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HomeMy WebLinkAboutZoning Administrator Hearing 2025-03-19 Agenda PacketZoning Administrator Hearing Wednesday, March 19, 2025 10:00 AM Join In-Person Meeting: Community Development Small Meeting Room, San Rafael City Hall 1400 Fifth Avenue, 3rd Floor, San Rafael, CA 94901 Zoom Website/App: https://tinyurl.com/2025-ZA-Meeting or Telephone: (669) 444-9171 Webinar ID: 894 2390 5067# Agenda 1. 25 Magnolia Avenue, Design Review Request for a Minor Environmental and Design Review permit for limited exterior modifications to the Santa Sabina Center at 25 Magnolia Avenue. APN: 015-162-03; Planned Development District; ED25-003 (PLAN24-200) 2. 311 Belle Avenue, Design review Request for a Minor Environmental and Design Review to raise the existing residence by three-feet-nine-inches to create a new ground at 311 Belle Avenue; APN: 014-064-01; Single-Family Residential (R5) Zoning District; ED25-002 (PLAN24-064) 3. Adjournment -1 - Community Development Department – Planning Division Meeting Date: March 19, 2025 Project Number(s): ED25-003 (PLAN24-200) Project Planner: Renee Nickenig, Associate Planner Agenda Item: 1 REPORT TO ZONING ADMINISTRATOR SUBJECT: 25 Magnolia Avenue. Request for a Minor Environmental and Design Review permit for limited exterior modifications to the Santa Sabina Center at 25 Magnolia Avenue. APN: 015-162-03; Planned Development District; ED25-003 (PLAN24-200) EXECUTIVE SUMMARY The subject project (Project) proposes limited exterior modifications to the first floor of the south façade within the cloister and the first floor of the west façade of the 1960s wing at the Santa Sabina Center (25 Magnolia Avenue). The Project includes alterations to the non-residential structure totaling less than 40% of the existing area, which requires a Minor Environmental and Design Review permit per San Rafael Municipal Code (SRMC) Section 14.25.040(B)(2)(j). The Project scope includes alterations to the interior, which are not included in this requested entitlement. The Santa Sabina Center is a recognized historical resource in the City of San Rafael, and so the Project has been evaluated against the Secretary of the Interior’s Standards for Rehabilitation (Table C)in addition to the findings for an Environmental and Design Review Permit pursuant to SRMC Section 14.25.090 (Table B). Historic Resource Evaluation The subject building was identified in the San Rafael Historical/Architectural Survey (1986) and further evaluated for the purposes of this project. The submitted historic resource evaluation (HRE) documents the current description of the building and property and the known construction history, and identifies a period of significance and extant character defining features as follows: CHARACTER-DEFINING FEATURES The character-defining features of 25 Magnolia Avenue date to the building’s period of significance of 1939, the year the novitiate dormitory was built. Character-defining features contribute to the building’s architectural character as originally designed by Arnold Constable in the English Tudor Revival and English Gothic Revival styles. Although the building has been altered with the addition of a rear wing and the installation of a dormer at the south exterior façade in the 1960s, the Santa Sabina Center retains sufficient integrity to retain local eligibility. The 1960 wing is not a character defining feature. The following list of exterior and interior character-defining features for the Santa Sabina Center at 25 Magnolia Avenue has been developed based on previous documentation in the 1977 Historic Resource Inventory form and observations of existing conditions made during - 2 - a November 18, 2024 site visit. The character-defining features of the Santa Sabina Center [1939 Noviate House] include, but are not limited to: Exterior: • Overall form and massing with square footprint, including gabled and cross-gabled volumes • Arcaded central cloister with Tudor archways • Original fenestration pattern, including four-over-four and six-over-six double-hung wood sash windows, along with six-lite casement windows • Lancet windows with diamond-muntin tracery, leaded glass, multifoil motifs, and pointed arch and rectangular hood moldings • Copper spire with crocket and finials • Stucco cladding with half-timbering • Overhanging eaves with carved wood rafter tails, knee brace brackets, angled fascia, and copper gutters • Gothic and Tudor stone archways • Vertical wood plank doors • Original wrought iron ornamentation and light fixtures • Oriel window at the west façade gabled end • Gabled dormers PROJECT DESCRIPTION The Project proposes modifications to the exteriors of the 1939 Novitiate House and the 1960s addition. The Project scope is listed below, excluding the modifications to the interior. 1939 Novitiate House • Replacement of multi-lite French along the south façade of the cloister in the interior courtyard with a multi-lite single wood door and fixed multi-lite sidelite • Replacement of an existing exhaust fan and dormer window at the south elevation with finished stucco 1960 Addition • Replacement of multi-lite doors along the west façade with multi-lite fixed windows with single doors with fixed multi-lite sidelites • Replacement of steps, ramp, and wood railing along the west façade with ADA- compliant concrete ramp and steps at the leftmost door and concrete steps at the rightmost door • Removal of concrete stoops beneath the central four windows on the west façade FINDINGS The following findings include those required by San Rafael Municipal Code (SRMC) Section 14.25.090, and the California Environmental Quality Act (CEQA) including an evaluation of the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (Standards for Rehabilitation). - 3 - Table A. CEQA Finding Yes No The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) and none of the exceptions of Section 15300.2 apply. X The project has been determined to be exempt from the provisions of CEQA pursuant to Section 15331- Historical Resource Restoration/Rehabilitation, as the project as proposed and conditioned will be consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. Table B. Environmental and Design Review Permit (SRMC §14.25.090) Yes No Finding A That the project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter X The project is in accord with the nonresidential and historic preservation standards of General Plan 2040. Finding B The project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located X As evaluated below, the project design elements are consistent with the Secretary of the Interior’s Standards for Rehabilitation and non-residential design standards per SRMC Section 14.25.050. Finding C That the project design minimizes adverse environmental impacts X The exterior modifications will not result an any adverse environmental impacts. Finding D That the project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity X The project will be reviewed by the Building Division, the Fire Department, and the Department of Public Works so as not to be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity. - 4 - Table C. Secretary of the Interior’s Standards for Rehabilitation Yes No (1)A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships. X The continued use of the property will not be in conflict with the existing building and spaces and historical use. (2)The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. X The majority of the materials and features that characterize the Tudor Revival and English Gothic Revival styles of the property with will be retained. The doors and window proposed to be replaced are not singularly character-defining to the property and so the historic character of the property will be retained. The replacement elements proposed are compatible with the existing elements taking into account requirements to accommodate ADA accessibility. (3) Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.  X The replacement elements are substantially in-kind with the existing features and will not be considered conjectural of any other historic building types. (4)Changes to a property that have acquired historic significance in their own right will be retained and preserved. X The limited alterations that have taken place over time, including the 1960s addition, have not gained significance in their own right. (5)Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. X The existing features to be removed are not singularly distinctive and the replacement elements are compatible with the character of the property and will not detract from the overall character of the property. (6)Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, X No deteriorated historic features are proposed to be replaced as part of the proposed project. Features to be replaced relate to interior system upgrade and ADA accessibility. - 5 - where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.  (7)Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.  X The project would not include any physical or chemical treatments to clean or remove historic materials or finishes. (8)Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.  X No excavation is proposed as part of the proposed project. (9)New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.  The exterior modifications will be compatible with the existing materials at the property and will not have an impact on any existing spatial relationships. (10)New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. X The project does not propose to construct any new additions. CONDITIONS OF APPROVAL Conditions of Approval for ED25-003 1. Approved Project. This Environmental and Design Review Permit (ED25-003) conditionally approves the limited exterior modifications to the first floor of the south façade within the -6 - cloister and the first floor of the west façade of the 1960s wing at the Santa Sabina Center (25 Magnolia Avenue). Plans submitted for building permit shall be in substantial conformance to the approved plans dated December 20, 2024, with regard to building techniques, materials, elevations, and overall project appearance except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by the Community Development Department, Planning Division. Modifications deemed greater than minor in nature by the Community Development Director shall require review and approval by the Zoning Administrator. 2.Subject to All Applicable Laws and Regulations. The approved use and/or construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to construction, the applicant shall identify and secure all applicable permits from the Building Division, Public Works Department and other affected City divisions and departments. 3.Permit Validity. This Permit shall become effective on March 27, 2025 and shall be valid for a period of two (2) years from the date of final approval or March 27, 2027, and shall become null and void if a building permit is not issued or a time extension granted March 27, 2027. A permit for the construction of a building or structure is deemed exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced. A permit for the use of a building or a property is exercised when, if required, a valid City business license has been issued, and the permitted use has commenced on the property. 4.Building Permit. Prior to the commencement of work, a building permit shall be obtained from the Building Division. 5.Construction Hours. Except as otherwise provided in subsection B of the San Rafael Municipal Code Section 8.13.050, or by the planning commission or city council as part of the development review for the project, on any construction project on property within the city, construction, alteration, demolition, maintenance of construction equipment, deliveries of materials or equipment, or repair activities otherwise allowed under applicable law shall be allowed between the hours of seven a.m. (7:00 a.m.) and six p.m. (6:00 p.m.), Monday through Friday, and nine a.m. (9:00 a.m.) and six p.m. (6:00 p.m.) on Saturdays, provided that the noise level at any point outside of the property plane of the project shall not exceed ninety (90) dBA. All such activities shall be precluded on Sundays and holidays. Violation of the foregoing may subject the permittee to suspension of work by the chief building official for up to two (2) days per violation. 6.Colors, Materials, and Lighting. Colors, materials and lighting shall be designed to avoid creating undue off-site light and glare impacts. New or amended building or site colors, materials and lighting shall comply with San Rafael Municipal Code Section 14.16.227, subject to review and recommendation by the police department, public works department, and community development department. 7.Exterior Lightning. Any exterior lighting shall be subject to a 90-day post installation inspection to allow for adjustment and assure compliance with San Rafael Municipal Code Section 14.16.227 - Light and glare. The project proponent is responsible for hiring a qualified lighting expert to conduct the inspection and to prepare a summary analysis verifying the projects meets City standards to be submitted to the Planning Division. - 7 - 8. Rooftop Equipment. Equipment placed on the rooftop of a building or in an exterior yard area shall be adequately screened from public view. See Chapter 14.16 for exclusions to maximum height requirements and Chapter 14.25 for design review requirements. 9. Temporary Fences. Temporary security fences may be erected around construction sites during the time a valid building permit is in effect for construction on the premises. Temporary security fences need not comply with San Rafael Municipal Section 14.16.140 and must be immediately removed upon completion of the construction authorized by the building permit. 10. Landscape Maintenance. All landscaping shall be maintained in good condition and any dead or dying plants, bushes, trees, or groundcover plantings shall be replaced with new healthy stock of a size appropriate and compatible with the remainder of the growth at the time of replacement. 11. Approved Materials and Colors. The approved materials and colors for the project shall be indicated on project plans submitted for building permit and implemented in the field. Any changes in materials or colors shall be subject to prior review and approval by the City Planning Division, and a determination as to whether the change is major or minor. Any changes to the approved materials or colors shall be clearly indicated on plans and receive written verification that this change has been reviewed and approved by the Planning Division. 12. Rehabilitation of Historic Features. Extant historic features proposed to be rehabilitated should be done so on site to the extent possible. Features that must be rehabilitated off-site should be transported in a manner that will not result in any damage. Features removed to be rehabilitated shall be done so in a manner that does not result in any damage to the surrounding features of the building and should be reinstalled in a sensitive manner so that no damage is done to either element. 13. Replacement Materials. If any historic features require replacement of materials, the material should be replaced in-kind to the extant material and should not be visible. 14. Material Treatments. Any treatment applied to extant historic resource should be done in the gentlest manner possible. This includes removal and reapplication of paint and cleaning. No power washing of the exterior finish is permitted. 15. Damage Beyond Repair. If any extant historic features are determined to be damaged beyond repair, the applicant shall contact the Community and Economic Development Department, Planning Division for review. No work shall be done in this area of the project until a revised plan is approved in the process described in Condition of Approval No. 1. PUBLIC COMMENT Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the subject site and all other interested parties, 15 calendar days prior to the date of this hearing. No public comment has been received by the date of this staff report. -1 - Community Development Department – Planning Division Meeting Date: March 19, 2025 Project Number(s): ED25-002 (PLAN24-064) Project Planner: Renee Nickenig, Associate Planner Agenda Item: 2 REPORT TO ZONING ADMINISTRATOR SUBJECT: 311 Belle Avenue. Request for a Minor Environmental and Design Review to raise the existing residence by three-feet-nine-inches to create a new ground at 311 Belle Avenue; APN: 014-064-01; Single-Family Residential (R5) Zoning District; ED25-002 (PLAN24-064) EXECUTIVE SUMMARY Pursuant to San Rafael Municipal Code (SRMC) Section 14.25.040(B)(2)(b), a Minor Environmental and Design Review approved by the Zoning Administrator is required when any addition or modification that results in lifting the existing ground level floor of a residence to construct a new ground level floor (lift and fill). PROJECT DESCRIPTION The project proposes to raise the existing residence by three-feet-nine-inches to create a new ground floor. A minor alteration of the southwest corner is proposed to accommodate a new internal staircase between the lower level and the main level. The building footprint will not expand beyond the addition of the front entry steps to accommodate the height increase. A new upper level deck will be constructed at the east elevation, and a new dormer will be added to the west elevation to create more useable space at the third level. Exterior finishes for the primary residence include: stucco at the new lower level; Hardie-Shingles at the main and upper levels in “Nantucket Grey”; Hardie-Plank trim; double-hung Milgard white vinyl sash windows at the new lower level; Composition Class “A” roof shingles in charcoal grey; and recycled brick at the front entry steps. Additional site work includes the removal of the existing electric gate and a reduction of the existing fencing to three (3) feet in height within 15 feet of the driveway apron. An approximately 41’-3” addition will be constructed at the rear of the existing garage structure at the southwest corner of the property. FINDINGS CEQA Finding Yes No The project is categorically exempt from the provisions of the California Environmental X Section 15303 (“New Construction or Conversion of Small Structures”) -2 - Quality Act (CEQA) and none of the exceptions of Section 15300.2 apply. Findings for Environmental and Design Review Permit (ED25-002) Environmental and Design Review Permit (SRMC §14.25.090) Yes No Finding A That the project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter: X The project is in accord with residential development standards of the zoning ordinance (SRMC Section 14.04.030) and residential development policies of General Plan 2040. Finding B The project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located: X The proposed modifications to the primary residence are consistent with the property development standards required for the R5 zoning district, including setbacks, maximum height, maximum lot coverage, and maximum upper story floor size (SRMC Section 14.04.030). The addition to the existing garage structure will be set back approximately five-feet (5’) incompliance with accessory structure regulations per SRMC Section 14.16.020. The expanded entry stairway will project no more than six feet (6’) into the front yard as permitted per SRMC Section 14.16.130. Finding C That the project design minimizes adverse environmental impacts: X The excessive earthwork is not proposed at the property and with issuance of a building permit will be reviewed by the Building Division and the Department of Public Works. Finding D That the project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity. X The project proposes to amend the existing fence and gate installation to comply with the sight- distance requirements of SRMC Section 14.16.295 and driveway width per SRMC Section 14.18.140. -3 - CONDITIONS OF APPROVAL Conditions of Approval for ED25-002 1.Approved Project. This Environmental and Design Review Permit (ED25-002) conditionally approves the lift and fill of the primary residence with associated modifications, addition to the existing accessory structure, and gate removal and fence reduction at 311 Belle Avenue. Plans submitted for building permit shall be in substantial conformance to the approved plans submitted March 7, 2025, with regard to building techniques, materials, elevations, and overall project appearance except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by the Community Development Department, Planning Division. Modifications deemed greater than minor in nature by the Community Development Director shall require review and approval by the Zoning Administrator. 2.Subject to All Applicable Laws and Regulations. The approved use and/or construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to construction, the applicant shall identify and secure all applicable permits from the Building Division, Public Works Department and other affected City divisions and departments. 3. Residency. Prior to building permit issuance the applicant must provide evidence of owner occupancy, or provide plans removing the Junior Accessory Dwelling Unit (JADU) to the satisfaction of the Planning Manager. 4. Short-Term Rental. Owner shall comply with short-term rental regulations at time of operation. Contact the Code Enforcement Division to confirm applicable regulations. 5.Permit Validity. This Permit shall become effective on March 27, 2025 and shall be valid for a period of two (2) years from the date of final approval or March 27, 2027, and shall become null and void if a building permit is not issued or a time extension granted March 27, 2027. A permit for the construction of a building or structure is deemed exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced. A permit for the use of a building or a property is exercised when, if required, a valid City business license has been issued, and the permitted use has commenced on the property. 6.Building Permit. Prior to the commencement of work, a building permit shall be obtained from the Building Division. 7.Construction Hours. Except as otherwise provided in subsection B of the San Rafael Municipal Code Section 8.13.050, or by the planning commission or city council as part of the development review for the project, on any construction project on property within the city, construction, alteration, demolition, maintenance of construction equipment, deliveries of materials or equipment, or repair activities otherwise allowed under applicable law shall be allowed between the hours of seven a.m. (7:00 a.m.) and six p.m. (6:00 p.m.), Monday through Friday, and nine a.m. (9:00 a.m.) and six p.m. (6:00 p.m.) on Saturdays, provided that the noise level at any point outside of the property plane of the project shall not exceed ninety (90) dBA. All such activities shall be precluded on Sundays and holidays. Violation of the foregoing may subject the permittee to suspension of work by the chief building official for up to two (2) days per violation. - 4 - 8. Colors, Materials, and Lighting. Colors, materials and lighting shall be designed to avoid creating undue off-site light and glare impacts. New or amended building or site colors, materials and lighting shall comply with San Rafael Municipal Code Section 14.16.227, subject to review and recommendation by the police department, public works department, and community development department. 9. Exterior Lightning. Any exterior lighting shall be subject to a 90-day post installation inspection to allow for adjustment and assure compliance with San Rafael Municipal Code Section 14.16.227 - Light and glare. The project proponent is responsible for hiring a qualified lighting expert to conduct the inspection and to prepare a summary analysis verifying the projects meets City standards to be submitted to the Planning Division. 10. Rooftop Equipment. Equipment placed on the rooftop of a building or in an exterior yard area shall be adequately screened from public view. See Chapter 14.16 for exclusions to maximum height requirements and Chapter 14.25 for design review requirements. 11. Temporary Fences. Temporary security fences may be erected around construction sites during the time a valid building permit is in effect for construction on the premises. Temporary security fences need not comply with San Rafael Municipal Section 14.16.140 and must be immediately removed upon completion of the construction authorized by the building permit. 12. Landscape Maintenance. All landscaping shall be maintained in good condition and any dead or dying plants, bushes, trees, or groundcover plantings shall be replaced with new healthy stock of a size appropriate and compatible with the remainder of the growth at the time of replacement. 13. Approved Materials and Colors. The approved materials and colors for the project shall be indicated on project plans submitted for building permit and implemented in the field. Any changes in materials or colors shall be subject to prior review and approval by the City Planning Division, and a determination as to whether the change is major or minor. Any changes to the approved materials or colors shall be clearly indicated on plans and receive written verification that this change has been reviewed and approved by the Planning Division. Product specifications of identified materials and finishes shall be confirmed prior to building permit issuance. 14. Discovery of Cultural, Archaeological or Paleontological Resources or Human Remains. If, during the course of construction potential resources or remains are found: All work is to stop within 100 feet of the finding and may not continue until the appropriate action listed below is satisfied. a. If it is a cultural, archaeological or paleontological resource: the City of San Rafael and a qualified archeologist are to be notified immediately. The qualified archeologist will contact Federated Indians of Graton Rancheria (FIGR) and the Planning Division and coordinate the appropriate evaluation of the find and implement any additional treatment or protection, if required. No work shall occur in the vicinity until approved by the qualified archeologist, FIGR and Planning staff. b. If human remains are encountered during any project-related activity, all work is to halt within 100 feet of the project and the project sponsor shall contact both Planning staff and the County Coroner. If the County Coroner determines that the human remains are of Native American origin, the Planning staff shall notify FIGR within 24-hours of -5 - such identification who will work with Planning staff to determine the proper treatment of the remains. PUBLIC COMMENT Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the subject site and all other interested parties, 15 calendar days prior to the date of this hearing. The Planning Division received one (1) public comment prior to the publication of this staff report (Attachment A). ATTACHMENT A A.Public Comment, received March 9, 2025 B.Public Comment, received March 13, 2025 Outlook 311 Belle Ave, San Rafel PERMIT: ED 25-002 (PLAN24-064) From Bryn DEAMER <bryn@deamer.org> Date Sun 3/9/2025 4:37 PM To Renee Nickenig <renee.nickenig@cityofsanrafael.org> Dear Ms Nickenig, We have received the notification of Permit, ED 25-002 (PLAN24-064). My and wife and I live direct across Belle Ave at 208 Union street and will be most impacted by the 4ft or so lift of the house as it is between us and whatever minor view we have of Mt. Tam and the hills during winter, when the street trees have lost their leaves. We just wish to say that we have no objection to the plans to raise the house and put in a second unit under it, keeping the character, color, and basically the current design. We are actually surprised that it would not just be cheaper to tear it all down and build a totally new house, as we don’t see the home on the list of protected historic homes, We note also that there is a plan to add a bathroom to the existing garage to create a second ADU on the space. Our only hope is that sufficient Off street is indeed available given the fact that street parking is extremely tight in our area, and going to get tighter when parking is banned on one side of Belle between Union and Park to allow better evacuation and Public safety vehicle access in emergencies. Whatever happens, we appreciated the city giving us the chance to comment. Warm Regards, Bryn and Sherna Deamer Outlook 311 Belle Environmental Review From Brett Penfil <brett@brettpenfil.com> Date Fri 3/14/2025 9:16 AM To Renee Nickenig <renee.nickenig@cityofsanrafael.org> Dear Renee, I am writing in response to the notice of an environmental and design review permit meeting for 311 Belle Avenue.  I live at 196 Union Street, next door to 311 Belle. I am unable to attend the meeting on March 19th due to a pre-existing work commitment.  I hope you can share my questions and provide answers to me about four areas. 1. Because 311 Belle sits on higher ground than my property, water from 311 Belle drains downward into my backyard. I  installed several drains last year to avoid flooding in my backyard. What will be the impact of the house being lifted on water drainage? I would like to know how any additional drainage will be managed on the 311 property so as not to impact 196 Union. 2. In terms of privacy, I’d like to know how much higher windows in 311 Belle facing my property will be and any plans to protect privacy — e.g., building a higher fence or planting trees. 3. The hearing notice states that the 311 Belle garage will be altered. The south side of the garage borders my property and is directly next to a strip of yard in which I am planning to plant in the next few weeks. I’d like to know what is being done to the garage and how it might impact the strip of yard so that I can determine if I should plant as planned. 4. I’m not sure if this falls under your purview, but 311 Belle has been used as an AirBnB for the past year. Given the housing crisis in San Rafael and the desire for safe neighborhoods in which people know each other and work to maintain the neighborhood, I strongly believe houses should not be used for short term rentals. Thank you for your work and for providing responses to the above.  Brett Penfil 196 Union Street Cell: 415-215-4374 Brett Penfil, MFT, MPH 415-824-3242 brett@brettpenfil.com www.brettpenfil.com www.penfilandwertz.com Pronouns: she/her/hers “Of all the forms of inequality, injustice in health care is the most shocking and inhumane.” — Martin Luther King Jr.  CONFIDENTIALITY NOTICE: This communication with its contents may contain confidential and/or legally privileged information. It is solely for the use of the intended recipient(s). Unauthorized interception, review, use, or disclosure is prohibited and may violate applicable laws including the Electronic Communications Privacy Act. If you are not the intended recipient, please contact the sender and destroy all copies of the communication.