City Council
Staff Report
From: City Manager
Report Type: ACTION ITEMS
Lead Department: Planning and Development Services
Meeting Date: November 6, 2023
Report #:2309-2070
TITLE
LEGISLATIVE: Adopt Ordinances Amending Planned Community Ordinance 2343 for 2901-2905 Middlefield Road and Establishing a Separate Planned Community Zoning Designation for 702 Ellsworth Place to Enable the Development of a new Single-Story, Single-Family Residence.
CEQA Status -- Categorically Exempt Under CEQA Guidelines Sections 15061(b)(3), 15301, and 15303 (Continued from September 18, 2023)
RECOMMENDATION
Staff recommends that City Council adopt two ordinances amending Planned Community Ordinance 2343 for 2901-2905 Middlefield Road to establish separate Planned Community zoning designations for the existing 12-unit apartment building at 2901-2905 Middlefield Road (Attachment A) and the undeveloped lot at 702 Ellsworth Place to enable the development of a single-family residence (Attachment B).
BACKGROUND
The City Council held a public hearing on September 18, 2023 to consider the subject request.
Project background information is available online in the staff report prepared for that meeting.1
The City Council, on a 5-2 vote, continued the hearing with the main motion on the table and with direction to staff to attempt to resolve the issue of package deliveries on Ellsworth Place.
Some Councilmembers expressed interest to support the request with the following adjustments:
•Extend the access easement to Ellsworth Place from 24-feet to 26-feet in width; •Prohibit additional landscaping within the sight triangle at 2901 Middlefield Road; •Delete the word ‘perceived’ from the ordinance that establishes the easement; •Verify the accuracy of lot sizes identified in the ordinances; 1 September 18, 2023, City Council Staff Report:
https://cityofpaloalto.primegov.com/meeting/document/2722.pdf?name=Item%207%20Staff%20Report
•Provide for package delivery on 2901 Middlefield Road and coordinate with package delivery vendors to provide drop off lockers for residents on Ellsworth Place; and, •Extend the sight triangle at 702 Ellsworth to the southernmost corner of the property.
Staff revised the proposed ordinance based on this direction, as discussed in the Analysis section below. Staff additionally asked the applicant to investigate if it would be beneficial to lower a raised portion of the access drive that occurs near the property line boundary adjacent to Middlefield Road. The applicant contacted a grading contractor and the project traffic consultant, and both agree that the existing condition is suitable and appropriate for the site.
The raised bump condition near the sidewalk causes motorists to slow down when entering or exiting the property. Slower traffic lessens the chance of collision or injury. Moreover, the raised bump does not impede visual access exiting onto Middlefield Road. The City’s Office of Transportation has similarly reviewed the condition and concurs with these findings, conditioned upon the maintenance of vegetation in the planting strips next to the sidewalk to ensure visibility; this requirement has been incorporated into the Site Development Regulations (Section 5(a)) contained in both of the proposed ordinances.
Additionally, there may also be drainage-related concerns if the raised portion were lowered but staff did not pursue that further given the safety findings above.
ANALYSIS
Responses to the City Council’s direction are provided below. 26-Foot-Wide Easement to Provide Access to Ellsworth Place The City Council expressed preference for a 26-foot-wide easement to provide access from Middlefield Road to Ellsworth Place.
Both PC ordinances have been revised to require additional asphalt paved sections along both sides of Ellsworth Place, that, when combined with the existing paved area, would result in a 26-foot wide easement over the first 37 feet of Ellsworth Place. The ordinances also require the property owners to record easements designating the additional paved sections for ingress and egress to the other properties on Ellsworth Place.
At the time this report was prepared, the owner of 2901-2905 Middlefield Road has not indicated agreement or support for the additional easement width request. The owner of 702 Ellsworth Place supports the request in combination with a taller front yard fence within the sight triangle (see heading further below and Attachment C).
Landscaping Within Sight Triangles
The proposed ordinance for 702 Ellsworth Place PC already limits new impediments to a height of one foot within the sight triangle. The City Council expressed a preference for similar restrictions for the sight triangle on the 2901-2905 Middlefield Road. The proposed ordinance for 2901-2905 Middlefield Road PC has been updated accordingly.
Verify the Accuracy of Lot Sizes
Staff reviewed the draft PC ordinances and found no discrepancy in the lot sizes. Staff has made minor, non-substantive changes to the ordinances to clarify requirements regarding dimensions and locations of the additional paved sections along Ellsworth Place, sight triangles, and parking and loading areas.
Package Delivery & Drop Off Lockers for Ellsworth Place Residents The applicant reports contacting UPS and FedEx and states that residential drop off containers are not available from those companies. Efforts to contact Amazon were not successful. Staff similarly attempted internet-based searches to see if there were coordinated residential drop off arrangements between companies but was unsuccessful finding a solution.
The property owner for 2901-2905 Middlefield Road concludes that a community package delivery drop box solution is not feasible and is not an approach the applicant is willing to pursue. The property owner restates a perspective that the proposed temporary loading zone design represents an improvement for the residents at Ellsworth Place and that the current system that Ellsworth Place residents rely upon for their parcel delivery involves trespassing on private property.
Staff concurs that a communal parcel drop box supported by many delivery vendors is not practical and that the loading zone space can reasonably accommodate certain-sized delivery trucks. For larger trucks, staff recommends a sign be posted at Middlefield Road before accessing the private easement directing delivery trucks over 24 feet to use a designated loading space on Sutter Avenue. The loading zone space on Sutter Avenue would occupy two parking spaces (approximately 40 feet) and have signs and a white-painted curb restricting non- loading zone parking. The installation of curb paint along the Sutter Avenue frontage of 2901 Middlefield for a loading zone space has been added as a new requirement to SECTION 1 item (d) sub-item (ii) in the PC ordinance for 2901 Middlefield Road, to offset the nominal cost for a loading zone installation. Staff recommends the installation of a sign stating “No Delivery Trucks Over 24' long” below or above the existing ‘No Outlet’ sign located within the Middlefield right of way between the sidewalk and Handa’s property. This has been added to SECTION 5 item (a) sub-item (v) of the PC ordinance for 702 Ellsworth, as an exception to the ‘no new impediments over one foot in height’ rule.
Extend Sight Triangle for 702 Ellsworth to Southernmost Property Corner This provision has been incorporated into the PC ordinance for 702 Ellsworth Place. By extending the sight triangle endpoint to the southernmost property corner along Middlefield Road, the ordinance introduces further restrictions on vegetation, fences and other impediments to one foot or less in height within the extended triangle area. This new sight triangle area would affect approximately 14 additional feet of fence length along Middlefield to reach the southernmost corner of 702 Ellsworth Place. The PC ordinance retains the restriction on new impediments taller than one foot within the sight triangle.
As noted above, the owner for this property objects to the 12-inch fence height restriction citing safety concerns and noting other properties do not have the same requirement. In exchange for the increased easement width for this property, the owner requests approval for a 36-inch tall wrought iron fence within the sight triangle that is set back four feet from the sidewalk. Two design options are proposed, including one that provides an angled design to eliminate any obstruction within six feet of the intersection of Ellsworth Place and the Middlefield Road sidewalk. More information is available in Attachment C.
Staff notes that the municipal code does permit a 36-inch tall fence within the sight triangle.
Moreover, in consultation with the City’s Office of Transportation, a 36-inch tall fence with openings such as wrought iron and located four feet back from the sidewalk, would not obstruct visibility of pedestrians walking on the sidewalk or motorists entering or exiting Ellsworth Place. Staff had supported a similar design concept when the project was reviewed by the PTC who added the one-foot tall fence height restriction; staff carried forward the PTC’s recommendation to the City Council when this item was considered in August.
Communications Pole Relocation on 2901 Middlefield Road When assessing the implications of a 26-foot-wide easement on the subject property, staff learned that the proposal to relocate the bracing for the existing AT&T pole requires modification. To improve access to one of the planned parking spaces near the apartment building and address bracing requirements, the existing communications pole will require relocation. The image in Exhibit 2 attached to the 2901 Middlefield ordinance shows the approximate location of the new communications pole and will require coordination with AT&T for communication line trenching, removing the existing pole, and rewiring from the new pole to the existing pole on the property line with 705 Ellsworth Place. The PC ordinance for 2901- 2905 Middlefield has been revised to require the relocation of the communications pole as depicted in Exhibit 2 of the 2901-2905 Middlefield ordinance prior to the issuance of a building permit for the property at 702 Ellsworth Place, at the property owner’s expense.
Construction Logistics Plan
While not typically required for new single-family home construction, given community concerns expressed about site access and visibility, the adjacency to Middlefield Road, and that Ellsworth residents rely on the 702 Ellsworth Place easement for ingress and egress to their properties, staff has added a requirement that the property owner of 702 Ellsworth place prepare a construction logistics plan for approval by the City prior to the issuance of a building permit for the new home. The logistics plan will address construction staging, construction worker parking, and material deliveries during site preparation and construction. It will also include best practices for dust mitigation, stipulate permitted construction activities, hours, and noise requirements, and include contact information for construction-related complaints.
Moreover, to offset city enforcement costs, staff recommends including a $5,000 deposit to respond to construction-related complaints that may arise from this project. The deposit would be replenished after reaching a certain amount specified in the ordinance, and unspent portions refunded upon issuance of the certificate of occupancy.
FISCAL/RESOURCE IMPACT
The recommendation included with this report does not have any significant fiscal impacts but does include conditions of approval to off-set costs associated with anticipated code enforcement during construction and installation of some signs and street markings.
STAKEHOLDER ENGAGEMENT
Notice of the subject hearing was mailed to owners and occupants within 600 feet of the properties, posted in the local paper, online and placed at the public information kiosk on Martin Luther King Jr. Plaza at City Hall, in accordance with local requirements and procedures.
ENVIRONMENTAL REVIEW
Council action on this item is exempt from review under the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15061(b)(3) in that it can be seen with certainty that minor changes to the parking configuration at 2901-2905 Middlefield Road and construction of a single-family home will not result in a significant impact on the environment. Council action on the PC ordinance for 2901-2905 Middlefield Road (Attachment A) is also categorically exempt under CEQA Guidelines section 15301 (minor alterations to existing facilities). Council action on the PC ordinance for 702 Ellsworth Place (Attachment B) is also categorically exempt under CEQA Guidelines section 15303 (construction of a new single family residence).
ATTACHMENTS
Attachment A: Planned Community 2343 Amendment Ordinance for 2901 Middlefield Attachment B: Planned Community Ordinance for 702 Ellsworth Place Attachment C: Email/Letter from Nitin Handa, owner for 702 Ellsworth Place APPROVED BY:
Jonathan Lait, Planning and Development Services Director Not Yet Adopted
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ORDINANCE NO. _____
Ordinance of the Council of the City of Palo Alto Amending Section 18.08.040 of the Palo Alto Municipal Code (the Zoning Map) to Rezone the Property at 702 Ellsworth Place from Planned Community Ordinance 2343 (PC-2343) to Planned Community Ordinance XXXX (PC-XXXX).
The Council of the City of Palo Alto does ORDAIN as follows:
SECTION 1. Findings and Declarations.
(a) On February 2, 2023 , Dewey Land Company LLC (“Dewey”) and Handa Developer’s Group/RRP (“Handa”) applied to amend Planned Community Ordinance 2343 (“PC- 2343”) to apply solely to the property at 2901 -2905 Middlefield Road , APN 127 -35-194, (“Middlefield Parcel”) and rezone the property at 702 Ellsworth Place , APN 127- 35-152, (“Ellsworth Parcel”) from Planned Community to Single Family Residential (R-1).
(b) At a March 13, 2023 study session , the City Council considered the prescreening application and indicated the project applicants should proceed with a formal PC rezoning application to the Planning and Transportation Commission for a recommendation.
(c) On June 28, 2023, July 12, 2023, and August 9, 2023 the Palo Alto Planning and Transportation Commission (“PTC”) held a series of public hearings to consider the application.
The PTC recommended that PC -2343 be amended to remove the Ellsworth Parcel and to adopt two new PC ordinances to govern the Middlefield Parcel and Ellsworth Parcel, respectively, along with a corresponding amendment to Section 18.08.040 of the Palo Alto M unicipal Code (Zoning Map).
(d) The amendment recommended by the PTC would remove the approximately 6,493 square foot parcel currently owned by Handa at 702 Ellsworth from PC -2343 and redesignate it as a separate PC, for the purpose of constructing a single-story, single-family residence. The PTC recommended the following conditions:
(i) the development plan shall include a 2 ’6”-wide swath of pave ment alongside Ellsworth Place beginning at the Middlefield Road curb line and extending to the proposed walkway to the single -family residence to increase the width of Ellsworth Place,
(ii) the 35-foot sight triangle at the intersection of Ellsworth Place and Middlefield Road shall not be obstructed by new plants, fences, or other objects taller than 1 foot,
(iii) the 24-foot special setback from Middlefield Road shall be observed, (iv) the setback from the creek shall be determined by a slope stability analysis, (v) and a 6-foot setback shall apply to the rear property line, except with respect to a detached garage.
Not Yet Adopted
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(e) The PTC recommended concurrent adoption of a companion ordinance (Ordinance No.
XXXX) to reduce the area of the Planned Community PC -2343 from approximately 26,386 sf to approximately 19,893 square feet to encompass 2901 -2905 Middlefield Road, a 12 -unit apartment building currently owned by Dewey.
(f) The City Council held public hearings on September 18, 2023 and November 6, 2023 to consider the PTC’s recommendation and additional public input, and made further amendments to those recommendations regarding the width of Ellsworth Place and the sight triangle at the southeast corner of the intersection of Ellsworth Place and Middlefield Road, as set forth below.
(g) The Council, after due consideration of the PTC’s recommendations, finds:
(i) The site is so situated and the uses proposed for the site are of such characteristics that the application of general districts or combining zoning districts will not provide sufficient flexibility to allow the proposed development; the City's conventional zoning district RM20 would not permit the existing 12 unit structure on the proposed 0.46 acre site
(ii) Amendment to the existing Planned Community PC -2343 will provide public benefits expected to result from the Project, including expanded ingress and egress for the exist ing residences on Ellsworth Place through additional easements, that, when combined, would result in a 26-foot wide easement over the first 37 feet of Ellsworth Place, an additional 5- foot long by 3 0-inch wide easement on 702 Ellsworth Place , and the construction of an additional dwelling unit.
(iii) The Council further finds that the Project provides public benefits, as described above, that are of sufficient importance to make the Project, as a whole, one with reasonable public benefit.
(iv) The propos ed single -family residence is compatible with existing and potential uses on adjoining sites or within the general vicinity , which are typically single - family residences and one 12-unit apartment complex.
(v) The use permitted and the site development regulati ons are consistent with the following Palo Alto Comprehensive Plan policies and are , on balance consistent with the goals and purposes of the Comprehensive Plan:
Policy L-1.1 Infill development in the urban service area should be compatible with its surroundings and the overall scale and character of the city to ensure a compact, efficient development pattern.
Policy L-1.2 Hold new development to the highest development standards in order to maintain Palo Alto’s livability and achieve the highest quality development with the least impacts.
Policy L-1.3 Ensure that new or remodeled structures are compatible with the neighborhood and adjacent structures.
Policy L-1.4 Avoid negative impacts of basement construction for single -family homes on adjacent properties, public resources, and the natural environment.
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Policy L-1.5 Design buildings to complement streets and public spaces; to promote personal safety, public health and well -being; and to enhance a sense of community safety.
Policy L-1.6 Discourage the use of fences that obscure the view of the front of houses from the street. The use and improvements on the site are remaining unchanged from existing conditions, which are compatible with existing and potential uses on adjoining sites.
SECTION 2. Amendment of Zoning Map.
Section 18.08.040 of the Palo Alto Municipal Code, the "Zoning Map," is hereby amended to rezone the certain property known as 702 Ellsworth Plac e from PC -2343 to “ PC-XXXX.” The subject property and revised zoning des ignation is shown on the map labeled Exhibit "A," attached hereto and incorporated herein by reference.
SECTION 3. Development Plan
Those certain plans entitled Proposed Development Plan 702 Ellsworth , a copy of which is attached hereto as Exhibit “B” and incorporated herein, are hereby approved as the Development Plan for the subject property.
SECTION 4. Uses.
(a) Permitted Uses. The permitted uses within the PC boundary shall be limited to a single- family residence.
SECTION 5. Site Development Regulations.
(a) Compliance with Development Plan. All improvements and development shall be substantially in accordance with the Development Plan, except as modified herein. (i) Any exterior changes to the single-family residence or any new construction not specifically permitted by the Development Plan or by these site development regulations shall require an amendment to this Planned Community Zone or, if eligible, Architectural Review approval under Section 18.76 of the Palo Alto Municipal Code, as it is amended from time to time.
(ii) The development plan shall include a 2-foot, 6 -inch-wide swath of asphalt pavement alongside the southern edge of Ellsworth Place beginning at the Middlefield Road curb line and extending eastward approximately 42 feet to the proposed walkway to the single-family residence, to increase the perceived width of Ellsworth Place.
(iii) This additional paved area shall remain clear of obstructions. (iv) Prior to final inspections for any structure on the site, Handa shall offer prepare and record an ingress and egress easement over this additional paved area to the other properties on Ellsworth Place.
Not Yet Adopted
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(v) The sight triangle at the southeast corner of the intersection of Ellsworth Place and Middlefield Road shall extend to the southernmost corner of the property along Middlefield Road and shall not be obstructed by new impediments taller than 1 foot, except for the installation of a n additional sign stating “No Delivery Trucks Over 24’ long” below or above the existing ‘No Outlet’ sign located within the Middlefield Road right of way between the sidewalk and Handa’s property. (vi) The property owner shall maintain the vegetation in the Middlefield right of way planting strip between the curb and sidewalk at a height no taller than 1 foot. (vii) The 24-foot special setback from Middlefield Road shall be observed, (viii) The setback from the creek shall be determined by a slope stability analysis, but no less than 6 feet.
(ix) A 6-foot setback shall apply to the rear property line, except with respect to a detached garage
(b) Logistics Plan. A logistics plan shall be submitted for City approval prior to the issuance of a building permit for the construction of the new residence at 702 Ellsworth. The logistics plan shall address construction staging, construction worker parking, and material deliveries during site preparation and construction. It shall also include best practices for dust mitigation, stipulate permitted construction activities, hours and noise requirements, and include contact information for construction-related complaints. The property owner shall provide a $5,000 deposit to offset City’s enforcement costs reasonably incurred in responding to construction- related complaints that may arise from this project. If the deposit account balance falls to $1,000 or lower, t he deposit account balance shall be replenished to $5,000. Any funds remaining in the deposit account shall be refunded to property owner upon issuance of the certificate of occupancy for the residence.
(c) Development Schedule. Construction of the improvements to Ellsworth Place shall be completed within twelve (12 ) months of the effective date of this ordinance. Construction of other improvements shall be completed within twenty-four (24) months of the effective date of this ordinance.
(d) Minor Variations in Project . Minor changes to the Project may be approved by the Director, according to the provisions of Palo Alto Municipal Code Section 18.76.020(b)(3)(D) for architectural review. “Minor” changes do not include changes in land use.
SECTION 6. The City Council finds that this ordinance is categorically exempt from review under the California Environmental Quality Act (CEQA) Guidelines, Section 15061(b)(3) because it can be seen with certainty that construction of a single -family home pursuant to will not result in a significant impact on the environment. The City Council finds that this ordinance is additionally categorically exempt under Section 15303 of the CEQA Guidelines, as it approves construction of a new single-family residence.
SECTION 7. This ordinance shall be effective on the thirty-first day after the date of its adoption.
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INTRODUCED:
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:
____________________________ ____________________________ City Clerk Mayor
APPROVED AS TO FORM: APPROVED:
____________________________ ____________________________ Assistant City Attorney City Manager
____________________________
Director of Planning and Development Services
1 French, Amy
From: Nitin Handa <[email protected]>
Sent: Thursday, October 19, 2023 8:35 AM
To: Stone, Greer
Cc: Lait, Jonathan; Sauls, Garrett; French, Amy; Hayes, Ken Subject: 702 Ellsworth - Alternate Proposal
Attachments: Attachment 2.pdf; Attachment 1[1].pdf; attachment 3.pdf; Letter to Council from Nitin Handa re Fence Proposal.pdf
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Hello Honorable Vice Chair Stone,
Me and My wife are the owners of property at 702 Ellsworth Pl.
As you know, the council members were contemplating a few options on how to resolve the issue we all face with this property. We thought about those options and have drafted the attached proposal with 2 options to help things move forward.
See attached letter containing these 2 options along with Pictures supporting the same. We are agreeable to either of these 2 options.
PS ‐ This letter is being sent to all council members
Some people who received this message don't often get email from [email protected]. Learn why this is important 1 October 19, 2023
Mayor Kou and Members of the City Council
City of Palo Alto
[email protected]
Via Email
Re: 702 Ellsworth Place - November 6, 2023, Council Agenda Dear Mayor Kou and Members of the City Council:
My family and I plan to build our home on 702 Ellsworth Place. After five public hearings over eight months, including a City Council hearing on September 18, 2023, the City Council continued the matter to November 6th with a motion on the table that included reducing my front fence along Middlefield to just twelve inches high.
A twelve-inch high front yard fence on Middlefield Road is not really a fence that provides any security or privacy, especially given that the existing sidewalk is 6 inches higher than the proposed top of a 12 inch fence (set four feet back from sidewalk). I have a 4 year old son who can easily step out to Middlefield road from this short fence. Requiring a twelve inch fence also differs from other fences along Middlefield that are 36 inches.
The stated purpose of a twelve inch height limit was to avoid obstruction of sight lines exiting Ellsworth Place onto Middlefield. However, as shown in the enclosed photos (Attachment 1), a 36-inch high fence set four feet back from the edge of the sidewalk does not obstruct line of sight. This is supported by the Hexagon Transportation Consultants, Inc. memos dated April 14, 2023 and July 12, 2023 respectively, and was recommended by City staff, including Transportation Planning Manager Slyvia Star-Lack who elaborated on this recommendation at the July 12, 2023 Planning Commission meeting:
2 Despite this, there was some discussion about line of sight issues at the September 18 Council meeting. In attempt to further address this while preserving some version of a 36 inch high fence, please consider the following two alternate proposals:
Alternate Proposal A:
Allow for a 36 inch high wrought iron fence with minimum 3 inch gapping (Picture Given Below) within the 35-foot site triangle along the Middlefield frontage, set back 4 feet from the back of sidewalk, in exchange for increasing the offered swath of pavement and easement offered to the neighbors fronting Ellsworth by one foot (from 18 inches wide to 30 inches wide) alongside Ellsworth Place beginning at the Middlefield Road curb line and extending approximately 42 feet to the proposed walkway to the single- family residence
Or
Alternate Proposal B:
Allow for a 36-inch high wrought iron fence with minimum 3 inch gapping (Picture Given Below) within the 35-foot site triangle along the Middlefield frontage, set back 4 feet from the back of sidewalk, with the requirement that this fence be angled as shown in Attachment 2. Photos of this mocked up fence design are included in Attachment 3.
Thank you for your consideration. Should you have any questions or wish to discuss I am more than happy to meet with any of you individually either in person at the site, or by zoom.
Sincerely,
Nitin Handa and Priyanka Handa
3 Cc: Jonathan Lait, Planning Director
Amy French, Chief Planning Official
Garret Saul, Project Planner
Views approaching stop sign: Man walking.
Views approaching stop sign: Woman on bike. ATTACHMENT 1
Photo showing angled 36” tall fence up close
Photo showing angled 36” tall fence from across drive ATTACHMENT 2
PP
S38°00'00"W 100.00'
S47°12'00"W 101.30'
S52°00'00"E 117.11'(T)
44.50'
100.00'
44.50'
56.42'
72.61'
42'-0"
10'-0"
SB
37'-9"
18"
LOT B
127-35-152
702 ELLSWORTH
REAR YARD
(E)
4 COVERED
PARKING
SPACES
ELLSW
ORTH PLACE
BLDG.
10' X 30'
SU-30
DELIVERY
SPACE
16 (E) AC
PAVING
EXISTING
LANDSCAPING
RELOCATE CABLE
BOX FOR UTILITY
PURPOSES
B.O. SIDEWALK
(E)
FIRE
HYDRANT
20'-0"
(E) EASEMENT
30"
37'-0"
24'-0"
EASEMENT OPTION
4'-0"
16'-0"
24'-0"
SSB
6'-0"
SB
14'-2"
8'-6"3'-0"
4'-0"
PAVERS
ZONE
10'-0"
6'-0"
4'-0"
RETURN
MIDDLE FIELD AVENUE 3' TALL
WROUGHT
IRON FENCE
35' SITE
TRIANGLE TYP.
(N) DRIVEWAY APRON
PER CITY STANDARD
(E) GROUND BRACE
TO BE RELOCATED
OR REMOVED BY CPA
UTILITIES.
GAS
METERS
CL
TO FIRST WIRE
ANCHOR
(N) BOLLARDS
AS NEEDED
B.O. SIDEWALK
FUTURE SINGLE
FAMILY HOME
FUTURE
DETACHED
GARAGE
ATTACHMENT 3 N