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Home My WebLink AboutReso - PC - 2020.10.13 - 8ADocuSign Envelope lD: DEA78943-i S92a62d-B 0A-BECD93E4SD97 COMMUNITY DEVELOPMENT DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2021_167777 10:30 am 1?l}gt21 Rl Fee: NO FEE Count of pagee 4 Recorded in Officlal Records County of San Mateo Mark Church [rilt1 ilflfiiir[ifl itmfliq filfi qlfi iltililqll1r ilr1l Resolution No. 2020-10. 1 3-8a 1OO COSTA RICA AVENUE 028-293-190 TITLE OF DOCUMENT I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. October 25,2021 turrn" htkwy orrUNS Date: Kevin Gardiner, AICP, Community Development Director RECORDING REQUESTED BY: Planning Department City of Burlingame WHEN RECORDED MAIL TO: +( RESOLUTION APPROVING CATEGORICAL EXEMPTION, DESIGN REVIEW AND CONDITIONAL PERMITS, RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and applicati on has been made for Desiqn Review for and second sto addition n onal Use Permi detached atI 100 Costa Rica Aven . Zoned R-1 . Kristine Furrer. oroDertv . APN: 028-293-190: WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on October 13.2020, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1- On the basis of the lnitial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 1530'l (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said Design Review and Conditional Use Permits are approved subject to the conditions set forth in Exhibit "A" attached hereto- Findings for such Design Review and Conditional Use Permits are set forth in the staff report, minutes, and recording of said meeting. 3. lt is further directed that a the County of San Mateo. certified copy of thi resolution be record the official records of Chairpe t,t , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 13th dav of October. 2020 by the following vote: i00 cosTA RrcA - REso 2020-r0.134aAYES: GAUL LOmS SARGENI SCH IDNOES: NOI{E ABSENT COiIAROTO, TERROI{ES, TSE RECUSED: NONE Secretary EXHIBIT "A" conditions of Approval for categorical Exemption, Design Review, and conditional Use permits 100 Costa Rica Avenue Effective October23, 2020 Page 1 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 2'1, 2020, sheets A1.0 through A.5.1 and L1; that prior to issuance of a building permit, the applicant shall submit an Fyl noting on the plans that the project will include simulated true divided lite windows; the Fyl shall also include a sample or photographs of the proposed concrete tile roofing material and an address of a house in Burlingame where the proposed concrete tile roofing has been installed; 2 J 4 ( I that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to planning Division or Planning Commission review (FYl or amendment to be determaned by planning staff); that any changes to the size or envelope of the first or second floors, or garage which would include adding or enlarging a dormer (s), shall require an amendment to this permit; that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part ofall sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; that all air ducts, plumbing vents, and flies shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; that the project shall comply with the construction and Demolition Debris Recycling ordinance which requires affected demolition, new construction and alteration projects to submit a waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air euality Management District; that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame; 10 b. 7. EXHIBIT "A" conditions of Approval for categorical Exemption, Design Review, and conditional Use permits 100 Costa Rica Avenue Effective October23, 2020 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior lo scheduling the framing inspection the applicant shall provide a certification by theproject architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved flobr area ratio for the property; 11 12 13. 14 that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been build according to the approved Planning and Building plans. PROJECT: 100 COSTA RICA AVE APN: 028-293-190SHEET A.4.1ELEVATIONSWESTEXISTING REMODEL FOR MS. KRISTINE FURRER2/10/201. ASPHALT SHINGLE2.CONCRETE TILE (TAUPE)3. STUCCO (TAN)4. 6" CEDAR T&G (ESPRESSO)5. 10" CEDAR SHIPLAP(ESPRESSO)6. METAL RIDGE CAP7. DOUBLE-PANE ALUM SASH(ANODIZED BRONZE)8. BRICK9.WOOD SASH10. PLANK SHUTTER13381ELEVATION KEYNOTES63.9AVERAGETOC(NON-HABITABLEATTIC ABOVE)6' 11"8' 3"3' 5" (GARAGE BEYOND)5/125/128DRAWN BY: DHGDATE: 2/2/20SCALE: 1/4" = 1 FT(PLATE)(NON-HABITABLEATTIC ABOVE)18' 7"4/5/20WEST ELEVATION(EXTERIOR SIDE)PROPOSED 222334566677777363.9AVERAGETOC(SPLIT LEVEL ABOVE)(NON-HABITABLE ATTIC ABOVE)(NON-HABITABLEATTIC ABOVE)28' 6" ENTRY ADDITION14/1214/1214/1211.5/12EXISTING GRAD AT FOOTINGEXISTING GRADE AT FOOTING100 COSTA RICA112 COSTA RIA116 COSTA RICA120 COSTA RICA124 COSTA RICA6' 3"8' 0" 10' 7"14' 6" 8' 3"10' 4"GARDEN WALL(PLATE) (PLATE) (PLATE) 3' 5"PREPLANCHECK1010108/31/20DESIGN REVIEWCONSULTANT PROJECT: 100 COSTA RICA AVE APN: 028-293-190SHEET A.4.2ELEVATIONSSOUTH(FRONT)REMODEL FOR MS. KRISTINE FURRER2/10/201. ASPHALT SHINGLE2.CONCRETE TILE (TAUPE)3. STUCCO (TAN)4. 6" CEDAR T&G (ESPRESSO)5. 10" CEDAR SHIPLAP(ESPRESSO)6. METAL RIDGE CAP7. DOUBLE-PANE ALUM SASH(ANODIZED BRONZE)8. BRICK9. WOOD SASH10. PLANK SHUTTERSELEVATION KEYNOTESDRAWN BY: DHGDATE: 2/2/20SCALE: 1/4" = 1 FT(GARAGEBELOW)(SPLIT LEVELABOVE)FF 67.3existing15' 2"8' 3"6' 11"11339999EXISTINGSOUTH (FRONT)ELEVATION (PROPOSED)plate 14-6PROPERTY LINE PROPERTY LINE AVG GRADE 64.65FROM SURVEYFOR THE POINTOF DEPARTUREFF 67.3existing7' 6" 12' 0" 30' 0" 2' 10" 5' 2" (EXISTING CLOSEST SETBACK TO INTERIOR SIDE PROPERTY LINE PER SURVEY)(EXISTING CLOSESTSETBACK TO EXTERIOR SIDE PROPERTYLINE PER SURVEY)8' 2"(EXISTING)FLOOR OF EXISTING ATGARAGE (CONVERTED TOLIVING SPACE)38' 8"46' 9"OVERALL WIDTH OF HOUSE (EXISTING AND PROPOSED)WIDTH OF LOT (HOUSE PLUS SIDE SETBACKS)DECLINING HEIGHT ENVELOPE (UNIMPROVED ATTIC)DECLINING HEIGHT ENVELOPE DORMERLESS THAN35 SQFTRECLAD CHIMNEY2' 0"(SECOND STORY)AVERAGE TOC 63.9AVERAGE TOC 63.930' 0"3' 5"14' 6"1' 0"9' 7"FF 67.3existing3344466771620 BARRIOLLET1616 BARROILHET1612 BARROILHET1608 BARROILHET(PLATE)38' 8" 7' 1" 0' 10" 7' 2" 18' 9" PROPOSED (UNIMPROVED ATTIC)28' 6"SPOT ELEVATIONOF RIDGE: 92'-5"107108/31/20DESIGN REVIEWCONSULTANT PROJECT: 100 COSTA RICA AVE APN: 028-293-190SHEET A.4.3ELEVATIONSNORTH (REAR)REMODEL FOR MS. KRISTINE FURRER2/10/201. ASPHALT SHINGLE2.CONCRETE TILE (TAUPE)3. STUCCO (TAN)4. 6" CEDAR T&G (ESPRESSO)5. 10" CEDAR SHIPLAP(ESPRESSO)6. METAL RIDGE CAP7. DOUBLE-PANE ALUM SASH(ANODIZED BRONZE)8. BRICK9. WOOD SASH10. PLANK SHINGLEELEVATION KEYNOTESDRAWN BY:_DHGDATE: 2/2/20SCALE: 1/4" = 1 FTEXISTINGFF 67.3existingTOS 63.2EXISTING GRADE123334456677777999NON-HABITABLE ATTIC SPACENON-HABITABLE ATTIC SPACESPLIT-LEVEL BEDROOM SUITE5/1212/12brick wall sidewalkplantingareacurb brick stepsbeyoondExisting 6' Fence brick entrysteps beyond4/5/20NORTH ELEVATION (REAR)PROPOSEDFF 67.3existing2' 7"8' 0"FF 65.8EXISTING GRADE4SPLIT-LEVEL BEDROOM SUITEExisting 6' Fence brick wall sidewalkplantingareacurb 8' 3"10' 3" (PLATE)8' 3"6' 11" (PLATE) (PLATE)(PLATE)(CEILING)FLOORCEILING7' 6"0' 10"8' 0"(PLATE)19' 5"4' 0"10' 0"DECLINING HEIGHT ENVELOPEDECLINING HEIGHT ENVELOPE12' 0"7' 6"AVG GRADE 64.65FROM SURVEYFOR THE POINTOF DEPARTURE30' 0"PREPLANCHECK108/31/20DESIGN REVIEWCONSULTANT PROJECT: 100 COSTA RICA AVE APN: 028-293-190SHEET A.4.4ELEVATIONSEAST (INTERIOR)REMODEL FOR MS. KRISTINE FURRER2/10/201. ASPHALT SHINGLE2.CONCRETE TILE (TAUPE)3. STUCCO (TAN)4. 6" CEDAR T&G (ESPRESSO)5. 10" CEDAR SHIPLAP(ESPRESSO)6. METAL RIDGE CAP7. DOUBLE-PANE ALUM SASH(ANODIZED BRONZE)8. BRICK9. WOOD SASH10. PLANK SHUTTERELEVATION KEYNOTESDRAWN BY:DHGDATE: 2/2/20SCALE: 1/4" = 1 FTEXISTING 12223333466677777799999999934/5/20EAST ELEVATION(NON-HABITABLEATTIC ABOVE)(SPLIT LEVEL ABOVE) PROPOSED new gardenwall AREA OFNEW ADDITION(SPLIT LEVEL ABOVE)brick walkway59' 10"59' 11" 5' 0"8' 0"(PLATE/CEILING AT ENTRY)ROOF SLOPE BREAK6' 11"(PLATE AT STORAGE)CEILING AT DINING/KITCHENCEILING AT SALONCEILING AT LAUNDRY10' 0" 8' 0" 8' 0" 1' 0" 4' 0"(PLATE)(PLATE) 10' 0" (CEILIING)(NON-HABITABLEATTIC)(NON-HABITABLEATTIC ABOVE)8' 0" 0' 10" 7' 6" BOXED-OUT WINDOW ADDITION ABOVE PREPLANCHECK12' 0"10DESIGN REVIEWCONSULTANT8/31/20 PROJECT: 100 COSTA RICA AVEAPN: 028-293-190SHEET A.3GARAGE/DEMOREMODEL FORMS. KRISTINE FURRER2/10/20DRAWN BY: DHGDATE: 2/2/20SCALE: 1/4" = 1 FTDOGCASANEW ONE-CARGARAGEPOOLEQUIP(4X8INSIDE)15' 0"20' 1"10' 1"5|125|12 11.5|1217' 2"2' 6"11' 7"9' 6"5' 7"8' 4"7' 2"2' 10"2' 5"7' 6"3' 6"0' 10"0' 11"3' 3"19' 8"21' 1"SOUTH ELEVATIONEAST ELEVATIONPLAN VIEWROOF PLAN4X8 TRELLISOPEN DOGSHELTER7' 0"7' 6"11.5|12HIPWEST ELEVATION9' 0"15' 0"3/23/20PRELIM DESIGNREVIEW COMMENTS5' 2" RIDGE TO SIDE PROPERTY LINE8' 6" REAR PLATE17' 6"24' 9" 11.5|1211.5|12HIP8/31/20DESIGN REVIEWCONSULTANTPREPLANCHECKSPLIT LEVEL SECTIONGARAGE (DOWN)WITH BEDROOM AND BATH ABOVEBATHKITCHEN BR1BR2BRICK STEPSAND ENTRY(TO BE DEMO'D)LIVINGDININGWDHALLCLOCLOCLOCLOCLOHALLHALL HALLREMOVE/RECONFIGUREWINDOWSREMOVE/RECONFIGUREWINDOWSNEW DETACHED GARAGEDEMOWALLS TO BE REMOVEDWALLS BEING MODIFIED/PLATE CHANGEDREMOVE ROOF ANDROOF FRAMINGREMOVE SECOND FLOORWALLS ABOVE GARAGERETAIN CEILING HT ATBR1 AND BR2 AND BATHREMOVE/RECONFIGUREWINDOWSPREPARE FOR BOXEDWINDOWPREPARE FOR NEWWINDOWPREPARE FOR NEW WALL OFFSET 1'6"NEW CEILING HT 12' (PLATE)PREPARE FOR NEWWINDOWRETAIN EXISTINGCEILING HEIGHTRETAIN EXISTINGCEILING HEIGHTRETAIN EXISTINGCEILING HEIGHT PROJECT: 100 COSTA RICA AVE APN: 028-293-190SHEET A.5.1SECTIONSREMODEL FOR MS. KRISTINE FURRER4/5/20DRAWN BY: DHGDATE: 4/5/2020SCALE: 1/4" = 1 FTSECTION A-AAT LIVING ROOMRECLAD CHIMNEY (SECOND STORY)FF 67.3existingHALLWAY BEYOND UNIMPROVED ATTIC SPACELIVING ROOMKITCHENDINING ROOM(EXISTING EXTERIOR WALL BEYOND)HALLWAY12' 0"10' 0"VANITY8' 3" EXISTING 12' 0" CEILING AT HALLWAY 12' 0"HEIGHT LIVING ROOM 10' 0" HT AT DINING 10' 0"HT AT KITCHENUP TOMASTER SUITESECTION B-BBEDROOM WING / SPLIT LEVEL PORTIONSECTION 1-1LONGITUDINALVANITY8' 3" (EXISTING)UNIMPROVED ATTICPULLDOWN STAIRFOR ATTIC ACCESSFOR CLEARANCEABOVE STAIRVANITYBEDROOM 2TO MASTER SUITEPOOL ROOM CRAWL"POOL ROOM" BATHVANITYUNIMPROVED ATTIC9' 6"8' 0" DOWN DOWN WINE CLOSET (CONDITIONED)MECHANICALTREADMILLORSTORAGEKITCHENETTESTACK W/D (SKYLIGHT)GARBAGEGARDENCOATSSTORAGE PANTRY DW DW PANTRY/ MICRO WINE CHINABROOMSETC TVSHELVESFIRE-WOODREFER SOFA BED SECTIONALCLOSET CLOSET SKLIGHTCLOSET DESK SHELVES LIVING ROOM DINING ROOM KITCHEN BR1 BR2 POOL ROOM ENTRY (NEW ADDITION) AA B B1 1KEY NTSUNIMPROVED ATTICUNIMPROVED ATTIC8' 0"HT AT ENTRY DESIGN REVIEW CONSULTANTPREPLANREVIEW8/31/20 FRONT YARDCOSTA RICA AVENUELINE OF CURBB A R R O I L H E T S TR E E T NORTHDOGSHELTER P RO P E R T Y L I N EPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPOOLEQUIP(4X8INSIDE)20' 1"10' 1" B U I L D I N G S E T B A C K B U I L D I N G S E T B A C K BUILDING SETBACKBUILDING SETBACKBUILDING SETBACKCONCRETE SIDEWALKCONCRETE SIDEWALKC O N C R E T E S I D E WA L K P R OP E RT Y L I N E PROPERTY LINENEW POOL149' 8"149' 8"149' 8" 47' 6" 2' 6" 5' 6" 3' 6" 11' 6"LINE OF CURBWEST ELEVATIONPROJECT: 100 COSTA RICA AVE APN: 028-293-190 REMODEL FOR MS. KRISTINE FURRER2/10/20DRAWN BY: DHGDATE: 2/2/20SCALE: 1/8" = 1 FT4' 0" 15' 0" 7' 6" 15' 0" 2' 11"4' 10" 25' 3"POOL DECK 65.5TOS 64.0EXISTING 63.2(SURVEYED)EXISTING 63.2SURVEYEDEXISTING FENCE BEYOUNDNEIGHBOR(BEYOND)NEIGHBORGARAGE(BEYOND)6' 5" NOTE: GARAGE LOCATED IN REAR 30% OF LOTDOWNDOWN TOC 64.02 TOC 63.78 (BLOCK AVERAGE = 22'-7") SECOND FLOOR SETBACK 67'-0"4/5/20PGEPOLEPGEGUY WIRE EXISTING 22" TREETO BE REMOVED BYOWNER AT 112 COSTARICA 8/31/20DSR CONSULTANTSHEET A 1.1SITE - PROPOSED WITHNEW CONSTRUCTIONPREPLANREVIEWDOWN DOWN WINE CLOSET (CONDITIONED)MECHANICALTREADMILLORSTORAGEKITCHENETTESTACK W/D (SKYLIGHT)GARBAGEGARDEN(RECYCLE)COATSSTORAGE PANTRY DW DW PANTRY/ MICRO WINE CHINABROOMSETC TVSHELVESFIRE-WOODREFER SOFA BED SECTIONAL CLOSET CLOSET SKLIGHTCLOSET DESK SHELVES LIVING ROOM DINING ROOM KITCHEN BR1 BR2 POOL ROOM ENTRY (NEW ADDITION) 1' 1" BATH1 BATH2 BATH3 CEILING 8'-0" CEILING 8'-3" (EXISTING) CEILING 8'-3" (EXISTING) CEILING 12'-0"CEILING 10'-0" SEE SHEETL1 FORDRIVEWAY FRONT YARDCOSTA RICA AVENUELINE OF CURBB A R R O I L H E T S TR E E T NORTHDOWN DOWN WINE CLOSET (CONDITIONED)MECHANICALTREADMILLORSTORAGEKITCHENETTESTACK W/D (SKYLIGHT)GARBAGEGARDEN(RECYCLE)COATSSTORAGE PANTRY DW DW PANTRY/ MICRO WINE CHINABROOMSETC TVSHELVESFIRE-WOODREFER SOFA BED SECTIONAL CLOSET CLOSET SKLIGHTCLOSET DESK SHELVES DOGSHELTER P R O P E RT Y L I NEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPOOLEQUIP(4X8INSIDE)20' 1"10' 1"CONCRETE SIDEWALKCONCRETE SIDEWALKC O N C R E T E S I D E WA L K P R O P E R T Y L I N E PROPERTY LINENEW POOL149' 8"149' 8"149' 8" 47' 6" 5' 6"LINE OF CURBWEST ELEVATIONLIVING ROOM DINING ROOM KITCHEN BR1 BR2 POOL ROOM ENTRY (NEW ADDITION) PROJECT: 100 COSTA RICA AVE APN: 028-293-190SHEET L1LANDSCAPEREMODEL FOR MS. KRISTINE FURRER2/10/20DRAWN BY: DHGDATE: 2/2/20SCALE: 1/8" = 1 FT2' 11"4' 10" 1' 1"POOL DECK 65.5TOS 64.0EXISTING 63.2(SURVEYED)EXISTING 63.2SURVEYEDEXISTING FENCE BEYOUNDNEIGHBOR(BEYOND)NEIGHBORGARAGE(BEYOND)6' 5" NOTE: GARAGE LOCATED IN REAR 30% OF LOTDOWNDOWN TOC 64.02 TOC 63.78 4/5/20PGEPOLEPGEGUY WIRE BATH1 BATH2 BATH3 CEILING 8'-0" CEILING 8'-3" (EXISTING) CEILING 8'-3" (EXISTING) CEILING 12'-0"CEILING 10'-0" EXISTING 22" TREETO BE REMOVED BYOWNER AT 112 COSTARICA 8/31/20DSR CONSULTANTPREPLANREVIEWSEE SHEETL1 FORDRIVEWAY ENCLOSED GARDEN NEWGARAGE EXI ST I NG BRI CK R E TA I NI NG WA L L - VA R I ES 1 .5 - 2 F T +/-EXISTING BRICK RETAINING WALL - VARIES 1.5 - 2 FT +/-EXISTING BRICK RETAINING WALL - VARIES 1.5 - 2 FT +/-EXISTING BRICK PATHEXISTING IVY-COVERED FENCE 6 FOOTEXISTING IVY-COVERED FENCE 6 FOOTASHLAR PATTERN TILE (TAN) CONCRETE BENCH 5'-0" STUCCO WALL NEW BRICK WALKGRAVEL GRAVEL 15 GAL LAUREL AT 24" OC RETAIN EXISTING LAUREL HEDGE PRUNE/THINTO REGAIN CONTROL 15 GAL LAUREL AT 24" OC 15 GAL LAUREL AT 24" OC 15 GAL LAUREL AT 24" OC 24-30 INCHBOXWOOD BALLSEXISTING GATE EXISTING BRICKCOLUMN EXISTING BRICKCOLUMN NEW ASPHALT DRIVEWAY FLOWERSFLOWERS RETAIN EXISTING18" TREERETAINEXISTING 22"TREE REMOVE EXISTING 7" TREE REMOVE EXISTINGLARGE SHRUBS THISAREAEXISTING CURB CUT FOUNTAIN ASHLAR PATTERN STONE TILE CITRUSFIELD DUGOLIVESFIELD DUGOLIVESCITRUSRAISED PLANTER BOXESEXISTING HEDGEEXISTING 5+FOOT HEDGEEXISTING LOW HEDGEEXISTINGLOW HEDGEINFILL TO MATCH EXISTINGEXISTING TREESRETAIN EXISTING SHRUBS PLANTIINGS THIS AREARETAIN EXISTING SHRUBS PLANTIINGS THIS AREAINFILL TOMATCH EXISTINGEXISTING TREE9' 6" GRAVEL GRAVEL FLOWERS EXISTING IVY-COVERED FENCE 6 FOOT25' 5" TO SIDEWALK