399, 401, 415 & 419 Belvedere Avenue

CITY OF BELVEDERE PLANNING COMMISSION STAFF REPORT

REPORT DATE: 12/06/2018 AGENDA ITEM: 3

MEETING DATE: 12/18/2018

TO: City of Belvedere Planning Commission

FROM: Irene Borba, Director of Planning & Building

REVIEWED BY: Emily Longfellow, City Attorney

SUBJECT: Design Review and Revocable Licenses for the properties located at 399, 401, 415 & 419 Belvedere Avenue (commonly referred to as the Lava House or Ganz Properties) to clean-up/remove existing remaining site improvements (construction debris) and to construct fences & railings.

RECOMMENDATION The applicant requests Design Review approval to allow for the removal and clean-up of existing site improvements on the subject properties, known as the "Ganz Properties". Said removal/clean-up includes the removal of existing lava rock, concrete, wood and steel construction debris and other miscellaneous construction materials from property. The requested design review application includes the construction of a new fence along the Belvedere Avenue property frontages and guardrails in various locations on the property. The subject property has been a nuisance and the clean-up and fencing-in of the property will help to alleviate concerns of people trespassing on the property. Revocable Licenses are required for existing & proposed improvements in the right-of-way. The applications are included as Attachment 2 and project plans are included as Attachment 3. Staff recommends that the Planning Commission conduct the required public hearing and take the following actions: MOTIONl Adopt the Resolution granting Design Review for the properties located at 399, 401, 415 & 419 Belvedere Avenue (commonly referred to as the Ganz Properties, as conditioned (Attachment 1) for the removal of existing remaining site improvements (construction debris) and to construct fences & railings. MOTION2 Recommend to the City Council approval of Revocable Licenses for improvements located in the public street right-of-way at 399, 401, 415 & 419 Belvedere Avenue (Ganz Properties). PROPERTY SUMMARY

Project Address: 399, 401, 415 & 419 Belvedere Avenue (Ganz Properties) APN: 060-221-14, 19, 45 & 47 Project Applicant: Mark Swanson, Jamba Construction Property Owners: Various properties owned by either 401 Belvedere Corporation or the Peggy Homestead Trust (refer to applications for owner information) GP Designation: Low Density Residential SFD: 1.0 to 3.0 units/net acre Zoning: R-15 Zoning District, Belvedere Island Site Characteristics: The subject .,,,_"<1ereiw,, parcels are steeply sloped downward from Belvedere Avenue to the bay. The properties contain remnants (concrete, steel & wood and lava rocks) of previous construction/development on the property. ' 415 Belvedere Avenue

ZONING PARAMETERS Not applicable, as the proposed project does not affect zoning parameters. PROPERTY HISTORY An extensive history of controversy and conflict is associated with the subject properties commonly referred to as the "Lava" house properties or the Ganz properties. Staff has provided a partial summary detail of the property history, as relevant to the current application to remove debris from the property and contain the property with a fence to prevent trespassers (see Attachment 5). Noted above, the property serves as an attractive nuisance and significant trespassing occurs. Trespassers use the site as an illicit party location, a place for photographers trying to get a good view of the Bay, or people exploring the maze of steep staircases, and remaining remnants of the structures. What remains on the subject properties is a skeleton of plywood of prior structures, concrete walls and foundation, lava rock, broken railings, stairs and graffiti walls. Although the subject properties are partially fenced off and "No Trespassing" signs are posted, trespassing remains a problematic issue. Given the proximity of the property to the water, and the steep slopes involved, the subject properties are not sound or safe, and have become a nuisance and a safety concern for the property owner and the City. A memo from Police Chief Tricia Seyler regarding the issues related to these properties is attached (see Attachment 6).

399, 401, 415, 419 Belvedere Ave, Ganz Properties, 12/18/18 Planning Commission Page 2 PROJECT ANALYSIS The applicant requests Design Review approval to allow for the removal and clean-up of existing site improvements on the subject properties. Said removal/clean-up of the subject properties include the removal of existing lava rock, concrete, wood and steel construction debris and other miscellaneous construction materials from property. Soil is not expected to be removed from the site and no new fill is anticipated to be placed on the properties. All existing lava rock & walls physically retaining soil on the properties for slope stability purposes are proposed to remain at this time. Other site improvements to remain include: the existing hillavator(s)/inclinators, stairways and an existing garage located in the front comer of 419 Belvedere Avenue (adjacent to 423 Belvedere A venue). Erosion control measures will be required to be put in place on each of the subject parcels and existing vegetation and trees are proposed to remain. The applicant proposes to remove and transport by barge as much of the existing material/debris from the water side of the property, reducing traffic impacts. An area on one of the subject parcels will be utilized for debris transportation of the material down to the Bay where a barge will be loaded to transport the debris away to a dump site. Staff understands that either tarps and or chain link fencing will be utilized to transport the debris down to the Bay and onto the barge. The debris removal may cause some soil disturbance. However, to ensure soil stability and erosion control, staff has included a condition of approval requiring the owner to implement any and all soil stabilization and erosion control measures as required by the City Engineer, which may include planting additional groundcover and other stabilization measures. Staff has also included a condition of approval that the all equipment used to remove the debris, including the tarp and/or chain link fence, be removed at the owner's sole expense prior to building final. There is a second secondary staging area for debris that will remain on the site located close to the existing garage at the front comer of the property. Equipment and materials will be staged at this site. The requested design review application also includes the construction of a new fence along the Belvedere Avenue property frontages and guardrails in various locations on the property. The applicant is proposing a 6' in height wood and wire fence along the Belvedere A venue property frontage. The proposed fence is located in the City right-of-way. Wood and wire guardrails are also proposed in various locations on the property along various retaining walls that are to remain to prevent falling. The fence as proposed will be set back and installed to the inside of the existing rock wall. The rock wall varies from 16" to 18" in width from the edge of the pavement. The topography of the site is such that there is a steep drop off just inside the existing rock wall, planter or curb that runs along the edge pf pavement. As explained above, the fence is necessary to prevent trespassers and protect the public safety. The application request does not include the removal of any trees and or vegetation on the property. A condition has been added for a tree protection plan to be provided as part of a building permit submittal to ensure that proper tree protection measures have been put in place prior to issuance of the permit.

399, 401, 415, 419 Belvedere Ave, Ganz Properties, 12/18/18 Planning Commission Page3 Revocable Licenses are required for existing and proposed improvements in the right-of-way, including the proposed fence to prevent trespassing and secure the property and explained in more detail below. The applications are included as Attachment 2 and project plans are included as Attachment 3. DESIGN REVIEW Design Review Findings The Design Review findings, specified in Belvedere Municipal Code Title 20, state that all new structures and additions should be designed to avoid excessively large dwellings that are out of character with their setting or with other dwellings in the neighborhood. All buildings should be designed to relate to, and fit in, with others in the neighborhood and should not attract attention to themselves. To avoid monotony or an impression of bulk, large expanses of any one material on a single plane should be avoided. Vertical and horizontal elements should be used to add architectural variety, to break up building planes, and to avoid monotony. Landscaping will also soften and screen structures and maintain privacy. The proposed project includes the removal and clean-up of existing site improvements on the subject properties including the removal of existing lava rock, concrete, wood and steel construction debris and other miscellaneous construction materials from property. Removal of the specific site improvements will help to clean-up a property which has been an eyesore and a nuisance for some time. No new cut and fill are proposed. The project also includes the construction of a new fence along the Belvedere A venue property frontages and guardrails in various locations on the property for safety purposes and to prevent trespassers. The proposed fencing and guardrails will help to secure the property and provide safety measures for falls. The new fencing and guardrails are made of wood and wire and therefore are see through allowing for views along the street and from adjacent properties. The proposed structures (fence & guardrails) are aesthetically compatible with properties in the vicinity. Staff considers the fencing along Belvedere Avenue to be somewhat temporary in nature and that as the properties are developed, new fencing would be proposed for any new residential project. Staff believes that the required findings can be made for the proposed project. A draft Design Review Resolution of approval has been provided for the Commission's consideration (Attachment 1). REVOCABLE LICENSES In accordance with Section 272.05 the City's Administrative Procedures Manual, a revocable license for private use of excess street right-of-way may be granted in the discretion of the City Council when there is some benefit to the public, provided any proposed encroachment into the right-of-way complies with the Design Review requirements of Title 20 of the Belvedere Municipal Code. A review of city records indicates that a Revocable License (Revocable License No., 96-9) was approved in 1996 for 401 Belvedere A venue. The revocable license for 401 Belvedere approved in 1996 covers the following improvements: stone retaining wall and planter, wood planter boxes, a portion of the existing parking deck, a hedge and landscaping and all private improvements in the right-of-way of Belvedere Avenue.

399, 401, 415, 419 Belvedere Ave, Ganz Properties, 12/18/18 Planning Commission Page 4 City records also seem to indicate that a Revocable License for 419 Belvedere Avenue was denied by the City Council in 1999. This was for a solid wood fence, walls, deck, landing and stairs; a portion of a hillside elevator; walkway, landscaping and all private improvements in the right-of-way of Belvedere Avenue. Staff believes the Revocable License was denied because at that time a solid wood fence was proposed along the street frontage. Here, a new Revocable License is required for each of the subject properties as new improvements in the City right-of-way are proposed and to capture all other existing improvements in the right-of-way. Revocable License applications are requested for each of the subject parcels and exhibits illustrating the improvements have been provided for each of the parcels. The existing and new improvements are as follows: • 419 Belvedere Avenue - wood and wire fence, deck, landing & stairs, a portion of a hillside elevator, walkway, landscaping, garage apron and all other private improvements in the City right-of-way for Belvedere Avenue. • 399 Belvedere Avenue - stone retaining wall and planter, a portion of a hillside elevator with wood landing and access stairs, landscaping, wood and wire fence and gate and other private improvements in the City right-of-way for Belvedere Avenue. • 401 Belvedere Avenue - stone retaining wall and planter, wood landing and gate, access stairs, landscaping, wood and wire fence, parking apron and other private improvements in the City right-of-way for Belvedere Avenue. • 415 Belvedere Avenue - stone retaining wall and planter, wood and wire fence, landscaping and other private improvements in the City right-of-way for Belvedere Avenue. Factors the City Council considers when determining whether to grant a revocable license for the private use of excess street right-of-way include, but are not limited to, the following listed below. Staff suggests the factors are satisfied, as explained in the italicized language, and that a revocable license is appropriate. Staff suggests that the revocable license is for the public benefit. a. Where necessary to provide pedestrian or vehicular access from private property to the adjacent public street; The existing or proposed improvements help to provide pedestrian and or vehicle access .from private property to public property. Such improvements in the right-of-way include gates, stairs and landings and portions of existing hillavators and driveway aprons and parking areas. 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; Portions ofan existing hedge/vegetation located within the City right-of-way is proposed to be retained. The existing hedge/vegetation helps to soften & screen the property and the existing and proposed fencing along the street and improves the aesthetic qualities of the streetscape.

399, 401, 415, 419 Belvedere Ave, Ganz Properties, 12/18/18 Planning Commission Page 5 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 proposed project does not create any additional off-street parking from what currently exists. An existing parking deck is located in the right-of-way on one of the properties as well as a driveway apron. 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; Not applicable. e. Where appropriate to validate already existing private improvements in the public right of-way for the purpose of shifting the City's potential liability for injuries and damages to the private property owners using the right of-way for private purposes; As noted above, a review of City records indicates that a Revocable License (Revocable License No., 96-9) was approved in 1996 for 401 Belvedere Avenue. The revocable license for 401 Belvedere approved in 1996 covers the following improvements: stone retaining wall and planter, wood planter boxes, a portion of the existing parking deck, a hedge and landscaping and all private improvements in the right-of-way of Belvedere Avenue. Additionally, there are a number of other existing private improvements in the right-of way and a revocable license is necessary for each of the subject properties in order to validate the existing improvements and shift potential liability for injury and damages to the private property owner. f. Where necessary to protect or enhance public safety; and/or As noted in the staff report, trespassing is a significant problem at the property. Trespassers use the site as an illicit party location, a location to take photographs of the Bay, and trespassers generally explore the area and remaining structures. What remains on the subject properties is a skeleton ofplywood ofprior structures, concrete walls and foundation, lava rock, broken railings, stairs and graffiti walls. Although the subject properties are partially fenced off and "No Trespassing" signs are posted, trespassers continue to intrude upon the site. Because of the property's location next to the water, and steep slopes, trespassing on the site presents a risk to public safety. The proposed fence is necessary to protect public safety as trespassers will no longer be able to access the site. 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 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

399, 401, 415, 419 Belvedere Ave, Ganz Properties, 12/18/18 Planning Commission Page6 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." The proposed and existing fencing closes off public property. However, the significant public safety benefits of the fencing outweigh any costs. The proposed and existing fencing directly improve and ensure the public safety and welfare by preventing trespassers from accessing the steeply sloped site next to the water. As discussed above the subject properties is an area of concern as trespassers frequently access the property and there has been evidence of vandalism and people there in possession of illegal substances and alcohol. The proposed fencing will help to deter the public from entering the properties. Staff also considers the fencing along Belvedere Avenue to be somewhat temporary in nature and that as the properties develop new fencing would be proposed for any new residential project. Lastly, the proposed fence would be six feet in height and would be constructed of wood and wire and therefore as designed would still allow for views along the street frontage ofSausalito, San Francisco and the Bay. Explained above, staff suggests the project complies with the revocable license Administrative Policy factors. Staff recommends that the Planning Commission review the revocable license applications for consistency with Administrative Policy section 272.05, and recommend approval to the City Council to allow for the Revocable Licenses. ENVIRONMENTAL DETERMINATION The project has been reviewed under the provisions of the California Environmental Quality Act (CEQA) and the CEQA Guidelines, California Code of Regulations. On December 6, 2018 the proposed project was determined to be categorically exempt from CEQA pursuant to Section 15301 Class 1 (14) because the proposed project consists of removal and clean-up of existing site improvements on the subject properties include the removal of existing lava rock, wood, concrete, and the removal of existing construction debris. The proposed project is also exempt from CEQA pursuant to Section 15303 Class 3(e) which allows for the construction of accessory type structures such as fencing and guardrails. It can be seen with certainty that there is no possibility that the activities in question may have an effect on the environment, as defined by CEQA. City action is required by February 6, 2018 or the project may be deemed approved. CORRESPONDENCE A copy of the public hearing notice for this item was published in The ARK newspaper and mailed to all property owners within 300 feet of the subject property. As of writing this report, staff has received one letter of concern from Alan Seelenfreund, the property owner at 353 Belvedere Avenue (see Attachment 4, Correspondence). Mr. Seelenfreund's letter raises concerns regarding the protection of existing landscaping, the disruptive nature of the proposed construction and ensuring that proper erosion controls measures are in place. In response to the concerns raised, staff has conditioned the project to ensure proper tree control measures are in

399, 401, 415, 419 Belvedere Ave, Ganz Properties, 12/18/18 Planning Commission Page 7 place prior to issuance of building permits. Additionally, as part of the building permit process appropriate erosion control measures will be required to be implemented. CONCLUSION Staff believes that all of the findings can be made for Design Review and recommends that the Planning commission make a favorable recommendation to the Council for the Revocable Licenses. Staff recommends that the required findings for the requested applications can be made as included in the attached Draft Resolutions. RECOMMENDATION MOTIONl Adopt the Resolution granting Design Review for the properties located at 399, 401, 415 & 419 Belvedere Avenue (commonly referred to as the Ganz Properties, as conditioned (Attachment 1) for the removal of existing remaining site improvements (construction debris) and to construct fences & railings. MOTION2 Recommend to the City Council approval of Revocable Licenses for improvements located in the public street right-of-way at 399, 401, 415 & 419 Belvedere Avenue (Ganz Properties).

ATTACHMENTS

Attachment 1: Draft Design Review Resolution Attachment 2: Project Application(s) & accompanying application information (Title Reports, Soils Reports) Attachment 3: Project Plans Attachment 4: Correspondence Attachment 5: Partial project history Attachment 6: Department Reviews

399, 401, 415, 419 Belvedere Ave, Ganz Properties, 12/18/18 Planning Commission Page 8 CITY OF BELVEDERE

RESOLUTION NO. 2018-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BELVEDERE GRANTING DESIGN REVIEW APPROVAL FOR THE CLEAN-UP (DEBRIS REMOVAL) AND FOR NEW FENCING & SAFETY RAILINGS AT THE PROPERTIES LOCATED AT 399, 401, 415 & 419 BELVEDERE A VENUE (COMMONLY REFERRED TO AS THE "GANZ PROPERTIES")

WHEREAS, a proper application has been submitted for Design Review pursuant to Title 20 of the Belvedere Municipal Code for the clean-up (debris removal, including wood, concrete, rocks, etc.) and for new fencing & safety railings for the properties located at 3 99, 401, 415 & 419 Belvedere Avenue (commonly referred to as the "Ganz properties"); and WHEREAS, the project been determined to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to pursuant to Section 15301 Class 1(/,4) because the proposed project consists of removal and clean-up of existing site improvements on the subject properties include the removal of existing lava rock, wood, concrete, and the removal of existing construction debris involving negligible or no expansion of use beyond that existing; and WHEREAS, the proposed project is also exempt from CEQA pursuant to Section 15303 Class 3(e) which allows for the construction of accessory type structures such as fencing and guardrails; and WHEREAS, project is exempted from CEQA by the Common Sense Exemption CEQA Guideline section 15061(b)(3), because it can be seen with certainty that the project will not have a significant effect on the environment; the proposed includes the removal of existing debris (wood, concrete, rock, etc.) and will not cause disturbance of soil. No new cut and fill are proposed. The project site is categorized as a site of Medium Sensitivity for Tribal Cultural Resources; and WHEREAS, there is no possibility of an adverse impact to the significance of an historical resource under CEQA the property affected by the project does not constitute an historical resource; and WHEREAS, the Planning Commission held a properly noticed hearing on December 18, 2018; and WHEREAS, the Planning Commission finds based upon the findings set forth in Exhibit A attached hereto and incorporated herein, that with the conditions listed below, the proposed project for the clean-up (debris removal) and for new fencing and safety railings for the properties located at 399, 401, 415 & 419 Belvedere Avenue (commonly referred to as the "Ganz properties") is in substantial conformance with the Design Review criteria specified in Section 20.04.110 to 20.04.120 of the Belvedere Municipal Code and grants approval of the Design Review application pursuant to Title 20 of the Belvedere Municipal Code for the proposed exterior alterations with the following conditions:

ATTACHMENT 1 Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 Page 2

a) The property owner shall hold the City of Belvedere and its officers harmless in the event of any legal action related to or arising from the granting of this Design Review approval, shall cooperate with the City in the defense of any such action, and shall indemnify the City for any and all awards of damages and/or attorneys' fees and all associated costs that may result; counsel in any such legal action shall be selected by the City in its sole reasonable discretion. b) Plans submitted to the Building Department for permit issuance shall be consistent with the approved Planning Commission plans and information prepared by the property owners representative Mark Swanson & BC Engineering Group, Inc., stamped received by the City of Belvedere on November 20, 2018. c) All requirements of the Building Official shall be met including but not limited to: 1. Additional handrails/guardrails may be required dependent on site conditions once demolition/grading are completed. 2. A Bay Conservation and Development Commission (BCDC) permit is required to be obtained prior to the issuance of a building permit. 3. The submittal for the future Building Permit must detail the construction of the proposed improvements, including compliance with relevant portions of Title 24 of the Federal Code of Regulations, along with a geotechnical investigation report and detailed full engineering design and drawings, etc. 4. Full compliance with all relevant Building Codes, shall be conducted during the thorough plan review process by all involved agencies, after submittal of application, plans and related documents for a building permit. d) Prior to issuance of a building permit a Tree Protection plan shall be submitted for review and approval by the Director of Planning & Building. The Plan shall identify measures to protect existing trees and vegetation on each of the subject properties that are to be retained. Special attention shall be provided for the existing oak trees on the property and the existing trees/hedge along the property boundary of 353 Belvedere Avenue and 399 Belvedere A venue. The plan shall be prepared by a certified arborist, and shall include but not be limited to the following: 1. Installation of orange mesh construction fencing or other protective barrier at the drip line of trees prior to commencement of demolition. 2. Adjustments to protective barrier/fencing anticipated during the different stages of demolition and construction. 3. Excavation and trenching methods used to avoid unnecessary root damage. 4. Communication and coordination with the adjacent property owners regarding tree protection measures, including obtaining consent of property owner, if required, to access property and perform these measures. e) Prior to the building permit final, the tarp, chain link fence, and/or any and all other equipment, structures, or similar items utilized to transport the debris away from the property down to the Bay and barge for removal, and any similar equipment used in any way to accomplish the debris removal, fencing, and all actions authorized by this approval, shall be completely removed from the site at the owner's sole expense. Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 Page 3

f) Prior to the building permit final, if it is determined that any soil destabilization has occurred on the property, including the downslope area of the lot utilized for transporting debris to the barge for removal, then the property owner shall take all actions required by the City Engineer, in there discretion, to stabilize the area, which actions may include but are not limited to, additional plantings (such as groundcover) and further erosion control and soil stabilization measures. g) Construction shall be limited to the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday, except in special circumstances after obtaining written permission from the City Manager. h) All requirements of the City Engineer shall be met including but not limited to: 1. An Encroachment Permit is required from the contractor for temporary and permanent improvements, work activities, and staging or storage of equipment and materials within the public right of way, subject to approval of the Public Works Manager. 2. A Construction General Permit will be required prior to Building Permit issuance for construction activity resulting in a land disturbance of one acre or more. 3. The project will be subject to the City of Belvedere Regulations for Road Closure Applicants, see the following link: http://www.cityofbelvedere.org/documentcenter/view/68

4. An updated Revocable License shall be required for private improvements within the public right-of-way and easements.

5. This project will require a video recording of the condition of the haul route prior to start of construction. The applicant will be responsible for any damage, beyond normal wear and tear, to the roadway or other improvements along the haul route caused by the removal or delivery of materials by truck. To ensure any damage is repaired to the satisfaction of the City, a deposit may be required. The deposit amount (estimated range from $10,000 to $30,000) will be determined by the City Engineer at the time of the Building Permit review and is dependent upon the duration of the project and total project valuation. If it is determined that project construction caused damage, the amount to repair said damage shall be withheld from the deposit amount, with the remaining amount to be returned to the property owner.

6. A Geotechnical Investigation or geotechnical review letter is required. The geotechnical investigation/letter should address site preparation, demolition, foundation, grading and drainage recommendations. The Geotechnical Engineer of record shall also provide a letter indicating their review the proposed Demolition Plans for conformance with their recommendation prior to Building Permit issuance. 7. Topographic Survey information shall be included either on the site plan or on a separate plan. The basis for determining elevations (assumed, NGVD, or NAVD) should also be clearly indicated. The surveyor's name and license number shall be included. Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 Page 3

8. The project requires a Site Plan showing the property line locations (referencing the survey source and mapping information), any existing utilities, easements, building setbacks, encroachments etc.

In addition to the information provided for Design Review on Sheet C3.0 - Site Plan, the following additional information is required to be identified on the plan sheet: - The source of the site survey or provide a separate sheet for the site survey; - The parcel ownership for each parcel; - All easements and relevant title items as disclosed from a recent Preliminary Title Report; - Any existing site utilities such as gas, electrical, sewer, water, etc. - The proposed fence type, height, and anchoring method along the Belvedere Avenue frontage. - The extent of the needed repair of the existing rock wall along the project frontage. 9. The project will require a detailed Demolition Plan showing cut and fill earth volumes. Said plans shall incorporate, as appropriate, the MCSTOPPP Guidance for Applicants: Stormwater Quality Manual for Development Project in Marin County. This can be found at the following website: (http://www.marincounty.org/depts/pw/ divisions/mcstoppp/development/ ~/media/Fil es/Departments/PW/mcstoppp/GuidanceforApplicantsv 2508.pdf).

In addition to the information provided for Design Review on Sheet C4.0 - Demolition and Erosion Control Plan, the following additional information is required to be identified on the plan sheet:

- The proposed location of the "landing craft zone" along the easterly bay shore frontage of the project (as identified on the Design Review submittal) does not appear to line up with the proposed "debris transportation" location. Please clarify the intended method/sequence of debris removal. 10. The project will include soil disturbance during construction and applicants therefore must submit an Erosion and Sediment Control Plan (ESCP) for approval by the City prior to the issuance of a Building Permit. Please also submit the Erosion and Sediment Control tracking documentation (See the following link) for the Marin County Stormwater Pollution Prevention Program (MCSTPPP) Construction Erosion and Sediment Control Plan Applicant Package, revised November 2015: (http://www.marincounty.org/depts/pw/ di visions/mcstoppp/development/ ~/media/Fil es/Departments/PW /mcstoppp/GuidanceforApplicantsv 2508.pdf).

In addition to the information provided for Design Review on Sheet C4.0 - Demolition and Erosion Control Plan, the following additional information is required to be identified on the plan sheet: - The proposed soil stabilization for the areas of concrete and lava rock removal. Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 Page4

11. The geotechnical review SalemHowes Associates Inc. recommends: - dispersing all collected rain water from drain or silt barriers near the lower level; - Straw waddles should be placed on contour at regular intervals across the slope; - Any denuded area should be covered with seeded jute mats and irrigated until vegetation is established.

The erosion control plan shall be updated to reflect the project geotechnical engineer's recommendations. 12. An analysis of the structural capacity of the existing elevated garage driveway will be required for the proposed temporary staging, loading, and unloading zone (APN 060- 220-19) prior to its use for this purpose. 13. Plans submitted for Building Permit shall identify the extents/limits of the lava rock/concrete removal and soil disturbance (e.g. by hatching the limits of the area). 14. Plans submitted for Building Permit shall identify the approximate volume (in cubic yards) of volcanic rock and concrete structures to be removed as well as the approximate limits of this work. e. Changes to the existing landscaping and or exterior lighting not granted as part of this approval shall require additional Planning review/approval. f. All requirements of the Fire Marshal shall be met at time of building permit. g. The general contractor shall submit a proposal to the City Manager, for review and approval, addressing the schedule for construction and parking locations for construction vehicles. Prior to the issuance of a building permit, the applicant shall update the Construction Management Plan to the satisfaction of the Building Official. h. Design Review approvals expire twelve (12) months from the date of approval, unless a Building Permit has submitted or an extension has been granted.

1. Construction shall be completed within the Construction Time Limit established for this project. J. These Conditions of Approval shall be printed on the Building Permit Construction Plan set of drawings. k. In the event unanticipated archaeological or paleontological resources are uncovered during construction, all work must be halted and an evaluation must be undertaken by a qualified archaeologist or paleontologist to identify the appropriate actions that shall be undertaken. I. These restrictions shall be binding upon any successor in interest of the property. m. Prior to the issuance of a building permit the property owner shall demonstrate compliance with State/BAAQMD air quality requirements related to the dust generated by grading and construction. Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 Page 5

PASSED AND ADOPTED at a regular meeting of the Belvedere Planning Commission on December 18, 2018, by the following vote:

AYES: NOES: ABSENT: RECUSED:

Peter Mark, Planning Commission Vice-Chair

Alison Foulis, City Clerk Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 EXHIBIT A Page 1

DESIGN REVIEW FINDINGS The following sections are edited versions of Sections 20.04.110 to 20.04.120 of the Belvedere Municipal Code and the Design Review Criteria. In order for a design review application to be approved, the Planning Commission must find the project to be in substantial conformance with these criteria. Preservation of existing site conditions. To preserve the landscape in its natural state, the removal of trees, vegetation, rock, and soil should be kept to a minimum. Projects should be designed to minimize cut and fill areas, and grade changes should be minimized and kept in harmony with the general appearance of the neighboring landscape. The proposed project involves the clean-up (debris removal) from the existing properties (wood, concrete, rocks, etc.) and for new fencing & safety railings. No new cut or fill is proposed. Relationship between structures and the site. There should be a balance and harmonious relationship among the structures on the site, between the structures and the site itself, and between the structures and those on adjoining properties. All new buildings or additions constructed on sloping land should be designed to relate to the natural land-forms and step with the slope in order to minimize the building mass and bulk and to integrate the structure with the site. As indicated above, the proposed project involves the clean-up (debris removal) from the existing properties (wood, concrete, rocks, etc.) and for new fencing & safety railings. The proposed modifications are in keeping with the site and the removal of said debris will provide for a balanced and harmonious site and with adjoining properties. No new buildings are proposed. The design elements for the new fencing and guardrails will complement the site and surrounding area. Minimizing bulk and mass. A. All new structures and additions should be designed to avoid monumental or excessively large dwellings that are out of character with their setting or with other dwellings in the neighborhood. All buildings should be designed to relate to and fit in with others in the neighborhood and not designed to draw attention to themselves. Not applicable as there are no new buildings proposed. New fencing and guardrails are proposed which are designed to fit in with the site and the surroundings and as designed (wood & wire) will help to provide for an open feeling in the property. B. To avoid monotony or an impression of bulk, large expanses of any one material on a single plane should be avoided, and large single plane retaining walls should be avoided. Vertical and horizontal elements should be used to add architectural variety, to break up building planes, and to avoid monotony. Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 EXHIBIT A Page2

Not applicable as there are no new buildings proposed. New fencing and guardrails are proposed which are designed to fit in with the site and the surroundings and as designed (wood & wire) will help to provide for an open feeling in the property. Materials and colors used. Building designs should incorporate materials and colors that minimize the structures visual impacts, that blends with the existing landforms and vegetative cover, that relate to and fit in with structures in the neighborhood, and that do not attract attention to the structures themselves. Soft and muted colors in the earth tone and wood tone ranges are preferred and generally should predominate. Trim and window colors should be compatible with and complementary to the other building colors. The fence as designed is proposed in wood and wire and will provide for views along Belvedere Avenue to the surrounding areas. Fences and screening. A. Fences and physical screening should be located so as to be compatible with the design of the site and structures as a whole, should conceal and screen garbage areas, mechanical equipment, and structural elements from public view, should preserve privacy between adjoining dwellings, where practical, and should not significantly block views. The fence as designed is proposed in wood and wire and will provide for views from along Belvedere Avenue to the surrounding areas the fence as designed is compatible with the site and the neighboring properties. Privacy. Building placement, and window size and placement should be selected to give consideration to the privacy of adjacent buildings. Not applicable as the proposed project involves the clean-up (debris removal) from the existing properties (wood, concrete, rocks, etc.) and for new fencing & safety railings.

Drives, parking and circulation. Walkways, driveways, curb cuts and off-street parking should be planned and designed so as to minimize interference with smooth traffic flow, to encourage separation of pedestrian from vehicular traffic, and to be as safe and convenient as is practical. They should not be out of relationship with the design of the proposed buildings and structures on the site, and should not intrude on the privacy of, or conflict with the appearance or use of neighboring properties. Not applicable as there are no changes to walkways, driveways, curb cuts or off-street parking. Exterior lighting, skylights, and reflectivity. Exterior lighting should not create glare, hazard, or annoyance to neighboring property owners or to passersby. Lighting should be shielded and directed downward, with location of lights coordinated with the approved landscape plan. Skylights should not have white or light opaque exterior lenses. Not applicable as no new lighting is proposed. Resolution 2018- 399, 401, 415, 419 Belvedere Avenue December 18, 2018 EXHIBIT A Page 3

Consideration of nonconformities. The proposed work shall be viewed in relationship to any nonconformities, as defined in Title 19, and where it is determined to be feasible and reasonable, consideration should be given to conditioning the approval upon the mitigation or elimination of such nonconformities. Not applicable. Landscape plans -- Purpose. A. Landscape plans should be compatible with the character of the site and surrounding developed properties. Native or natural appearing vegetation, with generally rounded, natural forms, should be placed to appear as loose, informal clusters. B. Landscape plans shall include appropriate planting to soften or screen the appearance of structures as seen from off-site locations and shall include appropriate screening for architectural elements, such as building foundations, deck supports, and retaining walls, that cannot be mitigated through architectural design. C. Landscape plans should provide privacy between properties. Choice of landscape materials should take into consideration the future impact which new planting may have in significantly obstructing views from nearby dwellings. Landscape Plans - Materials. A. Plant materials native to northern California and Marin County, and those that are drought-tolerant are encouraged. Evergreen species are encouraged for use in screen planting situations. Because of high water usage, turf areas should be minimized and narrow turn areas, such as in parking strips, should be avoided. B. Landscape plans should include a mix of fast and slow growing plant materials. Fast growing trees that have a short life span should be used only when planted with others which reach maturity at a later age. C. Landscape plans should include water conserving irrigation systems. Plant materials should be selected so that once established, much of the major site landscaping would survive solely on rainfall. Plant materials native to northern California and Marin County, and those that are drought tolerant, are encouraged. Because of high water usage, turf areas should be minimized and narrow turf areas, such as in parking strips, should be avoided. Not applicable as no new landscaping is proposed. RECEIVED

NOV 2 0 ?018

November 19, 2018

Irene T Borba Director of Planning and Building - City of Belvedere 450 San Rafael Ave. Belvedere, CA 94920-2336

Re: Ganz properties (399, 401, 415 and 419 Belvedere Ave.)- Removal of improvements

Dear Ms. Borba,

Enclosed, please find the following documents related to our application for the clearing of site improvements on the "Ganz Properties", located at 399, 401, 415 and 419 Belvedere Ave. in Belvedere.

• Completed Application for Design Review for each parcel

• Application for Revocable license for each parcel

e Preliminary Title Reports for all each parcel

• Site plans showing project location, existing topography and parcel details, demolition and erosion control plan and notes regarding fencing, guardrails and vegetation removal

• Submittal showing details of fencing and guardrails

• Geotechnical reports

• Application fees

Jamba Construction

ATTACHMENT 2 NOV 2 0 ?ii

November 19, 2018

Irene T Borba Director of Pianning and Building - City of Belvedere 450 San Rafael Ave. Belvedere, CA 94920-2336

Re: Ganz properties {399, 401, 415 and 419 Belvedere Ave.} - Fence and Guardrails

Dear Ms. Borba,

Please find images and documentation below related to the proposed fence and guardrails for the lot clearing project located at 399, 401.. 415 and 419 Belvedere Ave. in Belvedere. The fence and railing posts shall either be mounted on brackets, bolted to the walls or set in concrete, depending upon the site conditions. The fence and cap materiais are to be select Redwood or Cedar along Belvedere Ave., and the guardrails shall be either Redwood, Cedar or Pressure Treated lumber at the walls in locations as required by the Building Official.

I would be happy to provide a scale mock up of both the fence and guardrail on site or at the Planning Commission meeting for viewing.

Sincerely,

Mark Swanson Jamba Construction Jam .... a ... : ,_·' ._ . .,.,l27u

399, 401, 415 AND 419 FENCE AND GATE DETAILS AND ELEVATIONS

FENCE ELEVATION AT BELVEDERE AVE. TOP OF FENCE TO BE 6' ABOVE GRADE. I ( Jamba·· V'.·'•\1'.• lf-illh.. •.-: •)r1Sltli(L 011 lUl1

INSWING GATE ELEVATION AT BELVEDERE AVE. TOP OF GATE TO BE 6' ABOVE GRADE.

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.ta Ct&-P... f -·-.• t L.1\:..1 - _,a:.=a..-,.1A.-... I,) 1111::' \.#bbl'\!\ \.I IVl\..I::', For questions and inquires:

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Wild Hog steel infill railing panels are compliant with the l.R.C. and the l.C.C. in reference to the code requirements of a 4" or smaller sphere space. Wild Hog panels are a 4"x4" on center welded mesh wire. This 4''x4" on center spacing creates a net space of 3.75"x3.75)j +/-per section, but never to exceed a net 4" space.

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Sincerely,

Wild Hog Development and Engineering Team December 4, 2018

Irene T Borba Director of Planning and Building - City of Belvedere 450 San Rafael Ave. Belvedere, CA 94920-2336

Re: Ganz properties (399, 401, 415 and 419 Belvedere Ave.) - Proposed fencing and related improvements

Dear Ms. Borba,

Enclosed, please find the following documents related to our application for the clearing of site improvements on the "Ganz Properties", located at 399, 401, 415 and 419 Belvedere Ave. in Belvedere. The documents are specific to the proposed fence installation.

• Site plan showing fence location, and distance from edge of pavement (at Belvedere Avenue) and subject property lines. The fence shall be set back and installed to the inside of the existing rock wall, which varies from 16" to 18" in width from the edge of pavement. Thus, the fence will be set back between 16" and 18" from the edge of pavement where conditions allow.

• Colored rendering showing:

o Section "AA" of fence showing edge of pavement, existing rock wall, planter box, existing hedge (where applicable as in some locations there is no hedge and/or there is an asphalt curb) and proposed fence along with downhill private property side improvements. o Elevation "A" of fence and gate for both 399, 401, and 415 Belvedere Avenue (which has an existing rock wall and, in some areas, an existing hedge) and elevation "B" of fence and gate at 419 Belvedere Avenue which has no existing rock wall or hedge, but instead an asphalt curb. • The topography of the properties is such that there is a steep drop off just inside the existing rock wall, planter or curb that runs along the edge of pavement. The terrain is steep and treacherous on the downhill side of these existing improvements, and as such, it is only practical to install the fencing adjacent to the road. The existing slope and topography preclude the installation of the fence along the property line. The installation of the fence along the road and/or inside the existing planter provides the

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safest and most secure option for the public and the property owner. I have attached images below that reflect these conditions and illustrate the need to locate the fence at the elevation of Belvedere Avenue:

The slope just inside the existing rock and lava wall prevents the installation of a fence

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There is a steep drop off just inside the existing rock wall

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An example of the drop off on the inside the rock wall, looking northwest

• I have illustrated the location of the fence on the attached site plan. There is currently no plan to install fencing down the sides of the property. Existing trees and improvement serve as a barrier to prevent access.

• The area notes as "Proposed area to be used for debris transportation" will be a secondary staging area for debris that is not going to be hauled off via barge and equipment and materials that are required for the work. This area is the current garage entrance apron. We will access the property from the northwest side of the garage and plan on reseeding and restoring it to its preconstruction condition. We will also ensure that the existing Oak tree in this area is properly protected during the course of our work.

Sincerely,

Mark Swanson Jamba Construction r 41543544S' • F 4 1 5L35449'• 0t0.-,,., 0 ;;I'." /1"'O'B I

December 5, 2018

Irene T Borba Director of Planning and Building - City of Belvedere 450 San Rafael Ave. Belvedere, CA 94920-2336

Re: Ganz properties (399, 401, 415 and 419 Belvedere Ave.) - Work Process and Schedule Narrative

Dear Ms. Borba,

This work process and schedule narrative is related to our application for the clearing of site improvements on the "Ganz Properties", located at 399, 401, 415 and 419 Belvedere Ave. in Belvedere.

A description of the work process and related timeframe is as follows:

• We plan on removing the lava, tile, stone, concrete, wood, steel and other debris and improvements using mechanical equipment (including mini excavators, track loaders, concrete saws, jackhammers, hoists, and other demolition type equipment) and manual labor with typical demolition and hand tools. We may use a crane on occasion to hoist equipment and materials to and from the site from the road, and/or from a location on the project site.

• We are not planning on removing any concrete footings, walls or slabs that retain the earth or that support the site terrain. We are also not planning on removing the lava rock that is part of the planter wall along Belvedere Avenue, as we do not want to compromise the integrity of this wall and its retaining properties.

• We plan on cutting brush and weeds (root systems are to remain where possible) to provide access to the areas of the clearing work. We do not plan on removing or planting any trees.

• We are not planning on demolishing any part of the garage structure.

• We do plan on installing the proposed fence early in the project where feasible, which we believe will provide for site safety, security and protection.

T F -~ • Our current plan is to concentrate our work first at 399 Belvedere Avenue, working towards the southeast towards 419 Belvedere Avenue, although we may work on different areas of any of the properties at any given time.

• To minimize the impact on the roads, neighbors, community and general public we plan on transporting the majority of the debris to the lower portion of 419 Belvedere Avenue using equipment by way of a natural swale in the terrain. The materials will be staged and then loaded onto a barge. The barge will then transport the debris and materials over water for proper disposal and/or recycling. While most of the debris is planned to be removed over the water, there will still be a need to transport some debris, materials and/or equipment to and from the site via Belvedere Avenue. For removal over the roads, we estimate that we would have an average of four round trips per day for pickups and/or deliveries and material removal.

• Aside from the possible use of a crane in very specific circumstances, we do not expect to utilize any equipment larger than a ten-wheel dump truck with an equipment trailer. Should a crane be deemed necessary for safe and efficient progress of the work, or trucks and/or equipment be used along Belvedere Avenue, we will coordinate with the immediate neighbors and the City of Belvedere to minimize disruption and to ensure that we are adhering to City of Belvedere Building and Public Works Department requirements.

• We expect that the clearing will take four to six months to complete, followed by about a month to install required railings, access stairs and seeding. Our goal is to have the property cleared, improved and seeded well before the fall rainy season.

Sincerely,

Mark Swanson Jamba Construction

T F APPLICATION FOR DESIGN REVIEW CITY OF BELVEDERE • PLANNING DEPARTMENT 450 SAN RAFAEL A VE • BELVEDERE, CA 94920-2336 PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

Date: ______Rec'd. by: JJS/Vl Planning Comm. Approval 'fl'57JJ~ 1/i / 1'1 · _., Design Review Exception Amou!City of Belvedere 1-· at. Receipt No.: 1J.-& f lvuv,...& l \ Staff Approval D Parcel No.: Q(Q() .. 2.:2-/ - ~:at= Zone: ______,_/_'-....., {l,J<__ -> ______Located in Flood Zone D AE ')(VE .. NIA

Does this project have an active building permit? No"J{ Yes D Permit No.: _____ Is this property adjacent to a City Owned Lane? No D Ye?( Is there an Existing Revocable License for this property? No "}( Yes D Lie# ______Does this project have Planning Commission approval? No)i'l Yes D

Address of Property: 3'1'1 (:E:' =""--":;..._..;...;;._. ..;::;....;;.___;,,__;;:;;.______Record Owner of Property: 40\ ~=--....Jlllllle=·=~-=..:..'/)_. ______Mailing 1"75 e'. 06\.A.~ fl...~\O\ Daytime Phone:------Address: ~LJ\€:() 1 lL.. l.DC:{Q\\-TJe£o Fax: ______Email: ______Owner's Representative: :::fMA~ ~~\\OU Mailing \'5'50\\~ ~0Jn22 Daytime Phone: 4\~.435.44~\ Address: 1"\~, CA ~4.\G\?..u Fax: 4\~ · 4 40. • Email:Mo.r\<..i,\o,M~~ot'\.oorv\, Project Description: C.L~~ ~ R\?MoJE L.AV/i.. 1 ~Rera 1 uJCoO AtJQ en est.. CO~Dt\~ ~s AtJD MIS(.,.

Design Review Application • Page 1 of 9 • City of Belvedere

P:\Planning Forrns\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc ZONING PARAMETERS: Required Existing Proposed Lot Area ...... Lot Coverage ...... Total Floor Area ...... Front Yard Setback ... . Left Sideyard Setback ... . Right Sideyard Setback ... . Rear Yard Setback .... . Building Height Maximum ... Building Height Average .. : Parking Spaces ; ......

(To Be Completed by Applicant) Date Filed:------ General Information I. 2. 3.

4. Indicate number of the permit application for the project to which this form pertains: -~1.310oQ.J.1'...... !1~-- 5.

6. Existing zoning district: ___.._ __

7. Proposed use of site (Project for which this form is filed): _J~~k..------

8. Year built: ______Original architect:------Project Description 9. Site size. ~ ra,Q() 10. Square footage. ---...Dlm4-!...~~--~------11. Number of floors of construction. _.-1-=1-~~-1£'.------ 12. Amount of off-stree~pf.rking provided. 13. Plans attached? ~ , 14. Proposed schedulin; ~ \ , 20\9 - 'tJi/ \ 1W\°\

Design Review Application • Page 2 of 9 • City of Belvedere

P:\Planning Fonns\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25- l8.doc Project Address:~~

15. Associated projects, such as required grading or staging. ~\? ~ ~

16. Anticipated incremental development. -"""'"':------..,,,.,.:;_------17. household size expected. 18. If commercial, indicate the type, whether neighborh area, and loading facilities. ------,,.,C...-----__;;~,..,------19. If the project involves a variance, conditi the application is required. ---,,...e::....------::si...,,------Are the following items applicable to the project or its effects? Discuss below all items check (attach additional sheets as necessary). Yes 20. Change in existing features of any bays, tidelands, beaches, or hills, or substantial alteration of D ground contours. 21. Change in scenic views or vistas from existing residential areas or public lands or roads. D 22. Change in pattern, scale or character of general area of project. D 23. Significant amounts of solid waste or litter. ..;ei: 24. Change in dust, ash, smoke, fumes or odors in vicinity. D 25. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing D drainage patterns. '26. Substantial change in existing noise or vibration levels in the vicinity. D 27. Site on filled land or on slope of 10 percent or more. 28. Use of, or disposal of potentially hazardous materials, such as toxic substances, flammables or { explosives. 29. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). D 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). D 31. Relationship to a larger project or series of projects. D 32. Changes to a structure or landscape with architectural or historical value. D . 33. Changes to a site with archeological or cultural value such as midden soil. D

Environmental Setting 34. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of e stru es. Attach photographs o the site. Snapshots or Polaroid photos will be accepted. ____.....-=-""'-"-=

35. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, setback, rear yard, etc Attach hoto ra hs of the · inity. Snapshots or Polaroid photos will be accepted.

Design Review Application• Page 3 of9 •City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordYersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc For Design Review applications not requiring a building permit this section does not apply. Design Review approvals expire twelve (12) months from the date of approval unless granted a longer duration by the Planning Commission.

This Section advises you of the Time Limit Guidelines that are applied to all Design Review applications that require a building permit as prescribed by Section 20.04.035 of the Belvedere Municipal Code. B. Construction Time Limit Required. This Chapter shall apply to any project for which a design review approval is required, any project requiring a building permit with an estimated construction value of $50,000 or greater, and/or any landscaping project with an estimated construction value of $50,000 or greater that is associated with a building permit. As part of any application for design review, the applicant shall file a reasonable estimate of the cost of the proposed project, and based thereon, a construction time limit shall be established for the project in accordance with the guidelines set forth in Subsection C of this Section. The maximum time for completion of project shall not exceed six months for additions and remodeling up to $100,000 in value; 12 months for construction up to $500,000 in value; and 18 months for construction valued at more than $500,000. Failure to complete construction in the agreed upon time will result in fines ranging from $600 per day to $1200 per day with a $300,000 maximum penalty. Application for an extension of the prescribed time limit can be made providing certain conditions are met. The maximum extension is 6 months. The time for completion of the construction shall also be indicated on the building permit.

In the space provided below please indicate the estimated project valuation.

Estimated cost of construction: $_\.cCP..-...-..=-\+-CX:O-=-...... --· .... CO__... ______Based on the above estimated project valuation, check one of the following Time Limit Guidelines that shall apply to your project:

0 1. For new construction, the demonstrable value of which is estimated to be less than $500,000. Construction shall be completed twelve (12) months from the commencement of work following the issuance of the building permit.

0 2. For new construction, the demonstrable value of which is estimated to be more than $500,000. Construction shall be completed eighteen (18) months from the commencement of work following the issuance o(the building permit.

0 3. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at less than $100.000. Construction shall be completed six (6) months from the commencement of work following the issuance of the building permit.

0 4. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at less than $500.000. Construction shall be completed twelve (12) months from the commencement of work following the issuance of the building permit.

For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at more than $500.000. Construction shall be completed eighteen (18) months from the commencement of work following the issuance of the building permit.

Design Review Application • Page 4 of 9 • City of Belvedere

P:\Planning Fonns\PLANNING FORMS - LA TEST EDITION\ WordVersions\APPLICA TION FOR DESIGN REVIEWrev7-25- l 8.doc For those projects that do not fall under any of the above Time Limit Guidelines or that wish to exceed the time limit that was approved by the Planning Commission, the following is the "Extension of Construction Time Limit" process (BMC Section 20.04.035(0): D. Extension of Construction Time Limit. 1. An applicant may request a construction time limit extension at the time of the design review hearing or after the issuance of a building permit. An applicant is limited to one construction time limit extension per project. 2. The Planning Commission has the authority to grant, conditionally grant, or deny a time limit extension request made at the time of a design review hearing based on the reasonable anticipation of one or more of the factors in this Subsection. The Planning Commission's decision may be appealed in writing to the City Council. 3. The extension committee has the authority to administratively grant, conditionally grant, or deny a time limit extension request made after the issuance of a building permit based on one or more of the factors in this Subsection. The extension committee shall consist of the City Building Official, the Director of Planning and Building, and the Public Works Manager, who shall meet with the project contractor, architect and, at the applicant's option, a representative or the applicant. The extension committee shall review the extension request within 10 working days of receiving a complete application. Within 1O working days of receiving the decision, the applicant may appeal the extension committee's decision to the Planning Commission and the Planning Commission's decision to the City Council. All appeals shall be scheduled within a reasonable time of the receipt of the appeal. 4. An application for a construction time limit extension shall be accompanied by complete working drawings for the construction, a written explanation of the reasons for the requested extension, any other information requested by Planning staff, and a fee as established by City Council resolution. 5. Projects with an initial 18-month construction time limit may receive a maximum 6-month extension for a total time limit of 24 months. Projects with an initial 6 or 12-month construction time limit may receive an extension, provided that such extensions do not result in a total construction time limit exceeding 18 months. 6. Landscaping Extension. When landscaping work, which was approved as part of a larger construction project, is delayed because of inclement weather, the applicant may file with the City Manager for an extension to complete the landscaping work. The request must be filed prior to, and may not exceed 30 days beyond, the final building inspection approval, issuance of an occupancy permit, or expiration of the 90- day landscaping time limit granted per Subsection C2 above, whichever occurs later. The City Manager shall grant said extension only if, in his or her opinion, such extension is warranted because of delays caused by inclement weather. 7. Construction Time Limit Extension Factors. Requests for construction time limit extensions shall be determined based on one or more of the following factors: a. Site topography b. Site access c. Geological issues d. Neighborhood considerations e. Other unusual factors f. Extreme weather events g. Unanticipated discovery of archeological resources h. Other conditions that could not have been reasonably anticipated at the time of project application

Design Review Application• Page 5 of9 •City of Belvedere

P:\Planning Fonns\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc This Section advises you of the costs that may be involved in processing Planning-related applications and/or appeals. You are hereby requested to acknowledge this information and agree to be responsible for all expenses incurred in the processing of your application(s)/appeal(s}. As the property owner/appellant, you agree to be responsible for the payment of all costs, both direct and indirect, associated with the processing of the applications(s}/appeals(s} referenced below. Such costs may be incurred from the following source: Hourly billing costs as of July 1, 2018, (subject to change without notice): Director of Planning & Building $ 85.00 Associate Planner $ 59.00 City Attorney $ 240.00 Specialized Planning Consultant Actual costs + 25% overhead For all applications and appeals, an initial deposit is required at the time of submittal, with the amounts determined by City Council resolution. In addition to the initial deposit, the property owner/appellant may be required to make further deposits for anticipated work. Invoices are due and payable within 15 days. Application(s} /or appeal(s} will not be placed on an agenda until these deposits are received.

This Section applies to all projects that receive design review. To avoid misunderstandings regarding changes to building plans that have received Design Review, please read and acknowledge the below information. To help your project proceed in an expeditious and harmonious manner, the City of Belvedere wishes to inform you of several basic understandings regarding your project and its approval. By you and your representative signing this document, you are acknowledging that you have read, understand, and will comply with each of the points listed. 1. Once Design Review approval has been granted, construction plans may be submitted to the City. The construction plans shall be identical to the plans approved for design review. (BMC §20.04.010). Deviations from the plans approved for Design Review cannot be approved except by an amendment to the Design Review approval. It is the applicants' responsibility to assure conformance, and the failure of staff to bring nonconformities to the applicants' attention shall not excuse the applicant from such compliance. 2. Comments from City staff regarding the project shall neither be deemed official nor relied upon unless they are in writing and signed by the City Manager or his designee. 3. Without the prior written approval of the City, construction on the project shall not deviate in any manner, including but not limited to form, size or color, from approved construction plans. If at any time during construction, and without such written approval, construction on the project is found by a member of City staff to deviate from the approved construction plans in any manner, an official STOP WORK ORDER will be issued by the City, and there shall be a total cessation of all work on the project. 4. If such a STOP WORK ORDER is issued, the City may initiate proceedings to impose administrative penalties or nuisance abatement proceedings and issue an order to show cause, which will compel the undersigned property owner to appear before the City Council and show cause why the work performed does not deviate from the approved plans and why such work should not be condemned as a public nuisance and abated. (Authority: Belvedere Municipal Code Chapters 1.14 and 8.12)

Design Review Application • Page 6 of 9 • City of Belvedere

P:\Planning Forms\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-I 8.doc Project Address:399 ~ ~ •

Story Pole Requirement Preliminary Story Poles sufficient to indicate the height and shape of the proposed structure or additions shall be placed on the site at least twenty (20) days prior to the first meeting date at which this application will be heard. Final Story Poles must be placed at the site at least ten (10) days. prior to the first meeting date and removed no tater than ten (10) days following the final city action on the project application. Story poles shall be connected at their tops with colored tape or ribbon to clearly indicate ridges, eaves, and other major elements of the structure. Limit on the Number of Administrative and Planning Commission Design Review Approval$ Pursuant to Belvedere Municipal Code Section 20.04.020(8)(1)(a), for a site or structure with no existing active Design Review approval, during any twelve~month period, an applicant may obtain up to four administrative approvals, which may be in the form of either Staff Approval, Design Review Exception, or a combination of the two. However, there is no limit ta the number of times an applicant may apply for Planning Commission Design Review. Any such administrative or Planning Commission Design Review approval(s) shall be valid for a period of twelve (12) months from the date of approval, unless a building permit has been issued for the project within said twelve (12) month period1 in which c.ase the Design Review approval shall be valid as long as there is an active building PE':rmit for the project. ·' Once a project has been approved by Planning Staff or the Planning Commission, administrative approvals to amend the existing active Design Review (;lpproval for that project shall be limited to three such approvals at any time during the lifetime of the um;ierlying Design Review approval, plus one such approval during the process of obtaining final inspection approval of the project. Any such administrative approval(s) granted shall NOT extend the twelve (12) month term, of the underlying Design Review approval, or the building permit construction time limit if a building permit has been issued for the project.

Afl property owners mustcomplete and si9n the section below which is applicable to your property.

Street addtess of subject property: _, 3 -'J.. 2-l -41: » Properties Owned by a Trust, LLC, Corporation. Partnership, or Other Entity

Please provide proof of ownership and of the signer's authority to enter into contracts regarding this property. One or more of the following documents may contain the necessary information. • For Trusts: the Trust Document or a Certificate of Trust, including any attachments thereto; Property Deed; Certificate of Title Insurance. • For other entities: Articles of lncorporation; Partnership Agreement; Property Deed; Certificate of Title Insurance; written certification of facts by an attorney. Photocopies are acceptable. To ensure privacy, documentation will be shredded in a timely manner, or, upo.n requ st, returned _to the applicant. . ..-.L- 1, - ~ A J.?C./,.:>; , state under penalty of perjury under the laws of the State of alifornia that above-described subject property is owned by a Trust. LLC, Corporation,

Design Review Application• Page 7 of9 •City of Belvedere

P;\P!imnins I'orms\PJ,ANNlNG FORMS· lATF.ST fiDITtON\WordVcrsions'v\PPI.lCATION FOR DESIGN REVIEWrcv7·2S· l8.doc Partnership, or other entity and that my signature on this application has been authorized by all necessary action required by the LLC, Corporation, Partnership, or other entity. I hereby make application for approval of the design review requested. I have read this application and hereby certify that the statements furnished above and in the attached exhibits present the data and information required for the·design review and initial environmental evalu.ation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief I agree to be responsible for all costs incurred in connection with the processing of my application and appeals, if any. And t agree to be bound by Section 5, "Acknowledgement of Responsibilities," above and representations one through four contained therein. In the case of an application for revocable license, I agree that, upon approval by the City Council of the revocable license requested, l will promptly execute a license drafted by the City, have it notarized, and return it to the City so that it may be recorded. I understand that the contents of this document are a Public Record. If more than one signature is required by the owner entity to make this application, please have all signers sign below.

Signed this .0'£ day of A~//{·'.t;t~20$ at Belvedere, California. Signature~~~ Signature Title{s)~~L- Title(s) ______

)(rrustee(s} O Partners: O Limited or D General O Corporation O Other------

Name of trust, LLC, corporation, or other entity; ------,..------

:> Properties Owned b)! lndiv.iduals

I, , state under p of perjury under the laws of the State of California that I am the record owner of the above-9 ed subject property.

/ I hereby make application for approval of the design r.ev··· requested. I have read this application and hereby certify that the statements furnished aboye · d in the attached exhibits present the data and information required for the design review aryd)» al environmental evaluation to the best of my ability, and that the facts, statements and infor on presented are true and correct to the best of my knowledge and belief.

I agree to be responsible for a.U/ sts incurred in connection with the processing of my application and appeals, if any. And I agr~e · be bound by Section 5, "Acknowledgement of Responsibilities," above ano representations one.· "ough four contained therein.

In the case of an a. ication for revocable license, I agree that, upon approval by the City Council of the revocable licen . requested, I will promptly execute a license drafted by the City, have it notarized, and return it tot /City so that it may be recorded.

I unde,~ and that the contents of this document are a Public Record.

s· -~d this---- day of ______, 20_, at Belvedere, California.

Signature'------Design Review Application • Page 8 of 9 • City of Belvedere

l':\l'lanning FonnslPLANNfNG FORMS- LATEST EDlTlON\WordVcrsions\APPUCATION FOR DESIGN REVIEWrev7-25·18.dot: > Designation of Owner's Representative (Optional) I hereby .authorize MCAV?~~V) Si:)'() to file on my behalf any applications, plans. papers, data, or documents necessary to obtain approvals required to complete my project and further authorize said person to appear on my behalf before the Planning Commission and/or City Council. This designation is valid until the project covered by the application(s) is completed and finaled or until the designation is rescinded· w2i g. Date:

Date:

Design Review Application • Page 9 of9 • City of Belvedere

P:\PIMning forms\PLANNING FORMS • Li\TEST EDITION\WordVcrsions\APPL!CATJON FOR DESIGN REV!EWrev7-25-1 lLdoc APPLICATION FOR DESIGN REVIEW CITY OF BELVEDERE • PLANNING DEPARTMENT 450 SAN RAFAEL A VE • BELVEDERE, CA 94920-2336 PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

Planning Comm. Approval Design Review Exception Staff Approval D I BF~: Parcel No.: O

Does this project have an active building permit? No )s{ Yes D Permit No.: _____ Is this property adjacent to a City Owned Lane? No D Yes pf. Is there an Existing Revocable License for this property? No ~ Yes D Lie# ______Does this project have Planning Commission approval? No~ Yes D Address of Property: 40\ 'b;U/€])\?\'?V ~NU,.,\:: Record Owner of Property: 40 ~ CD\tP• Mailing l1S'E.~ PL..W'\\0\ Daytime Phone: ______Address: C\-h~, LL. toC

Design Review Application• Page 1 of9 •City of Belvedere

P:\Planning Fonns\PLANNfNG FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc ZONING PARAMETERS: Required Existing Lot Area ...... Lot Coverage ...... Total Floor Area ...... Front Yard Setback ... . Left Sideyard Setback ... . Right Sideyard Setback ... . Rear Yard Setback .... . Building Height Maximum ... Building Height Ave

(To Be Completed by Applicant) Date Filed:------

I. 2. 3.

4. Indicate number of the permit application for the project to which this form pertains: _..._,,,L.1-.._... ____

5. List and describe any other related permits and other public ~~s.;-equired for this pr.,oj~c~including those required by city, regional, state and federal agencies: ~~~ ~ ~CSUJ\Ll

6. Existing zoning district: ___...___-----'\_'::>'------=--r------7. Proposed use of site (Project for which this form is filed): _ _i..;=;.....::;;::i....______

8. Year built: _____ Original architect:------Project Description

9. Site size. --~----i~-~~~------10. Square footage. ------'--'------11. Number of floors of construction. ---~------12. Amount of off-street p'"}king provided. 13. Plans attached? --++-""e:,:;;..=.______~------14. Proposed scheduling. '&e \ 1 1..0\G\ - \.)().). \ , 2.CJf=j

Design Review Application• Page 2 of9 •City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc 16. Anticipated incremental development. 17. If residential, include the number of units, schedule of unit sizes, r household size expected. ------~,....::;------18. If commercial, indicate the type, whether neigh ood, city or regionally oriented, square footage of sales area, and loading facilities. -----:~;;..._------19. If the project involves a variance nditional use or rezoning application, state this and indicate clearly why the application is required.

Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional sheets as necessary). Yes No 20. Change in existing features of any bays, tidelands, beaches, or hills, or substantial alteration of D ){ ground contours. 21. Change in scenic views or vistas from existing residential areas or public lands or roads. D 22. Change in pattern, scale or character of general area of project. D 23. Significant amounts of solid waste or litter. ~D 24. Change in dust, ash, smoke, fumes or odors in vicinity. ~ 25. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing D ~ drainage patterns. 26. Substantial change in existing noise or vibration levels in the vicinity. D )( 27. Site on filled land or on slope of 10 percent or more. ~ D 28. Use of, or disposal of potentially hazardous materials, such as toxic substances, flammables or D Ji! explosives. 29. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). D ~ 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). D 31. Relationship to a larger project or series of projects. D ~ 32. Changes to a structure or landscape with architectural or historical value. D 33. Changes to a site with archeological or cultural value such as midden soil. D ~ Environmental Setting 34. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach photo raphs of he site. Snapshots or Polaroid photos will be accepted. ____:B~k!~~~~~~d1~~~:C~------

35. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, setback, rear yard, etc Attach photographs of the vicinity Snapshots or Polaroid photos will be accepted.

Design Review Application• Page 3 of9 •City of Belvedere

P:\Planning Fonns\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-l 8.doc For Design Review applications not requiring a building permit this section does not apply. Design Review approvals expire twelve (12) months from the date of approval unless granted a longer duration by the Planning Commission.

This Section advises you of the Time Limit Guidelines that are applied to all Design Review applications that require a building permit as prescribed by Section 20.04.035 of the Belvedere Municipal Code. 8. Construction Time Limit Required. This Chapter shall apply to any project for which a design review approval is required, any project requiring a building permit with an estimated construction value of $50,000 or greater, and/or any landscaping project with an estimated construction value of $50,000 or greater that is associated with a building permit. As part of any application for design review, the applicant shall file a reasonable estimate of the cost of the proposed project, and based thereon, a construction time limit shall be established for the project in accordance with the guidelines set forth in Subsection C of this Section. The maximum time for completion of project shall not exceed six months for additions and remodeling up to $100,000 in value; 12 months for construction up to $500,000 in value; and 18 months for construction valued at more than $500,000. Failure to complete construction in the agreed upon time will result in fines ranging from $600 per day to $1200 per day with a $300,000 maximum penalty. Application for an extension of the prescribed time limit can be made providing certain conditions are met. The maximum extension is 6 months. The time for completion of the construction shall also be indicated on the building permit.

In the space provided below please indicate the estimated project valuation.

Estimated cost of construction: $_.lQ00__.__ ....CCi)..._.___._00___...... ______1 Based on the above estimated project valuation, check one of the following Time Limit Guidelines that shall apply to your project:

D 1. For new construction, the demonstrable value of which is estimated to be less than $500,000. Construction shall be completed twelve (12) months from the commencement of work following the issuance of the building permit.

D 2. For new construction, the demonstrable value of which is estimated to be more than $500,000. Construction shall be completed eighteen (18) months from the commencement of work following the issuance of the building permit.

D 3. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at less than $100.000. Construction shall be completed six (6) months from the commencement of work following the issuance of the building permit.

D 4. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at less than $500.000. Construction shall be completed twelve (12) months from the commencement of work following the issuance of the building permit.

5. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at more than $500.000. t Construction shall be completed eighteen (18) months from the commencement of work following the issuance of the building permit.

Design Review Application• Page 4 of9 •City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc Project Address: 401 ~ />Vd .

For those projects that do not fall under any of the above Time Limit Guidelines or that wish to exceed the time limit that was approved by the Planning Commission, the following is the "Extension of Construction Time Limit" process (BMC Section 20.04.035(0): D. Extension of Construction Time Limit. 1. An applicant may request a construction time limit extension at the time of the design review hearing or after the issuance of a building permit. An applicant is limited to one construction time limit extension per project. 2. The Planning Commission has the authority to grant, conditionally grant, or deny a time limit extension request made at the time of a design review hearing based on the reasonable anticipation of one or more of the factors in this Subsection. The Planning Commission's decision may be appealed in writing to the City Council. 3. The extension committee has the authority to administratively grant, conditionally grant, or deny a time limit extension request made after the issuance of a building permit based on one or more of the factors in this Subsection. The extension committee shall consist of the City Building Official, the Director of Planning and Building, and the Public Works Manager, who shall meet with the project contractor, architect and, at the applicant's option, a representative or the applicant. The extension committee shall review the extension request within 10 working days of receiving a complete application. Within 1O working days of receiving the decision, the applicant may appeal the extension committee's decision to the Planning Commission and the Planning Commission's decision to the City Council. All appeals shall be scheduled within a reasonable time of the receipt of the appeal. 4. An application for a construction time limit extension shall be accompanied by complete working drawings for the construction, a written explanation of the reasons for the requested extension, any other information requested by Planning staff, and a fee as established by City Council resolution. 5. Projects with an initial 18-month construction time limit may receive a maximum 6-month extension for a total time limit of 24 months. Projects with an initial 6 or 12-month construction time limit may receive an extension, provided that such extensions do not result in a total construction time limit exceeding 18 months. 6. Landscaping Extension. When landscaping work, which was approved as part of a larger construction project, is delayed because of inclement weather, the applicant may file with the City Manager for an extension to complete the landscaping work. The request must be filed prior to, and may not exceed 30 days beyond, the final building inspection approval, issuance of an occupancy permit, or expiration of the 90- day landscaping time limit granted per Subsection C2 above, whichever occurs later. The City Manager shall grant said extension only if, in his or her opinion, such extension is warranted because of delays caused by inclement weather. 7. Construction Time Limit Extension Factors. Requests for construction time limit extensions shall be determined based on one or more of the following factors: a. Site topography b. Site access c. Geological issues d. Neighborhood considerations e. Other unusual factors f. Extreme weather events g. Unanticipated discovery of archeological resources h. Other conditions that could not have been reasonably anticipated at the time of project application

Design Review Application• Page 5 of9 •City of Belvedere

P:\Planning Forms\PLANNING FORMS - LA TEST EDITION\ WordVersions\APPLICA TION FOR DESIGN REVIEWrev?-25-18.doc Project Address: 401

This Section advises you of the costs that may be involved in processing Planning-related applications and/or appeals. You are hereby requested to acknowledge this information and agree to be responsible for all expenses incurred in the processing of your application(s)/appeal(s). As the property owner/appellant, you agree to be responsible for the payment of all costs, both direct and indirect, associated with the processing of the applications(s)/appeals(s) referenced below. Such costs may be incurred from the following source: Hourly billing costs as of July 1, 2018, (subject to change without notice): Director of Planning & Building $ 85.00 Associate Planner $ 59.00 City Attorney $ 240.00 Specialized Planning Consultant Actual costs + 25% overhead For all applications and appeals, an initial deposit is required at the time of submittal, with the amounts determined by City Council resolution. In addition to the initial deposit, the property owner/appellant may be required to make further deposits for anticipated work. Invoices are due and payable within 15 days. Application(s) /or appeal(s) will not be placed on an agenda until these deposits are received.

Design Review Application • Page 6 of 9 • City of Belvedere

P:\Planning Fonns\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc Story Pole Requirement Preliminary Story Poles sufficient to indicate the height and shape of the proposed structure or additions shall be placed on the site at least twenty (20) days prior to the first meeting date at which this application will be heard. Final Story Poles must be placed at the site at least ten (10} days prior to the first meeting date and removed no later than ten (10) days following the final city action on the project application. Story poles shall be connected at their tops with colored tape or ribbon to clearly indicate ridges, eaves, and other major elements of the structure. Limit on the Number of Administrative and Planning Commission Design Review Approvals Pursuant to Belvedere Municipal Code Section 20.04.020(B)(1)(a), for a site or structure with no existing active Design Review approval. during any twelve-month period, an applicant may obtain up to four administrative approvals, which may be in the form of either Staff Approval. Design Review Exception, or a combination of the two. However, there is no limit to the number of times an applicant may apply for Planning Commission Design Review. Any such administrative or Plannlng Commission Design Review approval(s) shall be valid for a period of twelve (12) months from the date of approval, unless a buildlng permit has been issued for the project within said twelve (12) month period, in which case the Design Review approval shall be valid as long as there is an active building permit for the project. Once a project has been approved by Planning Staff or the Planning Commission, administrative approvals to amend the existing active Design Review approval forthat project shall be limited to three such approvals at any time during the lifetime of the underlying Design Review approval, plus one such approval during the process of obtaining final inspection approval of the project. Any such administrative approval(s) granted shall NOT extend the twelve (12} month term, of the underlying Design Review approval, or the building permit construction time limit if a building permit has been Issued for the project.

All property owners must complete and sign the section below which is applicable to your property;

Street address of subject property: 40 \ ~~tt'i!-- U£,. . Assessor's Parcel No(s). of subject property: O(oO- Z. ~ \. - 45

)';>- Properties Owned by a Trust, LLC, Corporation, Partnership, or Other Entity

Please provide proof of ownership and of the signer's authoritv to enter into contracts regarding this property. One or more of the following documents may contain the necessary information. · • For Trusts: the Trust Document or a Certificate of Trust, including any attachments thereto; Property Deed; Certificate of Title Insurance. • For other entities: Articles of Incorporation; Partnership Agreement; Property Deed; Certificate of Title Insurance; written certification of facts by an attorney. Photocopies are acceptable, To ensure privacy, documentation will be shredded in a timely manner, or, upon r uest. eturne to the applicant. I ' 0- e~ ~ ~ state under penalty of perjury under the laws of the State of C · ornia that the abov de cribed subject property is owned by a Trust, LLC, Corporation.

Design Review Application • Page 7 of 9 • City of Belvedere

P:\Planning Fomis\PLANNING FORMS· LA TEST EDITION\WordVCrsions\APPt!CATfON FOR DESIGN REVIEWrc\'7·25· l8.doc Partnership, or other entity and that my signature on this application has been authorized by all necessary action required by the LLC, Corporation, Partnership, or other entity. I hereby make application for approval of the design review requested. I have read this application and hereby certify that the statements furnished above and in the attached exhibits present the data and information required for the design review and initial environmental evaluation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief I agree to be responsible for all costs incurred in connection with the processing of my application and appeals, if any. And I agree to be bound by Section 5, "Acknowledgement of Responsibilities," above and representations one through four contained therein. In the case of an application for revocable license. I agree that, upon approval by the City Council of the revocable license requested, I will promptly execute a license drafted by the City, have it notarized, and return it to the City so that lt may be recorded. I understand that the contents of this document are a Public Record. If more than one signature is required by the owner entity to make this application, please have all signers sign below.

X Signed this f ~Mk ,20/..f. at Belvedere, California.

Signature Signature______Title(s) ______

~Trustee(s) D Partners: D Limited or D General D Corporation 0 Other ______

Name of trust, l..LC, corporation, or other entity:------J> Properties Owned by Individuals

I, , state under penalty of perjury under the the State of California that I am the record owner of the above-described subject property.

I hereby make application for approval of the design review requested. I have re~Q,,t s application and hereby certify that the statements furnished above and in the attached exhiplts present the data and information required for the design review and initial environmental evaly.atr6n to the best of my ability, and that the facts, statements and information presented are tru.;;r'§nd correct to the best of my knowledge and belief. / ,/ I agree to be responsible for all costs incurred in conj).EK!~ with the processing of my application and appeals, if any. And I agree to be bound by ~iern 5, "Acknowledgement of Responsibilities," above and representations one through four con~ · herein.

In the case of an application for revo (e license, I agree that, upon approval by the City Council of the revocable license requested, I wil romptly execute a license drafted by the City, have it notarized, and return it to the City so that it be recorded.

I understand that the c ents of this document are a Public Record.

Signed this / day of ______, 20_, at Belvedere, California. Sign~~~~~~~~~~~~~~~~~~~-~~~~~~-~~~~~~~ Design Review Application • Page 8 of 9 • City of Belvedere

P'.\Planning FoTl11$\Pl.ANNlNG FORMS - LA TEST EDIT!ON\WordVe1sions\APPLICATION FOR DESIGN REV!EWrev7~25· I8.doc ~ Designation of Owner's Representative (Optional)

I hereby authorize LJ Qt,}:_ ~,.».V>~ to file on my behalf any applications, plans, papers, data, or documents necessary to obtain approvals required to complete my project and further authorize said person to appear on my behalf before the Planning Commission and/or City Council. This designation is valid until the project covered by the application(s) is completed and finaled or until the designation is rescinded i ~iti9f' Signature of o:vner: 4d Oate:~..._,._...... ,.~_,,....-,

Design Review Application• Page 9 of9 •City of Belvedere

P:\Pl:mning Fonns\PLr\NNING FORMS - LA TEST EDITlON\WordV.:rsions\APPLICATION FOR DESIGN REVIEWrc\'7·25· l8.doc Project Address: 415 :Bt;u/~,tk\.IE.

APPLICATION FOR DESIGN REVIEW CITY OF BELVEDERE • PLANNING DEPARTMENT 450 SAN RAFAEL AVE • BELVEDERE, CA 94920-2336 PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

~,'(''I 0 f) ?f11P Date: !lU'i (.. l.J f...j nJ Planning Comm. Approval ~ .i51tfT?5 r$?k Design Review Exception I.II" Amounfitr Belv&"Jeor~ Staff Approval D

Zone:----+,-=------/l,1< / Located in Flood Zone DAE 1fJ VE D N/A

Does this project have an active building permit? No/( Yes D Permit No.:----- Is this property adjacent to a City Owned Lane? No D Yes )I. Is there an Existing Revocable License for this property? No 1"' Yes D Lie# ______Does this project have Planning Commission approval? No )f Yes D Address of Property: 4\'0 XJEL.VE"~ ~ Record Owner of Property: 40\ ~1<£ l/:)f?.R. Mailing \-,S e. oaA.W~ PL-lt-9\0\ Daytime Phone: ------Address: CJ:h~, lL. ltOloll-115.o Fax: ______Email: Owner's Representative: U .HJ\~ C..ON~~--(ij--.------Mailing \SSO"T\~.J ~O~Daytime Phone: 4\$~· 44~\ Address: 'T\~, CA. ~4'=\20 Fax: 4-\S • . Email: (V'\O..r'~~ • l.J::JO"I Project Description: CL.9"AR.., f>dVO Qe'Mt)J~ lAVA. \ ll5f:Xl~1 Wcx.::t) ~Q 51 eeL CWSfR..u.g\O~ ~ /)dJ() M\~ ~nDtJ ~M..S Fe-Ou~·

Design Review Application • Page 1 of 9 • City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordYersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc Project Address:4\15- J>4;/e •

ZONING PARAMETERS: Required Existing Proposed Lot Area ...... Lot Coverage ...... Total Floor Area ...... Front Yard Setback ... . Left Sideyard Setback ... . z Right Sideyard Setback ... . Rear Yard Setback .... . Building Height Maximum .. . Building Height Average .. . Parking Spaces ......

(To Be Completed by Applicant) Date Filed:------ General Information I. Name and address of developer or project sponsor: ~OA. ~™ t.fl~ 2. Addressofproject: 4tS ~ .kv{;; 3. Name, address, and telephone number of person to be contacted concerning this • project~~ ~ 1 1$)11 s-

5. List and describe any other related permits and other public~Dt. required for this~rojeb including those required by city, regional, state and federal agencies: f• l:>AA. M.

6. E~stingzoningd~~ct: __~--~~~------~~------~ 7. Proposed use of site (Project for which this form is filed): ___t-.)__,f--A.- ______

8. Year built: ______Original architect:------Project Description 9. Site size. 22 \ lJ2~ 10. ~~refoo~~·---~~~~~~--~------~ 11. Number of floors of construction. __tJ."'--'i/ .... _'A: ______12. Amount of off-street parking provided. ---=0...... ,.Z_.k'-"'------13. Plans attached? --~-t-~!"'------=--..,..-----=------14. Proposed scheduling. ~ l, W\~ - tJ()/. \ 1 2..05

Design Review Application• Page 2of9 •City of Belvedere

P:\Planning Fonns\PLANNING FORMS - LA TEST EDITION\ WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-l 8.doc 15. Associated projects, such as required grading or staging. ~ c.;ee ~

16. Anticipated incremental development. _____..;o...,... ______,,,,,.."-- ______17. If residential, include the number of units, schedule of uni household size expected. 18. If commercial, indicate the type, whether neighborhood, city area, and loading facilities. ------.,,..c.------...:::s.....,,,------19. If the project involves a variance, conditional use e clearly why the application is required. ------....,,,,:.'------

Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional sheets as necessary). Yes 20. Change in existing features of any bays, tidelands, beaches, or hills, or substantial alteration of D ground contours. 21. Change in scenic views or vistas from existing residential areas or public lands or roads. D 22. Change in pattern, scale or character of general area of project. D 23. Significant amounts of solid waste or litter. Jr 24. Change in dust, ash, smoke, fumes or odors in vicinity. D 25. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing D drainage patterns. 26. Substantial change in existing noise or vibration levels in the vicinity. D 27. Site on filled land or on slope of 10 percent or more. 28. Use of, or disposal of potentially hazardous materials, such as toxic substances, flammables or ~ explosives. 29. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). D 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). D 31. Relationship to a larger project or series of projects. D 32. Changes to a structure or landscape with architectural or historical value. D 33. Changes to a site with archeological or cultural value such as midden soil. D

Environmental Setting 34. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach photographs f the site. Snapshots or Polaroid photos will be accepted. _____}~~~~-°~~~~~~~~------

35. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, setback, rear yard, etc.). Atta h hoto raph f the vicinit . S a shots or Polaroid photos will be accepted.

Design Review Application• Page 3 of9 •City of Belvedere

P:\Planning Fonns\PLANNING FORMS- LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev?-25-18.doc Project Address: 415

For Design Review applications not requiring a building permit this section does not apply. Design Review approvals expire twelve (12) months from the date of approval unless granted a longer duration by the Planning Commission.

In the space provided below please indicate the estimated project valuation.

Estimated cost of construction: $.....;lo:::a...;:OO"""""';....i\,....::Q"""""QOm:...-1:...•-{X)..=...;______Based on the above estimated project valuation, check one of the following Time Limit Guidelines that shall apply to your project:

D 3. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at less than $100,000. Construction shall be completed six (6) months from the commencement of work following the issuance of the building permit.

Design Review Application • Page 4 of 9 • City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev?-25-18.doc For those projects that do not fall under any of the above Time Limit Guidelines or that wish to exceed the time limit that was approved by the Planning Commission, the following is the "Extension of Construction Time Limit" process (BMC Section 20.04.035(0): D. Extension of Construction Time Limit. 1. An applicant may request a construction time limit extension at the time of the design review hearing or after the issuance of a building permit. An applicant is limited to one construction time limit extension per project. 2. The Planning Commission has the authority to grant, conditionally grant, or deny a time limit extension request made at the time of a design review hearing based on the reasonable anticipation of one or more of the factors in this Subsection. The Planning Commission's decision may be appealed in writing to the City Council. 3. The extension committee has the authority to administratively grant, conditionally grant, or deny a time limit extension request made after the issuance of a building permit based on one or more of the factors in this Subsection. The extension committee shall consist of the City Building Official, the Director of Planning and Building, and the Public Works Manager, who shall meet with the project contractor, architect and, at the applicant's option, a representative or the applicant. The extension committee shall review the extension request within 1O working days of receiving a complete application. Within 1O working days of receiving the decision, the applicant may appeal the extension committee's decision to the Planning Commission and the Planning Commission's decision to the City Council. All appeals shall be scheduled within a reasonable time of the receipt of the appeal. 4. An application for a construction time limit extension shall be accompanied by complete working drawings for the construction, a written explanation of the reasons for the requested extension, any other information requested by Planning staff, and a fee as established by City Council resolution. 5. Projects with an initial 18-month construction time limit may receive a maximum 6-month extension for a total time limit of 24 months. Projects with an initial 6 or 12-month construction time limit may receive an extension, provided that such extensions do not result in a total construction time limit exceeding 18 months. 6. Landscaping Extension. When landscaping work, which was approved as part of a larger construction project, is delayed because of inclement weather, the applicant may file with the City Manager for an extension to complete the landscaping work. The request must be filed prior to, and may not exceed 30 days beyond, the final building inspection approval, issuance of an occupancy permit, or expiration of the 90- day landscaping time limit granted per Subsection C2 above, whichever occurs later. The City Manager shall grant said extension only if, in his or her opinion, such extension is warranted because of delays caused by inclement weather. 7. Construction Time Limit Extension Factors. Requests for construction time limit extensions shall be determined based on one or more of the following factors: a. Site topography b. Site access c. Geological issues d. Neighborhood considerations e. Other unusual factors f. Extreme weather events g. Unanticipated discovery of archeological resources h. Other conditions that could not have been reasonably anticipated at the time of project application

Design Review Application • Page 5 of 9 • City of Belvedere

P:\Planning Forms\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc Project Address:4\S ~~ A\16

Design Review Application• Page 6of9 •City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc Project Address:4l5 ~ ~

Story Pole Requirement Preliminary Story Poles sufficient to indicate the height and shape of the proposed structure or additions shall be placed on the site at least twenty (20) days prior to the first meeting date at which this application will be heard. Final Story Poles must be placed at the site at least ten (10) days prior to the first meeting date and removed no later than ten (10) days following the final city action on the project application. Story poles shall be connected at their tops with colored tape or ribbon to clearly indicate ridges, eaves, and other major elements of the structure. Limit on the Number of AdministrativG and Planning Commission Design Review Approvals Pursuant to Belvedere Municipal Code Section 20.04.020(8)( 1)(a), for a site or structure with no existing active Design Review approval, during any twelve-month period, an applicant may obtain up to four administrative approvals, which may be in the form of either Staff Approval, Design Review Exception, or a combination of the two. However, there is no limit to the number of times an applicant may apply for Planning Commission Design Review. Any such administrative or Planning Commission Design Review approval(s) shall be valid for a period of twelve (12) months from the date of approval, unless a building permit has been issued for the project within said twelve (12) month period, in which case the Design Review approval shall be valid as long as there is an active building permit for the project. Once a project has been approved by Planning Staff or the Planning Commission, administrative approvals to amend the existing active Design Review approval for that project shall be limited to three such approvals at any time during the lifetime of the underlying Design Review approval, plus one such approval during the process of obtaining final inspection approval of the project. Any such administrative approval(s) granted shall NOT extend the twelve (12} month term, of the underlying Design Review approval, or the building permit construction time limit If a butlding permit has been issued for the project.

All property owners must complete and sign the section below which is applicable to your property. Street address of subject property:-4:\J ~ e-\~e-re... Ave-,

Assessor's Parcel No(s). of subject property: __;;()($()::;;..·~~---=~~2..=-(=---_l.:..f.+-.· ------ ;... Properties Owned by a Trust, LLC. Corporation, Partnership, or Other Entity,

Please provide proof of ownership and of the signer's authoritv to enter into contracts regarding this property. One or more of the following documents may contain the necessary information. 11 For Trusts: the Trust Document or a Certificate of Trust, including an):' attachments thereto; Property Deed; Certificate of Title Insurance. • For other entities: Articles of Incorporation; Partnership Agreement; Property Deed; Certificate of Title Insurance; written certification of facts by an attorney. Photocopies are acceptable. T~ensure privacy, documentation will be shredded in a timely manner, or, upon r ue eturned to the applicant. , . . ~r.-'J- · :.{state under penalty of perjury under the laws of the State of c ifornia that the ve- escribed subject property is owned by a Trust, LLC, Corporation,

Design Review Application· Page 7 of9 •City of Belvedere

P:\Planning Forms\Pl.ANN!NG FORMS • LA n;ST ED!TlON\WordVersions\APPLICA"f lON FOR DESIGN REVIEWrcv7·25· i3.doc Project Address: 4'5 ~~ ~ ·

Partnership, or other entity and that my signature on this application has been authorized by all necessary action required by the LLC, Corporation. Partnership, or other entity. I hereby make application for approval of the design review requested. I have read this application and hereby certify that the statements furnished above and in the attached exhibits present the data and information required for the design review and initial environmental evaluation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief I agree to be responsible for all costs incurred in connection with the processing of my application and appeals, if any. And I agree to be bound by Section 5, "Acknowledgement of Responsibilities," above and representations one through four contained therein. In the case of an application for revocable license, I agree that, upon approval by the City Council of the revocable license requested, I will promptly execute a license drafted by the City. have it notarized, and return it to the City so that it may be recorded. I understand that the contents of this document are a Public Record. if more than one signature is required by the owner entity to make this application, please have all signers sign below.

Signed this /l day of~//~ 204!£ at Belvedere, California. ~::::~:~~~~ ~::::~-re------j(Trustee(s) 0 Partners: 0 Limited or 0 General 0 Corporation D Other------

Name of trust, LLCi corporation, or other entity:------» Properties Owned by Individuals l, . state under penalty of perjury und~aws of the State of California that I am the record owner of the above-described subjec~~· .. ·~ ..

I hereby make application for approval of the design review requested~read this application and hereby certify that the statements furnished above and in the at!?elied exhibits present the data and information required for the design review and initial environll)errtal evaluation to the best of my ability, and that the facts, statements and information presen~a are true and correct to the best of my knowledge and belief. ,,/

I agree to be responsible for all costs incurre_9Ar<{.onnection with the processing of my application and appeals, if any. And I agree to be boundPf Section 5, "Acknowledgement of Responsibilities," above and representations one through four q.onfained therein. In the case of an application for ~~ble license, I agree that, upon approval by the City Council of the revocable license requested.J-~vp~~~mptly execute a license drafted by the City. have it notarized. and return it to the City so /Vmay be recorded.

I understand that th ontents of this document are a Public Record .

...,... ___ day of ______, 20_, at Belvedere, California.

----·---······-···--·--··-·--··------Design Review· Application• Page 8of9 •City of Belvedere

P;\Planning Forms\PLANNING FORMS· LATEST EDITION\WordVcrsions'~.\PPUCATION FOR DESIGN REVIEWrev7-25-l8.doc Project Address:4r5 ~~ A..\£ •

> Designation of Owner's Representative (Optional) I hereby authorize M.o e.k .~V>SoO to file on my behalf any applications, plans, papers, data, or documents necessary to obtain approvals required to compfete my project and further authorize said person to appear on my behalf before the Planning Commission and/or City Council. This designation is valid until the projec covered by the application(s) is completed and finaled or until the designation is r~sc:z_writi Ii/ Signatureo!Ow[UU· ~Date: * Signature of Representatl . ~" ~------Date: //,J _t_ _

Design Review Application• Page 9of9 •City of Belvedere

P:\Planning Forms\PLANNJNG FORMS. LA TEST EDJTJOl\l\WotdV~rsions\APPLICt\ TION FOR DESIGN REVJEWrev7·25·18,doc ProjectAddress:4\q Oavel?~A\k:.

APPLICATION FOR DESIGN REVIEW CITY OF BELVEDERE • PLANNING DEPARTMENT 450 SAN RAFAEL AVE • BELVEDERE, CA 94920-2336 PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

Date: NG'~ ?.. 0 7.01o Rec'd. by: JJ1.,)1 Planning Comm. Approval ~ .15-J- S- t @:4 ({ hdt y-...,.;.( ...... Ju...... _..... ,- ~l-0-- Design Review Exception l!f' Amountity of Behreders Receipt 'No.: I VV 0 y \.sL a Staff Approval D ParcelNo.: Ol.oO ·2z.../ - /9 Zone: ____,_fZ_i)...:.. ______

Located in Flood Zone DAE ~VE D N/A

Does this project have an active building permit? No JI.. Ye~ Permit No.: _____ Is this property adjacent to a City Owned Lane? No D Yes)( Is there an Existing Revocable License for this property? No )4 Yes D Lie # ------ Does this project have Planning Commission approval? No_)( Yes D Address of Property: 4\q m~ ~ Record Owner of Property: \?e~Y ~~E:AD 7]lUSr Mailing 10 \A). Mb

Design Review Application • Page 1 of 9 • City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REYIEWrev7-25-18.doc ZONING PARAMETERS: Required Existing Proposed Lot Area ...... Lot Coverage ...... Total Floor Area ...... Front Yard Setback ... . Left Sideyard Setback ... . Right Sideyard Setback... . Rear Yard Setback .... . Building Height Maximum .. . Building Height Average .. . Parking Spaces ......

(To Be Completed by Applicant) Date Filed:------ General Information I. Name and address of develo~~ p~oject sponsor: ~ ~Cf)()..) 2. Address of project: 4-\t'.f ~~ M,& • 3. Name, address, and telephone number of person to be contacted concerning this project:JA,yft\~. UA- l9:b 11 ~ :t,t; 11 44V/ 4. 5. List and describe any other related permits and other public a those required by city, regional, state and federal agencies:---""""-.-.-='------'""-"::.:==-..__,..._.___

6. Ex~tingzoningd~~ct:_~~---'-~~------~------ 7. Proposed use of site (Project for which this form is filed): --N-"--="'-1-l-'f:;.'--.,------

8. Year built: ______Original architect:------Project Description 9. Site size. "2-'\ '2-"3:J 10. Square footage. ___..__.~-"----=------11. Number of floors of construction. ---''-"-+-';.....::.,.,_------~ 12. Amount of off-street parkin0rovided. 13. Plans attached? ~ ~ 14. Proposed scheduling. 'f"® \ 1 'l.Of\ -

Design Review Application • Page 2 of 9 • City of Belvedere

?:\Planning Forms\PLANNING FORMS- LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25-18.doc 15. Associated projects, such as required grading or staging. ~ 'See. ~

16. Anticipated incremental development. 17. If residential, include the number of units, schedule of unit household size expected. ------:::...,,,,C..------18. If commercial, indicate the type, whether neighborhood, city or regi area, and loading facilities. ------.1-<------_..;;..______19. If the project involves a variance, conditional use or rezonin the application is required. ------

Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional sheets as necessary). Yes 20. Change in existing features of any bays, tidelands, beaches, or hills, or substantial alteration of D ground contours. 21. Change in scenic views or vistas from existing residential areas or public lands or roads. D 22. Change in pattern, scale or character of general area of project. D 23. Significant amounts of solid waste or litter. )1 24. Change in dust, ash, smoke, fumes or odors in vicinity. D 25. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing D drainage patterns. 26. Substantial change in existing noise or vibration levels in the vicinity. D 27. Site on filled land or on slope of 10 percent or more. '% 28. Use of, or disposal of potentially hazardous materials, such as toxic substances, flammables or D explosives. 29. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). D 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). D 31. Relationship to a larger project or series of projects. D 32. Changes to a structure or landscape with architectural or historical value. D 33. Changes to a site with archeological or cultural value such as midden soil. D

Environmental Setting 34. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach hoto raphs of t e site. Snapshots or Polaroid photos will be accepted.

35. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, setback, rear yard, etc.). A ch hoto ra~ the vicinity. Snapshots or Polaroid photos will be accepted.

Design Review Application • Page 3 of 9 • City of Belvedere

P:\Planning Forms\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev?-25-18.doc For Design Review applications not requiring a building permit this section does not apply. Design Review approvals expire twelve (12) months from the date of approval unless granted a longer duration by the Planning Commission.

In the space provided below please indicate the estimated project valuation.

Estimated cost of construction: $_lo""""-'a....u.)"""-+\_.,,QCD.,...... ,,..,:....•-=O::...;~------Based on the above estimated project valuation, check one of the following Time Limit Guidelines that shall apply to your project:

0 3. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at less than $100,000. Construction shall be completed six (6) months from the commencement of work following the issuance of the building permit.

5. For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at more than $500,000. Construction shall be completed eighteen (18) months from the commencement of work following the issuance of the building permit.

Design Review Application • Page 4 of 9 • City of Belvedere

P:\Planning Forrns\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25- J 8.doc For those projects that do not fall under any of the above Time Limit Guidelines or that wish to exceed the time limit that was approved by the Planning Commission, the following is the "Extension of Construction Time Limit" process (BMC Section 20.04.035(0): 0. Extension of Construction Time Limit. 1. An applicant may request a construction time limit extension at the time of the design review hearing or after the issuance of a building permit. An applicant is limited to one construction time limit extension per project. 2. The Planning Commission has the authority to grant, conditionally grant, or deny a time limit extension request made at the time of a design review hearing based on the reasonable anticipation of one or more of the factors in this Subsection. The Planning Commission's decision may be appealed in writing to the City Council. 3. The extension committee has the authority to administratively grant, conditionally grant, or deny a time limit extension request made after the issuance of a building permit based on one or more of the factors in this Subsection. The extension committee shall consist of the City Building Official, the Director of Planning and Building, and the Public Works Manager, who shall meet with the project contractor, architect and, at the applicant's option, a representative or the applicant. The extension committee shall review the extension request within 1O working days of receiving a complete application. Within 10 working days of receiving the decision, the applicant may appeal the extension committee's decision to the Planning Commission and the Planning Commission's decision to the City Council. All appeals shall be scheduled within a reasonable time of the receipt of the appeal. 4. An application for a construction time limit extension shall be accompanied by complete working drawings for the construction, a written explanation of the reasons for the requested extension, any other information requested by Planning staff, and a fee as established by City Council resolution. 5. Projects with an initial 18-month construction time limit may receive a maximum 6-month extension for a total time limit of 24 months. Projects with an initial 6 or 12-month construction time limit may receive an extension, provided that such extensions do not result in a total construction time limit exceeding 18 months. 6. Landscaping Extension. When landscaping work, which was approved as part of a larger construction project, is delayed because of inclement weather, the applicant may file with the City Manager for an extension to complete the landscaping work. The request must be filed prior to, and may not exceed 30 days beyond, the final building inspection approval, issuance of an occupancy permit, or expiration of the 90- day landscaping time limit granted per Subsection C2 above, whichever occurs later. The City Manager shall grant said extension only if, in his or her opinion, such extension is warranted because of delays caused by inclement weather. 7. Construction Time Limit Extension Factors. Requests for construction time limit extensions shall be determined based on one or more of the following factors: a. Site topography b. Site access c. Geological issues d. Neighborhood considerations e. Other unusual factors f. Extreme weather events g. Unanticipated discovery of archeological resources h. Other conditions that could not have been reasonably anticipated at the time of project application

Design Review Application • Page 5 of 9 • City of Belvedere

P:\Planning Forms\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICATION FOR DESIGN REVIEWrev7-25- I 8.doc Project Address:-4\

Design Review Application• Page 6 of9 •City of Belvedere

P:\Planning Forms\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICA T!ON FOR DESIGN REVIEWrev7-25-l 8.doc Project Address:. 4\q ~L..~R:B: AYE

Story Pole Requirement Preliminary Story Poles sufficient to indicate the height and shape of the proposed structure or additions shall be placed on the site at least twenty (20} days prior to the first meeting date at which this application will be heard. Final Story Poles must be placed at the site at least ten (10) days prior to the first meeting date and removed no lat.er than ten (10) days following the final city action on the project application. Story poles shall be connected at their tops with colored tape or ribbon to clearly indicate ridges, eaves, and other major elements of the structure. Limit on the Number of Administrative and Planning Commission Design Review Approvals Pursuant to Belvedere Municipal Code Section 20.04.020(8)(1)(a), for a site or structure with no existing active Design Review approval, during any twelve-month period, an applicant may obtain up to four administrative approvals, which may be in the form of either Staff Approval, Design Review Exception, or a combination of the two. However, there is no limit to the number of times an applicant may apply for Planning Commission Design Review. Any such administrative or Planning Commission Design Review approval(s) shall be valid for a period of twelve (12} months from the date of approval, unless a building permit has been issued for the project within said twelve (12) month period, in which case the Design Review approval shall be valid as long as there is an active building permit for the project. Once a project has been approved by Planning Staff or the Planning Commission, administrative approvals to amend the existing active Design Review approval for that project sha.ll be limited to three such approvals at any time during the lifetime of the underlying Design Review approval, plus one such approval during the process of obtaining final inspection approval of the project. Any such administrative approval(s) granted shall NOT extend the twelve (12) month term, of the underlying Design Review approval, or the building permit construction time limit if a building permit has been issued for the project.

All property owners must complete .and sign the section below which is applicable to your property.

Street address of subject property: 1 l q 13e \ved'

)> Propertie.s Owned by a Trust, LLC, Corporation, Partnership, or Other Entity

Please provide proof of ownership and of the signer's authority to enter into contracts regarding this property. One or more of the following documents may contain the necessary information. • For Trusts: the Trust Document or a Certificate of Trust. including any attachments thereto: Prop~rty Deed; Certificate of Title Insurance. • For other entities: Articles of Incorporation; Partnership Agreement; Property Deed: Certificate of Title Insurance; written certification of facts by an attorney. Photocopies are acceptable. To ensure privacy, documentation will be shredded in a timely manner, or, up ~ , retur d to the applicant. ..,; I, . . . M · . state under penalty of perjury under the laws of the State of lifornia that the o e-described subject property is owned by a Trust. LLC. Corporation,

Design Review Application • Page 7 of 9 • City of Belvedere

p·\Planning fonns\PLANNJNG FORMS· LATEST EDITJONIWordVcrsions\APPLICA TIO~ FOR DESIGN REV!EWn:v7·25· IS.J?lJE:@"' ~ ·

Partnership, or other entity and that my signature on this application has been authorized by all necessary action required by the LLC, Corporation, Partnership, or other entity. I hereby make application for approval of the design review requested. I have read this application and hereby certify that the statements furnished above and in the attached exhibits present the data and information required for the design review and initial environmental evaluation to the best of my ability, and that the facts. statements and information presented are true and correct to the best of my knowledge and ·belief I agree to be responsible for all costs incurred in connection with the processing of my application and appeals, if any. And I agree to be bound by Section 5, "Acknowledgement of Responsibilities," above and representations one through four contained therein. In the case of an application for revocable license, l agree that, upon approval by the City Council of the revocable license requested, I will promptly execute a license drafted by the City, have it notarized, and return iHo the City s.o that it may be recorded. I understand that the contents of this document are a Public Record. If more than one signature is required by the owner entity to make this application, please have all signers sign below.

\l Signed this da).'. of ~e4r~ 2~ at Belvedere, California. ~? ~ "Ii(" c:P ::" .~,,.-: Signature.______ll< Title(s)--:t'---_.;;;..-=.<'-""',....,_ ____-..,..c. ___ Title(s) _____

JiL Trustee(s) D Partners: 0 Limited or D General 0 Corporation 0 Other ______

Name of trust, LLC, corporation, or other entity:------

.> Properties Owned by Individuals ~

I, , state under penalty of pe~~cmder the laws of the State.of California that I am the record owner of the above-described subj~stproperty.,,,. . /' I hereby make application for approval of the design review request~d:"1 have read this application and hereby certify that the statements furnished above and in the ~ttached exhibits present the data and information required for the design review and initial envir<:9,m'i:fntal evaluation to the best of my ability, and that the facts, statements and information pres~oted are true and correct to the best of my knowledge and belief. .// // I agree to be responsible for all costs incur~fn connection with the processing of my appHcation and appeals, if any. And I agree to be boun9-15y Section 5, "Acknowledgement of Responsibilities," above and representations one through /ontained therein.

In the case of an application foyrevocable license, I agree that, upon approval by the City Council of the revocable license requesteW(will promptly execute a license drafted by the City, have it notarized, and return it to the City s/.f may be recorded. I understand that t e contents of this document are a Public Record.

----day of ______, 20_. at Belvedere, California.

Signa

Design Review Application • Page 8 of 9 • City of Belvedere P:ll'lanningfotms\PLANN!NG FORMS- LATEST ED!TION\WotdVcrsions\APPLICA TION FOR DESIGN REVIEWrcv7-2S· IS.doc .> Designation of Owner's Representative (Optional) I hereby authorize Ma~\C ~~~ to file on my behalf any applications, plans, papers, data, or documents necessary to obtain approvals required to complete my project and further authorize said person to appear on my behalf before the Planning Commission and/or City Council. This designation is valid until the pr9i;ect covered Qy the application(s) is completed and finaled or until the designation is rescinded· wri H'ld. ,.------: . . ll. Signature of Owne · · ;?/# 7'1(/; ct!.- Date: /~~ ~

Signature of Representa~ :

Design Review Application •Page 9of9 •City of Belvedere

P.\Planning Forms\PtANNJNG FORMS· LATEST .EDITION\WordVersionst~PPLICATION FOR DESIGN REV!EWrev7-25· 18.doc Project Address: 3C}9 Se.'\ved.Q.re.. f+Je_,

APPLICATION FOR REVOCABLE LICENSE CITY OF BELVEDERE 450 SAN Rl\FAEL AVE • BELVEDERE, CA 94920-2336 PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

Amount: ?;f2._ Receipt No.: ____< :'r-- _ Zone:---~-<______

Address of Property: 3°t q ~ VW & e._ A'\/:t.)(\ "'-"-

Type of City Property to Be Encroached Upon (e.g., street right-of-way, view easement, tide lot): ~ T-o -W6J Record Owner of Property: AO' &e) <.d~ C..~ , Mailing 5''5t; Lo.wrt.\ lrfL,-. \22-. Daytime Phone: ~COO· 3L\'2.· ~" lG-

Address: <;~V\ Mfi'\to 1 CA. Fax: ------r--- _____

• 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:\Planning\Planning Forms\PLANNlNG FORMS - LA TEST EDITION\WordVersions\APPLICA Tl ON FOR REVOCABLE LICENSE REV 9-15-14.docx Project Address: 39 9 8fl..\~ A.w_ •

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 ASSOC/A TED 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.

Date: l\ • 2Ce • \6

Revocable License Application• Page 2of7 •City of Belvedere

U :\Planning\Planning Forms\PLANNING FORMS - LA TEST EDITION\ WordVersions\APPLICA TION FOR REVOCABLE LICENSE REV 9-15-14.docx EXHIBIT'A' \ NORTH

~'1-& \ ~·Cf" \ ·' ~ APN: 060·222-01 i?~ \ ~ \ ~ ~~ I; "'1t., ~ \ • .r-~ ~ .\ &,)<\;~,~~···..\,. '~ \ L\' '''V . '-' ,,~· t::J'• \ \.,"··· \ '• ·.. .. , ~' ·~·------APN: 060-221·03 ·~t'Js:l-.JfllilS?' '-.

APN: 060-220-47

I (/) i/) U\~i"'bW ~ . , _,,,..,,,. ~ - ASSUMED LOCATION OF I I ~h,.,~ \ EXISTING SEWER LATERAL...... _. I PER CONTRACTOR /'/ ~~'"'} ~~~'lt-.lv \'Ac..\\W;..~-· \W. ' REVOCABLE LICENSE LICENSE AREA SHOWN SHADED

399 Belvedere Avenue Scale 1" 20'-0" Belvedere, California = Assessors Parcel#: 060-221-47 Project Address:~O \ ~ A-'IQ._

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: NOV 2 6 ?018 Rec'd. by: /\!Mt Amount: $73 7 L Receipt No.: _i_l ___ ParciJiijPof~e;J.:2...-1 -4'\'3 Zone: -~t2_c_()_-______City property to be encroached upon:------

Address of Property: ...-fO \ ~ \lcle (.. ~fl..Y\\>..rt.....

Type of City Property to Be Encroached Upon (e.g., street right-of-way, view easement, tide lot): ~ <'-ct>"'T oP v-..JA~ Record Owner of Property: "'0' u \ ~-e1JL (;'<3::-P Mailing '2~ ~\t'\'('e.l A-.t.1t.· ~\"l..'2..... Daytime Phone: ~?C • '3~-Z.,· "ll(o Address: So..vi ~ t CA: Fax:------....,---- 9~~\ Email: Sb@\\Jl~ @ Qgc,,\,tA,\.V)e,,\:= Owner's Representative: M ~(... SWo..h tW"\ Mailing \Sc;o \\\.,~fM ~lvt>. ~1.."?..-Daytime Phone: 4'\ \"::> ·3~"?....!009 le Address: \\.\.,~ , c.A Fax: ' °I '1 ct t-0 Emai-1:M-t>.vclc...--tt.-0-t-:-~-~-~--=-----.Ch-"""'-. ~

Description of Encroachment Requested and Its Purpose (include list of private improvements, both existing and proposed, that will encroach onto public property):------• ' ~\~~ .w

• 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:\Planning\Planning Forms\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICATION FOR REVOCABLE LICENSE REV 9-15-14.docx Project Address: ~O l U~rt. ~-

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.

Date: J I ' (...(a . I e

Revocable License Application• Page 2of7 •City of Belvedere

U:\Planning\Planning Forms\PLANNING FORMS - LA TEST EDITION\ WordVersions\APPLICA TION FOR REVOCABLE LICENSE REV 9- I 5- I 4.docx EXHIBIT'A' ~ NORTH

\ \ APN: 060-222·01 \ \'\\ \ ~ '. r ~ \ \ "?t, \ ~ \ ~ ', \ ~ «' \, I \,,, \, ,, \ \ ' ', '\ '-,,," \ ', ',, L \, ·\. ' ,, '·, - ~- -·---·-·--~--"-----..,,_~ ------·------.,,:> ···· .. -~~.,.,...... "- ~{\_Q 'l:f?1; llv1;tvu1; ·- ---~ "~ f~~A/ (!me ,~i;:q <31 ~~ ------:.=- ~:=_-ft ~ ~<.51- APN: 060·22t·'17 ' E}<\S,,,,...t> ~/ ':\/X PrP , \ 'Pc~~ - ;~'·, ' ~~ ~>:.i5 1'9' ,._.__-i------...,-;~ ~\ ,fhV\~ .~ " ~ \._ ; ~IstING coNckETE sffilJCTl!RE j I ~~ ' Y·=~: ·'- .. id~ t=:' APN: 060·22f·14 t>?l ~~!\ l , ~ m~ L.:..-----· -~~ ~~ I~ EXISTING P.11"1"TNf.: TNrl TNATOQ - ~ r1~S WOODEN APN: 060-22t·45

REVOCABLE LICENSE LICENSE AREA SHOWN SHADED

401 Belvedere, Avenue Scale 1" = 20'-0" Belvedere, California Assessors Parcel#: 060-221-45 Project Address:A-\'O Bca.\t~ k.-

APPLICATION FOR REVOCABLE LICENSE CITY OF BELVEDERE 450 SAN RAFAEL A VE • BELVEDERE, CA 94920-2336 PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

Date: Rec'd. by: N ~;A Amount: T2> 1 ) ,..,.. Receipt No.: _l_I___ _ ·;(.(' Parc~~~f~eri,.."i..I • \L.\ . Zone:_~-_...~G~""-j---~---~ City property to be encroached upon:------

Address of Property: .A)2 ~~ A-.-..,e..V\v..e_

Type of City Property to Be Encroached u.:on (e.g., street right-of-way, view easement, tide lot): ~\- rtfe'!"'IT o~ ~

• 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:\Planning\Planning Forrns\PLANNING FORMS - LA TEST EDITION\WordVersions\APPLICATION FOR REVOCABLE LICENSE REV 9-I 5-14.docx ProjectAddress:4\5 '8e\~ k._

I understand that the contents of this document are a Public Record.

Date: //• Z.,C:,, • / 8

Revocable License Application• Page 2of7 •City of Belvedere

U:\Planning\Planning Fonns\PLANNING FORMS - LATEST EDITION\WordVersions\APPLICA TJON FOR REVOCABLE LICENSE REV 9-15-14.docx \ NORTH

APN: 060-222-05 APN: 060-222-0l __, I 'I

APN: 060-222-06

~---~

r~~ ~------~---~------··-· ~'l~d.Q-(Q_ M'<- /:'---- -~·~----" , .... -- .. ------· -~" --~--- - -

,_...o,, ~fr\ 'N {)\o..'Y\~ ------.-""""'.".";".,.. -~~.-~ ' ~(~~ eXlsilNG. CONCRETE sTRUCTl)RE ;4 I , . I APN: Ol>t-220-19 APN: 06t·220-14 I I I ~) \'M-S. ------"'I ~ I ~ REVOCABLE LICENSE LICENSE AREA SHOWN SHADED

415 Belvedere Avenue Scale 1" 20'-0" Belvedere, California = Assessors Parcel#: 060-221-14 Project Address: 4\! BeJ~

APPLICATION FOR REVOCABLE LICENSE CITY OF BELVEDERE 450 SAN RAFAEL A VE • BELVEDERE, CA 94920-2336 PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG

Rec'd. by: N~ 11 Receipt No.: _____ Parc'Ciiijoof.... B.... e..... lv .... e ..... de=·.r"""e ______Zone: ___....__~/)~-~---~---~ City property to be encroached upon:------

Address of Property: ~\Ct ~&er:e ~\A.f.

Description of Encroachment Requested and Its Purpose (include list of private improvements, both

• Applicants, please attach a scale diagram showing your property line and the encroachments. FOLLOW INSTRUCTIONS ON PAGE 3

Revocable License Application• Page I of 7 •City of Belvedere

U:\Planning\Planning Forms\PLANNING FORMS - LATEST EDITION\WordYersions\APPLICATION FOR REVOCABLE LICENSE REV 9-15-14.docx Project Address: {\tt ~~ Aft'?..

I understand that the contents of this document are a Public Record.

Revocable License Application• Page 2of7 •City of Belvedere

U:\Planning\Planning Fonns\PLANNING FORMS - LA TEST EDITION\WordVersions\APPL!CA T!ON FOR REVOCABLE LICENSE REV 9-15-14.docx \ NORTH

APN: 060-222·05 \

--' I APN: 060-222-03

APN: 060-222-06 'I

-----~-~-~ ---·~ ·--·-~···----·~-"·--- -- (:;' 'r\'\~r\ ~~ - -..,,. , ;,> -~ ~ ·---- ' /1 /,/ \ _/-- ~~\.ft. ~\\\,~ ------

PROPERTY UNE L ~ C:TI~PN: 060-22f-19 PER SURVEY, TYP. APN: 060-22t-14 ~w~~

REVOCABLE LICENSE LICENSE AREA SHOWN SHADED

419 Belvedere Avenue Scale 1" = 20'-0" Belvedere, California Assessors Parcel#: 060-221-19 Daniel Chenoweth Stewart Tdle of~ lr.c. stewart title TIUe Officer 2850 Cm1eia Rd. Ste 100 Real partners. Real possibilities. F&t~. CA s.;.534 Phone:

[email protected] PRELiiViiNARY REPORT

OroerNo.: 237737 Your File No.: Buyer/Borrower Name: Seller Name:

Property Address: APN 060-221-47. 8,e)v~cl~-r..e. C,4- 1QL..tq2-() A-llA--''~'M ~ ~\.t . ' 1 In response to the above referenced application for a Policy of Trtle Insurance. Stewart TIVe of California, Inc. hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Stewart Trtle Guaranty Company Policy or Policies of Trtle Insurance descfibing the !aoo aoo the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referenced to as an Exception on Schedule B or not exciuded from coverage pursuant to the printed Schedules, Conditions, and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage and limitations on covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitiation clause, all arbif.rable matters shall be arbitrated at the option of either the Company or the Insured a~ the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA H0t-neowrer's Policies of Tille Insurance which establish a Deductible Amount and a Maximum Doffar limits of liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be read. They are available from the office which issued this report __ Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters, which are not covered under the terms of the title insurance policy and should be carefully · considered. NOTE: Attached to this Preliminary Report for review and acceptance is Stewart Trtle's Affiliated Business Arrangement Disclosure Statement and the STG Privacy Notice for Stewart Trt!e Companies, consumer must sign and return. prior to recording. Stewart Title's document entitled Acknowledgment of Receipt, Understanding and Approval of Pmliminary Report_,, AffiUated Business Arrangement Disclosure Statement and STG Privacy Notice for Stewart Title Companies. It is important to note that this preliminary report is not a written representation as to the condition of llile and may not list all liens. defects, and encumbrances affecting title to th~ land. This report, (and any supplements or amendments thereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance a binder or commitment should be request0d. jDated as of June 20, 2018 at 7:30AM When replying, please contact: Gina Gemma, Escrow Officer

Stewart Titte of California, Inc. 750 University Ave, Ste 120 Los Gatos, CA 95032 (408) 354-6010

Order No.: 237737 Preliminary Report Page 1 of 11 PRELIMINARY REPORT

The form of Policy of Title Insurance contemplated by this report is:

lZI CLTA Standard Coverage Policy

D CL TA/ALTA Homeowners Policy

D 2006 ALT A Owner's Policy

lZI 2006 ALTA Loan Policy

D ALTA Short Form Residential Loan Policy

SCHEDULE A

The estate or interest in the land hereinafter described or referred to covered by this report is:

FEE

Title to said estate or interest at the date hereof is vested in:

401 Belvedere Corp., an Illinois Corporation

Order No.: 237737 Preliminary Report Page 2 of 11 LEGAL DESCRIPTION

The land referred to herein is situated in the State of California, County of Marin, City of Tiburon and described as follows:

All that certain real property situate in the City of Belvedere, County of Marin, State of California, described below as follows:

Parcel One:

Beginning at the point of intersection of the Westerly line of Belvedere Avenue with the Northwesterly boundary line of Lot 19, as shown upon that certain Map entitled "Map of Re-Subdivision of Part of the City of Belvedere", filed for record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records; thence running along the Westerly line of Belvedere Avenue, as shown upon said map, in a Northerly direction on a curve to the right whose center bears North 67° 30' East, whose radius is 95 feet, a distance of 39. 79 feet and North 01° 30' East 64.30 feet; thence leaving said Avenue and running South 47° 43' West 235.20 feet and South 34° 39' West 143.63 feet to the exterior boundary line of Rancho Corte Madera del Presidio; thence running along the last named line on a bearing of South 49° 30' East to the most Westerly corner of Lot 19 above referred to; thence running along the Northwesterly boundary line of said Lot 19, North 34° 39' East 142.66 feet and North 47° 43' East 160.74 feet to the point of beginning.

Parcel Two:

Beginning at the most Northerly corner of Lot 19, Block A, as shown upon that certain Map entitled "Map of Re-Subdivision of Part of the City of Belvedere", filed for record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records; thence running Southeasterly along the Southwesterly line of Belvedere Avenue, 21.14 feet to a point perpendicularly distant 20 feet Southeasterly from the Northwesterly line of said Lot 19; thence South 4 7° 43' West parallel with the Northwesterly line of said Lot 19, a distance of 155.86 feet; thence South 34° 39' West parallel with and perpendicularly distant 20 feet Southeasterly from the Northwesterly line of said Lot 19, a distance of 130.18 feet to the Southwesterly line of said Lot 19; thence North 76° 45' West along said Southwesterly line 21.48 feet to the most Westerly corner of said Lot 19; thence North 34 ° 39' East along the Northwesterly line of said Lot 19, a distance of 142.66 feet to an angle point therein; thence North 47° 43' East along the Northwesterly line of said Lot 19, a distance of 160.74 feet to the point of beginning.

Parcel Three:

Being a portion of the lands of 401 Belvedere Corporation as described by Deed recorded under Document No. 92-93138, of Official Records of Marin County, also being a portion of Lot 19 as shown on the Map of Re-Subdivision of a Part of the City of Belvedere, filed in Book 5 of Record Maps, at Page 68, Marin County Records, described as follows:

Beginning at a found 1/2" re-bar tagged LS 6234 on the Westerly line of Belvedere Avenue at the Northeasterly corner of said Lot 19, as shown on the Record of Survey Map filed in Book 2002 of Surveys, at Page 41, Marin County Records; thence along the common line of said Lot 19 and Lot 8, as shown on said Record of Survey Map, South 47° 43' 00" West 155.86 feet, to a found 1/2" re-bar tagged LS 6234; thence South 34 ° 39' 00" West 130.18 feet, to the Northwest corner of said Lot 19; thence along the Westerly line of said Lot 19, South 76° 45' 00" East 30.55 feet; thence leaving said Westerly line, North 36° 52' 19" East 269.81 feet, to a found 1/2" re-bar tagged LS 6234, on the Westerly line of Belvedere Avenue; thence Northeasterly along said Westerly line of Belvedere Avenue on a curve to the right, the radius point of which bears North 52° 25' 18" East 95.00 feet, through a central angle of 2° 19' 41" for an arc length of 3.86 feet, to the point of beginning.

Order No.: 237737 Preliminary Report Page 3 of 11 APN : 060-221-47

(End of Legal Description)

MAP

THE MAP CONNECTED HEREWITH IS BEING PROVIDED AS A COURTESY AND FOR INFORMATIONAL PURPOSES ONLY; THIS MAP SHOULD NOT BE RELIED UPON. FURTHERMORE, THE PARCELS SET OUT ON THIS MAP MAY NOT COMPLY WITH LOCAL SUBDIVISION OR BUILDING ORDINANCES. STEWART ASSUMES NO LIABILITY, RESPONSIBILITY OR INDEMNIFICATION RELATED TO THE MAPS NOR ANY MATTERS CONCERNING THE CONTENTS OF OR ACCURACY OF THE MAP.

Order No.: 237737 Preliminary Report Page 4 of 11 SCHEDULE B

At the date hereof, exceptions to coverage in addition to the printed exceptions and exclusions contained in said policy or policies would be as follows:

Taxes:

A. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes, to be levied for the fiscal year 2018 - 2019.

B. Special Tax for Community Facilities District No. 1993-1 (Mello-Roos) Original Amount: $98.00 maximum per parcel per year Type of Improvements: Old St. Hillary's Open Space Notice of Special Tax Lien Recorded: July 6, 1993, as Instrument No. 93 53103, Marin County Records

Said Assessment is collected with County taxes.

C. Special Tax for Community Facilities District No. 1995-1 (Mello-Roos) Original Amount: $66.00 maximum per parcel per year Type of Improvement: Belvedere-Tiburon Library Agency Notice of Special Tax Lien Recorded: February 21, 1996, as Instrument No. 96008243, Marin County Records

Said Assessment is collected with County taxes.

D. Special Tax for Community Facilities District No. 1997-1 (Mello-Roos) Original Amount: $98.00 maximum per parcel per year Type of Improvements: Old St. Hillary's Open Space Notice of Special Tax Lien Recorded: July 9, 1997, as Instrument No. 97 36000, Marin County Records Amendment thereto recorded July 15, 1997, as Instrument No. 97-037414, Marin County Records.

Said Assessment is collected with County taxes.

E. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code of the State of California.

F. Assessments, if any, for Community Facility Districts affecting said land which may exist by virtue of assessment maps or notices filed by said districts. Said assessments are collected with the County Taxes.

Exceptions:

1. Any adverse claim based upon the assertion that some portion of said land is tide or submerged lands, or has been created by artificial means or has accreted to such portion so created.

2. Covenants, Conditions, and Restrictions as set forth in an instrument, but omitting, except to the extent permitted by any applicable federal or state law, covenants or restrictions, if any, based on race, color, religion, sex, familial status, national origin, handicap, sexual orientation, marital status, ancestry, source of income, disability, medical condition, or other unlawful basis. Recorded a) May 10, 1904 in Book 87 of Deeds at Page 82, Marin County Records

Order No.: 237737 Preliminary Report Page 5 of 11 (Affects Parcel One)

b) March 30, 1944 in Book 461 of Official Records at Page 221, Marin County Records.

(Affects Parcel Two)

The conditions therein contain no express words of forfeiture or reversion of title if violated.

Note: Section 12956.1 of the Government Code provides the following: If this document contains any restrictions based on race, color, religion, sex, sexual orientation, familial status, marital status, disability, national origin, source of income as defined in subdivision (p) of Section 12955, or ancestry, that restriction violates state and federal fair housing laws and is void, and may be removed pursuant to Section 12956.2 of the Government Code. Lawful restrictions under state and federal law on the age of occupants in senior housing or housing for older persons shall not be construed as restrictions based on familial status.

3. Covenants, Conditions, and Restrictions as set forth in an instrument, but omitting, except to the extent permitted by any applicable federal or state law, covenants or restrictions, if any, based on race, color, religion, sex, familial status, national origin, handicap, sexual orientation, marital status, ancestry, source of income, disability, medical condition, or other unlawful basis. Recorded December 18, 1945, in Book 499, Page 308, of Official Records.

The conditions therein contain no express words of forfeiture or reversion of title if violated.

(Affects Parcel Two)

4. Covenants, Conditions, and Restrictions as set forth in an instrument, but omitting, except to the extent permitted by any applicable federal or state law, covenants or restrictions, if any, based on race, color, religion, sex, familial status, national origin, handicap, sexual orientation, marital status, ancestry, source of income, disability, medical condition, or other unlawful basis. Recorded February 1, 1991, as Instrument No. 91-06881, of Official Records.

The conditions therein contain no express words of forfeiture or reversion of title if violated.

(Affects Parcel Three)

5. The matters contained in an instrument entitled "Waiver and Indemnity Agreement" dated August 2, 1994, executed by City of Belvedere upon the terms therein provided recorded August 19, 1994, as Instrument No. 94-062841, of Official Records.

Reference is made to said document for full particulars.

Order No.: 237737 Preliminary Report Page 6 of 11 (Affects Parcel Three and other property)

6. The matters contained in an instrument entitled "City of Belvedere Revocable License No. 96-9" dated May 6, 1996, executed by City of Belvedere upon the terms therein provided recorded September 3, 1996 as Instrument No. 96 047054, of Official Records.

Which document, among other things, contains or provides for existing stone retaining wall and planter, new wood planter boxes, a portion of existing parking deck, new hedge and landscaping and all improvements in the right-of-way of Belvedere Avenue.

Reference is made to said document for full particulars.

7. Certificate of Compliance issued by City of Belvedere, recorded September 18, 2000 as Instrument No. 2000 047992, Marin County Records.

Affects: The herein described land and other land.

8. Any Rights, Easements, interest or claims which may exist by reason of or reflected on the Survey recorded March 04, 2002, Book 2002 of Surveys Page 41, Marin County Records.

9. Any Rights, Easements, interest or claims which may exist by reason of or reflected on the Survey recorded June 19, 2006, Book 2006 of Surveys Page 139, Marin County Records.

10. Any violation of the Subdivision Map Act which commences with California Government Code Section 66410.

11. Please be advised that our search did not disclose any open deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact your title officer immediately for further review.

12. If the policy to be issued requires priority insurance, over mechanic's liens and work has or is to be commenced prior to recording, this company will require a sufficient and approved indemnity agreement from the owner/truster. To help avoid delays in your transaction, we should receive all pertinent information at least 5 working days prior to the close of escrow. Should you have any questions or need any additional information, please contact your title officer.

13. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records.

14. This Company will require the following documents, in order to insure a conveyance or encumbrance by the corporation or unincorporated association named below: Entity: 401 Belvedere Corp., an Illinois Corporation (a) A copy of the corporation By-Laws or Articles. (b) An original or certified copy of the Resolution authorizing the subject transaction. (c) If the Articles or By-Laws require approval by a "parent" organization, we will also require a copy of those By-Laws or Articles. (d) If an unincorporated association, a statement pursuant to applicable law.

Order No.: 237737 Preliminary Report Page 7 of 11 (End of Exceptions)

Order No.: 237737 Preliminary Report Page 8 of 11 NOTES AND REQUIREMENTS

For transactions where Stewart Title of California, Inc .. is not the settlement/closing agent, a signed and dated copy of the attached "Acknowledgment of Receipt, Understanding and Approval of Affiliated Business Arrangement Disclosure Statement and STG Privacy Notice for Stewart Title Companies", will be required prior to recording.

A. NOTE: For Information Purposes Only, Vesting on Schedule A per Document No. 92-093138. B. Property taxes for the fiscal year 2017 - 2018 shown below are paid. For proration purposes the amounts are: 1st Installment: $1,550.45 2nd Installment: $1,550.45 Parcel No.: 060-221-47 Code Area: 001-000 C. According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report.

D. This report is preparatory to the issuance of an ALTA loan Policy. We have no knowledge of any fact which would preclude the issuance of the policy with CL TA Endorsement Forms 100 and 116 and if applicable, 115 and 116.2 attached.

E. When issued, the CLTA Endorsement Form 116 or 116.2, if applicable will reference a(n) Vacant Land known as APN 060-221-47, Tiburon, California.

F. The charge for a policy of title insurance, when issued through this title order, will be based on the Basic Rate.

G. The map attached, if any, may or may not be a survey of the land depicted hereon. Stewart Title expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.

H. A Preliminary Change of Ownership Report must be completed by the transferee (buyer) prior to the transfer of property in accordance with the provisions of Section 480.3 of the Revenue and Taxation Code. The Preliminary Change of Ownership Report should be submitted to the recorder concurrent with the recordation of any document effecting a change of ownership. If a document evidencing a change of ownership (i.e. Deed, Affidavit-Death Joint Tenant) is presented to the recorder for recording without a preliminary change of ownership report, the recorder may charge an additional $20.00

I. If your property is in San Francisco, it is the requirement of the City and County of San Francisco that a Transfer Tax affidavit to be completed and signed by the Grantor for each deed submitted for recording. This is an addition to a Preliminary Change of Ownership Report.

J. In addition to County Transfer Tax, any conveyance of the herein described property may be subject to a City Transfer and/or Conveyance Tax, as follows.

Alameda $12.00 per thousand

Order No.: 237737 Preliminary Report Page 9 of 11 Albany $11.50 per thousand Berkeley $15.00 per thousand Culver City $4.50 per thousand Emeryville $12.00 per thousand Hayward $4.50 per thousand Los Angeles $4.50 per thousand Mountain View $3.30 per thousand Oakland $15. 00 per thousand Palo Alto $3.30 per thousand Petaluma $2.00 per thousand Piedmont $13. 00 per thousand Pomona $2.20 per thousand Redondo Beach $2.20 per thousand Richmond $7.00 per thousand Riverside $1.10 per thousand Sacramento $2.75 per thousand San Leandro $6.00 per thousand City and County of San Francisco Up to $250,000 = $5.00 per thousand $250,000 to $1,000,000 =$6.80 per thousand $1,000,000 to $5,000,000 = $7.50 per thousand $5,000,000 to 10,000,000 =$20.00 per thousand Above $10,000,000 =$25.00 per thousand (Do not add the additional $1.10 for County Tax, it is included) San Jose $3.30 per thousand San Mateo $5. 00 per thousand San Rafael $2.00 per thousand Santa Monica $3.00 per thousand Santa Rosa $2.00 per thousand Vallejo $3.30 per thousand Woodland $1 .10 per thousand

K. Additional Requirements for "Short Sale" Transactions in which a lender will accept less than the outstanding balance of its loan as full satisfaction of the obligation:

L. The Company will require, prior to the issuance of a policy of title insurance, evidence that the first-position trust deed holder has received and acknowledged all payments to be made to subordinate-position lien holders, regardless of whether such payments are to be made from proceeds or from contributions by real estate brokers and/or buyers in the subject transaction, or from other third-party sources. Evidence shall include but not be limited to: (a) a written demand from the first-position trust deed holder acknowledging and approving payments to subordinate position lien holders from proceeds and otherwise; or (b) a supplemental letter or amended demand from the first-position lien holder acknowledging payments to be made to subordinate lien holders from sources other than proceeds (including broker commissions and additional buyer deposits).

Order No.: 237737 Preliminary Report Page 10 of 11 CALIFORNIA "GOOD FUNDS" LAW

California Insurance Code Section 12413.1 regulates the disbursement of escrow and sub-escrow funds by title companies. The law requires that funds be deposited in the title company escrow account and available for withdrawal prior to disbursement. Funds received by Stewart Title of California, Inc. via wire transfer may be disbursed upon receipt. Funds received via cashier's checks or teller checks drawn on a California Bank may be disbursed on the next business day after the day of deposit. If funds are received by any other means, recording and/or disbursement may be delayed, and you should contact your title or escrow officer. All escrow and sub-escrow funds received will be deposited with other escrow funds in one or more non-interest bearing escrow accounts in a financial institution selected by Stewart Title of California, Inc.. Stewart Title of California, Inc. may receive certain direct or indirect benefits from the financial institution by reason of the deposit of such funds or the maintenance of such accounts with the financial institution, and Stewart Title of California, Inc. shall have no obligation to account to the depositing party in any manner for the value of, or to pay to such party, any benefit received by Stewart Title of California, Inc.. Such benefits shall be deemed additional compensation to Stewart Title of California, Inc. for its services in connection with the escrow or sub-escrow.

If any check submitted is dishonored upon presentation for payment, you are authorized to notify all principals and/or their respective agents of such nonpayment.

Order No.: 237737 Preliminary Report Page 11 of 11 EXHIBIT "A" LEGAL DESCRIPTION

Order No.: 237737 Escrow No.: 237737

The land referred to herein is situated in the State of California, County of Marin, City of Tiburon and described as follows:

All that certain real property situate in the City of Belvedere, County of Marin, State of California, described below as follows:

Parcel One:

Parcel Two:

Parcel Three:

APN: 060-221-47

(End of Legal Description) AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT

Date: June 27, 2018

File No.: 237737

Property: APN 060-221-47, Tiburon, CA 94920

From: Stewart Title of California, Inc.

This is to give you notice that Stewart Title of California, Inc. ("Stewart Title") has a business relationship with Stewart Solutions, LLC, OBA - Stewart Specialty Insurance Services, LLC ("Stewart Insurance"). Stewart Information Services Corporation owns 100% of Stewart Insurance and Stewart Title of California, Inc.. Because of this relationship, this referral may provide Stewart Title a financial or other benefit.

Set forth below is the estimated charge or range of charges for the settlement services listed. You are NOT required to use the listed provider(s) as a condition for purchase, sale, or refinance of the subject Property. THERE ARE FREQUENTLY OTHER SETTLEMENT SERVICE PROVIDERS AVAILABLE WITH SIMILAR SERVICES. YOU ARE FREE TO SHOP AROUND TO DETERMINE THAT YOU ARE RECEIVING THE BEST SERVICES AND THE BEST RATE FOR THESE SERVICES.

Stewart Insurance Settlement Service Charge or range of charges Hazard Insurance $400.00 to $6,500.00 Home Warranty $255.00 to$ 780.00 Natural Hazard Disclosure Report $ 42.50 to$ 149.50

File No.: 237737 Page 1 of 1 FOR TRANSACTIONS WHERE STEWART TITLE OF CALIFORNIA, INC. IS NOT CLOSING ESCROW

STCA Order Number: 237737 Subject Property Address: APN 060-221-47, Tiburon, CA 94920 Subject Property APN: 060-221-47

ACKNOWLEDGMENT OF RECEIPT, UNDERSTANDING AND APPROVAL OF "AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT" AND "STG PRIVACY NOTICE FOR STEWART TITLE COMPANIES"

The undersigned hereby acknowledge that I/we have received, read, understand and approve Stewart Title of California, lnc.'s "Affiliated Business Arrangement Disclosure Statement" and "STG Privacy Notice for Stewart Title Companies", provided to me/us in connection with the above captioned matter.

Read and signed on the 6/27/2018.

TBD

Homestead Peggy Trust By: ______ClTA Preliminary Report Form

Exhibit A (Revised 06-03-11)

CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - 1990 EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:

1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect. lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (c) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant: (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant: (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.

EXCEPTIONS FROM COVERAGE - SCHEDULE 8, PART I

This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records, 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims: (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records

(Rev. 06-03-11) Page 1 of 4 File No.: 237737 CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02-03-10) ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE EXCLUSIONS

In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:

3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land.

This Exclusion does not limit the coverage described in Covered Risk 11 or 21.

7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy.

LIMITATIONS ON COVERED RISKS

Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: • For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1 % of Policy Amount or $2,500.00 $10,000.00 (whichever is less) Covered Risk 18: 1% of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 19: 1 % of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 21: 1 % of Policy Amount or $2,500.00 $5,000.00 (whichever is less)

(Rev. 06-03-11) Page 2 of 4 File No.: 237737 2006 ALTA LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i) the occupancy, use, or enjoyment of the Land; ii) the character, dimensions, or location of any improvement erected on the Land; iii) the subdivision of land; or iv) environmental protection; or the effect of any violation of these laws, ordinances. or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

EXCEPTIONS FROM COVERAGE

This policy does not insure against loss or damage (and the company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. (a} Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b} proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c} water rights, claims or title to water, whether or not the matters excepted under (a}, (b} or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records.

(Rev. 06-03-11) Page 3 of4 File No.: 237737 2006 ALTA OWNER'S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i. the occupancy, use. or enjoyment of the Land; ii. the character, dimensions, or location of any improvement erected on the Land; iii. the subdivision of land; or iv. environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5 (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

EXCEPTIONS FROM COVERAGE

This policy does not insure against loss or damage (and the company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and that are not shown by the Public Records. 5. (a) unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.

6. Any lien or right to a lien for services, labor or material not shown by the public records.

(Rev. 06-03-11) Page4 of4 File No.: 237737 File No.: 237737

AVAILABLE DISCOUNTS DISCLOSURE STATEMENT

This is to give you notice that Stewart Title of California, Inc. ("Stewart Title") is pleased to inform you that upon proper qualification, there are premium discounts available upon the purchase of title insurance covering improved property with a one to four family residential dwelling.

Such discounts apply to and include:

Property located within an area proclaimed a state or federal disaster area;

Property purchased from a foreclosing beneficiary or successful bidder at a foreclosure sale;

Property being refinanced.

Please talk with your escrow or title officer to determine your qualification for any of these discounts.

File No.: 237737 OWNER'S AFFIDAVIT

Order No.: 237737 Address/Location: APN 060-221-47, Tiburon, CA 94920 APN: 060-221-47

The undersigned, ("Affiant") makes the following statement/representations to benefit Stewart Title of California, Inc. and title insurer Stewart Title Guaranty Company (collectively "Stewart Title"):

1. Affiant owns and holds title to property as described in Sc he du le A of the above mentioned Preliminary Report, Proforma or Title Commitment issued in connection with the above referenced Title Order Number (the "Property").

2. The Affiant's possession of the property has been peaceful and undisturbed and title thereto has never been disputed, questioned or rejected, nor title insurance refused. Other than the Affiant, there are no parties entitled to possession of the property other than the following: (If none, please state "none")

3. There are no leases, licenses, options, rights of first refusal, or contracts to sell, affecting the Property, except the following: (If none, please state "none")

4. No proceedings in bankruptcy or receivership have been instituted by or against the Affiant.

5. All assessments by a management, common area, building maintenance or homeowner association, if any, are paid current and outstanding assessments are not yet due and payable.

6. There are no pending repairs/improvements for the Property and no work has been done, services rendered or materials furnished within the last year, except the following: (If none, please state "none")

7. Affiant is not aware of the existence of any of the following:

a. Improvements encroaching into any easements or boundary lines of the Property. b. Adjoining property improvements encroaching onto the Property. c. Liens against the Property and/or judgments or tax liens against Affiant, except those described in the above Preliminary Report, Proforma or Title Commitment issued in connection with the above referenced Title Order Number. d. Outstanding claims or persons entitled to claims for mechanics' or materialman liens against the Property. e. Pending repairs/improvements to the adjacent street(s). f. Pending litigation of any sort, involving the Property. g. Recent improvements completed or being made to any common area located within the subdivision in which the Property is located. h. Violations of any covenants, conditions and/or restrictions recorded and imposed on the Property.

8. There are no financial obligations secured by trust deeds, mortgages, financing statements, security agreements or otherwise, against the Property, except as set forth in the Preliminary Report, Proforma and/or Title Commitment and the following obligations and amounts: (If none, please state "none")

Creditor Approximate Balance

Order No.: 237737 Page 1of2 Owners Affidavit CA Rev. 02-04-2017 9. There are no oil, gas, geothermal and/or mineral leases, licenses, options, rights of first refusal, and/or contracts to sell, affecting the mineral rights associated with the Property, or other parties currently in possession, of the of said interests on the Property, except the following: (If none, please state "none")

10. There has been no harvesting or production of any oil, gas, geothermal or other minerals from or on the Property, with the exception of the following: (If none, please state "none")

11. There are no unpaid utility type bills including but not limited to bills for water, sewer, hazardous waste, recycling, storm drain and/or rubbish and there are no liens related to such utilities from or on the Property, with the exception of the following: (If none, please state "none")

This Owner's Affidavit and Indemnity is made for the purpose of inducing Stewart Title to provide certain insurance coverage to a purchaser and/or lender, and the representations contained herein are material to such insurance coverage. The undersigned hereby indemnifies and holds Stewart Title harmless from any loss or damage, liability, costs, expenses and attorneys' fees which may be incurred or sustained under policies of title insurance to the extent any representations contained herein are inaccurate, incorrect or misrepresented.

By signing below (in the presence of a Notary Public), I/we affirm that I/we have read and responded to all statements above before signing and any blanks are to be understood as "None" if not specifically stated.

Homestead Peggy Trust

By: ______

IA notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.

State of California County of ______

Subscribed and sworn to (or affirmed) before me on this ___ day of ______, 20 __, by ------·proved to me on the basis of satisfactory evidence to be the person(s) who appeared before me.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature ______(Seal)

Order No.: 237737 Page 2 of 2 Owners Affidavit CA Rev. 02-04-2017 Stewart Title Guaranty Company Privacy Notice Stewart Title Companies

WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION?

Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of the Stewart Title Guaranty Company and its title affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA).

All financial companies, such as the Stewart Title Companies, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing.

Reasons we can share your personal information. Do we share Can you limit this sharing? For our everyday business purposes- to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, Yes No mailing, and auditing services, and responding to court orders and legal investigations. For our marketing purposes- to offer our products and services to Yes No you. For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes- information about your transactions and experiences. Affiliates are companies related by common ownership or control. They can be financial and non-financial Yes No companies. Our affiliates may include companies with a Stewart name; financial companies, such as Stewart Title Company For our affiliates' everyday business purposes- information about No We don't share your creditworthiness. For our affiliates to market to you - For your convenience, Stewart Yes Yes, send your first and last name, the email has developed a means for you to opt out from its affiliates marketing address used in your transaction, your Stewart file even though such mechanism is not legally required. number and the Stewart office location that is handling your transaction by email to [email protected] or fax to 1-800-335-9591. For non-affiliates to market to you. Non-affiliates are companies not No We don't share related by common ownership or control. They can be financial and non-financial companies.

SHARING PRACTICES How often do the Stewart Title Companies notify me We must notify you about our sharing practices when you request a transaction. about their practices?

How do the Stewart Title Companies protect my To protect your personal information from unauthorized access and use, we use personal information? security measures that comply with federal law. These measures include computer, file, and building safeguards. How do the Stewart Title Companies collect my We collect your personal information, for example, when you personal information? request insurance-related services provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g .. opt out) in certain instances, we do not share your personal information in those instances.

Contact us: If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056

File No.: 237737 Revised 11-19-2013 POR. RANCHO CORTE MADERA DEL PRESIDIO Tax Rots Area 1-000 eo-22

"'-.... 12 ,•.1100 1 -

II ~k Hore: DUI' ro '""""OIUtT lH,OlfUAfl

.,, cm , .,, ti , .,, 111 @ ,,, i)(4.1JU1' "".,, - "'"" li m Hi»»-t1 .,"' r;:; I <9..,. J{( ,,, _,,.,., """' ., .,, )- /#-, 1zu """'t/Onl 111 .,, """"'... ,.,,., 1na "'4-f;i$--f$ ., .,, bi" 066US-J7 "°"' {!.• tm l>:n °''f' BLA •• ~ ~ CITY OF BELVEDERE Sun'fiY " Assessor's Mop Bk.60-Pg.22 Belvedere Peninsula, Mop No. 4 Rack I Pull II. NOTE-Asseuor' s Block Numbers Shown in Ellipses. Re-Sub of Port of the City of Belvedere R.M. Bk.!5·Pg.6B. Asseuor'> Parcel Numbors Shown in Circles. County of Marin, Calif. Standard Scale 1 : 1

0I -- I -- 2

~ ~

LEGEND D Parcel One (Fee, Property In Question) D Parcel Two (Fee, Property In Question)

D Paro.I Thn!e (Fee, Property in Question)

0 2018 TI$!!: On5ef No. 2J77J7. Preinin::.:y Report O.ied as of Juno 211, 2018 OrawnJ Oa'..e: 06/2M!l18 Stewart Title Company 2sso Corddil Rd, s:e 100 AsscSSOf's Pateel Nos.: 060-221-47 F.'.l!.-f£!.:!. CAS-1SJ..: Proper.y:APN~221-47. llbu!oo,CAS4920 oa:a:

Anydlscropartelu, confllcts In boundary I/nu, shott•go In aru, Pl.11 ShcMing !he land "''erred tohercinjs si!ua:od in !hit S:a:a of Caliloma, Cottn:ycfMarin, CityofTbson.. Sheet tmcro.ehments, or 1rry other facts whk:h •correct survey would 1 disclose end a

Order No.: 237711 Your File No.: Buyer/Borrower Name: T B D Seller Name:

Property Address: APN 060-221-45, g;Jv~ d ~,,~ I t;-A- q t/"'lz..t.:>

In response to the above referenced application for a Policy of Title Insurance, Stewart Title of California, Inc. hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Stewart Title Guaranty Company Policy or Policies of Trtte Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referenced to as an Exception on Schedule B or not excluded from coverage pursuant to the printed Schedules, Conditions, and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. l.Nhen the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the ClTA and ALTA Homeowners Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limits of Liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be read. They are available from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters, which are not covered under the terms of the title insurance policy and should be carefully considered. NOTE: Attached to this Preliminary Report for review and acceptance is Stewart Title's Affiliated Business Arrangement Disclosure Statement and the STG Privacy Notice for Stewart Title Companies, consumer must sign and return, prior to recording, Stewart Title's document entitled Acknowledgment of Receipt, Understanding and Approval of Preliminary Report, Affiliated Business Arrangement Disclosure Statement and STG Privacy Notice for Stewart Title Companies. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report, (and any supplements or amendments thereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance a binder or commitment should be requested.

!Dated as of June 20, 2018 at 7:30AM When replying, please contact: Gina Gemma, Escrow Officer

Stewart Title of California, Inc. 750 University Ave, Ste 120 Los Gatos, CA 95032 (408) 354-6010

Order No.: 237711 Preliminary Report Page 1 of 10 PRELIMINARY REPORT

The form of Policy of Title Insurance contemplated by this report is:

IZI CLTA Standard Coverage Policy

D CL TA/AL TA Homeowners Policy

D 2006 ALT A Owner's Policy

IZJ 2006 ALTA Loan Policy

D ALTA Short Form Residential Loan Policy

SCHEDULE A

The estate or interest in the land hereinafter described or referred to covered by this report is: FEE

Title to said estate or interest at the date hereof is vested in:

401 Belvedere Corp., an Illinois Corporation.

Order No.: 237711 Preliminary Report Page 2 of 10 LEGAL DESCRIPTION

The land referred to herein is situated in the State of California, County of Marin, City of Tiburon and described as follows:

Lot 19 in Block A, as shown upon that certain Map entitled "Re-Subdivision of Part of the City of Belvedere, Marin County, California", filed for record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records.

EXCEPTING THEREFROM, that certain parcel of land conveyed by Belvedere Land Company, a corporation, to Adam Kirk, et ux, by Deed recorded June 30, 1944, in Book 468 of Official Records, at Page 186, Marin County Records, more particularly described as follows:

Beginning at the most Northerly corner of Lot 19, in Block A, Map hereinabove referred to; and running thence Southeasterly along the Southwesterly line of Belvedere Avenue, 21 .14 feet to a point perpendicularly distant 20 feet Southeasterly from the Northwesterly line of said Lot 19; thence South 47° 43' West parallel with the Northwesterly line of said Lot 19, a distance of 155.86 feet; thence South 34 ° 39' West parallel with the perpendicularly distant 20 feet Southeasterly from the Northwesterly line of said Lot '.19, a distance of 130.18 feet to the Southwesterly line of said Lot 19; thence North 76° 46' West along said Southwesterly line 21.48 feet to the most Westerly corner of said Lot 19; thence North 34 ° 39' East along the Northwesterly line of said Lot 19, a distance of 142.66 feet to an angle point therein; thence North 47° 43' East along the Northwesterly line of said Lot 19, a distance of 160.74 feet to the point of beginning.

Further excepting therefrom, the following:

Being a portion of the lands of 401 Belvedere Corporation as described by Deed recorded under Document No. 92-93138, of Official Records of Marin County, also being a portion of Lot 19 as shown on the Map Of Re-Subdivision of a Part of the City of Belvedere, ?led in Book 5 of Record Maps, at Page 68, Marin County Records, described as follows:

Beginning at a found 1/2" re-bar tagged LS 6234 on the Westerly line of Belvedere Avenue at the Northeasterly corner of said Lot 19, as shown on the Record of Survey Map ?led in Book 2002 of Surveys, at Page 41, Marin County Records; thence along the common line of said Lot 19 and Lot 8, as shown on said Record of Survey Map, South 47° 43' 00" West 155.86 feet, to a found 1/2" re-bar tagged LS 6234; thence South 34 ° 39' 00" West 130.18 feet, to the Northwest corner of said Lot 19; thence along the Westerly line of said Lot 19, South 76° 45' 00" East 30.55 feet; thence leaving said Westerly line, North 36° 52' 19" East 269.81 feet, to a found 1/2" re-bar tagged LS 6234, on the Westerly line of Belvedere Avenue; thence Northeasterly along said Westerly line of Belvedere Avenue on a curve to the right, the radius point of which bears North 52° 25' 18" East 95.00 feet, through a central angle of 2° 19' 41" for an arc length of 3.86 feet, to the point of beginning.

APN : 060-221-45

(End of Legal Description)

MAP

Order No.: 237711 Preliminary Report Page 3 of 10 INDEMNIFICATION RELATED TO THE MAPS NOR ANY MATTERS CONCERNING THE CONTENTS OF OR ACCURACY OF THE MAP.

Order No.: 237711 Preliminary Report Page 4 of 10 SCHEDULE B

At the date hereof, exceptions to coverage in addition to the printed exceptions and exclusions contained in said policy or policies would be as follows:

Taxes:

A. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes, to be levied for the fiscal year 2018 - 2019.

Said Assessment is collected with County taxes.

E. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code of the State of California.

Exceptions:

1. Any adverse claim based upon the assertion that some portion of said land is tide or submerged lands, or has been created by artificial means or has accreted to such portion so created.

Order No.: 237711 Preliminary Report Page 5 of 10 b) March 30, 1944 in Book 461 of Official Records at Page 221, Marin County Records.

The conditions therein contain no express words of forfeiture or reversion of title if violated.

Reference is made to said document for full particulars.

Order No.: 237711 Preliminary Report Page 6 of 10 Reference is made to said document for full particulars.

7. Certificate of Compliance issued by City of Belvedere, recorded September 18, 2000 as Instrument No. 2000 047992, Marin County Records.

Affects: The herein described land and other land.

8. Any Rights, Easements, interest or claims which may exist by reason of or reflected on the Survey recorded March 04, 2002, Book 2002 of Surveys Page 41, Marin County Records.

9. Any Rights, Easements, interest or claims which may exist by reason of or reflected on the Survey recorded June 19, 2006, Book 2006 of Surveys Page 139, Marin County Records.

10. Please be advised that our search did not disclose any open deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact your title officer immediately for further review.

11. If the policy to be issued requires priority insurance, over mechanic's liens and work has or is to be commenced prior to recording, this company will require a sufficient and approved indemnity agreement from the owner/trustor. To help avoid delays in your transaction, we should receive all pertinent information at least 5 working days prior to the close of escrow. Should you have any questions or need any additional information, please contact your title officer.

12. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records.

13. This Company will require the following documents, in order to insure a conveyance or encumbrance by the corporation or unincorporated association named below: Entity: 401 Belvedere Corp., an Illinois Corporation (a) A copy of the corporation By-Laws or Articles. (b) An original or certified copy of the Resolution authorizing the subject transaction. (c) If the Articles or By-Laws require approval by a "parent" organization, we will also require a copy of those By-Laws or Articles. (d) If an unincorporated association, a statement pursuant to applicable law.

(End of Exceptions)

Order No.: 237711 Preliminary Report Page 7 of 10 NOTES AND REQUIREMENTS

A. NOTE: For Information Purposes Only, Vesting on Schedule A per Document No. 92-093138. B. Property taxes, including general and special taxes, personal property taxes, if any and any assessments collected with taxes for the fiscal year shown below, are paid, For proration purposes the amounts are: Fiscal Year : 2017-2018 1st Installment : $ 2,340.65 2nd Installment $ 2,340.65 APN No. : 060-221-45

According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report.

This report is preparatory to the issuance of an ALTA loan Policy. We have no knowledge of any fact which would preclude the issuance of the policy with CL TA Endorsement Forms 100 and 116 and if applicable, 115 and 116.2 attached.

When issued, the CLTA Endorsement Form 116 or 116.2, if applicable will reference a(n) Single Family Residnece, known as APN 060-221-45, Tiburon, CA.

The charge for a policy of title insurance, when issued through this title order, will be based on the Basic Rate.

The map attached, if any, may or may not be a survey of the land depicted hereon. Stewart Title expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.

A Preliminary Change of Ownership Report must be completed by the transferee (buyer) prior to the transfer of property in accordance with the provisions of Section 480.3 of the Revenue and Taxation Code. The Preliminary Change of Ownership Report should be submitted to the recorder concurrent with the recordation of any document effecting a change of ownership. If a document evidencing a change of ownership (i.e. Deed, Affidavit-Death Joint Tenant) is presented to the recorder for recording without a preliminary change of ownership report, the recorder may charge an additional $20.00

If your property is in San Francisco, it is the requirement of the City and County of San Francisco that a Transfer Tax affidavit to be completed and signed by the Grantor for each deed submitted for recording. This is an addition to a Preliminary Change of Ownership Report.

In addition to County Transfer Tax, any conveyance of the herein described property may be subject to a City Transfer and/or Conveyance Tax, as follows.

Alameda $12.00 per thousand Albany $11.50 per thousand Berkeley $15.00 per thousand

Order No.: 237711 Preliminary Report Page 8 of 10 Culver City $4.50 per thousand Emeryville $12.00 per thousand Hayward $4.50 per thousand Los Angeles $4.50 per thousand Mountain View $3.30 per thousand Oakland $15.00 per thousand Palo Alto $3.30 per thousand Petaluma $2.00 per thousand Piedmont $13.00 per thousand Pomona $2.20 per thousand Redondo Beach $2.20 per thousand Richmond $7.00 per thousand Riverside $1.10 per thousand Sacramento $2. 75 per thousand San Leandro $6. 00 per thousand City and County of San Francisco Up to $250,000 =$5.00 per thousand $250,000 to $1,000,000 =$6.80 per thousand $1,000,000 to $5,000,000 = $7.50 per thousand $5,000,000 to 10,000,000 =$20.00 per thousand Above $10,000,000 =$25.00 per thousand (Do not add the additional $1.10 for County Tax, it is included) San Jose $3.30 per thousand San Mateo $5.00 per thousand San Rafael $2.00 per thousand Santa Monica $3. 00 per thousand Santa Rosa $2.00 per thousand Vallejo $3.30 per thousand Woodland $1 .10 per thousand

Additional Requirements for "Short Sale" Transactions in which a lender will accept less than the outstanding balance of its loan as full satisfaction of the obligation:

The Company will require, prior to the issuance of a policy of title insurance, evidence that the first-position trust deed holder has received and acknowledged all payments to be made to subordinate-position lien holders, regardless of whether such payments are to be made from proceeds or from contributions by real estate brokers and/or buyers in the subject transaction, or from other third-party sources. Evidence shall include but not be limited to: (a) a written demand from the first-position trust deed holder acknowledging and approving payments to subordinate position lien holders from proceeds and otherwise; or (b) a supplemental letter or amended demand from the first-position lien holder acknowledging payments to be made to subordinate lien holders from sources other than proceeds (including broker commissions and additional buyer deposits).

Order No.: 237711 Preliminary Report Page 9 of 10 CALIFORNIA "GOOD FUNDS" LAW

California Insurance Code Section 12413.1 regulates the disbursement of escrow and sub-escrow funds by title companies. The law requires that funds be deposited in the title company escrow account and available for withdrawal prior to disbursement. Funds received by Stewart Title of California, Inc. via wire transfer may be disbursed upon receipt. Funds received via cashiers checks or teller checks drawn on a California Bank may be disbursed on the next business day after the day of deposit. If funds are received by any other means, recording and/or disbursement may be delayed, and you should contact your title or escrow officer. All escrow and sub-escrow funds received will be deposited with other escrow funds in one or more non-interest bearing escrow accounts in a financial institution selected by Stewart Title of California, Inc.. Stewart Title of California, Inc. may receive certain direct or indirect benefits from the financial institution by reason of the deposit of such funds or the maintenance of such accounts with the financial institution, and Stewart Title of California, Inc. shall have no obligation to account to the depositing party in any manner for the value of, or to pay to such party, any benefit received by Stewart Title of California, Inc.. Such benefits shall be deemed additional compensation to Stewart Title of California, Inc. for its services in connection with the escrow or sub-escrow.

If any check submitted is dishonored upon presentation for payment, you are authorized to notify all principals and/or their respective agents of such nonpayment.

Order No.: 237711 Preliminary Report Page 10 of 10 EXHIBIT "A" LEGAL DESCRIPTION

Order No.: 237711 Escrow No.: 237711

The land referred to herein is situated in the State of California, County of Marin, City of Tiburon and described as follows:

Beginning at the most Northerly corner of Lot 19, in Block A, Map hereinabove referred to; and running thence Southeasterly along the Southwesterly line of Belvedere Avenue, 21.14 feet to a point perpendicularly distant 20 feet Southeasterly from the Northwesterly line of said Lot 19; thence South 4 7° 43' West parallel with the Northwesterly line of said Lot 19, a distance of 155.86 feet; thence South 34° 39' West parallel with the perpendicularly distant 20 feet Southeasterly from the Northwesterly line of said Lot 19, a distance of 130. 18 feet to the Southwesterly line of said Lot 19; thence North 76° 46' West along said Southwesterly line 21.48 feet to the most Westerly corner of said Lot 19; thence North 34 ° 39' East along the Northwesterly line of said Lot 19, a distance of 142.66 feet to an angle point therein; thence North 47° 43' East along the Northwesterly line of said Lot 19, a distance of 160.74 feet to the point of beginning.

Further excepting therefrom, the following:

Being a portion of the lands of 401 Belvedere Corporation as described by Deed recorded under Document No. 92-93138, of Official Records of Marin County, also being a portion of Lot 19 as shown on the Map Of Re-Subdivision of a Part of the City of Belvedere, ?led in Book 5 of Record Maps, at Page 68, Marin County Records, described as follows:

APN: 060-221-45

(End of Legal Description) AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT

Date: June 28, 2018

File No.: 237711

Property: APN 060-221-45, Tiburon, CA 94920

From: Stewart Title of California, Inc.

Stewart Insurance Settlement Service Charge or range of charges Hazard Insurance $400.00 to $6,500.00 Home Warranty $255.00 to$ 780.00 Natural Hazard Disclosure Report $ 42.50 to$ 149.50

File No.: 237711 Page 1 of 1 FOR TRANSACTIONS WHERE STEWART TITLE OF CALIFORNIA, INC. IS NOT CLOSING ESCROW

STCA Order Number: 237711 Subject Property Address: APN 060-221-45, Tiburon, CA 94920 Subject Property APN: 060-221-45

ACKNOWLEDGMENT OF RECEIPT, UNDERSTANDING AND APPROVAL OF "AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT" AND "STG PRIVACY NOTICE FOR STEWART TITLE COMPANIES"

Read and signed on the 6/28/2018.

TBD

Homestead Peggy Trust

By: ______CLTA Preliminary Report Form

Exhibit A (Revised 06-03-11)

CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - 1990 EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:

1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (c) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness. to comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender. by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I

This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments. or notices of such proceedings, whether or not shown by the records of such agency or by the public records, 2. Any facts, rights. interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies. conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights. claims or title to water. whether or not the matters excepted under (a). (b) or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records

(Rev. 06-03-11) Page 1 of4 File No.: 237711 CLTA HOMEOWNER'$ POLICY OF TITLE INSURANCE (02-03-10) AL TA HOMEOWNER'$ POLICY OF TITLE INSURANCE EXCLUSIONS

In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:

1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14or15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land.

This Exclusion does not limit the coverage described in Covered Risk 11 or 21.

7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy.

LIMITATIONS ON COVERED RISKS

Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: • For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount or $2,500.00 $10,000.00 (whichever is less) Covered Risk 18: 1% of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 19: 1% of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 21: 1% of Policy Amount or $2,500.00 $5,000.00 (whichever is less)

(Rev. 06-03-11) Page 2 of4 File No.: 237711 2006 ALT A LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i) the occupancy, use, or enjoyment of the Land; ii) the character, dimensions, or location of any improvement erected on the Land; iii) the subdivision of land; or iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. 6. Any claim, by reason of the operation offederal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

EXCEPTIONS FROM COVERAGE

This policy does not insure against loss or damage (and the company will not pay costs. attorneys' fees or expenses) which arise by reason of:

1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records.

(Rev. 06-03-11) Page 3 of4 File No.: 237711 2006 ALTA OWNER'S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i. the occupancy, use, or enjoyment of the Land; ii. the character, dimensions, or location of any improvement erected on the Land; iii. the subdivision of land; or iv. environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5 (b} Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

EXCEPTIONS FROM COVERAGE

(Rev. 06-03-11) Page4 of4 File No.: 237711 File No.: 237711

AVAILABLE DISCOUNTS DISCLOSURE STATEMENT

Such discounts apply to and include:

Property located within an area proclaimed a state or federal disaster area;

Property purchased from a foreclosing beneficiary or successful bidder at a foreclosure sale;

Property being refinanced.

Please talk with your escrow or title officer to determine your qualification for any of these discounts.

File No.: 237711 Stewart Title Guaranty Company Privacy Notice Stewart Title Companies

WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION?

The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as the Stewart Title Companies, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing.

SHARING PRACTICES How often do the Stewart Title Companies notify me We must notify you about our sharing practices when you request a transaction. about their practices?

How do the Stewart Title Companies protect my To protect your personal information from unauthorized access and use, we use personal information? security measures that comply with federal law. These measures include computer, file, and building safeguards. How do the Stewart Title Companies collect my We collect your personal information, for example, when you personal information? request insurance-related services provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances.

Contact us: If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056

File No.: 237711 Revised 11-19-2013 POR. RANCHO CORT£ MADERA DEL PRESIDIO Tax Rate Area 1-000 60-22

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02018 I de On::e!No. 23n11,PrefnWlary Report~ asofJune20, 2018 Stewart Title Company 2i:.sor,or0clieRd.S1e too Fairfield,CA94S34

Anyn.,Oqc!fb.1:tn onc:n>aehmClr:lts, or•ny Ofhfirbczs ...tiiich • comJCt surny wt1t11d dis close •nd ere not shown by the pub fie rocorrls. Tnfs pllt Is for" your •Id In loc•ring your l•nd with ,.,e,..m;e to strwts •nd other ,,.reels. Wh//e this p/1Jt /s belff!Vedto ~ C'Ofn'Ct, rhe (;.ompaey usumu no ll•bJllry tor •ny 11tason ot reliance rh•reon. Daniel Chenoweth Stewart Tiiie of California, Inc. stewart title Tiiie Officer 2850 Cordelia Rd, Ste 100 Fairfield, CA 94534 Real partners. Real possibilities. Phone: Fax: [email protected] PRELIMINARY REPORT

Order No.: 237693 Your File No. : Buyer/Borrower Name: T B D Seller Name:

Property Address: 415 Belvedere Avenue. Belvedere, CA 94920

In response to the above referenced application for a Policy of Title Insurance. Stewart Title of California, Inc. hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Stewart Title Guaranty Company Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referenced to as an Exception on Schedule B or not excluded from coverage pursuant to the printed Schedules, Conditions, and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowners Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limits of Liability for certain coverages are also set forth in Exhibit A Copies of the policy forms should be read. They are available from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters, which are not covered under the terms of the title insurance policy and should be carefully considered. NOTE: Attached to this Preliminary Report for review and acceptance is Stewart Title's Affiliated Business Arrangement Disclosure Statement and the STG Privacy Notice for Stewart Title Companies, consumer must sign and return, prior to recording, Stewart Title's document entitled Acknowledgment of Receipt, Understanding and Approval of Preliminary Report, Affiliated Business Arrangement Disclosure Statement and STG Privacy Notice for Stewart Title Companies. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report, (and any supplements or amendments thereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance a binder or commitment should be requested.

JDated as of June 20, 2018 at 8:00AM When replying, please contact: Gina Gemma, Escrow Officer

Stewart Title of California, Inc. 750 University Ave, Ste 120 Los Gatos, CA 95032 (408) 354-6010

Order No.: 237693 Preliminary Report Page 1 of 11 PRELIMINARY REPORT

The form of Policy of Title Insurance contemplated by this report is:

D CLTA Standard Coverage Policy

fgJ CL TA/ALTA Homeowners Policy

D 2006 ALTA Owner's Policy

fgj 2006 ALTA Loan Policy

D ALTA Short Form Residential Loan Policy

SCHEDULE A

The estate or interest in the land hereinafter described or referred to covered by this report is:

FEE

Title to said estate or interest at the date hereof is vested in:

Howard R. King, Trustee of The Wheelhouse Trust, dated April 15, 2015, subject to Item No. 15 and 16, of Schedule 8.

Order No.: 237693 Preliminary Report Page 2 of 11 LEGAL DESCRIPTION

The land referred to herein is situated in the State of California, County of Marin, City of Belvedere and described as follows:

Parcel One:

Lot 20, in Block A, as shown upon that certain Map entitled, "Map of Re-Subdivision of part of the City of Belvedere, Marin County, California", filed for Record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records.

Excepting therefrom that portion thereof described in the Deed from William S. Ficher, et al, to Louis B. Lundhorg, et ux, dated March 6, 1956, and recorded March 8, 1956 in Book 1011 of Official Records, at Page 524, Marin County Records, and described in that certain Certificate of Compliance recorded September 18, 2000 as Instrument No. 2000-047992, Marin County Records.

Parcel Two:

The Southeasterly 23 feet of Lot 20, in Block A, as shown upon that certain Map entitled, "Map of Re Subdivision of part of the City of Belvedere, Marin County, California", filed for Record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records, more particularly described as follows:

Beginning at the most Southerly corner of said Lot 20, thence running North 47° 15' West 23.086 feet along the Southwesterly line of said Lot 20 to a point; thence running North 37° 52' East parallel with the Southeasterly line of said Lot 20, 228.98 feet to a po int in the Northeasterly line of said Lot 20; thence running along said Northeasterly line, South 55° 28' East 2.07 feet, and along a curve to the right with a radius of 155 feet, a distance of 17 .85 feet and South 48° 52' East 3.09 feet to the most Easterly corner of said Lot 20, thence runn ing Southwesterly along said Southeasterly line of Lot 20 to the Point of Beginning.

Parcel Three:

Lot 21, in Block A, as shown upon that certain Map entitled, "Map of Re-Subdivision of part of the City of Belvedere, Marin County, California", filed for Record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records.

Excepting therefrom and thereout the Southeasterly 25 feet measured at right angles to the Southeasterly line of said Lot 21 , Map.hereinabove mentioned, as described in Deed from Belvedere Land Co ., a Corporation, to Alexander Bolton, et ux, recorded September 20, 1945 in Liber 493 of Official Records, at Page 212, Marin County Records.

APN : 060-221-14

(End of Legal Description)

MAP

THE MAP CONNECTED HEREWITH IS BEING PROVIDED AS A COURTESY AND FOR INFORMATIONAL PURPOSES ONLY; THIS MAP SHOULD NOT BE RELIED UPON. FURTHERMORE, THE PARCELS SET OUT ON THIS MAP MAY NOT COMPLY WITH LOCAL SUBDIVISION OR BUILDING ORDINANCES. STEWART ASSUMES NO LIABILITY, RESPONSIBILITY OR INDEMNIFICATION RELATED TO THE MAPS NOR ANY MATIERS CONCERNING THE CONTENTS OF OR ACCURACY OF THE MAP.

Order No. : 237693 Preliminary Report Page 3 of 11 SCHEDULE B

At the date hereof, exceptions to coverage in addition to the printed exceptions and exclusions contained in said policy or policies would be as follows:

Taxes:

A. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes, to be levied for the fiscal year 2018 - 2019.

B. Said property has been declared tax defaulted for non-payment of delinquent taxes for the fiscal year 2017 - 2018:

Amounts to redeem for the above stated fiscal year (and subsequent years, if any) are: Amount: $29,884.54 By: June 30, 2018 Amount: $30,234.46 By: July 31, 2018

Said Matter Affects: 060-221-14

C. Supplemental taxes for the fiscal year 2017 - 2018 issued pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code of the State California: Code Area : 001-000 Parcel No. : 060-221-14 First Installment : $0. 75 Delinquent Delinquent Date : February 28, 2018 Penalty : $0.06 Second Installment : $ 0.69 Open

D. Said property has been declared tax defaulted for non-payment of delinquent taxes for the fiscal year 2017 - 2018:

Amounts to redeem for the above stated fiscal year (and subsequent years, if any) are: Amount $33,448.95 By: June 30, 2018 Amount: $33,840.64 By: July 31, 2018

Said Matter Affects: 060-221-19

E. Supplemental taxes for the fiscal year 2017 - 2018 issued pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code of the State California: Code Area : 001-000 Parcel No. : 060-221-19 First Installment : $0.84 Delinquent Delinquent Date : February 28, 2018 Penalty : $0.07 Second Installment : $0. 77 Open

F. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code of the State of California.

Order No.: 237693 Preliminary Report Page 4 of 11 G. Assessments, if any, for Community Facility Districts affecting said land which may exist by virtue of assessment maps or notices filed by said districts. Said assessments are collected with the County Taxes.

Exceptions:

1. Any and all offers of dedications, conditions, restrictions, easements, notes and/or provisions shown or disclosed by the filed or recorded map referred to in the legal description including but not limited to: Easement for Undisclosed Purposes and incidental purposes affecting said land.

2. Easements, Covenants and Conditions contained in the Deed from Belvedere Land Company, a Corporation, as Grantor, to Gordon W. Strawbridge and Nancy M. Strawbridge, as Grantee, recorded March 30, 1944 Book 461, Page 221 of Official Records. Reference being made to the document for full particulars.

Said Covenants, Conditions, and Restrictions provide that a violation thereof shall not defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for value.

4. An easement for utilities and drainage and incidental purposes and rights incidental thereto as set forth in a document recorded May 17, 1956, in Book 1029. Page 255, of Official Records, affects said land.

5. The terms, provisions and conditions contained in that certain document, entitled "Declaration of Established of Conditions, Covenants, and Restrictions", Recorded: January 16, 1991, as Instrument/File No. 1991-003391, of Official Records.

6. The terms, provisions and conditions contained in that certain document, entitled "Waiver and Indemnity Agreement", Recorded: August 19, 1994, as Instrument/File No. 1994-062841, of Official Records.

7. The terms, provisions and conditions contained in that certain document, entitled "Waiver and Indemnity Agreement", Recorded: October 24, 1995, as Instrument/File No. 1995-051135, of Official Records.

8. The terms, provisions and conditions contained in that certain document, entitled "City of Belvedere Revocable License No. 96-9", Recorded: September 03, 1996, Instrument/File No. 1996-047054, of Official Records.

9. The effect of a Map purporting to show the land and other property, filed Book 2002, Page 041 of Records of Surveys.

10. Any adverse claim based upon the assertion that some portion of said land is tide or submerged lands, or has been created by artificial means or has accreted to such portion so created.

Order No.: 237693 Preliminary Report Page 5 of 11 11. Any rights in favor of the public which may exist on said land if said land or portions thereof are or were at any time used by the public.

12. Rights and easements for commerce, navigation and fishery.

13. Any easement or claim of easement based upon prescription or by implied dedication for the public over said land or any part thereof, for access of adjoining beach or body of water for recreation purposes.

14. Deed of Trust to secure an indebtedness in the amount shown below, and any other obligations secured thereby: Amount : $6,055,000.00 Dated: April 27, 2015 Truster: Howard E. King, Trustee ofThe Wheelhouse Trust, dated April 15, 2015 Trustee: First American Title Insurance Company, a Nebraska Corporation Beneficiary : 401 Belvedere Corporation, an Illinois Corporation, as to an undivided 50% interest and Stanley Beainy and Michael R. Friedberg, as Successor Trustee of the Peggy Homestead Trust, u/a/d June 7, 1978 as to an undivided 50% ineterest Recorded: May 15, 2015, as Instrument No. 2015-0023274, of Official Records

To avoid delays at the time of closing, please submit the original note, deed of trust, requested for reconveyance, and a final demand for pay-off executed by the record beneficiary.

In the event the demand is prepared by a servicing agent, the demand must be approved by the record beneficiary.

15. Any defect in or invalidity of the title to the estate or interest of the vestee herein, arising out of or occasioned by that certain Deed in Lieu of Foreclosure, Howard R. King, Trustee of the Wheelhouse Trust, dated April 15, 2015 as granter and 401 Belvedere Corporation, an Illinois Corporation, as to an undivided 50% interest; and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, u/a/d June 7, 1978, as to an undivided 50% interest, as grantee, recorded October 04, 2017, as Instrument No. 2017-0039584, of Official Records.

This Company will require proof of the validity of said document prior to the issuance of any policy of title insurance.

16. Any defect in or invalidity of the title to the estate or interest of the vestee herein, arising out of or occasioned by that certain Grant Deed, 401 Belvedere Corporation, an Illinois Corporation, and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, u/a/d June 7, 1978, as granter and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, u/a/d June 7, 1978, as grantee, recorded October 04, 2017, as Instrument No. 2017-0039586, of Official Records.

This Company will require proof of the validity of said document prior to the issuance of any policy of title insurance.

17. Any invalidity or defect in the title of the vestees in the event that the trust referred to in the vesting portion of Schedule A is invalid or fails to grant sufficient powers to the trustee(s) or in the event there is a lack of compliance with the terms and provisions of the trust instrument.

18. If title is to be insured in the trustee(s) of a trust or their act is to be insured, we will require a full copy of the trust agreement and any amendments thereto. In certain situations the Company may accept a Trust Certificate, pursuant to Section 18100.5 of the California Probate Code in lieu of the trust agreement. The Company reserves the right to except additional items and/or make additional requirements after reviewing said documents.

Order No.: 237693 Preliminary Report Page 6 of 11 19. This Company will require the following documents, in order to insure a conveyance or encumbrance by the corporation or unincorporated association named below:

Entity: 401 Belvedere Corporation

(a) A copy of the corporation By-Laws or Articles.

(b) An original or certified copy of the Resolution authorizing the subject transaction.

(c) If the Articles or By-Laws require approval by a "parent" organization, we will also require a copy of those By-Laws or Articles.

(d) If an unincorporated association, a statement pursuant to applicable law.

(End of Exceptions)

Order No.: 237693 Preliminary Report Page 7 of 11 NOTES AND REQUIREMENTS

A. NOTE: For Information Purposes Only, Vesting on Schedule A per Document No. 2015- 0023273. B. Property taxes for the fiscal year 2017 - 2018 shown below are paid. For proration purposes the amounts are: 1st Installment: $24,366.77 2nd Installment: $24,366.77 Parcel No.: 060-221-14 Code Area: 001-000 C. Property taxes for the fiscal year 2017 - 2018 shown below are paid. For proration purposes the amounts are: 1st Installment: $27 ,27 4.67 2nd Installment: $27,274.67 Parcel No.: 060-221-19 Code Area: 001-000 D. According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report, except as follows:

Howard R. King, Trustee of The Wheelhouse Trust, dated April 15, 2015, as Granter and 401 Belvedere Corporation, an Illinois Corporation, as to an undivided 50% interest; and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, u/a/d June 7, 1978, as to an undivided 50% interest, as Grantee recorded on October 04, 2017, as Instrument No. 2017-0039584, of Official Records.

401 Belvedere Corporation, an Illinois Corporation, as to an undivided 50% interest; and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, u/a/d June 7, 1978, as Granter and Stanley Beainy and Michael R. Friedberg, as Successor Co Trustees of the Peggy Homestead Trust, u/a/d June 7, 1978, as Grantee recorded on October 04, 2017, as Instrument No. 2017-0039586, of Official Records.

When issued, the CLTA Endorsement Form 116 or 116.2, if applicable will reference a(n) Single Family Residence, known as 415 Belvedere Avenue, Belvedere, California.

The charge for a policy of title insurance, when issued through this title order, will be based on the Residential Rate.

Order No.: 237693 Preliminary Report Page 8 of 11 A Preliminary Change of Ownership Report must be completed by the transferee (buyer) prior to the transfer of property in accordance with the provisions of Section 480.3 of the Revenue and Taxation Code. The Preliminary Change of Ownership Report should be submitted to the recorder concurrent with the recordation of any document effecting a change of ownership. If a document evidencing a change of ownership (i.e. Deed, Affidavit-Death Joint Tenant) is presented to the recorder for recording without a preliminary change of ownership report, the recorder may charge an additional $20.00

In addition to County Transfer Tax, any conveyance of the herein described property may be subject to a City Transfer and/or Conveyance Tax, as follows.

Alameda $12.00 per thousand Albany $11.50 per thousand Berkeley $15. 00 per thousand Culver City $4.50 per thousand Emeryville $12.00 per thousand Hayward $4.50 per thousand Los Angeles $4.50 per thousand Mountain View $3.30 per thousand Oakland $15.00 per thousand Palo Alto $3.30 per thousand Petaluma $2.00 per thousand Piedmont $13. 00 per thousand Pomona $2.20 per thousand Redondo Beach $2.20 per thousand Richmond $7.00 per thousand Riverside $1.10 per thousand Sacramento $2.75 per thousand San Leandro $6.00 per thousand City and County of San Francisco Up to $250,000 =$5.00 per thousand $250,000 to $1,000,000 =$6.80 per thousand $1,000,000 to $5,000,000 = $7.50 per thousand $5,000,000 to 10,000,000 = $20.00 per thousand Above $10,000,000 = $25.00 per thousand (Do not add the additional $1.10 for County Tax, it is included) San Jose $3.30 per thousand San Mateo $5.00 per thousand San Rafael $2.00 per thousand Santa Monica $3.00 per thousand Santa Rosa $2.00 per thousand Vallejo $3.30 per thousand Woodland $1 .10 per thousand

Additional Requirements for "Short Sale" Transactions in which a lender will accept less than the outstanding balance of its loan as full satisfaction of the obligation:

Order No.: 237693 Preliminary Report Page 9 of 11 from the first-position trust deed holder acknowledging and approving payments to subordinate position lien holders from proceeds and otherwise; or (b) a supplemental letter or amended demand from the first-position lien holder acknowledging payments to be made to subordinate lien holders from sources other than proceeds (including broker commissions and additional buyer deposits).

Order No.: 237693 Preliminary Report Page 10 of 11 CALIFORNIA "GOOD FUNDS" LAW

California Insurance Code Section 12413.1 regulates the disbursement of escrow and sub-escrow funds by title companies. The law requires that funds be deposited in the title company escrow account and available for withdrawal prior to disbursement. Funds received by Stewart Title of California, Inc. via wire transfer may be disbursed upon receipt. Funds received via cashiers checks or teller checks drawn on a California Bank may be disbursed on the next business day after the day of deposit. If funds are received by any other means, recording and/or disbursement may be delayed, and you should contact your title or escrow officer. All escrow and sub-escrow funds received will be deposited with other escrow funds in one or more non-interest bearing escrow accounts in a financial institution selected by Stewart Title of California, Inc.. Stewart Title of California, Inc. may receive certain direct or indirect benefits from the financial institution by reason of the deposit of such funds or the maintenance of such accounts with the financial institution, and Stewart Title of California, Inc. shall have no obligation to account to the depositing party in any manner for the value of, or to pay to such party, any benefit received by Stewart Title of California, Inc.. Such benefits shall be deemed additional compensation to Stewart Title of California, Inc. for its services in connection with the escrow or sub-escrow.

If any check submitted is dishonored upon presentation for payment, you are authorized to notify all principals and/or their respective agents of such nonpayment.

Order No.: 237693 Preliminary Report Page 11 of 11 EXHIBIT "A" LEGAL DESCRIPTION

Order No.: 237693 Escrow No.: 237693

The land referred to herein is situated in the State of California, County of Marin, City of Belvedere and described as follows:

Parcel One:

Parcel Two:

Beginning at the most Southerly corner of said Lot 20, thence running North 47° 15' West 23.086 feet along the Southwesterly line of said Lot 20 to a point; thence running North 37° 52' East parallel with the Southeasterly line of said Lot 20, 228.98 feet to a point in the Northeasterly line of said Lot 20; thence running along said Northeasterly line, South 55° 28' East 2.07 feet, and along a curve to the right with a radius of 155 feet, a distance of 17.85 feet and South 48° 52' East 3.09 feet to the most Easterly corner of said Lot 20, thence running Southwesterly along said Southeasterly line of Lot 20 to the Point of Beginning.

Parcel Three:

Excepting therefrom and thereout the Southeasterly 25 feet measured at right angles to the Southeasterly line of said Lot 21, Map hereinabove mentioned, as described in Deed from Belvedere Land Co., a Corporation, to Alexander Bolton, et ux, recorded September 20, 1945 in Uber 493 of Official Records, at Page 212, Marin County Records.

APN: 060-221-14

(End of Legal Description) AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT

Date: June 28, 2018

File No.: 237693

Property: 415 Belvedere Avenue, Belvedere, CA 94920

From: Stewart Title of California, Inc.

Stewart Insurance Settlement Service Charge or range of charges Hazard Insurance $400.00 to $6,500.00 Home Warranty $255.00 to$ 780.00 Natural Hazard Disclosure Report $ 42.50 to$ 149.50

File No.: 237693 Page 1 of 1 FOR TRANSACTIONS WHERE STEWART TITLE OF CALIFORNIA, INC. IS NOT CLOSING ESCROW

STCA Order Number: 237693 Subject Property Address: 415 Belvedere Avenue, Belvedere, CA 94920 Subject Property APN: 060-221-14

ACKNOWLEDGMENT OF RECEIPT, UNDERSTANDING AND APPROVAL OF "AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT" AND "STG PRIVACY NOTICE FOR STEWART TITLE COMPANIES"

Read and signed on the 6/28/2018.

TBD

Homestead Peggy Trust

By: ______CL TA Preliminary Report Form

Exhibit A (Revised 06-03-11)

CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY-1990 EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:

1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (c) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Dale of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I

This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:

(Rev. 06-03-11) Page 1 of4 File No.: 237693 CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02-03-10) ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE EXCLUSIONS

In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:

4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28.

5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land.

This Exclusion does not limit the coverage described in Covered Risk 11 or 21.

7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy.

LIMITATIONS ON COVERED RISKS

Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: • For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount or $2,500.00 $10,000.00 (whichever is less) Covered Risk 18: 1% of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 19: 1% of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 21: 1 % of Policy Amount or $2,500.00 $5,000.00 (whichever is less)

(Rev. 06-03-11) Page 2 of4 File No.: 237693 2006 AL TA LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i) the occupancy, use, or enjoyment of the Land; ii) the character, dimensions, or location of any improvement erected on the Land; iii) the subdivision of land; or iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

EXCEPTIONS FROM COVERAGE

This policy does not insure against loss or damage (and the company will not pay costs, attorneys' fees or expenses) which arise by reason of:

(Rev. 06-03-11) Page 3 of4 File No.: 237693 2006 ALTA OWN ER'S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i. the occupancy, use, or enjoyment of the Land; ii. the character, dimensions, or location of any improvement erected on the Land; iii. the subdivision of land; or iv. environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5 (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6.

EXCEPTIONS FROM COVERAGE

(Rev. 06-03-11) Page4 of 4 File No.: 237693 File No.: 237693

AVAILABLE DISCOUNTS DISCLOSURE STATEMENT

Such discounts apply to and include:

Property located within an area proclaimed a state or federal disaster area;

Property purchased from a foreclosing beneficiary or successful bidder at a foreclosure sale;

Property being refinanced.

Please talk with your escrow or title officer to determine your qualification for any of these discounts.

File No.: 237693 WARNING: THIS DOCUMENT MUST BE COMPLETED IN ITS ENTIRETY (1 THROUGH 9, BELOW MUST BE FILLED IN) FOR IT TO BE ACCEPTED BY STEWART TITLE OF CALIFORNIA, INC .. IF THIS IS NOT COMPLETED STEWART TITLE OF CALIFORNIA, INC. WILL REQUIRE A COMPLETE COPY OF THE TRUST, WITH A SIGNED AND ACKNOWLEDGED AFFIDAVIT. TRUSTEE CERTIFICATE (California Probate Code Section 18100.5)

l/(We) (Name of Trustee(s)) Trustee(s) of the (Name of Trust) dated am providing the information set forth below at the request of Stewart Title Company, a Texas Corporation, and its agent, Stewart Title of California, Inc. (hereinafter collectively called "Company") WHEREAS, Company has been requested to issue a title insurance policy on the following described real property, more particularly described in Exhibit "A", and WHEREAS, Company has determined that the following information concerning the above named trust is necessary to ascertain whether it will be able to issue the requested policy of title insurance, THEREFORE, acting in my capacity as trustee of the above named trust, I hereby certify and confirm to Company that the information set forth below is accurate and correct.

(Name of Trust) Is currently in existence and was created on (Date of Declaration of Trust) 2. The settlor(s) of the trust are: 3. The current trustee(s) of the trust is/are: 4. The powers of the trustee(s) are: 5. The trust is a) revocable b) irrevocable (CIRCLE THE APPLICABLE CHOICE) 6. If the trust is revocable, the name of the person holding any power to revoke the trust:

7. If there are multiple trustees, the number of currently acting trustees' signature necessary to exercise the various powers of the trustee set forth above in Number 4 and the validity bind the trust.

8. The trust identification number (social security number or employer Tax 10): 9. The manner in which title to trust assets should be taken:

The undersigned trustee(s) hereby declare that the trust has not been revoked, modified, or amended in any manner which would cause the representations set forth herein above to be incorrect. This certification is being signed by all of the currently acting trustees and being executed in conformity with the provisions of California probate Code Section 18100.5, effective January 1, 1994 (Assembly Bill 1249, Chapter 530, Statutes of 1993). The undersigned hereby certifies and declares the above to be true.

Order No.: 237693 Page 1 of2 Trustee Certificate CA A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached and not the truthfulness, accuracy. or validity of that document.

State of California ) )SS. County of ______)

On before me, , Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s), whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature ------(this area for official notarial seal)

Order No.: 237693 Page 2 of2 Trustee Certificate CA Stewart Title Guaranty Company Privacy Notice Stewart Title Companies

WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION?

We may disclose your personal information to our affiliates or to non-affiliates as permitted by law. If you request a transaction with a non-affiliate, such as a third party insurance company, we will disclose your personal information to that non-affiliate. [We do not control their subsequent use of information, and suggest you refer to their privacy notices.] SHARING PRACTICES How often do the Stewart Title Companies notify me We must notify you about our sharing practices when you request a transaction. about their practices?

How do the Stewart Title Companies protect my To protect your personal information from unauthorized access and use, we use personal information? security measures that comply with federal law. These measures include computer, file, and building safeguards. How do the Stewart Title Companies collect my We collect your personal information, for example, when you personal information? request insurance-related services provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances. we do not share your personal information in those instances.

Contact us: If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056

File No.: 237693 Revised 11-19-2013 -~· > ··-~-. -·------. ·----··------·

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I Pull /I. NOTE-Assessor's Block

LEGEND

Parcel One (fee, Property in Ques.tion) Item No. 1 - Easement tor Undisclosed D2/21lf1937, Book5, Page 66, afll D D Affects as shown on said llap

Parcel Two (Fee, Property in Question) item No. 2 • Easement as setforth therein 03/30/1944, Book 461, Page 221, of Official Records D D Said Easement is not specifically delineated and is wHocatabkt

D Parcel Three (Fee, Property in Question} Item No. 4 • Easement tar Public utilities 05117/1956, Book 1029, Page 2.55,. of Official Records Affects as described thentin

0 2018 TI5eoroet No. 237@3, Prci'min.:wyRepoxtOilb..'d8SOI June20, 20 \S Stewart Title Company 2850 Cocde>la Rd, S-.e 100 Farrfield, CA!l-4534

Any discrepancies. conmas In bovna.ryllnes. ~---.. cnc.rci.x:bments,. "'llnY olhcr tx:ts imkb • ~ ~ wcwtt dfsdose and an not shown by the public rt'COr'ds.. n.s ~ is for your aid i1 locating )'O&ll'Mttd with nhnnc:e fo~ -.JDl!llir" pamlls.. MM'- this pJ.t fs betkrnd to be cornet. th• Company assumn no I/abili ty tor,.,,,, 1Wson olIWl/an c. thereon. Daniel Chenoweth Stewart Title of California, Inc. stewart title Tiiie Officer 2850 Cordelia Rd. Ste 100 Fairfield, CA 9'IB34 Real partners. Real possibilities. Phone: Fax: [email protected] PRELIMINARY REPORT

Order No.: 237678 Your File No.: Buyer/Borrower Name: T B D Seller Name:

Property Address: 419 Belvedere Avenue, Belvedere, CA 94920

In response to the above referenced application for a Policy of Title Insurance, Stewart Title of California, Inc. hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Stewart Title Guaranty Company Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referenced to as an Exception on Schedule B or not excluded from coverage pursuant to the printed Schedules, Conditions, and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limits of Liability for certain coverages are also set forth in Exhibit A Copies of the policy forms should be read. They are available from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters, which are not covered under the terms of the title insurance policy and should be carefully considered. NOTE: Attached to this Preliminary Report for review and acceptance is Stewart Title's Affiliated Business Arrangement Disclosure Statement and the STG Privacy Notice for Stewart Title Companies, consumer must sign and return, prior to recording, Stewart Title's document entitled Acknowledgment of Receipt, Understanding and Approval of Preliminary Report, Affiliated Business A;rangement Disclosure Statement and STG Privacy Notice for Stewart Title Companies. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report, (and any supplements or amendments thereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance a binder or commitment should be requested.

!Dated as of June 20, 2018 at 7:30AM When replying, please contact: Gina Gemma, Escrow Officer

Stewart Title of California, Inc. 750 University Ave, Ste 120 Los Gatos, CA 95032 (408) 354-6010

Order No.: 237678 Preliminary Report Page 1 of 10 PRELIMINARY REPORT

The form of Policy of Title Insurance contemplated by this report is:

IZI CL TA Standard Coverage Policy

D CLTA/ALTA Homeowners Policy

D 2006 ALTA Owner's Policy

IZJ 2006 ALTA Loan Policy

D ALTA Short Form Residential Loan Policy

SCHEDULE A

The estate or interest in the land hereinafter described or referred to covered by this report is: FEE

Title to said estate or interest at the date hereof is vested in:

Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, U/A/D June 7, 1978

Order No.: 237678 Preliminary Report Page 2 of 10 LEGAL DESCRIPTION

The land referred to herein is situated in the State of California, County of Marin, City of Belvedere and described as follows:

Parcel One:

The Southeasterly 23 feet of Lot 20, in Block A, as shown upon that certain Map entitled, "Map of re subdivision of part of the City of Belvedere, Marin County, California", filed for record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records, more particularly described as follows:

Beginning at the most Southerly corner of said Lot 20, thence runn ing North 47° 15' West 23 .086 feet along the Southwesterly line of said Lot 20 to a point; thence running North 37° 52' East parallel with the Southeasterly line of said Lot 20, 228.98 feet to a point in the Northeasterly line of said Lot 20; thence running along said Northeasterly line, South 55° 28' East 2.07 feet, and along a curve to the right with a radius of 155 feet, a distance of 17 .85 feet and South 48° 52' East 3.09 feet to the most Easterly corner of said Lot 20, thence running Southwesterly along said Southeasterly line of Lot 20 to the point of beginning.

Parcel Two:

Lot 21 , in Block A, as shown upon that certain Map entitled, "Map of Re-subdivision of part of the City of Belvedere, Marin County, California", filed for record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records.

Excepting therefrom and thereout the Southeasterly 25 feet measured at right angles to the Southeasterly line of said Lot 21 , Map hereinabove mentioned, as described in Deed from Belvedere Land Co., a Corporation, to Alexander Bolton, et ux, recorded September 20, 1945 in Uber 493 of Official Records, at Page 212, Marin County Records.

APN : 060-221-19

(End of Legal Description)

MAP

Order No.: 237678 Preliminary Report Page 3 of 10 SCHEDULE 8

At the date hereof, exceptions to coverage in addition to the printed exceptions and exclusions contained in said policy or policies would be as follows:

Taxes:

A. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes, to be levied for the fiscal year 2018 - 2019.

B. Said property has been declared tax defaulted for non-payment of delinquent taxes for the fiscal year 2016 - 2017:

Amounts to redeem for the above stated fiscal year (and subsequent years, if any) are: Amount: $33,840.63 By: July 31, 2018 Default No. 17-31425 Assessors Parcel No. 060-221-19

C. Special Tax for Community Facilities District No. 1993-1 (Mello-Roos) Original Amount: $98.00 maximum per parcel per year Type of Improvements: Old St. Hillary's Open Space Notice of Special Tax Lien Recorded: July 6, 1993 as Instrument No. 93 53103, Marin County Records.

Said Assessment is collected with County Taxes.

D. Special Tax for Community Facilities District No. 1995-1 (Mello-Roos) Original Amount: $66.00 maximum per parcel per year Type of Improvement: Belvedere-Tiburon Library Agency Notice of Special Tax Lien Recorded: February 21, 1996 as Instrument No. 96008243 Marin County Records

Said Assessment is collected with County Taxes.

E. Special Tax for Community Facilities District No. 1997-1 (Mello-Roos) Original Amount: $98.00 maximum per parcel per year Type of Improvements: Old St. Hillary's Open Space Notice of Special Tax Lien Recorded: July 9, 1997 as Instrument No. 97 36000 Marin County Records

Amendment thereto recorded July 15, 1997 as Instrument No. 97-037414 Marin County Records.

Said assessment is collected with County Taxes.

F. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code of the State of California.

G. Assessments, if any, for Community Facility Districts affecting said land which may exist by virtue of assessment maps or notices filed by said districts. Said assessments are collected with the County Taxes.

Order No.: 237678 Preliminary Report Page 4 of 10 Exceptions:

1. Any adverse claim based upon the assertion that some portion of said land is tide or submerged lands, or has been created by artificial means or has accreted to such portion so created.

2. Covenants, Conditions, and Restrictions as set forth in an instrument, but omitting, except to the extent permitted by any applicable federal or state law, covenants or restrictions, if any, based on race, color, religion, sex, familial status, national origin, handicap, sexual orientation, marital status, ancestry, source of income, disability, medical condition, or other unlawful basis. Recorded: March 30, 1944 in Book 461, Page 221 of Official Records.

The conditions therein contain no express words of forfeiture or reversion of title if violated.

3. Covenants, Conditions, and Restrictions as set forth in an instrument, but omitting, except to the extent permitted by any applicable federal or state law, covenants or restrictions, if any, based on race, color, religion, sex, familial status, national origin, handicap, sexual orientation, marital status, ancestry, source of income, disability, medical condition, or other unlawful basis. Recorded: December 18, 1945 in Book 499, Page 308 of Official Records.

The conditions therein contain no express words of forfeiture or reversion of title if violated.

4. An easement for public utilities and drainage purposes and rights incidental thereto in favor of City of Belvedere, a Municipal Corporation as set forth in a document recorded May 17, 1956 in Book 1029. Page 255 of Official Records, affects Northwesterly 10 feet.

5. The matters contained in an instrument entitled Declaration of Established of Conditions, Covenants and Restrictions dated January 10, 1991, executed by Peggy Homestead Trust upon the terms therein provided recorded January 16, 1991 as Instrument No. 1991-003391 of Official Records.

Reference is made to said document for full particulars.

6. The matters contained in an instrument entitled Waiver and Indemnity Agreement upon the terms therein provided recorded August 19, 1994 as Instrument No. 1994-062841 of Official Records.

Reference is made to said document for full particulars.

7. The matters contained in an instrument entitled Waiver and Indemnity Agreement dated August 31, 1995, executed by The City of Belevedere upon the terms therein provided recorded October 24, 1995 as Instrument No. 1995-051135 of Official Records.

Order No.: 237678 Preliminary Report Page 5 of 10 Reference is made to said document for full particulars.

8. The matters contained in an instrument entitled City of Belvedere Revocable License No. 96-9 dated May 06, 1996, executed by City of Belvedere upon the terms therein provided recorded September 03, 1996 as Instrument No. 96 047054 of Official Records.

Reference is made to said document for full particulars.

9. Any rights, easements, interest or claims which may exist by reason of or reflected on the survey recorded March 04, 2002 in Book 2002 of Surveys. Page 41, Marin County Records.

10. Deed of Trust to secure an indebtedness in the amount shown below, and any other obligations secured thereby: Amount: $6,055,000.00 Dated : April 27, 2015 Trustor : Howard E. King, Trustee of the Wheelhouse Trust, dated April 15, 2015 Trustee: First American Title Insurance Company, a Nebraska Corporation Beneficiary: 401 Belvedere Corporation, an Illinois Corporation, as to an undivided 50% interest; and Stanley Beainy and Michael R. Friedberg, as Successor Trustees of the Peggy Homestead Trust, U/A/D June 07, 1978, as to an undivided 50% interest Recorded : May 15, 2015 as Instrument No. 2015-002327 4 of Official Records Loan No. : Not Stated

This deed of trust appears to have multiple beneficiaries. If this deed of trust is being serviced by a third party pursuant to a servicing agreement, then all beneficiaries will be required to sign all beneficiary-related documents. These documents include, but are not limited to, demands, disbursement instructions, and requests for reconveyance. Signatures on some documents may require notarization.

(Affects the herein described property and other property)

11. Any invalidity or defect in the title of the vestees in the event that the trust referred to in the vesting portion of Schedule A is invalid or fails to grant sufficient powers to the trustee(s) or in the event there is a lack of compliance with the terms and provisions of the trust instrument.

12. If title is to be insured in the trustee(s) of a trust or their act is to be insured, we will require a full copy of the trust agreement and any amendments thereto. In certain situations the Company may accept a Trust Certificate, pursuant to Section 18100.5 of the California Probate Code in lieu of the trust agreement. The Company reserves the right to except additional items and/or make additional requirements after reviewing said documents.

13. If the policy to be issued requires priority insurance, over mechanic's liens and work has or is to be commenced prior to recording, this company will require a sufficient and approved indemnity

Order No.: 237678 Preliminary Report Page 6 of 10 agreement from the owner/truster. To help avoid delays in your transaction, we should receive all pertinent information at least 5 working days prior to the close of escrow. Should you have any questions or need any additional information, please contact your title officer.

14. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records.

(End of Exceptions)

Order No.: 237678 Preliminary Report Page 7 of 10 NOTES AND REQUIREMENTS

A. NOTE: For Information Purposes Only, Vesting on Schedule A per Document No. 2017- 0039586. B. Property taxes for the fiscal year 2017 - 2018 shown below are paid. For proration purposes the amounts are: 1st Installment: $27,274.67 2nd Installment: $27,274.67 Parcel No.: 060-221-19 Code Area: 001-000 C. According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report, except as follows:

Howard R. King, Trustee of the Wheelhouse Trust, dated April 15, 2015, as Granter and 401 Belvedere Corporation, an Illinois Corporation, as to an undivided 50% interest; and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, U/A/D June 07, 1978, as to an undivided 50% interest, as Grantee recorded on October 04, 2017, as Instrument No. 2017-0039584, of Official Records.

401 Belvedere Corporation, an Illinois Corporation, and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, U/A/D June 07, 1978, as Granter and Stanley Beainy and Michael R. Friedberg, as Successor Co-Trustees of the Peggy Homestead Trust, U/A/D June 07, 1978, as Grantee recorded on October 04, 2017, as Instrument No. 2017- 0039586, of Official Records.

D. Vacant I Unimproved-Residential, Belvedere, California

E. The charge for a policy of title insurance, when issued through this title order, will be based on the Basicl Rate.

F. The map attached, if any, may or may not be a survey of the land depicted hereon. Stewart Title expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.

G. A Preliminary Change of Ownership Report must be completed by the transferee (buyer) prior to the transfer of property in accordance with the provisions of Section 480.3 of the Revenue and Taxation Code. The Preliminary Change of Ownership Report should be submitted to the recorder concurrent with the recordation of any document effecting a change of ownership. If a document evidencing a change of ownership (i.e. Deed, Affidavit-Death Joint Tenant) is presented to the recorder for recording without a preliminary change of ownership report, the recorder may charge an additional $20.00

Order No.: 237678 Preliminary Report Page 8 of 10 H. If your property is in San Francisco, it is the requirement of the City and County of San Francisco that a Transfer Tax affidavit to be completed and signed by the Grantor for each deed submitted for recording. This is an addition to a Preliminary Change of Ownership Report.

I. In addition to County Transfer Tax, any conveyance of the herein described property may be subject to a City Transfer and/or Conveyance Tax, as follows.

Alameda $12. 00 per thousand Albany $11. 50 per thousand Berkeley $15.00 per thousand Culver City $4.50 per thousand Emeryville $12.00 per thousand Hayward $4.50 per thousand Los Angeles $4.50 per thousand Mountain View $3.30 per thousand Oakland $15.00 per thousand Palo Alto $3.30 per thousand Petaluma $2.00 per thousand Piedmont $13.00 per thousand Pomona $2.20 per thousand Redondo Beach $2.20 per thousand Richmond $7.00 per thousand Riverside $1.10 per thousand Sacramento $2.75 per thousand San Leandro $6.00 per thousand City and County of San Francisco Up to $250,000 =$5.00 per thousand $250,000 to $1,000,000 =$6.80 per thousand $1,000,000 to $5,000,000 = $7 .50 per thousand $5,000,000 to 10,000,000 = $20.00 per thousand Above $10,000,000 = $25.00 per thousand (Do not add the additional $1.10 for County Tax, it is included) San Jose $3.30 per thousand San Mateo $5.00 per thousand San Rafael $2.00 per thousand Santa Monica $3.00 per thousand Santa Rosa $2.00 per thousand Vallejo $3.30 per thousand Woodland $1.10 per thousand

J. Additional Requirements for "Short Sale" Transactions in which a lender will accept less than the outstanding balance of its loan as full satisfaction of the obligation:

K. The Company will require, prior to the issuance of a policy of title insurance, evidence that the first-position trust deed holder has received and acknowledged all payments to be made to subordinate-position lien holders, regardless of whether such payments are to be made from proceeds or from contributions by real estate brokers and/or buyers in the subject transaction, or from other third-party sources. Evidence shall include but not be limited to: {a) a written demand from the first-position trust deed holder acknowledging and approving payments to subordinate position lien holders from proceeds and otherwise; or (b) a supplemental letter or amended demand from the first-position lien holder acknowledging payments to be made to subordinate lien holders from sources other than proceeds (including broker commissions and additional buyer deposits).

Order No.: 237678 Preliminary Report Page 9 of 10 CALIFORNIA "GOOD FUNDS" LAW

California Insurance Code Section 12413.1 regulates the disbursement of escrow and sub-escrow funds by title companies. The law requires that funds be deposited in the title company escrow account and available for withdrawal prior to disbursement. Funds received by Stewart Title of California, Inc. via wire transfer may be disbursed upon receipt. Funds received via cashiers checks or teller checks drawn on a California Bank may be disbursed on the next business day after the day of deposit. If funds are received by any other means, recording and/or disbursement may be delayed, and you should contact your title or escrow officer. All escrow and sub-escrow funds received will be deposited with other escrow funds in one or more non-interest bearing escrow accounts in a financial institution selected by Stewart Title of California, Inc.. Stewart Title of California, Inc. may receive certain direct or indirect benefits from the financial institution by reason of the deposit of such funds or the maintenance of such accounts with the financial institution, and Stewart Title of California, Inc. shall have no obligation to account to the depositing party in any manner for the value of, or to pay to such party, any benefit received by Stewart Title of California, Inc.. Such benefits shall be deemed additional compensation to Stewart Title of California, Inc. for its services in connection with the escrow or sub-escrow.

If any check submitted is dishonored upon presentation for payment, you are authorized to notify all principals and/or their respective agents of such nonpayment.

Order No.: 237678 Preliminary Report Page 10 of 10 EXHIBIT "A" LEGAL DESCRIPTION

Order No.: 237678 Escrow No.: 237678

The land referred to herein is situated in the State of California, County of Marin, City of Belvedere and described as follows:

Parcel One:

Beginning at the most Southerly corner of said Lot 20, thence running North 47° 15' West 23.086 feet along the Southwesterly line of said Lot 20 to a point; thence running North 37° 52' East parallel with the Southeasterly line of said Lot 20, 228.98 feet to a point in the Northeasterly line of said Lot 20; thence running along said Northeasterly line, South 55° 28' East 2.07 feet, and along a curve to the right with a radius of 155 feet, a distance of 17.85 feet and South 48° 52' East 3.09 feet to the most Easterly corner of said Lot 20, thence running Southwesterly along said Southeasterly line of Lot 20 to the point of beginning.

Parcel Two:

Lot 21, in Block A, as shown upon that certain Map entitled, "Map of Re-subdivision of part of the City of Belvedere, Marin County, California", filed for record February 20, 1937 in Volume 5 of Maps, at Page 68, Marin County Records.

Excepting therefrom and thereout the Southeasterly 25 feet measured at right angles to the Southeasterly line of said Lot 21, Map hereinabove mentioned, as described in Deed from Belvedere Land Co., a Corporation, to Alexander Bolton, et ux, recorded September 20, 1945 in Liber 493 of Official Records, at Page 212, Marin County Records.

APN: 060-221-19

(End of Legal Description) AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT

Date: June 27, 2018

File No.: 237678

Property: 419 Belvedere Avenue, Belvedere, CA 94920

From: Stewart Title of California, Inc.

Stewart Insurance Settlement Service Charge or range of charges Hazard Insurance $400.00 to $6,500.00 Home Warranty $255.00 to$ 780.00 Natural Hazard Disclosure Report $ 42.50 to$ 149.50

File No.: 237678 Page 1 of 1 FOR TRANSACTIONS WHERE STEWART TITLE OF CALIFORNIA, INC. IS NOT CLOSING ESCROW

STCA Order Number: 237678 Subject Property Address: 419 Belvedere Avenue, Belvedere, CA 94920 Subject Property APN: 060-221-19

ACKNOWLEDGMENT OF RECEIPT, UNDERSTANDING AND APPROVAL OF "AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE STATEMENT" AND "STG PRIVACY NOTICE FOR STEWART TITLE COMPANIES"

Read and signed on the 6/27/2018.

TBD

Homestead Peggy Trust

By: ______CLTA Preliminary Report Form

Exhibit A (Revised 06-03-11)

CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY-1990 EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:

1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (c) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b} not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I

This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records, 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records

(Rev. 06-03-11) Page 1 of4 File No.: 237678 CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02-03-10) ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE EXCLUSIONS

In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:

1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land.

This Exclusion does not limit the coverage described in Covered Risk 11 or 21.

7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy.

LIMITATIONS ON COVERED RISKS

Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: • For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount or $2,500.00 $10,000.00 (whichever is less) Covered Risk 18: 1% of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 19: 1% of Policy Amount or $5,000.00 $25,000.00 (whichever is less) Covered Risk 21: 1% of Policy Amount or $2,500.00 $5,000.00 (whichever is less)

(Rev. 06-03-11) Page 2 of 4 File No.: 237678 2006 ALT A LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees. or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i) the occupancy, use, or enjoyment of the Land; ii) the character, dimensions, or location of any improvement erected on the Land; iii) the subdivision of land; or iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

EXCEPTIONS FROM COVERAGE

This policy does not insure against loss or damage (and the company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements. liens or encumbrances, or claims thereof, which are not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records.

(Rev. 06-03-11) Page 3 of 4 File No.: 237678 2006 AL TA OWNER'S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE

The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to i. the occupancy, use, or enjoyment of the Land; ii. the character, dimensions, or location of any improvement erected on the Land; iii. the subdivision of land; or iv. environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5 (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

EXCEPTIONS FROM COVERAGE

2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records.

4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and that are not shown by the Public Records.

5. (a) unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.

6. Any lien or right to a lien for services, labor or material not shown by the public records.

(Rev. 06-03-11) Page4 of 4 File No.: 237678 File No.: 237678

AVAILABLE DISCOUNTS DISCLOSURE STATEMENT

Such discounts apply to and include:

Property located within an area proclaimed a state or federal disaster area;

Property purchased from a foreclosing beneficiary or successful bidder at a foreclosure sale;

Property being refinanced.

Please talk with your escrow or title officer to determine your qualification for any of these discounts.

File No.: 237678 WARNING: THIS DOCUMENT MUST BE COMPLETED IN ITS ENTIRETY (1 THROUGH 9, BELOW MUST BE FILLED IN) FOR IT TO BE ACCEPTED BY STEWART TITLE OF CALIFORNIA, INC .. IF THIS IS NOT COMPLETED STEWART TITLE OF CALIFORNIA, INC. WILL REQUIRE A COMPLETE COPY OF THE TRUST, WITH A SIGNED AND ACKNOWLEDGED AFFIDAVIT. TRUSTEE CERTIFICATE (California Probate Code Section 18100.5)

8. The trust identification number (social security number or employer Tax ID): 9. The manner in which title to trust assets should be taken:

Order No.: 237678 Page 1 of2 Trustee Certificate CA A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached and not the truthfulness, accuracy, or validity of that document.

State of California ) )SS. County of ______)

WITNESS my hand and official seal.

Signature ------(this area for official notarial seal)

Order No.: 237678 Page 2 of 2 Trustee Certificate CA Stewart Title Guaranty Company Privacy Notice Stewart Title Companies

WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION?

Reasons we can share your personal information. Do we share Can you limit this sharing? For our everyday business purposes- to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, Yes No mailing, and auditing services, and responding to court orders and legal investigations. For our marketing purposes- to offer our products and services to Yes No you. For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes- information about your transactions and experiences. Affiliates are companies related by common ownership or control. They can be financial and non-financial Yes No companies. Our affiliates may include companies with a Stewatt name; financial companies, such as Stewatt Title Company For our affiliates' everyday business purposes- information about No We don't share your creditworthiness. For our affiliates to market to you - For your convenience, Stewart Yes Yes, send your first and last name, the email has developed a means for you to opt out from its affiliates marketing address used in your transaction, your Stewart file even though such mechanism is not legally required. number and the Stewart office location that is handling your transaction by email to [email protected] or fax to 1-800-335-9591. For non-affiliates to market to you. Non-affiliates are companies not No We don't share related by common ownership or control. They can be financial and non-financial companies.

We may disclose your personal information to our affiliates or to non-affiliates as permitted by law. If you request a transaction with a non-affiliate, such as a third party insurance company, we will disclose your personal information to that non-affiliate. [We do not control their subsequent use of information, and suggest you refer to their privacy notices.) SHARING PRACTICES How often do the Stewart Title Companies notify me We must notify you about our sharing practices when you request a transaction. about their practices?

How do the Stewart Title Companies protect my To protect your personal information from unauthorized access and use, we use personal information? security measures that comply with federal law. These measures include computer, file, and building safeguards. How do the Stewart Title Companies collect my We collect your personal information, for example, when you personal information? request insurance-related services provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances.

Contact us: If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056

File No.: 237678 Revised 11-19-2013 Tax Rate Area ~ lb' POR. RANCHO CORTE MADERA DEL PRESIDIO 1-000 so-22 ~a .. ~· !il/Z..,. 'b< P: IZ ,•.1100'

II NOTt: OU£ ro IN•U,,10,t#t 1#,,0ltllAflOll N.t, 0, HLVro 111 ,.. Wl#IUU MAI' #0. .. ,. •HWH ,,, ~~ i~ Hr!" ~· LtJtl'U' ltl'lllTIOll TO lt4UU•. 0, THS CITY 0' ••LV«O«IU: A.ltlO ,. 1101' lfl'C•••A•ILY co111t•or. l 10 i~ i~ I ~~ l ~~ i i; I ! r l l J'~ () I ~~ t ~ iu .-j) 1• ~Ill /(;I I

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'.'Hif:i PUc"f i:?; i~C.11~ Yi.Ji.Jr~; i1!D ii\i LOC.i~TiNG /OUFl--Lt-\ND WffH REfEfiEi>.iCE TO :·3TF-!EET /\ND OTHER PARCELS. WHll.. E 1"1-11.'3 PLAT IS BEl.IEVf.D iO BE COF!RK!CT, THE COMPANY /".SSUMl~$ NO l.. IA811 .. 11Y riOA ANY LOSS · c.}.X:Ur41Nf.i\ cw H!:if,f~t'.lN Pl~ ::1~i-.V\l'JCE THEMEON. ,.~~ ·r ;:.~~ '~" ~~ i,'.·~ ~ ·:J·:~:' : ~, :'i :)/2~ ·.:~.:~re r r~:.: \~1:C"· ;;;. '·: ,.: ·. : Standard Scale 1 : 1

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I Pull 11. NOTE-Assessor's Block

LEGEND D Parcel One (Fee, Property In Quostlon) D Parcel Two (Fee, Property in Question)

Item No. 4. Easement for Public utilities 05117/1956, Book 1029, Page 255, of Official Records D Affects as described therein

02018 Ti!M Qtder No. 237678, Prellmirmy Rep7t0ated3' ofJune20, 2018 Stewart Title Company 2850 Cadclia Rd. Sic 100 Reference : Assessor's ParcclNos.:000.221·19 F:i!rticld.CA!l4534 Property: 419 Belvedere A~nue. Belvedere, CA.94920 Da:a :

Anyd1sctwP1ncla,conllimlnbo4JnduyflrM•,shorta,,.ln•M. PbtStoWiglht:bndr~b~~~ln:he ~ cfCa'll'l::m'a.~d , ~OC1' dl;tir..~. w~1111~1~. Ol'-.11y odlW'l•cU wl1;c/1•cwr«:I111uv.y 111t0flid """" cisdose not shoWn by l/Je public l'KOfds.. Thn pNI Is #olr ' •nd.,. 1 your•kl In foe.ring yourl•nd ~ refwwnc• to streets •rrdot/Mr " parcels. Wflll• this p/;Jt I• Ml~ to M correct, the Company •uumn no H11bllfty for any ,..•son ol re/lane. thereon. -· - - ...... - - - 2. 0 2018

City

SALEMHowEs Assoc1ATES INC

GEOTECHNICAL CONSULTANTS

1202 Grant Avenue, Suite F Novato, CA 94945 415/892-8528 [email protected]

PRELIMINARY GEOTECHNICAL INVESTIGATION

399, 401, 415 and 419 BELVEDERE AVENUE LOTS BELVEDERE

1 OCTOBER 2018 Belvedere Lots Rpt 5ALEMHOWES ASSOCIATES INC. 1808037 GEOLOGISTS AND GEOTECHNICAL ENGINEER

1 October 2018

Terra Spiritus Purgamus

The Peggy Homestead Trust, Lot 419 Belvedere Ave. 401 Belvedere Corp, Lots 399, 401 and 415 Belvedere Ave. c/o Mark Swanson, Jamba Construction

Review Letter 399,401,415 and 419 Belvedere Avenue Lots, Belvedere Preliminary Geotechnical Investigation

Summary and Conclusions This report covers the work performed during August 2018 on the above properties to characterized site preparation, foundation design, grading and drainage. The work consisted of mapping exposed geologic features and drilling and testing nine borings. All test borings encountered bedrock at depths ranging from one to seven feet below the surface. The deeper soil depths were in areas where soil has been deposited due to previous grading; generally the soil cover in undisturbed areas averaged about four feet. Our aerial (surface) mapping did not reveal any area of existing or previous landsliding or instability. We judge the entire site may be safely developed for residential structures using standard Marin hillside construction.

Geology and Slope Stability The site has been mapped by Rice and others<1l as the Semischist [KJsch] member of the Franciscan Geologic Assemblage. The semischist is described in the literature as a metavolcanic rock where the parent volcanic rock has undergone some amount of heat and stress to alter the bedrock from its original volcanic texture into a rock of metamorphic texture and features such as fracturing, cleavage planes, alteration or recombination of minerals to deplete or enrich the minerals over time to change mineral textures and structures as well as the texture and structure of the bedrock. Locally the semischist is visible within the road cuts to the north of the lots along Belvedere Ave and along the road cuts for Pine Ave. The visible bedrock is fractured, in random and variable directions with some visible quartz veins with "S" folds within the apparent sheared rock texture. The semishcist where visible is weathered, fractured, somewhat friable in hand and can include inclusions of neighboring rock units such as blueschist or eclogites, and sheared shale in the lower elevations of Belvedere Island. The sheared shale [fm] is also described in the literature as a sheared matrix of shale with inclusions of shale, sandstone, chert, serpentinite, blueschists, greenstone and other smaller rock units. The site consists of four lots along Belvedere Ave at the intersection of Pine Ave and Belvedere Ave at the higher elevations of the site with the lower elevations continuing to Richardson Bay below. The buildable area consists of areas covered in imported basalt lava rock that has been arranged to form pathways, arches, viewing platforms, hot tubs, pool, waterfalls, ponds and small flowing rivers. The western lot is primarily landscaping features with the only true structure being the unfinished concrete swimming pool, adjacent retaining wall at the base of the stairway and a curved retaining wall that begins at the bottom of the lot, curves from the west to the east with an apparent steel cantilever substructure that may have at one time carried a stairway to the higher elevations. The middle-western 1202 GRANT AVE. SUITE F Page 1of3 NOVATO, CALIFORNIA 94945 (415) 892-8528 FAX 892-8568 [email protected] .. SALEMHOWES ASSOCIATES INC BELVEDERE AVE LOTS 1OCTOBER2018

lot consists of the remnants of a former carport, house and associated structures that are all but foundation footprints or exposed concrete slabs. Below the main former unit is a large set of concrete slabs that overlook a curved viewing platform overlooking the retaining wall at the cliff's edge and the bay. The third lot, or the middle-eastern lot, is similar with lava rock landscaping features and also includes a large concrete retaining wall with exposed top of footing and apparent spoils pile or berm facing the bay and is adjacent to the large and unfinished house and structures at 419 Belvedere Ave. The imported lava rock landscaping ends at the apparent property line between the middle-eastern lot and 419 Belvedere Ave with the eastern 419 Belvedere Ave lot showing no signs of landscaping or grading of the slope and is relatively untouched in the upper reaches of the lot except for the decaying garage, funicular and the large unfinished lower concrete-walled house. Bedrock is exposed along much of the lower house as it was unfinished with interior area exposing bedrock that has begun to erode, undermining a few slabs, exposed rock beneath the cantilevered lower patio level and within the areas around the elevator pit. Bedrock was encountered within all of the borings with semischist located in all of the borings except for boring "C", "F", and "G". These borings encountered sheared shale with boring "F" being located below the long retaining wall with sheared shale exposed at the eastern end of the wall within the apparent spoils berm that has been revealed as a general rock cut where the sheared shale has weathered with some spoils covering the surface of the berm. Boring "C" is located adjacent to the retaining wall adjacent to the unfinished pool and curved retaining wall that leads down to the water's edge and is also adjacent to an apparent fill bench slope. Boring "G" is located upslope of a small path within the 419 Belvedere Ave lot where the slope is generally "native" or apparently untouched. The vast coverage of the basalt lava rock, upon visual observations of the slope topography, may be covering up or filling in areas of excessive erosion, areas of former slide debris zones or other features not encountered during our borings. Initially the curved retaining wall at boring "F" was thought to be a slide repair but may be used to create a flat area or walkway. The lava rock where visible, appears to be sturdy and fresh with larger blocks visible from Belvedere Ave, the smaller blocks appear to be mortared in place and founded upon a concrete and steel mat that covers the slope and the subsoils are relatively free of organics suggesting that the site was free of topsoil and organics prior to placing on the slope. Based on the nature of the site it is unclear if any of the lava rock structures are supported by footing or other foundations. Groundwater was not encountered and there were no seeps or clumps of Pampas Grass or Sedge (Cortaderia Selloana and Carex), which are indicators of high ground water. No large trees present except for within the 419 Belvedere lot and at the base of 399 Belvedere lot near the unfinished pool.

Site Preparation Existing foundations and retaining walls should not be removed until the final structural designs for the individual lots are determined. The areas of "hardscape" should be removed. The "lava" rock should be removed down to firm soil and the denuded areas covered with seeded jute netting. Standard erosion control measures should be implemented following the BMPs in the current ABAG manual as determined by the geotechnical engineer and grading contractor in the field. These would include fiber rolls on contour across the slope, silt barriers and sediment traps. The goal is to prevent erosion rather than contain runoff; therefore, whenever possible jute netting and seeding should be installed.

Foundations The standard of practice in Marin County on steep slopes is to design foundations using drilled piers with moment embedment into the bedrock. The underlying bedrock which is close to the surface will provide substantial bearing for this type of foundation. A drilled pier foundation will increase the slope

Page 2 of 3 SALEMHOWES ASSOCIATES INC BELVEDERE AVE LOTS 1OCTOBER2018 stability by "pinning" the rock together as a unit. For retaining walls, footing foundations may be used where the entire footing is excavated into rock.

Recommended foundation design values:

Pier Design (Per 2016 CBC section 1807)

Rock passive pressure: 800 lbs/ft2/ft to calculate S1 or S3 ( 1.5-ft below the top of rock on slopes) Adhesion: (skin friction) 900 lbs/ft2 (In the rock)

Footing Design Based on our site exploration and Standard Penetration Tests (per ASTM D-1586) footings bottomed on the bedrock should use the bearing values in table 1806.2 of the CBC for a type 2 "Class of Materials"; including notes in Section 1806 and 1809.

Seismic Design For California Building Code design purposes at this site the top 100 feet of the ground has an average Soil Profile Site of Class B per section 1613.3.2. Seismic Design Site Class.

Grading and Drainage The final site grading and drainage plan for each lot should be designed by a civil engineer after the development scheme is finalized. In general, from a geotechnical aspect: • All collected rain water from drains or silt barriers should be dispersed across the width of the lot near the lower end to emulate the natural distribution of rainfall. • Straw waddles should be placed 'on contour' at regular intervals across the slope. • Any denuded area should be covered with seeded jute mats and irrigated until the vegetation is established.

Site characterization Our field investigation consisting of nine test borings and geologic mapping has thoroughly characterized the site for slope stability and engineering properties We judge that no further fieldwork is required to provide geotechnical design reports for the individual lots. Our overall geologic and geotechnical assessment is that this is a stable slope area and can be safely developed for residential structures following standard Marin County hillside and construction practices.

For SalemHowes Associates Inc. ~- E Vincent Howes

No. 960 Geotechnical Engineer GE #965 Exp. 31 Mar 20 Engineering Geologist CEG #1252 Exp. 31 Aug 19

Page 3 of 3 LEGEND SITE PLAN AND LOCATION OF TEST BORINGS IMAGE OVERLAY== SCALE BAR AT 0 Location of Test Boring RIGHT (n') Deoth of borina in feet PROJECT: Belvedere Ave Lots BORING: A

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB # : 1808037 DATE: 8 August 2018

~ ~ xw 0 0 ~ w .E ...J (.9 I- 0.. Q; w DESCRIPTIVE LOG 0 REMARKS >- >- > ...J I- ~ I- 0.. 15 w

7 End of Log 8

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: B

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB#: 1808037 DATE: 8 August 2018

~ ~ wx Cl 0 ~ w J2 ...J (9 !::: a.. (jj w DESCRIPTIVE LOG 0 REMARKS r:: 2 r:: a.. 'liJ' w> ...J 0 ::J w I/) ~ ...J u ...J ~ 0:: i= Q 0 ::r: J: (/) a.. f- w 0.. ::) 2 co a.. f- ::s a <( w ~ a.. ::J (/) ~ Cl ~ (9 RESIUDAL SOIL 0.0'-3.5' loose on surface, tannish gray to orangish brown, clastized semischist with highly weathered rock 2 clasts within silty clayey [ML-CL] to sandy silty [SM] soil, often capped by imported lava rock 3 upon concrete skirt forming walkways and .___ .:;::st~ru::.:.r::::ct.:;::ur:.:;:e;.::.s.~r.:;::ad:;:;;e:,::s~to:::..:;:.bed::::::.:.ro:::;c::.:;k:,.::a::.:.t.:::3.;.;;:.5:...' --....-r.:tm'"1 Top of rock 3.5' 4 SEMISCHIST [KJsch] SEMISCHIST [KJsch] 3.5'-4.0' 5 stiff to hard, brown to orangish tan, weathered, SPT 35 fractured and somewhat friable semischist or 6 paritally metamophosed sandstones and apparent shales. dry throughout 7 End of Log 8

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: C

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB # : 1808037 DATE: 8 August 2018

~ xw Cl 0 ~ w .E ...J C9 I- a. (jj UJ DESCRIPTIVE LOG 0 REMARKS a; > ...J ~ ~ ~ a. UJ :J (/) ~ ...J 0 u UJ ~ i= Cl ...J 0 :c a:: J: (/) a. I- UJ a. 5 ~ ii.i a. I- ::i 0 <( UJ ~ a. :J (/) ~ Cl ~ C9 RESIUDAL SOIL 0.0'-4.0' cut bench, loose overburden from surface to 1 .0'. at projected natural slope. medium stiffness, SPT 8 2 reddish brown to grayish brown, clayey [CL] matrix with no rooting, slighlty moist matrix, trace 3 semischist fragments at top of section, highly SPT 11 weathered shale fragments, grades to bedrock at 4 t------;;:.;4.~o·______-1fm'tt11 Top of rock 4.0' SPT 8 SHEARED SHALE [fm] 4.0'-5.5' SHEARED SHALE [fm] 5 stiff, sheared shale, dark gray with tannish gray clayey veining wtthin fractures. harder tapered 6 shale, sandstone and serpentinite fragments. dry, no rooting 7 End of Log 8

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: D

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB # : 1808037 DATE: 8 August 2018

~ ~ x UJ 0 0 ~ UJ .E ....J f- a. UJ DESCRIPTIVE LOG REMARKS >- Cii ~ > ~ ~ f- a. UJ (/) ....J C3 ::.i UJ ~ ....J :::: 0::: j::: 0 0 ::i: (/) a. f- UJ 5 ~ iii a. f- :5 0 <( UJ a. ::.i (/) ~ 0 ~

TOPSOIL 0.0'-3.0' loose surface cover, debris or fill, rocky cover from spoils. often capped by imported lava rock 2 upon concrete skirt forming walkways and strurctures. 3

4 RESIUDAL SOIL 3.0'-7.0' SPT 11 tannish gray to orangish brown, clastized 5 semischistwith highly weathered rock clasts within silty clayey [ML-CL] to sandy silty [SM] soil, 6 SPT 22 grades to bedrock at 7.0' 7 i------Top of rock 7.0' SEMIS CH I ST [KJsch] 7.0'-8.5' SEMISCHIST [KJsch] SPT 28 8 stiffto hard, brown to orangish tan, weathered, fractured and somewhat friable semischist or 9 paritally metamophosed sandstones and a arent shales. d throu hout 10 End of Log

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: E

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB # : 1808037 DATE: 8 August 2018

~ ~ > ...J f::: ~ f::: a. ~ w u ::J w CJ) ~ ...J ~ ...J ;;: Cl:'. i== 0 :r: :r: U) 9 a. I- w a. ::::> ::z iii Cl.. I- ~ 0 <( w ~ Cl.. ::J U) ~ 0 ~ (.') .... '"' .. .+.. . • (I 0 + 0 ... 1- + + + oO RESIUDAL SOIL 0.0'-4.0' • 0 •• . • • <> • 4' tannish gray to orangish brown, clastized 2- ...• • • (I semischist with highly weathered rock clasts ·: \0 :: within silty clayey [ML-CL] to sandy silty [SM] soil, • Cr •• 3- •• 0 +it grades to bedrock at 4.0' : •• '>+ (l ·: \0 :: 4- Top of rock 4.0' . SEMISCHIST [KJsch] 4.0'-6.5' SEMISCHIST [KJsch] - 5- stiff to hard, brown to orangish tan, weathered, . fractured and somewhat friable semischist or SPT 35 6- paritally metamophosed sandstones and - . aooarent shales. drv throuqhout I 7-- End of Log 8- 9-. 10- 11-. 12- Ground water was not Encountered in boring 13-. 14-. 15-

16- 17- 18-- 19-- 20-

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: F

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB#: 1808037 DATE: 20 August 2018

~ x w Cl 0 ~ w .E ..J (.9 I- a. Qi w DESCRIPTIVE LOG 0 REMARKS > ..J ~ ~ ~ a. 'fil' w u :J w fl) ~ ..J () ~ ~ j:: 0 ..J 0 ::r: J: (/) Cl.. I- w Cl.. 5 ~ co Cl.. I- ::5 a <( w ~ a. :J (/) ~ 0 ~ (.9 TOPSOIL 0.0'-1.0' loose overburden, few rock fragments, large Top of rock 1.0' exposed sheared shale block observed to south SHEARED SHALE [fm] 2 of wall ad·acent SHEARED SHALE [fm] 1.0'-5.5' 3 stiff, sheared shale, dark gray with tannish gray clayey veining within fractures. harder tapered 4 shale, sandstone and serpentinite fragments. dry, SPT 20 no rooting 5

6 End of Log

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: G

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB # : 1808037 DATE: 20 August 2018

~ w>< 0 0 _J ~ w .E t9 I- CL © w DESCRIPTIVE LOG 0 REMARKS >- > _J I- ~ ~ CL 1E' w u :J w (/) ~ _J () _J :;: 0:: i= Cl 0 :c J: (J) CL I- w CL ::::> ::E co CL I- ::i a

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: H

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB # : 1808037 DATE: 20 August 2018

~ xw Cl 0 .E ...J ~ w ._ w (!) I- a. Q) DESCRIPTIVE LOG 0 REMARKS > ...J ~ ~ ~ a. 'fil' w u ::i w fl) ~ ...J ~ ...J ~ 0:: J: r= Cl 0 J: (/) a. I- w a. 5 ~ iii a. :5 0 <( w ~ i!2 a. ::i (/) ~ Cl $ (!)

TOPSOIL 0.0'-2.5' brown silty clayey [ML-CL] soil with trace rock fragments from light grading. grades to residual 2 soil at 2.5' 3 RESIDUAL SOIL 2.5'-6.0' 4 tannish gray to orangish brown, clastized semischistwith highly weathered rock clasts SPT 22 5 within silty clayey [ML-CL] to sandy silty [SM] soil, grades to bedrock at 6.0' 6 1------~h¥~ Top of rock 6.0' SEMIS CHI ST [KJsch) 6.0'-7.5' SEMISCHIST [KJsch] SPT 18 7 hard, brown to orangish tan, weathered, fractured and somewhat friable semischist or paritally 8 metamophosed sandstones and apparent shales. d throu hout 9 End of Log 10

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 PROJECT: Belvedere Ave Lots BORING: I

ENGINEER: E. V. Howes LOGGED BY: J. Gillis

JOB#: 1808037 DATE: 20 August 2018

~ ~ x LlJ 0 0 LlJ .E ....I ~ Q. .... LlJ I- Q) DESCRIPTIVE LOG REMARKS Q. 15' > r:: ~ r:: LlJ 0 :J LU

9 End of Log

12 Ground water was not Encountered in boring 13

DRILLED BY: TransBay EQUIPMENT: Portable Hydraulic

BORING SIZE: 3" SHEET: 1of1 SALEMHOWES ASSOCIATES INC BELVEDERE AVE LOTS 1OCTOBER2018

Notes to Boring Logs

1) Soil designations in this report conform to the Unified Soil Classifications per ASTM D22487, Classification of Soil for Engineering Purposes. Rock classifications conform to NAVFAC DM-7.

2) The SPT, .S,tandard Penetration Iest, is made using a standard 2" OD - 1.375" ID sampler 'driven by a 140# hammer falling 30" (per ASTM D-1586). A MPT, Modified penetration Iest, is made using the same standard sampler driver by a 70# hammer falling 30". Other sampler and hammer size data for information only. TW indicates a Ihin Wall sampler. The sample is driven 18" and the number of blows required to penetrate the last 12" is indicated on the log. "REF" (refusal) indicates the number of blows required to penetrate 6" exceeded 50.

3) Borehole and test pit data are considered representative of the subsurface condition only for the time and location at which the data were obtained. Interpretation or extrapolation of these data represent an exercise in judgment based on education and experience and is not warranted as precisely representing subsurface conditions at all locations. During construction variations will be observed in the field and field design changes should be expected.

4) PP indicates in situ measurements made by a standard pocket penetrometer in tons per square foot unconfined compressive strength.

TV indicates in situ measurements made by a Torvane in kilograms per square centimeter.

5) LL indicates the Liquid Limit of soils and PI indicates the Plasticity Index of soils per ASTM D-4318 Que indicates the unconfined compressive strength per ASTMD-2166 TXIUU indicates an Unconsolidated Undrained Triaxial Test, Confinement pressure/Ultimate strength in psf. DD indicates dry density in pcf. me indicates moisture content in percent.

6) Qaf= artificial fill K.Jsch =semischist bedrock fin = sheared shale bedrock

Residual Soil- Soil formed in place by the disintegration and decomposition of the rocks and the consequent weathering of the mineral materials. Presumably developed from the same kind ofrock as that on which it lies. From: Alan Seelenfreund Date: December 7, 2018 at 3:50:54 PM PST To: Borba Irene Subject: Ganz Lot

Dear Irene,

It was nice to make your acquaintance by phone yesterday. I thought I would summarize the issues we discussed so you can conveniently share them with the planning commissioners, city council, and city staff. I live at 353 Belvedere Avenue directly bordering the Ganz property so will be directly affected by any cleanup operations or construction on that property.

EXISTING LANDSCAPING: While there is very little remaining of the once heavily wooded property there are several remaining instances of vegetation which, I believe, should be retained:

1. There is a Laurel hedge located on the North border of the Northern lot, South border of my property. The hedge, which is in very good condition was planted many years ago and for many years it has been irrigated and maintained in a healthy condition by my gardener, as it affords significant privacy for my property. It is critical to retain this hedge as it provides both an effective natural barrier between the properties which will be vital to mitigate intrusion during the cleanup and construction periods as well as affording future privacy in the event a residence is constructed on the Ganz property.

2. A very large and healthy Live Oak tree remains on the lower portion of the Northern lot. This tree should likewise be retained as it is quite attractive and the last Oak remaining on the property.

SITE CLEANUP: The process of debris removal will clearly be quite disruptive to our community and will particularly present major access and privacy challenges to those of us living nearby and elsewhere along Belvedere Avenue. To help mitigate the disruption we should require: a. Debris removal by barge b. Maximum measures for suppression of noise, dust, dirt and associated air pollution. c. Significant limitation on parking as very little street parking is available nearby. d. Limitations on noise level and restriction of allowable periods for the operation of heavy equipment.

EROSION CONTROL: The property is quite steep and has a history of sliding and unstable soil. It is vital that measures be required to minimize the risk of soil and hillside instability and water run off as well as earth movement associated with removal of the lava rock and surrounding structures as erosion on the property would be a significant public and private safety issue.

As I mentioned I am sure this list is incomplete as this is a rather complex undertaking and I have not yet seen a definitive proposal.

Thank you for your help,

Alan Seelenfreund 415-609-7 652 ATTACHMENT 4 PROPERTY HISTORY The 4 contiguous but separate parcels on Belvedere A venue have been in essentially the same ownership since the 1970s. The below list is a partial history of activity on the lots:* 399 Belvedere Avenue: 060-221-47 • No direct records were located for improvements at this address, (This address is often combined together with the 401 Belvedere A venue records as the parcels were usually treated as one address.) See below. • December 2018 - current applications 401 Belvedere Avenue: APN 060-220-45 • 1954 home built by Mr. W.S. Picher, prior owner • 1964 Hillavator permit • 1965 -1967 Alterations to house including addition and garage • 1972 Property sold to current owner • 1973 -1981 Remodeling and additions to house under several permits - development of gardens and site improvements and the 'Lava House' project • 1982 Heavy storms- some damage to site and home from landslides. • 1990 - Building permits for safety stairs and deck. • 1994-Building permit for well; never finaled. Unclear if this was ever built. • 1994- Plarming Commission denial of application for 6 foot tall hedge at Street frontage. • March 1996 - on appeal City Council granted approval to install 6 foot hedge • August 1996 - Revocable License 96-9 issued for stone retaining wall & planter; wood planter boxes, portion of parking deck, landscaping; hedge not to exceed 6' in height on Belvedere Avenue right-of-way. • December 1996 - Garage & parking structure fire. • February 1997 -Building permit to demolish garage. (BP 97-24) • December 1998- - Planning Commission approval for Design Review to build 6' tall wooden fence behind the existing hedge across all parcels, plus stairs and landing. • January 1999- City Council denies Revocable License for 6 foot solid wood fence. • August 2000-Certificate of Compliance for APNs 060-221-06; 060- 221-14; 060-221-40 (parcel APNs since renumbered) • July 2003 - Planning Commission approval Resolution 2003-45 for Lot Line adjustment (APNs 060-221-40 & 221-06 (old APNS) at 401 Belvedere with condition that the existing residence must be demolished. • October 2003 - Building Permit 2003-227 to demolish structure (Finaled April 2004) • May 2004 - Building Permit 2004-086 to build temporary access stairs and viewing platform • December 2018 - current applications 415 Belvedere Avenue -APN 060-220-14 • No specific property records are listed for this address. • December 2018 - current applications

ATTACHMENT 5 419 Belvedere Avenue - APN 060-220-19 • 1958 Residence built by prior owner • 1972 Sold to current owner • 1978-82 Various remodeling permits for existing house • 1983-84 Building Permits for "Reconstruction" • Date uncertain - Permit PA-289 to Demo foundation • 1995-96 Permits for a Well • 1998 - City requires a permanent barrier to be constructed per City Council Oct 1998 • December 1998- - Planning Commission approval for Design Review to build 6' tall wooden fence behind the existing hedge across all parcels, plus stairs and landing. • January 1999 - City Council denies Revocable License for 6 foot fence. • July 2000 - Residential Resale Report Comments in Appendix A: Building Department requiring owner to tear down existing and failing structures or upgrade with new approvals and building permits. • August 2000-Certificate of Compliance for APNs 060-221-06; 060- 221-14; 060-221-40 • July 2017 - Building Permit 2017-166 to repair parking deck • December 2018 - current applications

*APN numbers in this report are the current numbers for the lots. Over time there have been changes to lot APN's reflecting lot line adjustments December 11, 2018

City of Belvedere Design Review Comments 399, 401, 415, 419 Belvedere Avenue

City Engineer - Review Comments

Review of the Demolition Plan - The Peggy Homestead Trust and the 401 Belvedere Trust plans - response to December 6, 2018 comments, submitted via email December 7, 2018:

The Public Works Department has reviewed the subject application and has the following comments:

Sheet Cl.O - Cover Sheet

1. Please identify the approximate volume (in cubic yards) of volcanic rock and concrete structures to be removed as well as the approximate limits of this work.

Sheet C4.0 - Demolition and Erosion Control Plan

2. Please identify the extents/limits of the lava rock/concrete removal and soil disturbance (e.g. by hatching the limits of the area).

Should plans be submitted for Building Permit, the following conditions of approval shall be satisfied:

Conditions of Approval:

3. An Encroachment Permit is required from the contractor for temporary and permanent improvements, work activities, and staging or storage of equipment and materials within the public right of way, subject to approval of the Public Works Manager.

4. A Construction General Permit will be required prior to Building Permit issuance for construction activity resulting in a land disturbance of one acre or more.

5. The project will be subject to the City of Belvedere Regulations for Road Closure Applicants, see the following link: http://www.cityofbelvedere.org/documentcenter/view/68

6. An updated Revocable license may be required for private improvements within the public right-of-way and easements.

7. This project will require a video recording of the condition of the haul route prior to start of construction. The applicant will be responsible for any damage, beyond normal wear and tear, to the roadway or other improvements along the haul route caused by the removal or delivery of materials by truck. To ensure any damage is repaired to the satisfaction of the City, a deposit

ATTACHMENT 6 City Engineer Review Comments - 399-401-415-419 Belvedere Avenue December 11, 2018 Page 2

may be required. The deposit amount (estimated range from $10,000 to $30,000) will be determined by the City Engineer at the time of the Building Permit review and is dependent upon the duration of the project and total project valuation. If it is determined that project construction caused damage, the amount to repair said damage shall be withheld from the deposit amount, with the remaining amount to be returned to the property owner.

8. A Geotechnical Investigation or geotechnical review letter is required. The geotechnical investigation/letter should address site preparation, demolition, foundation, grading and drainage recommendations. The Geotechnical Engineer of record shall also provide a letter indicating their review the proposed Demolition Plans for conformance with their recommendation prior to Building Permit issuance.

9. Topographic Survey information shall be included either on the site plan or on a separate plan. The basis for determining elevations (assumed, NGVD, or NAVD) should also be clearly indicated. The surveyor's name and license number shall be included.

10. The project requires a Site Plan showing the property line locations (referencing the survey source and mapping information), any existing utilities, easements, building setbacks, encroachments etc.

11. The project will require a detailed Demolition Plan showing cut and fill earth volumes. Said plans shall incorporate, as appropriate, the MCSTOPPP Guidance for Applicants: Stormwater Quality Manual for Development Project in Marin County. This can be found at the following website: (http://www.marincounty.org/depts/pw/divisions/mcstoppp/development/~/media/Files/Depa rtments/PW /mcstoppp/Guida nceforApplica ntsv 2508. pdf).

In addition to the information provided for Design Review on Sheet C4.0 - Demolition and Erosion Control Plan, the following additional information is required to be identified on the plan sheet:

proposed "debris transportation" location. Please clarify the intended method/sequence of debris removal.

12. The project will include soil disturbance during construction and applicants therefore must submit an Erosion and Sediment Control Plan (ESCP) for approval by the City prior to the issuance of a Building Permit. Please also submit the Erosion and Sediment Control tracking documentation (See the following link) for the Marin County Stormwater Pollution Prevention Program (MCSTPPP) Construction Erosion and Sediment Control Plan Applicant Package, revised November 2015: (http://www.marincounty.org/depts/pw/divisions/mcstoppp/development/~/media/Files/Depa rtments/PW /mcstoppp/Gu ida nceforApplica ntsv 2508. pdf).

The geotechnical review SalemHowes Associates Inc. recommends: - dispersing all collected rain water from drain or silt barriers near the lower level; - Straw waddles should be placed on contour at regular intervals across the slope; - Any denuded area should be covered with seeded jute mats and irrigated until vegetation is established.

The erosion control plan shall be updated to reflect the project geotechnical engineer's recommendations.

13. An analysis of the structural capacity of the existing elevated garage driveway will be required for the proposed temporary staging, loading, and unloading zone (APN 060-220-19) prior to its use for this purpose.

End of comments. Irene Borba - City Planner

From: Tricia Seyler Sent: Tuesday, December 11, 2018 8:17 AM To: Irene Borba - City Planner Subject: Ganz Property

Over the years, the Police Department has contacted many people on the Ganz properties. Most are cooperative visitors who come to see the view. Others, climb down to areas of the property that aren't visible from the street. There is evidence of alcohol consumption and spray painted graffiti. Officers have contacted people on the property and escorted them off, but it is a difficult and dangerous area to access, especially during nighttime hours. Some encounters have led to juveniles having to be detained until a parent or other responsible person can come get them. This prohibits the Belvedere officer from patrolling other areas of Belvedere and/or the Tiburon Police Department would have to respond to calls for service until situation is handled.

The Trustees of the property have been extremely cooperative in working with the police to deter people from going onto the property. They installed fencing and created "No Trespass" signage. It would be of a great benefit to staff and the community to improve fencing on the properties.

Tricia

1 CITY OF BELVEDERE

450 San Rafael Avenue i.. Belvedere, CA 94920 Tel: 415 / 435-3838 i.. Fax: 415 / 435-0430

Memorandum: Floodplain and Building Department Comments for Design Review Application Date: December 5, 2018

To: Irene Borba, Director of Building & Planning

From: Brian Van Son, Building Official & Floodplain Administrator

Project Location: 399, 401, 415, & 419 Belvedere Ave.

Project Description: Design Review for site demolition and improvements

The Building Department has the following comments for this project based on the information submitted or available at this time, for inclusion with the Planning Department Design Review:

Comments related to the Planning applications: 1) The Building Department has no review comments regarding the Design Review application or 399, 401, 415, & 419 Belvedere Ave. The Building Department is able to approve the current conceptual drawings submitted for this planning entitlement.

Building Department I Comments related to the future submittal for the Building Permit: 2) Additional handrails and/or guardrails may be required dependent on site conditions once demolition/grading is completed. 3) A Bay Conservation and Development Commission (BCDC) permit is required to be obtained prior to the issuance of a building permit. 4) The submittal for the future Building Permit must detail the construction of the proposed improvements, including compliance with relevant portions of Title 24 Code of Regulations, along with a geotechnical investigation report and detailed full engineering design and drawings, etc. 5) No other Building Department issues are foreseen at this time. Full compliance with all relevant Codes, will be conducted during the thorough plan review process by all involved agencies, after submittal of application, plans and related documents for a building permit.

Please do not hesitate to contact me if there are any concerns or questions regarding my comments.

Thank you, Brian Van Son, CBO Building Official I Floodplain Administrator [email protected]

Page 1of1 https://www.iworq.net/lworq/O_Pages/popupEditLetterPrint.php? F""""'=""=""""'-=====-,,_-=----~=--~"""""'\'l#Lf6b~ CITY OF BELVEDERE 450 San Rafael Avenue Belvedere, CA 94920 (415) 435-3838 www.citvofbelvedera.org TRANSMITTAL From: ffene Borb1r"' Dept: Planning Email: [email protected]

Type of Request:

!1l Application !ill Penni! Plan Review o Other: o Final Landscape Plan O Project Revision Cl Other:

Referral Date: 11/2012018

To: 121 Building Department o City Attorney's Office o Caltrans 121 Public Works Department o Marin County Planning Dept. o PG&E m:;T,F.P.D:t\ CJ Reed Union School District D M.M.W.D. o Code Source o Mosquito & Vector Control o Stale Dept. or Fish & Wildlife a Planning Department o Northwest Info Ctr. o Army Corps of Engineers FJGR o Sanitary District 5 ra scoc o Other: a Finance Department O City Manager

Project Address: 415 BELVEDERE AVE APN#: 060-221-14 Zoning: R-15 Applicant: Mark Swanson, Jamba Address: 1550 Tiburon Blvd #222 Belvedere CA Construction 94920 Email: [email protected] Phone: (415) 435-4481 Application Request(s): DR PC, RL

Project Description: Clear and remove Lava, Concrete, Wood and Steel Construction Debris, and Misc Construction Materials from property

Attachments:

tzJ Plans l:l Archeological Report o Engineering Report l2l AppRcatlons QJ Property Tllle Report t"ll Geotechnical Report o Archlleclural Peer Report a Survey o Sewer Report a Historic Evaluatlon Report o Structural Report 0 liUe 24 Report a Other: o other: o Other:

Important Due Dates: Submitted: 11120/2018 Complotoness Due Date:12/18/2018 Comments Due by date: 12/05/2018 Notes/Comments: ~c:::. hf'UE, CoMM.:C~ This department has NO comments

I of! 11/2812018, 6:47' https://www.iworq.ne!liworq/O _Pnges/popupEditLetterPrint.php?

CITY OF BELVEDERE 450 San Rafael Avenue Belvedere, CA 94920 (415) 435-3838 www.cityolbelvedere.Qfg TRANSMITTAL From: Irene Borba Dept: Planning Email: [email protected]

Type of Request:

w Application !ill Permit Plan Review o Other: o Anal Landscape Plan o Project Revision o Other:

Referral Date: 1112012018

To: Rl Building Department o City Attorney's Office o Caltrans 121 Public Works Department o Marin County Planning Dept. o PG&E 0 T.F.P.D. o Reed Union School District o M.M.W.D. o Code Source o Mosquito & Vector Control o State Dept. of Fish & Wildlife o Planning Department o Northwest Info Ctr. o Army Corps of Engineers FIGR o Sanitary District 5 Gil BCOC 0 Other: o F'inance Department o City Manager

Project Address: 419 BELVEDERE AVE APN#: 060-221-19 Zoning: C-1 Applicant: Mark Swanson, Jamba Address: 1550 Tiburon Blvd #222 Belvedere CA Cons I ruction 94920 Email: [email protected] Phone: (415) 435-4481 Application Request(s): DR PC, RL

Project Description: Clear and remove Lava, Concrete, Wood and Steel Construction Debris, and Misc Construction Materials from property

Attachments:

I'll Plans o Archeological Report o Engineering Report RI AppRcaUons ra Property Tille Report ra Geotechnical Report D Architectural Peer Report o Survey o Sewer Report o Historic Evaluation Report o Structural Report o Title 24 Report o Other: o Other: D Other:

Important Due Oates: Submitted: 11/2012018 Completeness Due Date:12/18/2018 Comments Due by date: 12/0512018 Notes/Comments: \.S1:> This department has NO comments

of I 11/2812018, 6:SS I