDTH AT NON-LEADING EDGE AND HEIGHT AS NEEDED FOR HARDWARE TO BE FULLY RECESSED. WIDTH DIMENSION CALLED OUT IS FROM JAMB TO JAMB, NOT ACTUAL LEAF SIZE.

5. ALL SPACERS AND WEATHER STRIPPING TO MATCH DOOR / WINDOW PAINT COLOR, VERIFY FINAL SPEC NW/ ARCHITECT PRIOR TO FABRICATION.

6. ALL DOORS TO OPEN MINIMUM OF 120 DEGREES.

7. DOOR FROM GARAGE TO BE 36 " WIDE 20 MIN. RATED DOOR ON SELF CLOSING HINGE DOOR TYPE SPECIFICATIONS:

A1-A2: SOLID-CORE, STAIN-GRADE WOOD DOOR. TRUSTILE TMP1000 OR APPROVED EQ. NOTE THAT DOOR

VENEER AND FINISH TO MATCH CABINETRY/MILLWORK FINISH
B1-B2: SOLID-CORE, STAIN-GRADE WOOD DOORS, TRUSTILE TMP1000 OR APPROVED EQ. POCKET DOORS TO HAVE "POCKET STILE" AND "TOP POCKET RAIL" OPTIONS. NOTE THAT DOOR VENEER AND FINISH TO MATCH

CABINETRY/MILLWORK FINISH
C1: GLASS SHOWER DOOR AND ENCLOSURE -1/2" TEMPERED GLASS, SAPPHIRE LOW IRON OR EQUIVALENT DIAMOND FUSION COATING OR EQUIVALENT.

D1: NOT USED
E1-E2: STAIN-GRADE EXTERIOR WOOD PIVOT DOOR. PIVOT DOOR COMPANY OR EQ.

F1: NOT USED
G1: PANELIZED METAL GARAGE DOOR. CARRIAGE HOUSE DOOR OR APPROVED EQ.

HARDWARE GROUP:

DH 1: TBD
DH 2: TBD
DH 3: TBD
DH 4: TBD
DH 5: TBD
DH 6: TBD
DH 7: TBD
DH 8: TBD
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 1/4" = 1'-0"
8/15/2022 8:26:14 PM
A6.2
DOOR
SCHEDULE 68 LAGOON RD BELVEDERE, CA 94920

DOOR SCHEDULE

NUMBER ROOM TYPE GRADE WIDTH HEIGHT THICKNESS

DOOR FRAME DETAILS HARDWARE
GROUP
DOOR

MATERIAL FINISH MATERIAL FINISH HEAD JAMB SILL U-FACTOR NOTES 100A GARAGE G1 EXT 17' - 0" 9' - 4 1/2" 0' - 1 1/2" MTL MFR WD PTD 100B GARAGE A1 INT 3' - 0" 8' - 0" 0' - 1 3/4" WD WD PTD 100C GARAGE A1 EXT 3' - 0" 8' - 0" 0' - 1 3/4" WD WD PTD 101A ENTRY E1 EXT 4' - 0" 8' - 9 1/2" 0' - 2 1/4" WD/AL MFR WD/AL MFR 101B ENTRY A2 INT 5' - 0" 8' - 0" 0' - 1 3/4" WD WD PTD 102 MAP STUDY A1 INT 2' - 10" 8' - 0" 0' - 1 3/4" WD WD PTD 102A MAP STUDY B1 INT 3' - 4" 8' - 0" 0' - 1 3/4" WD WD PTD 103 WIC B1 INT 2' - 6" 8' - 0" 0' - 1 3/8" WD WD PTD
104A PRIMARY BED B1 INT 3' - 4" 8' - 0" 0' - 1 3/4" WD WD PTD 104B PRIMARY BATH C1 INT 2' - 8" 8' - 0" 0' - 1" GL - - - 105 PRIMARY BED A1 INT 2' - 10" 8' - 0" 0' - 1 3/4" WD WD PTD 106 LAUNDRY A2 INT 5' - 0" 8' - 0" 0' - 1 3/4" WD WD PTD 107 PANTRY B1 INT 3' - 4" 8' - 0" 0' - 1 3/4" WD WD PTD 108A BATH 1 A1 INT 3' - 0" 8' - 0" 0' - 1 3/4" WD WD PTD 108B BATH 1 C1 INT 2' - 2" 7' - 0" 0' - 1" GL - - -
112 GUEST SUITE B2 INT 5' - 0" 8' - 0" 0' - 1 3/4" WD WD PTD 113 WIC B1 INT 3' - 4" 8' - 0" 0' - 1 3/4" WD WD PTD
114A WIC B1 INT 2' - 8" 8' - 0" 0' - 1 3/4" WD WD PTD
114B BATH 2 C1 INT 2' - 8" 7' - 0" 0' - 1" GL - - -
DR SET 5.20.22
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 12" = 1'-0"
8/15/2022 8:26:14 PM
A6.5

LIGHITNG
SCHEDULE 68 LAGOON RD BELVEDERE, CA 94920

LIGHTING SPECIFICATIONS

TYPICAL EXTERIOR SCONCE
1 1 DR SET-REV 1 8.15.22
ALIGN
1X6 SHIPLAP SIDING, WESTERN RED
CEDAR, BOTH SIDES. ALIGN WITH

BOARDS ON ADJACENT WALLS

GALVANIZED METAL POST ANCHORS

CONCEALED FASTENERS
1/2" X 7 STEEL TOP CAP
6"
6'-0" MAX

CONCRETE CURB
1/4"
LEVEL 01
0'-0" (11'-0")
6X6 PT WOOD POSTS
2 1/2" x 1/2" BAR STEEL GATE/FENCE
FRAME
3/16" PLATE STEEL GATE/FENCE PANEL
2 1/2" X 3/4" BAR STEEL PICKET BEYOND.

SHOWN DASHED
1"
6'-0" MAX

PULL AND LOCKSET AT ACCESS
CONTROLLED GATES. PROVIDE 3/16"

PLATE AT BOTH SIDES TO CONEAL

LOCKSET BODY
LEVEL 01
0'-0" (11'-0")

SLOTTED HOLES AT JAMB FRAME

THREADED STUDS WELDED TO STEEL
PICKETS BEYOND. TO RECEIVE GATE
FRAME PANELS. LOCKED IN PLACE

WITH NUTS
2 1/2" x 12" STEEL CANOPY FRAME
2" x 12" WESTERN RED CEDAR, S4S,

NOTCHED AT BOTH ENDS AND

BOLTED TO STEEL KNIFE PLATE
3" X 3/8" STEEL KNIFE PLATE WELDED

TO CANOPY FRAME
1' - 0"
TYP
7 1/2" 1 1/2" 6 1/2" 2 1/2"
B.O. CANOPY
9' - 0" AFF

BOLT HEADS TO BE RECESSED

ALUMINUM PANEL SIDING,

DARK BRONZE
APPROVED SEALANT PER MFR.

COLOR TO MATCH PANEL
2 1/2" X 12" STEEL CANOPY FRAME
1X6 SHIPLAP SIDING, WESTERN RED
CEDAR

THROUGH-WALL FLASHING

HSS COLUMN

GYPSUM WALL BOARD
1/2" 1/2"

HEADER PER STRUCTURAL

GYPSUM WALL BOARD

EXTERIOR LIGHT SCONE

FIXTURE, DARK BRONZE

MOUNTING PLATE

RECESSED J-BOX SET IN BED

OF SEALANT
1' - 0"
1 3/8" CONTINUOUS SEALANT

AROUND PERIMETER OF
FIXTURE BASE. COLOR TO

MATCH FIXTURE
4"
RMC
1/2" X 2" BAR STEEL GATE FRAME
3/4" X 2" BAR STEEL GATE PICKETS
5'-0" MAX
3/16" PLATE STEEL PANELS IN FRAME
PROVIDE 3/16" PLATE STEEL AT BOTH SIDES

TO CONCEAL MORTISED LOCKSET BODY
6"
1X6 SHIPLAP SIDING, WESTERN RED
CEDAR, BOTH SIDES. ALIGN WITH

BOARDS ON ADJACENT WALLS
1/2" X 7" STEEL CAP AT TOP OF FENCE
6X6 PT WOOD POST
Use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or part, is prohibited. Title to the plans and specifications remains with the architect without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. 415.956.3445sutroarchitects.com1055 Post Street, San Francisco, CA 94109 As indicated
8/15/2022 8:26:15 PM
A8.1

EXTERIOR

DETAILS
68 LAGOON RD
BELVEDERE, CA 94920
3" = 1'-0"
1 SITE DETAIL - WOOD SITE FENCE
3" = 1'-0"
2 SITE DETAIL - STEEL SITE FENCE
3" = 1'-0"
3 SITE DETAIL - STEEL CANOPY/TRELLIS T FACE
3" = 1'-0"
4 SITE DETAIL - STEEL CANOPY/TRELLIS AT WALL
3" = 1'-0"
5 SITE DETAIL - EXTERIOR WALL SCONCE
3/4" = 1'-0"
6 SITE DETAIL - STEEL GATE ELEVATION
3/4" = 1'-0"
7 SITE DETAIL - WOOD GATE ELEVATION
DR SET 5.20.22
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LANDSCAPE SCHEDULE -- PLANTS
Plant Hardiness Sun Season of Interest Height Spread No. of Plants Size Vinca Minor Full Sun, Spring ( Early, Mid, Late) 4"— 6" 11- 21
Illumination' 3- 9 Partial Sun, Summer( Early, Mid, Late) ( 10cm— 15cm) ( 30cm- 60cm) 14 5 G periwinkle) Shade Fall U-1 r Ill
Winter
Hydrangea 4'— 6'
41- 61
Macrophylla, 6- 9 Partial Sun Summer( Early, Mid, Late) ( 120cm— 180cm) ( 120cm— 180cm) 5 15 G Nikko Blue,
Acer palmaturn Spring Ear! Mid Late 40- 61 3 — 4
Shaina' 5- 9 Full Sun, Summer( Early, Mid, Late) ( 120cm- 180cm) ( 90cm 120cm) 1 24 G tylAr t m N Japanese Partial Sun Fall j # Box
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4 Salvia nemorosa
1011- 10 10"— 1'
Blue Marvel' 4- 9 Full Sun Summer( Early, Mid, Late) ( 25cm— 30cm) ( 25cm— 30cm) 5 15 G Sage
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Strelitzia reginae Spring ( Early, Mid, Late) 51- 63 31- 41 Bird of 10- 12 Full Sun, Summer( Early) 150cm— 180cm) ( 90cm— 120cm) 5 15 G x Paradise) Partial Sun Fall
Winter
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MODERN FORMS i
LED Exterior Sconce
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Catalog Number:

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Project:
181, l
Location:
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Richter 3- Watt Me Bronze Low I

SPECIFICATIONS
voltage Hardwired LED Path Light O

PRODUCT DESCRIPTION
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AGENDA ITEM NO. : 16

OTHER SCHEDULED ITEMS BELVEDERE CITY COUNCIL
OCTOBER 10, 2022
To: Mayor and City Council
From: Robert Zadnik, City Manager
Subject: Progress report on Implementation of Construction Impacts Committee Findings and Recommendations
Recommended Motion/Item Description

1. Receive a report on Staff’s progress in implementing the Construction Impacts Committee’s recommended new policies and practices as directed by City Council.

2. Provide additional direction to staff as needed.

Background/Discussion
At the February 14, 2022, regular City Council meeting, Council adopted a resolution establishing a temporary committee to analyze potential construction impacts and provide recommendations to Council. This was in response to a discussion at the January 24, 2022, Council and Management Retreat where Councilmembers discussed concerns/complaints that have been voiced by residents regarding impacts from construction activity. The concerns raised generally related to dust, noise, traffic, and parking impacts from residential construction projects, utility upgrades, and Capital Improvement Projects.

The Committee met over a period of six months and began by analyzing project and road closure data trends in Building, Planning, and Public Works. The committee members divided into several subgroups that focused on developing solutions to address various categories of impacts.

The Committee presented its findings and recommendations to City Council on August 8th, 2022.

During this meeting, several residents provided written or oral statements regarding the recommended changes. Council considered these comments before providing direction to staff on which policies to implement and study further.

The following outline shows the Committee’s key topics and recommendations that are being considered for implementation by Council and staff. Items in red are already implemented or are underway. The remaining items may require further analysis or adoption of new ordinances and administrative policies before they can be implemented. Staff will review these items in detail on October 10th and will provide Council with estimated timelines for completion.

OTHER SCHEDULED ITEMS BELVEDERE CITY COUNCIL
OCTOBER 10, 2022

Page 2 ends

Belvedere City CouncilOctober 10, 2022

Belvedere City Council
October 10, 2022