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Home My WebLink About1312 Vancouver Avenue - Staff Report (2)City of Burlingame Design Review for a First and Second Story Addition Address: 1312 Vancouver Avenue Item # � �r DSR Study Calendar Meeting Date: 5/9/OS Request: Design review for a first and second story addition at 1312 Vancouver Avenue, zoned R-1 (C.S. 25.28.040) Applicant/Designer: Jerry Deal, JD & Associates Property Owner: John Shanley APN: 026-064-170 General Plan Designation: Low Density Residential Lot Area: 5,000 SF Date Submitted: May 14, 2003 Zoning: R-1 Summary: The applicant is requesting design review for a first and second story addition at 1312 Vancouver Avenue, zoned R-1. The subject property slopes from left to right with an approximately 3 foot difference in elevation, and also slopes from front to rear with a 6 foot (lower) difference in elevation at the rear. The existing house is one story with a detached one car garage. The existing floor area is 1,352 SF (0.27 FAR). The first floor addition is 335 SF and includes removing the family room kitchen and the bedroom at the rear and building a new family room and kitchen. The new second floor will be 1,201 SF and will include a bedroom relocated from its original location on the first floor, and two new bedrooms and bathrooms, along with a laundry room. The first and second floor addition will increase the total floor area of the remodeled house to 2,945 SF (0.58 FAR), where 2,957 SF (0.59 FAR) is the maximum allowed. The proposal is 12 SF under the maximum floor area allowed on this parcel. The project includes the construction of a new one car detached garage (12'6" x 20'8") that will meet the parking requirement for this four bedroom house. One uncovered parking space is provided in the driveway, so the on-site parking requirements are met. PROPOSED EXISTING ALLOWED/REQ'D SETBACKS Front: Ist flr No change 17'6" 15' or block average 2nd flr 20� N/A 20� Side (left): IS`flr 4' 4' 4' 2"d flr 4' N/A Side(righ t) 1 S` flr 11 ' 3" 17' 4' 2nd �rr 11'3" N/A J� Rear: lstflr 25' to deck 31' 15' 2nd flr 34' N/A 20� LOT 39.7 % 28.7 % 40% COVERAGE: (1,987 SF) (1,435 SF) (2,000 SF) FAR: 2,945 SF/ 1,352 SF/ 2,957 SF/ 0.58 FAR 0.27 FAR 0.59 FAR Design Review 1312 Yancouver Avenue PROPOSED EXISTING ALLOWED/REQ'D PARKING: 1 covered 1 covered 1 covered (12'6" x 20'8") (11' x 18') (10' x 20') + 1 uncovered + 1 uncovered + 1 uncovered HEIGHT: 30' 17'2" 2�/2 stories 30' whichever is less DHENV: Meets Requirement Meets Requirement See Code This project meets all code requirements. Staff Comments: See attached. Catherine Barber Planner c: Jerry Deal, JD & Associates, applicant/designer 2 SPECIAL PERMIT APPLICATION - CITY OF BURLINGAME Shanley Residence 1312 Vancouver Burlingame, CA. Special permit for encroachment into the Declining Height Envelope Due to the large setbacks along the south side (driveway), the 100 foot depth of the lot, and the size and placement of the existing residence there are placement canstraints on the second floor resulting in the encroachment. The north side has the adjoining driveway and therefore there is considerable distance between the two houses Explain why the blend of mass, scale and dominant structural characteristics of the new construction or additian are consistent with the existing structure 's design and with the existing street and neighborhood. The craftsman style is prevalent in the neighborhood. The proposed design incorporates massing and detailing which is architecturally positive to the proposed str�cture and to the neighborhood 2 Explain how the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood. The varied roof pitches of 4/12 and 7/12, the exterior stucco and trun, varied massing, porches and detailing of the elevations is consistent with the Craftsman style and the neighborhood. The neighborhood consists of an eclectic mix. 3 How will the proposed project be consistent with the residential design guidelines adopted by the ciry (C.S. 25.57)? The Craftsman design is compatible in the eclectic neighborhood mia and in fact there are good examples of Craftsman architecture in the neighborhood. The driveway runs along the south side and leads to a detached two car garage. This breaks up the front fa�ade massing. A porch is a prominent element of the design. 4 Explarn how the removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements. What mitigation is proposed for the removal of any trees? F,xplain why this mitigation is appropriate. No trees are planned to be removed at this time. R�V�i�� MAR - 4 2005 CITY OF BURLINGP,ME PLANNING DEPT. *.. .► �� ciTr a� CITY OF BURLINGAME '� PLANNING DEPARTMENT BURIJNGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 +� s TEL: (650) 558-7250 • FAX: (650) 696-3790 : y't,,,��o,,,,,,, www.burlingame.org Site: 1312 VANCOUVER AVENUE ' Application for design review for first and ' second story addition at: 1312 VANCOUVER AVENUE, zoned R-1. (APN: 026-064-170). The City of Burlingame Planning Commission announces the following public hearing � on Monday, May 9, 2005 at 7:00 P.M. in ' the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. Mailed: April 29, 2005 I(Please refer to other side) PUBLIC HEARING NOTICE CITY OF B URLINGAME � � :��:�.,-�� ..... �M� �`�=-�� * a ��n� �KF� �' � A copy of the applic�� and� � c�r �h� project y be reviewed prior to the meeting a��t ;��ing,.I?ep�rtment ��O��Primrose Road, Burlin ame, C��o � �� g ,,� � � w � s= �� r� � 4 J ''�. �`�� ;4"�J":n If you challe�e tl�e��u raising only �ci�$Y�� z described m �he�h� � � e at or prior to the'pu x§ ��:�� Property ow�ers ��i�i� b? their tenants��bou��thi (650) 558-7 �0. T�an ��., "��g �`�� b � �; Margaret Mon�� ,h City Planner ��,� �; PUB�;;�.( (Please refer to other side) atlon(s) tn court, y�� m� be limited to meone �else raised ��fi�� blic hearing, ' �rres , � �, �� " �ve'��-'ed to the cit � ��_::��'� Y :� � '� .� �' �� , .� ��. ,. ��:� E! �aii�`�'� �f �� e respon � ble r informing � �. � c'��io�al infor�ati ` , please call � _.�� 6 �. � �,,,�� }� � r ;�� .�� `�� .�_� �� , �� ,,., � r, �� ,. . .� o��. ,� � {:p� .��,�..;�:�V��ICE 0 KAVANAGH ENGINEERING 708 CAROLAN AVENUE • BURLINGAME, CA 94010-2711 0508-02 Shanley TEL (650) 579-1944 • FAX (650) 579-1960 kaveng C�3 rcn.com 05.0126 Jerry Deal Fax (650) 375-8448 1228 Paloma Ave. Burlingame, CA 94010 RE: 1312 VANCOUVER AVE, BURLINGAME. SPOT ELEVATIONS FOR ADDITION Dear Jerry: F�ECEIVED MAR - 4 2005 CITY OF BURLINGqME PLANNING DEPT.. Reference our contract dated 1-10-05. On 1-25-05, we surveyed the property at the above address. Our results as if standing on the street facing the house are as follows: ELEVATION (FT) City Datum 4 Property Corners: Front left Front right Back left Back right 15' Setbacks: Front left Front right Back left Back right 2 Front Curb Opposite the front corners: Front left Front right Average top of curb 4 House Corners: Front left Front right Back left Back right House Finish Floor: 67.80 64.68 64.74 58.69 67.49 64.15 64.73 59.67 67.35 64.61 65.98 67.55 65.39 62.77 62.49 69.21 pROFESSIpNq� Very truly yours, ��,��5 �• KqV9 �2 KAVANAGH ENGINEERING �;~zP� �9�?� � v No. 20858 y � � � Exp. 9-30-05 Charles L. Kavanagh * * RCE 20858 � � sTqjF 0 �CAL1F��\P . � CIVIL DESIGN • SURVEYING • UTILITIES SINCE 1983 w CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: JERRY DEAL FROM: CATHERINE BARBER COMPANY: JD & ASSOCIATES FAX NUMBER: (650 ) 375-8448 DATE: 4/7/OS TOTAL NO. OF PAGES: �- � , including the cover sheet RE: 1312 VANCOUVER AVENUE ❑ URGENT �FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Thank you for submitting revised plans for 1312 Vancouver Avenue. There is still one outstanding item. As per code section 25.28.075(b)(2) the dormer exemption allows an encroachment of up to 35 SF provided that at least 25 percent of the face of the enclosure is window area. The area of the face of the dormer is determined by measuring the distance between the finished floor to the top of plate and multiplying by the width of the enclosure. Twenty five percent of that area must be window, in this case 20 SF where only 12 SF of window is proposed. If you can increase the window size you will meet the declining height envelope exemption and then we can process a refund for the Special Permit application for declining height envelope. Please also confirm that the maacimum height of the garage is 15 feet, when measured from the lowest adjacent grade. Because of the slope on the lot I want to make sure that the garage will be no taller than 15 feet at any given point. Please feel free to call me at (650) 558-7257 if you need further clarification. Or revise the plans and submit 10 sets to the Plaruung Department. At that time you will be placed on the waiting list for the next available meeting. Thank you. 501 PRIMROSE ROAD • BURLINGAME CA • 94010 � # -' Planning Department Plan Review Comments �� CIT7 �� BlJRLJN�,AME City of Buxlingame PLANNING DEPARTMENT 558-7250 �^� �^--''��• Plan Review Comments Job Address: � ' � � — � .,' ' '1 � � Date of Plans: r � / Job Description: �� 2-�� , E- r �� -' -�� p"� �, � I j�� -� LOT SIZE �� u� C� J� LOT COVERAGE �� --� � _ ; �,. � �� j� FLOOR AREA RATIO . ; ' � _. _ . r � /. � / o ;� � c `` ' �— APN: ' � Page 1 ( ' ��. \� EXTSTING < PROPOSED ALLOWED/REQ'Dx : °. .. � �a�'-`� � CORNER LOT _ / i G� ✓ I � � � I. �, L' . U ( / / — � i z a��,.,� ;,,'�z�ra x sF + �oo sF ^\� , , �� J�� (+ 350 SF DET. GARAGE) — IU� � "� ,_ /s�f' — INTERIOR LOT � � �7, 7�; _ � . __-:�_�_. �,�,�r�- '" l°`� � 32% X S O z� SF + 1100 c� � �,� U ,4,%� G ZJ ,i �l (+-�66 SF DET. GARAGE) SF ��,�(� � �_ � > >�_ , :: � _� -� �� ,' � -- iZLU�,S � cY'�.;�'� •�� ':w.� �".- C �- l-� ��``�" � � �� , COMMENTS ^ � r .� 4� � �! _ � , � _.� � �- �,. �� _ Z� '�(�1,L� c =''. / � �,�� Ff�t�-� � �� j(� v + * Planning Department Plan Review Comments SETBACKS COMMENTS �-�' ��--� HEIGHT Page 2 ' EXISTING ' PROPOSED ALLOWED/REQ'D ' . .. . _ _ I � � � � �--� " — � 21/2 STORIES/ 30' AVERAGE TOP OF CURB: � -� , 3 � � �. �,_ u,' ,i� � ' . ' -. -� � �'_ � ._, �; �� COMMENTS �/ _��, ��-, DECLINING HEIGHT ENVELOPE � C� � �'-�' '��- 'v� ,- , � _- � ��, �' l , - � � _._ � r- % " /._ _�, f. / LEFT SIDE POINT OF DEPARTURE � �' � � � � � �'-�� . � ' ��`�� ' �� RIGHT SIDE POINT OF DEPARTURE �- '`�� -�� ;' �� % --- � --� ��-� `% � � COMMENTS � � �� - {� � I UO �( `�'• i0 �� G� V�� C%�� •� l�G,_G�� 6' 1 v , �-�-' � i � --.('��- �� % I� � �� '��_C �� .� �� G� , - ��_.�-. �,� ,�� l a - zo � � �-� �----, ., Y- �'.L y'�`is.-� , g' � ` > ( Ci (� �'iT V� � - � � � L— r � (.� .= �,".c � ' :� �i i;_ l�, , , - � ' �l �� , -- � � ��. C %Vl � t _� `' 1�., � • ' , � � c„_ � � � �;.�-�-:� :� � , � , � � 1; �, , � -- M �- � c�� , � ��- �� .�==��- � �: ;� �� f � �.; � i� J � � �' .� 4 � �_ r`' � �._. ! r" ' ! � {. �. ��` .�,f , ) �% . ( � n � •Planning Department Plan Review Comments NUMBER OF BEDROOMS PARKING a Page 3 EXISTING PROPOSEll ` ALLOWED`/, RE;Q'D ` : ,. . � COVERED SPACES � COVERED SPACES � COVERED SPACES � ` , � , , �,, r, �„ �;. . x x � �io�-o�� x Zo�-o�� + 1 UNCOVERED + 1 UNCOVERED + 1 UNCOVERED COMMENTS �^� �� .... C ACCESSORY STRUCTURE REOUIREMENTS - CS 25.60 a. 2 or more acc. strs., each with 100 SF of GFA �%(� b. any single acc. str. exceeds 600 SF of GFA �� C� c. all acc. strs. exceed a total of 800 SF of GFA �'✓(� d. accessory structure in fxont of main building �� e. acc. str. than 4' to other structure ,� � ✓ c:J f. acc. strs. cover >50% of rear 30% of lot ��) g. pla.te line of acc. str. > 9' above grade �� h. roof ht exceed 15', with pitched xoof �� i. windows w/i 10' of P/L or 10' above grade �� j. water/sewer connections/bath/toilet/shower N � k. enclose mechanical equipment < 10' from P/L � 0 l. storage > 10% of floor area of main structure�✓J m. use as acc. living quartexs, recreation, home occ.�� n. acc. str. will be greenhouse, lanai or pario shelter �;;,�� o. more than 28 feet in length or depth ��i ra e within rear 40% of the lot ��- `' P• � g . Planning Department Plan Review Comments ADDITIONAL COMMENTS � PLEASE PROVIDE PROOF OF OWNERSHIP FOR PROPERTY u Page 4 PLEASE INDICATE ON PLANS LOCATION AND TYPE OF ALL EXISTING LANDSCAPE TREES, AS WELL AS ANY TREES TO BE PLANTED ON PROPER'TY (NOTE: FRUIT TREES ARE NOT DEFINED AS "LANDSCAPE TREES" PER C.S. 11.06) THIS PROJECT WILL REQUIRE � LANDSCAPE TREES a ' . , � , . . , . �r. �, , - _� �� , � _�� - �, � -_ ; � � �'�' � ',� DATE PLANS REVIEWED REVIEWED BY * ADDITIONAL INFORMATION REQUIRED CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: JERRY DEAL FROM: CATHERINE BARBER COMPANY: JD & ASSOCIATES FAX NUMBER: (650 ) 375-8448 RE: 1312 VANCOUVER AVENUE DATE: 3/10/OS TOTAL NO. OF PAGES: r" , including the cover sheet ❑ URGENT ,I�FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Below is a summary of the plan check comments for the proposed first and second story addition and new detached garage at 1312 Vancouver Avenue. • The proposed lot coverage is 10 SF over the ma.�cimum allowed, 2,010 SF proposed where 2,000 SF if the m�imum allowed. It looks like the rear portion of the stairs that are more 30 feet above grade (14 SF) was not counted. • The proposal exceeds the maacimum allowable by 142 SF, 3,069 SF proposed where 2,927 SF is the maximum allowed. Based on the square footage calculation sheet provided for us it looks like the existing front covered porch and the new side covered deck were both exempted from FAR. Combined they total 124.22 SF, but the covered porch exemption is only 100 SF. The other issue is that in calculating the ma�cimum floor area for this lot, you used 400 SF for the detached garage where the new garage will only be 227 SF. The code says that you can add � to 400 SF for a detached garage, therefore if a garage is less than that you can only add the actual square footage, and if it is over 400 SF then you can only add 400 SF. Based upon the lot size, the maximum house size allowed on this lot is 2,700 SF (5,000 SF x 32% + 1,100 = 2,700 SF), with up to a 400 SF garage. Therefore the size of the house will need to be reduced or apply for an FAR variance. 501 PRIMROSE ROAD • BURLINGAME CA • 94010 • Code section 25.28.072(b)(3) requires a 20 foot setback for second floors. The proposed second story has a 17'6" setback. Please revise your plans or apply for a variance. You paid for a special permit for declining height envelope. However, based upon code section 25.28.072(5) you can use 14 feet rather than 12 feet for the declining height envelope measurement. With the information you have provided the finished floor is more than 3 above adjacent grade, therefore you can use the 14 foot measurement on both sides of the house. When using the 14 foot height measurement on the left side, the encroachment is 2'3" and would only include the dormer where the stairs are located. This area may qualify for a permitted encroachment into declining height envelope as per code section 25.28.075(b)(2). This code section requires that at least 25 percent of the face of the enclosure be window area. Based on my calculations you would need 19.66 SF of window area (25%), where there is only 12 SF of window area currently. You can either keep the proposal as is with the special pernut for declining height envelope, or you can increase the window area and request a refund and withdraw your special permit application. I am also forwarding over comments from other City departments. Please submit just one set of revised plans for re-check. Please feel free to call me at (650) 558-7257 with any questions that you may have or if you would like to set up an appointment to go over these comments. Thank you for your cooperation. 2 0 Planning Department Plan Review Comments Page 1 ��, CIT7 �� B4lRUNGAME City of Butlingame � . PLANNING DEPARTMENT 5s�-�250 �'*•��''��' Plan Review Comments � /,., Job Address: � 7' I, �' �d �� ;'` ;' � ;�,.1 `�� '� Date of Plans: � � ��(> � �,( % �, Job Descriprion: � S� -I- 2-1 . �' �-4-� �� ;.C�l'�-�, � `� i f`� j 1 ��) ��;',': , �_. � � � ` �� _ ' , ioT slzE � �- ,� 1 d u - �� , � � � -- � �A�N: o�� -- C.� (� �-� �- _ I -� � LOT COVERAGE CV1YL1V11i1 V 1 J �t�.� � ;,� �` �� _ - - ,. �� .� �� , ; �� -.� � �-- � , FLOOR AREA RATIO �� ,: �� . � _ ,, ,_ i; . �- , , ��" � � - ��.� C_ ; � ,� _. . � � � ��c� �_, �', � � (�� ' � �= �i� �;:;G 1�-� (^�' �,�J��.�� I� �� S� �� i, E�ISTING PROPOSED � _ ,,� �. , . f _� .. _l � �' � J C-�' , � �� 1 �� v - �C>> c 1�� , �_,, `,_' - _i�o � ,:, , � _ �1 :�� , �; � '� �Od'� c' �pY��;l _,.,v -`7,-r-7 ��,�', w,�� - u��U�.� '��_�,_;.�i%:` _ ��P� . ;>- �� Y- �a � a� J Uv��- I � � J .'_7 �, / / � � � � _ lC� f✓ %�G�:�V � �,-,Q� -� —�� r ��- ALLOWED/REQ'D• � , CORNER LOT 32% X SF + 900 SF (+ 350 SF DET. GARAGE) INTERIOR LOT � 2 j v 1 J 32% X �J DUC�F + 1100 _ _ 22 7 � r 1 �;E:� '� � (�-�0"�SF DET. GARAGE) SF � � t �`��= � , _ �' �_ -� � `� ,_ t_ � c ` �-, , ) ---7 °�x '�, . L`�, ' �_ � � � i � � .-~ � �`'_ '---' � �'�� . . -. . . � �""'"` ' � � J r� J � � � C�� `r-.� �'" �` �' � �f>�`� COMMENTS � '�? �I� , � r_ �.o . �� , � �� ; � , ,��_' _ �/ ��i - . -�. _ �.-J J i 4�� . ''�i �'� �' j �1 .�� ,(..�L� �r;''_��,i�_. � � � (� . , . �. � . � / - ` _ ! . �...� � �. C.'; 'f � � f' 1, �— `�... (_.,.) �. , � � �'��►'-l' ; � ,' ��' l � `' --� ✓U�;�' _ � � ,, . , , C� ��Y::; ` ,, �, `�.�� `_ t�� 1 �� C_ � t'��- . ' .: �_ �- � �`.lt��'- r� 1 —l�. � _ Planning Department Plan Review Comments SETBACKS COMMENTS Page 2 "�� ",C�, ��--�<--1 � � , c-- -- � ,�� ;� , �._ ,�� I� �'�. - ' � � :�� , .� � � ,� � � ' ' � �� '- i , i J �._, _ { ,, ,�, ,�' �- r l , �- l _, `� � , . � HEIGHT ° EXISTING ' PROPOSED AI:LOWED/REQ'D , ' �� ; ( ; 21/2 STORIES/ 30' AVERAGE TOP OF CURB: ; — - � , , `� U � - - � �- `� , �r � -- �� ._ , COMMENTS � �, �T � , - � , ��, %� / _ „ _ ^ . . - ( -. � � `ri �1 �� . �< f'� C'c.� �� ^ CC � � �; ,; -� /�� / --� � � l� _ � � �`� > (� DECLINING HEIGHT ENVELOPE LEFT SIDE POINT OF DEPARTLTRE �� / � "f " � LI �%' l� .=- � ��--�' /� , / -, y RIGHT SIDE POINT OF DEPARTURE � `I ��"" "7 �� i '� � _ "� � �� f � � 1 COMMENTS � F-1 � �� . = , � .��_,i =�; � v � � G{- , � / ' ,�; _ ;�� ,� � v �� l � D I�� , � , � ' - , �- , � - ; _ - �� , .� ; - ;, , � - �;� � _- ,-x'- J ,�_ � ;� � i�_ , � -, � � _ � � . � � 1 �>' ` y_ � ` : - � �, ,� �> ��,, _ , � . � �� t= �� _� � , , ;. v ��L�� _��E_� �— �J �� a� �� s�-� i� t� ' 1\ y ' � ' , , �� I/ `_ � � ir �. �:'�'� �,,>� �� ' -�' �v ' � -�X�'.�,!��--�' (� � �� _��-• :� .1 �� , � � / � ' i / / � �-� ! �� Planning Department Plan Review Comments NUMBER OF BEDROOMS PARKING Page 3 EXISTING PROPOSED ALLOWED/RE,Q'D;; ,� COVERED SPACES � COVERED SPACES ,� �_ COVERED SPACES � X X (10'-0" X 20'-0") + 1 UNCOVERED + 1 UNCOVERED + 1 UNCOVERED COMMENTS � _ , .� . "1 ` . �.. � �� _ ACCESSORY STRUCT'CTRE REOUIREMENTS - CS 25.60 a. 2 or more acc. strs., each with 100 SF of GFA �J <� .- - j �- , ,: ,, ,.,� b. any single acc. str. exceeds 600 SF of GFA � �,,:' � � �= �-' � ` � f � � �"' ✓ c. all acc. strs. exceed a total of 800 SF of GFA � �! �, �} - �� d. accessory structure in front of main building ,. �,� -1 LJ e. acc. str. than 4' to othex structure ��,� ` f. acc. strs. cover >50% of rear 30% of lot�''� ,; �� I - � / j � / g. plate line of acc. str. > 9' above grade �f � l h. roof ht exceed 15', with pitched xoof I� �� , / !/ r r' _, i. windows w/i 10' of P/L or 10' above grade �!� ��` � t_..' �• j. water/sewer connecrions/bath/toilet/shower !^, l; � f k. enclose mechanical equipment < 10' from P/L / �l , �'✓ CJ 1. storage > 10% of floor area of main structure /� %� iV m. use as acc. living quarters, recreation, home occ� � n. acc. str. will be greenhouse, lanai or patio shelter �/� � % o. more than 28 feet in length or depth �',✓ J p. garage witivn rear 40% of the lot ',� ,. Planning Department Plan Review Comments ADDITIONAL COMMENTS ❑ PLEASE PROVIDE PROOF OF OWNERSHIP FOR PROPERTY Page 4 ❑ PLEASE INDICATE ON PLANS LOCATION AND TYPE OF ALL EXISTING LANDSCAPE TREES, AS WELL AS ANY TREES TO BE PLANTED ON PROPERTY (NOTE: FRUIT TREES ARE NOT DEFINED AS "LANDSCAPE TREES" PER C.S. 11.06) � THIS PROJECT WILL REQUIRE �� LANDSCAPE TREES , _ _ ... _ , -� � _ —_ - : , , . ._ - , � ; �- .� � � � ,.� �__ , `, �.. , - �.. .. -- �- DATE PLANS REVIEWED � � �/ REVIEWED BY C� * ADDITIONAL INFORMATION REQUIRED