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HomeMy WebLinkAboutPlanning Commission 2025-06-24 Agenda Packet 1 Planning Commission Regular Meeting Tuesday, June 24, 2025 - 7:00 P.M. AGENDA Participate In-Person: San Rafael City Council Chambers 1400 Fifth Avenue, San Rafael, CA 94901 Watch Online: Watch on Zoom Webinar: http://tinyurl.com/Planning-Commision-24 Watch on YouTube: http://www.youtube.com/cityofsanrafael Listen by phone: 1 (669) 444-9171 ID: 840 9897 7308# One Tap Mobile: US: +16694449171, 84098977308# This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael. How to participate in the meeting: • You are welcome to come to the meeting and provide public comment in person. Each speaker will have 2-minutes to provide public comment. • Submit your comments by email to: PlanningPublicComment@cityofsanrafael.org by 4:00 p.m. the day of the meeting. If you experience technical difficulties during the meeting, please contact PlanningPublicComment@cityofsanrafael.org. A. CALL TO ORDER B. RECORDING OF MEMBERS PRESENT AND ABSENT C. APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS D. PUBLIC NOTIFICATION OF MEETING PROCEDURES E. ORAL COMMUNICATIONS FROM THE PUBLIC Remarks are limited to two minutes per person and may be on anything within the subject matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on agenda items will be heard at the time the item is discussed. F. CONSENT CALENDAR The Consent Calendar allows the Commission to take action, without discussion, on Agenda items for which there are no persons present who wish to speak, and no Commission members who wish to discuss. 2 1. Draft Minutes of June 10, 2025 2. Draft Minutes of May 27, 2025 G. ACTION ITEM 1.38 Miraflores Avenue (APN 012-052-04) Major Environmental and Design Review Permit with an Exception to specified Hillside Development Standards and a Variance for a new attached elevated deck and detached parking deck with associated access pathways and landscaping; CEQA Determination: Exempt Pursuant to CEQA Guideline 15303 (New Construction or Conversion of Small Structures). Project Planner: Renee Nickenig, Associate Planner reneenickenig@cityofsanrafael.org Recommended Action – It is recommended that the San Rafael Planning Commission receive staff’s report and public input on the Project and adopt the Resolution Recommending the City Council Approve the requested Variance and Major Environmental and Design Review with Exception to the Hillside Development Standards. H. DIRECTOR’S REPORT I. COMMISSION COMMUNICATION I. ADJOURNMENT Any records relating to an agenda item, received by a majority or more of the Commission less than 72 hours before the meeting, shall be available for inspection online. Sign Language interpreters may be requested by calling (415) 485-3066 (voice), emailing city.clerk@cityofsanrafael.org or using the California Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available in accessible formats upon request. The Planning Commission will take up no new business after 11:00 p.m. at regularly scheduled meetings. This shall be interpreted to mean that no agenda item or other business will be discussed or acted upon after the agenda item under consideration at 11:00 p.m. The Commission may suspend this rule to discuss and/or act upon any additional agenda item(s) deemed appropriate by a unanimous vote of the members present. Appeal rights: any person may file an appeal of the Planning Commission's action on agenda items within five business days (normally 5:00 p.m. on the following Tuesday) and within 10 calendar days of an action on a subdivision. An appeal letter shall be filed with the City Clerk, along with an appeal fee of $350 (for non-applicants) or a $5,000 deposit (for applicants) made payable to the City of San Rafael and shall set forth the basis for appeal. There is a $50.00 additional charge for request for continuation of an appeal by appellant. Planning Commission Regular Meeting Tuesday, June 10, 2025, 7:00 P.M. Minutes Participate In-Person: San Rafael City Council Chambers 1400 Fifth Avenue, San Rafael, CA 94901 or Participate Virtually: Watch on Webinar: https://tinyurl.com/2025-PC-Meeting Watch on YouTube: http://www.youtube.com/cityofsanrafael Telephone: 1 (669) 444-9171 Meeting ID: 894 4903 7326 # One Tap Mobile: US: +16694449171, 89449037326# CALL TO ORDER Chair Mercado called the meeting to order at 7:00 PM. He invited Planning Manager Kavanaugh-Lynch to call roll. RECORDING OF MEMBERS PRESENT AND ABSENT PRESENT: ALDO MERCADO, CHAIR STEWART SUMMERS, COMMISSIONER JON HAVEMAN, COMMISSIONER JEFF KENT, COMMISSIONER ABSENT JON PREVITALI, COMMISSIONER JILL RODBY, COMMISSIONER SAMINA SAUDE, COMMISSIONER ALSO PRESENT: MARGARET KAVANAUGH-LYNCH, PLANNING MANAGER JOSE HERRERA-PREZA, PRINCIPAL PLANNER KRISTINA ESTUDILLO, PRINCIPAL PLANNNER APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS Chair Mercado asked if there are any changes to the order of the Agenda. No changes were made to the order of the Agenda. PUBLIC NOTIFICATION OF MEETING PROCEDURES Chair Mercado stated that members of the public may provide comments with a time limit set by the Planning Commission and continued to provide directions on how to provide public comments and to participate in the meeting. Planning Manager Kavanaugh-Lynch provided instructions on how to watch the meeting via Zoom and You Tube, as well as provided instruction on participation rules. ORAL COMMUNICATIONS FROM THE PUBLIC Chair Mercado provided instructions to members of the public who wanted to share remarks on topic(s) not on the agenda with Planning Commission. Chair Mercado then set the time limit for three minutes per person. No speakers provided public testimony. CONSENT CALENDAR 1. Draft Minutes of May 13, 2025 Commissioner Kent motioned to approve the minutes Commissioner Haveman seconded the motion Chair Mercado asked Planning Manager Kavanaugh-Lynch to take roll AYES: Commissioners Haveman, Summers, Kent, and Chair Mercado NOES: None ABSENT: Commissioners Previtali, Saude, Rodby, ABSTAIN: The motion to approve the minutes from May 13th 2025 passed. ACTION ITEMS 1. 930 Del Presidio Blvd. – Request for Environmental and Design Review (ED) to demolish an existing 2,200 square-foot convenience store and gas station to allow for the construction of a 2,800 square-foot convenience store and gas station. Project Planner: Jose Herrera-Preza, Principal Planner Recommended action: It is recommended that the San Rafael Planning Commission receive staff’s report and public input on the Project and approve the Resolution included in the staff report. Chair Mercado asked for the Staff Report from Principal Planner Herrera-Preza. Principal Planner Herrera-Preza provided a presentation on the proposed project. Chair Mercado opens the floor to the commission for questions. Commissioner Kent provided questions regarding sign programs. Principal Planner Herrera-Preza provided a clarifying response. Commissioner Summers provided questions regarding the lighting standards. Principal Planner Herrera-Preza provided a clarifying response Chair Mercado invited the applicant to present. Civil Engineer Casey Held gave a brief presentation on the project. Commissioner Kent provided comments regarding the potential traffic of the area. Engineer Held provided a clarifying response. Commissioner Summers provided comments on Public Works remarks. Engineer Held provided a response to the comments, as well as providing comments on the photometrics. Commissioner summers and Commissioner Kent provide comments over lighting. Chair Mercado opened the floor to public comment. Chair Mercado closed the public comment and took the item back for deliberation. Commissioner Summers motioned to approve the project. The motion included directing staff to add two conditions of approval that address concerns identified by the Commission related to photometrics listed in the lighting plan as well as removal and replacement of the juniper plants from the landscaping plan. Commissioner Haveman seconded the motion. Chair Mercado instructed Planning Manager Kavanaugh-Lynch to take roll: AYES: Commissioners Haveman, Kent, Summers, and Chair Mercado NOES: None ABSENT: Commissioners Previtali, Rodby, Saude ABSTAIN: None Motion carried 4-0 The motion passed unanimously DIRECTOR’S REPORT None COMMISSION COMMUNICATION None ADJOURNMENT There being no further business, Chair Haveman adjourned the meeting at 7:37 PM. _____________________________ Margaret Kavanaugh-Lynch, Planning Manager Planning Commission Regular Meeting Tuesday, May 27, 2025, 7:00 P.M. Minutes Participate In-Person: San Rafael City Council Chambers 1400 Fifth Avenue, San Rafael, CA 94901 or Participate Virtually: Watch on Webinar: https://tinyurl.com/2025-PC-Meeting Watch on YouTube: http://www.youtube.com/cityofsanrafael Telephone: 1 (669) 444-9171 Meeting ID: 894 4903 7326# One Tap Mobile: US: +16694449171, 89449037326# CALL TO ORDER Chair Mercado called the meeting to order at 7:00 PM. He then invited Planning Manager Kavanaugh-Lynch to call roll. RECORDING OF MEMBERS PRESENT AND ABSENT PRESENT: ALDO MERCADO, CHAIR JILL RODBY, COMMISSIONER JON HAVEMAN, COMMISSIONER JEFF KENT, COMMISSIONER STEWART SUMMERS, COMMISSIONER ABSENT JON PREVITALI, COMMISSIONER SAMINA SAUDE, COMMISSIONER ALSO PRESENT: MARGARET KAVANUAGH-LYNCH, PLANNING MANAGER RENEE NICKENIG, ASOCIATE PLANNER KRISTINA ESTUDILLO, PRINCIPAL PLANNNER APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS Chair Mercado asked Commissioners if they wanted to request any changes to the order of the Agenda. No changes were made to the order of the Agenda. PUBLIC NOTIFICATION OF MEETING PROCEDURES Chair Mercado stated that members of the public may provide comments with a time limit set by the Planning Commission and supplied directions on how to provide public comments and to participate in the meeting. 2 Planning Manager Kavanaugh-Lynch provided instructions on how to watch the meeting via Zoom and You Tube, as well as provided instruction on participation rules. ORAL COMMUNICATIONS FROM THE PUBLIC Chair Mercado provided instructions to members of the public who wanted to share remarks on topic(s) not on the agenda with Planning Commission. Chair Mercado then set the time limit for three minutes per person. No speakers provided public testimony. CONSENT CALENDAR None ACTION ITEMS 1. 270 Los Ranchitos Road – Major Environmental and Design Review Permit for a new Garden Mausoleum totaling 2,244 square-feet at the Mount Olivet Cemetery at 270 Los Ranchitos Road. APN: 015-162-03 Project Planner: Renee Nickenig, Associate Planner Recommended action: It is recommended that the San Rafael Planning Commission receive staff’s report and public input on the Project and adopt the Resolution included in the staff report approving the Environmental and Design Review and Merger applications as presented, subject to findings and conditions of approval. Chair Mercado asked for the Staff Report from Planning Staff. Associate Planner Nickenig provided a presentation on the proposed project. Chair Mercado opened the floor to the Commission for questions. Commissioner Kent provided questions to the applicant. The applicant provided a clarifying response. Chair Mercado opened the floor to public comment. No comments were made. Chair Mercado closed the public hearing and brought the project back before the Commission for deliberations. Commissioner Rodby motioned to approve the project. Commissioner Summers seconded the motion to approve. Chair Mercado instructed the Planning Manager Kavanaugh-Lynch to take roll: 3 AYES: Commissioners Haveman, Kent, Rodby, Summers, and Chair Mercado NOES: None ABSENT: Commissioners Previtali, Saude ABSTAIN: None Motion carried 5-0 The motion passed unanimously DIRECTOR’S REPORT None COMMISSION COMMUNICATION None ADJOURNMENT There being no further business, Chair Haveman adjourned the meeting at 7:24PM. _____________________________ Margaret Kavanaugh-Lynch, Planning Manager 1 Community Development Department – Planning Division Meeting Date: June 24, 2025 Agenda Item: G.1 Case Number: PLAN24-042 (V25-001; ED24-015; EX25-001) Project Planner: Renee Nickenig, Associate Planner and Margaret Kavanaugh- Lynch, Planning Manager REPORT TO PLANNING COMMISSION SUBJECT: 38 Miraflores Avenue (APN 012-052-04) Major Environmental and Design Review Permit with an Exception to specified Hillside Development Standards and a Variance for a new attached elevated deck and detached parking deck with associated access pathways and landscaping; CEQA Determination: Exempt Pursuant to CEQA Guideline 15303 (New Construction or Conversion of Small Structures). EXECUTIVE SUMMARY The proposed project includes the construction of a new detached parking deck at the front property line and a new attached open deck at the rear of the residence. The new parking deck is proposed to be situated at the front property line at Miraflores Avenue and with a zero setback to the north side property line to provide two off-street parking spaces. The parking deck is detached from the primary residence and will be accessible from at-grade walkways and exterior stairs. The Planing Commission is asked to make a recommendation on the Project to the City Council, that will take final action. REQUESTED ENTITLEMENTS The project requires a Variance and a Major Environmental and Design Review Permit with Exception from the applicable Hillside Development Standards. In this case where the request is to reduce the setback back more than one-half (1/2) the required distance from the property line as permitted in San Rafael Municipal Code (SRMC) Section 14.12.030(B) a Variance is required pursuant to SRMC Chapter 14.23. The Zoning Administrator is typically the decision-making body for a Variance, however in the case where multiple entitlements are being process the decision is referred to the highest reviewing body. 2 In addition to increasing development within 100 vertical feet of an identified ridgeline, the addition of the detached parking deck and attached rear deck will result in the project exceeding the natural state requirement per SRMC Section 14.12.030(C). As such, a Major Environmental and Design Review with an Exception with the City Council is required pursuant to SRMC Section 14.12.040. The Planning Commission is typically the decision-making body for Major Environmental and Design Review Permits (SRMC Chapter 14.25.020(A); 14.25.040(A)(3)(a)), while the City Council is the decision- making body for an Exception from Hillside development standards. (SRMC Chapter 14.12.040.) As City Council review is required for the requested Exception, the Planning Commission is asked to make recommendations for all of the entitlements needed for this project and the City Council will act as the decision-making body for both entitlements. (SRMC Section 14.02.020(J).) RECOMMENDATION It is recommended that the Planning Commission: (1) Convene a public hearing. (2) Discuss the Staff report, testimony and ask questions of the Staff, Applicant, as needed. (3) Adopt the Resolution Recommending the City Council Approve the requested Variance and Major Environmental and Design Review with Exception to the Hillside Development Standards. PROPERTY FACTS Address/Location: 38 Miraflores Avenue Parcel Number: 012-052-04 Property Size: 5,114 sf Neighborhood: Central San Rafael (Gerstle Park) Site Characteristics General Plan Designation Zoning District Existing Land-Use Project Site: Low Density Residential (LDR) R5 Multi-Family Residential North: LDR R5 Single-Family Residential South (southeast): LDR R5 Single-Family Residential East (northeast): LDR R5 Single-Family Residential West (northwest): LDR R5 Single-Family Residential Site Description/Setting: The subject site is located between Miraflores Avenue at the west, Miramar Avenue to the east and abuts single-family residential properties at the north and south. The site is accessed from Miraflores Avenue, from which it is significantly down-sloped to Miramar Avenue. Existing structures at the site include the primary residential structure and a detached open deck. Please see Attachment D for plan set. 3 Figure 1 Vicinity Map Figure 2 Proposed Site Plan 4 PROJECT DESCRIPTION The Project includes the demolition of an existing detached deck at the interior side (north) of the property and attached deck at the front (west) of the property. Existing exterior concrete stairs at the north of the primary residence, retaining walls and a wood fence will remain in place and be repaired as needed. A new parking deck is proposed to be situated at the front property line at Miraflores Avenue and with a zero setback to the north side property line to provide two off-street parking spaces. The deck will be constructed of finished wood plank and will include a guardrail at three sides. The parking deck will be open below and primarily installed on wood piers and supported at the north with a solid wall. The total height of the parking deck and guard rails will not exceed 16-feet-seven-inches (16’ 7”). A new attached deck is proposed at the rear (east) of the primary residence. The deck will be constructed of wood plank decking and wood guardrails. The deck will be installed on piers and open below. The deck will not exceed a total height of 16-feet-11-inches (16’ 11”), including guardrails. The rear deck will be setback the required five-foot (5’) side setback and 10-foot (10’) rear setback. The Project proposes overall landscaping, including ground cover of frog fruit and creeping thyme, gray lavender lining the concrete paths and stairs, and red fescue and yew pine at the rear (east) property line. DISCUSSION Staff believes that the findings for all three of the necessary entitlements can be met for this project. Below please find the analysis which includes discussion of the relevant General Plan and municipal code sections and provides an analysis of each of these points. Greater detail is also provided in Attachments B. General Plan Consistency Table and C. Zoning Ordinance Consistency Table as well as in the draft Resolution. General Plan 2040 The project is in accordance with General Plan 2040 as it will provide reasonable access and usable outdoor space for an existing residential property within a Low Density Residential designation (Policies LU-1.8: Density of Residential Development; Policy LU-2.1: Land Use Map and Categories) and in the Gerstle Park neighborhood (Policy CDP-2.3; Policy CDP-4.4). If the proposed Exception is granted, the project design will result in minimal grading of the existing hillside and preservation of the existing slope (Policy CDP-1.3: Hillside Protection). The design of the additions takes into consideration the existing configuration of the subject lot and surrounding lots, including the unusual configuration of the street as well as surrounding building setbacks. Please see Attachment B, General Plan Consistency Table. The project has been reviewed and approved by the Building Division and Department of Public Works staff as part of the planning entitlement process. A standard condition of approval has been included to mandate building permits to ensure that necessary regulations pertaining to structural requirements for hillside construction are met. (Policy S-2.2: Minimize the Potential Effects of Landslides). San Rafael Municipal Code The continued use of the property as a single-family residence is permitted by-right in the R5 zoning district pursuant to SRMC Section 14.04.020 (Attachment C, Zoning Ordinance Consistency Table). The addition of a rear deck and accessory parking structure are supportive of the residential use, but the size and location require relief from the development standards found in SRMC Sections 14.04.030 (R5 Residential Zoning District) and 14.12.030 (Hillside Development Overlay District) and from SRMC 5 Section 14.16.020 (Accessory structures) resulting in the need for the requested entitlements described above. Staff believes that the findings can be made to support the project as discussed below. Parking Deck Setback Reduction Pursuant to SRMC Section 14.16.020(E)(1-2), an accessory structure over 120 square-feet in area and no taller than eight (8) feet tall requires a minimum setback of three feet from the interior side and rear property lines and may not encroach into the front setback as required by the base zoning district. Properties such as this one, regulated by the hillside property development standards may request a setback decrease by more than half with approval by the hearing body of an Environmental and Design Review permit. However, this Project proposes to have a zero setback from the interior side (north) and front (west) property lines, and so a Variance is required. The reduction is being requested to provide access for parking from the right-of-way on Miraflores Avenue. The parking deck would be sited perpendicular to the road and would cantilever over the immediately adjacent slope of the property. The subject property currently does not have any designated parking spaces that are otherwise required on residential properties and hillside properties. The proposed parking deck (detached accessory structure) will provide two off-street parking spaces. Natural State Reduction The cumulation of the existing residence and proposed new structures and access improvements at the site will result in only 51% of the property area preserved in its natural state, opposed to the 83.38% required by SRMC Section 14.12.030(C). The property is significantly sloped and does not currently include any graded portions suitable for outdoor use. The construction of two new elevated decks avoids additional grading to create useable outdoor space and designated off-street parking at the property. Gross Building Square Footage The cumulation of the existing residence and the proposed new structures will exceed the permitted gross building square-footage as required by SRMC Section 14.12.030(D) by approximately 15 feet. Ridgeline Development The Project proposes new construction on the existing developed property within 100 vertical feet of a significant ridgeline. There is no place on the property where development would avoid this boundary, however the placement of the two new structures will not further block the view of the ridgeline. Design Review Criteria The Project is consistent with the design review criteria provided in SRMC Section 14.25.050 as the materials, colors, and overall design are in concert with the existing property features and surrounding neighborhood. 14.04.030 Required Proposed/Existing Minimum lot area (sq. ft.) 5,000 5,114 Minimum lot width (ft.) 50 80 Minimum yards Front (ft.) 15 10 (existing) Side (ft.) 5 5 (proposed) Rear (ft.) 10 20 (proposed) Maximum height of structure (ft.) 30 19 – 10.25” (proposed) 6 Maximum lot coverage 40% 38% Maximum upper story floor area 75% N/A Parking 2 Covered, 2 Guest 2 uncovered (proposed) SRMC Section 14.12.030 # Required Proposed A. Building Stepback 1. On any downhill slope a twenty-foot (20′) height limit measured from existing grade shall be observed. This height limit shall be construed to mean that wall planes shall be broken into single wall heights of no more than twenty feet (20′) beyond which a stepback of at least five feet (5′) is required, unless otherwise determined through the environmental and design review permit process. Regardless, the maximum overall building height shall not exceed the height allowed by the zoning district. 20 ft maximum N/A B. Setbacks Structures may encroach into a required yard or setback for a distance of not more than one-half (½) of the required yard or setback, subject to approval by the hearing body of an environmental and design review permit, if that the decrease minimizes the impact of hillside development and grading. If such a reduction is granted, a compensating increase in setback is required in the opposing setback, i.e., a five-foot reduction in a front yard setback would increase the rear yard setback by five feet (5'). Front (ft.) 15 10 (existing) Side (ft.) 5 0/5 (proposed) Rear (ft.) 10 20 (proposed) C. Natural State A minimum area of twenty-five percent (25%) of the lot area plus the percentage figure of average slope, not to exceed a maximum of eighty-five percent (85%), must remain in its natural state. This standard may be waived or reduced for lots zoned PD (planned district) or developed with clustered development with the recommendation of the design review board, subject to approval by 7 the hearing body. This requirement does not apply to properties where the general plan has adopted a medium density residential or high density residential land use designation. Property Average Slope: 58.38% 83.38% 51% D. Gross Building Square Footage The maximum permitted gross building square footage of all structures (including garages and accessory structures over one hundred twenty (120) square feet) is limited to two thousand five hundred (2,500) square feet plus ten percent (10%) of the lot area with the maximum gross square footage set at six thousand five hundred (6,500) square feet. This requirement does not apply to properties where the general plan has adopted a medium density residential or high density residential land use designation. 3011.4-square feet 3026-square feet E. Ridgeline Development Development of new structures within one hundred (100) vertical feet of a visually significant ridgeline, as shown on the community design map of the general plan, is prohibited unless this restriction precludes all reasonable economic use of the property: Prohibited Requested F. Parking Requirements Single Family Requirement Covered 2 2 0 Uncovered (Guest) 2 2 2 G. Lot Standards Minimum lot sizes and widths for lots created after November 21, 1991 are subject to the slope tables established under Chapter 15.07 of the subdivision ordinance. N/A – Lot established before 1991 N/A – Lot established before 1991 H. Street and Driveways New street and driveway grades shall not exceed eighteen percent (18%) unless an exception has been granted by the hearing body, and the design has been recommended by the public works director and fire marshal to allow a driveway or street slope up to a maximum twenty-five percent (25%) grade. Streets and driveways with slopes over fifteen percent (15%) shall be a permanent, durable, non-asphalt N/A – Not in scope N/A – Not in scope 8 hardscape surface. Streets and driveways with slopes over eighteen percent (18%) shall have grooves/scoring for traction. A suitable transition shall be provided at the street and driveway apron to allow vehicles to safely transition to/from roadways and parking areas, as recommended by the department of public works. Further, the design of the driveway apron at the garage shall be subject to review and recommendation from the department of public works to ensure safe and efficient vehicle ingress and egress. I. Design Review Requirement An environmental and design review permit may be required, consistent with the requirements of Chapter 14.25, Environmental and Design Review Permits. All applications shall be evaluated for conformity with the Hillside Residential Design Guidelines Manual. Major Environmental and Design Review The Project has been reviewed per the findings required in SRMC 14.15.050 – Review Criteria (described above) and SRMC 14.25.090 – Findings (Attachment C) ENVIRONMENTAL REVIEW The Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA, Public Resources Code §21000, et seq. and California Code of Regulations, §15000, et seq.) pursuant to Section 15303 of the CEQA Guidelines (New Construction or Conversion of Small Structures). Furthermore, none of the exceptions found in Government Code §15300.2 apply. CORRESPONDENCE Staff received public comment via email on March 12, 2025 expressing concerns about the condition of the existing fence and retaining wall located on the property, please see Attachment E. The Project notes on the site plan that the existing fences will be repaired as needed, but does not include work on the retaining wall at this time. The Planning Commission may choose to ask the applicant to address the condition of the retaining wall if they wish to do so. OPTIONS The Planning Commission has the following options: 1. Adopt the Resolution Recommending the City Council Approve the requested Major Environmental and Design Review and Exception to the Hillside Development Standards. 2. Adopt the Resolution with modifications, changes, or additional conditions of approval. 3. Continue the Project to allow the Applicant or Staff to address any of the Commission’s comments or concerns 9 4. Deny the Project and direct staff to return with a revised Resolutions of Denial. ATTACHMENTS A. Draft Resolution Recommending the City Council Approve the requested Major Environmental and Design Review and Exception to the Hillside Development Standards. B. General Plan Consistency Table C. Zoning Ordinance Consistency Table D. Architectural Plans – Submitted May 27, 2025 E. Public Comment Received March 12, 2025 Attachment A RESOLUTION NO. 24-09 RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN A MAJOR ENVIRONMENTAL AND DESIGN REVIEW PERMIT WITH AN EXCEPTION TO SPECIFIED HILLSIDE DEVELOPMENT STANDARDS AND A VARIANCE FOR A NEW ATTACHED ELEVATED DECK AND DETACHED PARKING DECK WITH ASSOCIATED ACCESS PATHS LOCATED AT 38 MIRAFLORES AVENUE APN: 012-052-04 WHEREAS, on March 21, 2024 Yooju No (Architect) submitted a request for an Environmental and Design Review Permit and Exception for a proposed detached parking deck, attached rear deck, and associated access paths and landscaping at 38 Miraflores Avenue; and WHEREAS, on December 9, 20224 the application was deemed complete for processing; and WHEREAS, on June 24, 2025 the San Rafael Planning Commission held a duly noticed public hearing on the Project, accepting all oral and written public testimony and the written report of the Community Development Department staff. NOW THEREFORE BE IT RESOLVED, based on the staff report, written comments and testimony received at the Public Hearing, the Planning Commission makes the following findings relating to the Environmental and Design Review (ED24- 001) and Exception (EX24-003): CEQA FINDING (PLAN24-042) Upon review of the application, the Project has been determined to be exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to pursuant to Section 15303 of the CEQA Guidelines (New Construction or Conversion of Small Structures). VARIANCE FINDINGS (VAR 25-001) A. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the requirements of this title deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; - 2 - The Project site has a significant slope starting immediately at the front property line and extending to the rear. The only existing graded portions of the lot are limited to the existing primary residence and the access immediately adjacent to Miraflores Avenue, allowing for no off-street parking areas. The existing residence is sited towards Miraflores Avenue, which serves and the point of the access to the right-of-way for the Project site. The strict application of the requirements would preclude the installation of the proposed parking deck at the front and side property lines that allow for two designated parking spaces immediately accessible from the road, a use which other properties in the vicinity and in the same zoning classification currently enjoy. B. That the variance will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zoning district in which such property is situated; The significant slope and limited grading at the site is a unique condition limited to properties sited between two separate roads. The construction of a parking deck as proposed in the Project will not grant special privileges, rather will allow this property to enjoy off-street parking enjoyed by other properties in the same zoning district. C. That granting the variance does not authorize a use or activity which is not otherwise expressly authorized by the zoning regulations for the zoning district in which the subject property is located; Accessory structures are permitted on residential properties per San Rafael Municipal Code (SRMC) Section 14.04.020. D. That granting the application will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare. The Project has been reviewed by the Building Division and the Fire Department and the location and orientation of the parking has been reviewed for safe access by the Department of Public Works, and as conditioned it will not be a detriment or injurious to property or improvements in the vicinity of the development site or the public health, safety or welfare. ENVIRONMENTAL AND DESIGN REVIEW FINDINGS (ED24-015) A. The project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter: - 3 - The Project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of San Rafael Municipal Code (SRMC), as the project is in accord with the Low Density Residential designation in General Plan 2040 and the policies to support residential building in hillside areas (Policy LU-1.8: Density of Residential Development; Policy CDP-1.3: Hillside Protection; and Policy C-1.10: Hillside Preservation); the Project is located in the R5 Zoning District where single-family homes are permitted by right; and the project is being reviewed in accord with the findings required for an environmental and design review (SRMC Section 14.25.090) and an exception from the hillside development standards (SRMC Section 14.12.040). 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: The Project conforms with the property development standards for the R5 zoning district (SRMC Section 14.04.030) and meets the findings required for exceptions to the development standards for which the proposed design does not meet for the Hillside Development Overlay District (SRMC Section 14.12.020). The Project is consistent with the design review criteria provided in SRMC Section 14.25.050 as the materials, colors, and overall design are in concert with the existing property features and surrounding neighborhood. C. The project design minimizes adverse environmental impacts: The proposed structures for the Project will be installed on piers and will not require additional grading into the hillside. D. The project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity: The Project has been reviewed by the Building Division and the Fire Department and the location and orientation of the parking has been reviewed for safe access by the Department of Public Works, and as conditioned it will not be a detriment or injurious to property or improvements in the vicinity of the development site or the public health, safety or welfare. EXCEPTION (HILLSIDE) FINDINGS (EX24-003) A. The project design alternative meets the stated objectives of the hillside design guidelines to preserve the inherent characteristics of hillside sites, - 4 - display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhood s, and maintain a strong relationship to the natural setting: The Project, including the installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. The orientation of the parking deck to the front property line will additionally avoid construction over sloped portions of the property. The Project will not exceed the maximum height and stepback limitations for hillside properties. B. Alternative design solutions which minimize grading, retain more of the project site in its natural state, minimize visual impacts, protect significant trees, or protect natural resources result in a demonstrably superior project with greater sensitivity to the natural setti ng and compatibility with and sensitivity to nearby structures. The Project, including the installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. Siting the parking deck immediately at the front property line will not result any obstruction of any views from Miraflores Avenue. The siting of the attached deck to the rear of the residence will not further obstruct any view from the right-of-way on Miramar Avenue beyond what is already obstructed by the existing residence. CONDITIONS OF APPROVAL (PLAN24-042) General Terms and Standard Conditions The following are general terms and standard conditions that apply to each severable entitlement of the 38 Miraflores Avenue, hereby the “Project”: Environmental and Design Review Permit (PLAN24-042; ED24-015, EX24-003 and VAR24-001) 1. For purposes of these Conditions of Approvals, the following terms shall have the following meanings: “Director” shall mean the Director of the Community and Economic Development Department. “First building permit” shall mean any permit required for construction related activities on a structure including permits for building, foundation, or superstructure, but excluding demolition permits. - 5 - “Building permit” shall mean any permit required for construction related activities on a structure including permits for building, foundation, or superstructure, but excluding demolition permits. “Site development permit” shall mean any permit required for earth-disturbing activities, including, permits for grading, excavation, shoring, utilities, demolition, site preparation, or any other permits required for earth-disturbing activities, but excluding building permits. “Applicant” shall mean Yooju No, Space/Craft and/or any successor in interest. “Property Owner(s)” shall mean Jason Ramil and/or any successor in interest. “Project” shall mean the 38 Miraflores Avenue Project as approved by the City of San Rafael as described in the staff report. “Project Site” shall mean APN 012-052-04. 2. Development of the Project. Development of the Project, defined as the project plans and supporting documents attached to the June 24, 2025, Planning Commission staff report (hereinafter the “Plans”), shall be substantially in conformance with the plans prepared by: Yooju No, Architect consisting of 14 plan sheets, received on May 30, 2025 3. The Plans are incorporated by reference herein. The Plans may only be modified by the conditions contained herein, subject to review and approval of the Community and Economic Development Director or their designee. 4. Term of Approval. This Project (PLAN24-042; ED24-015, EX24-003 and VAR24- 001), shall be valid for two years from the date of approval of the City Council, and shall be null and void if a building permit is not exercised or a time extension granted prior to the expiration date. 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. 5. Fees, Dedication Requirements, Reservation Requirements and Other Exactions. The conditions of Project approval set forth herein include certain fees, dedication requirements, reservation requirements and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of the statement of the amount of such fees and a description of the dedications, reservation, and other exactions. You are hereby notified that the 90-day period in which you may protest those fees, the amount of which has been identified herein, dedications, reservations, and other exactions required in connection with the - 6 - instant approvals has begun. If you fail to file a protest complying with all the requirements of Section 66020, you will be legally barred from later challenging such exaction. 6. Notice of Fees Protest The applicant may protest any fees, dedications, reservations, or other exactions imposed by the City as part of the approval or as a condition of approval of this development. Per California Government Code Section 66020, this 90-day protest period has begun as of the date of the approval of this application. 7. Right to Audit of the City’s Development Impact Fees. In accordance with Government Code Section 66006(e), the Applicant is hereby notified of the right to file with the City Clerk: (a) a request for an audit of the City’s development impact fees in accordance with Government Code Section 66023; and (b) a written request for mailed notices of the City’s public meetings to review annual reports of development impact fees under Government Code Section 660066(b)(1). 4. At the times (e.g., building permit) provided for in the City’s fee ordinances, the applicant shall pay all applicable City Development Impact fees. 8. All Third Party Fees Shall be Paid. Prior to issuance of any/each building permit, the applicant shall verify for the City that it has paid all third party-outside agency fees applicable to such portion of the Project, including but not limited to any school fees, water capacity fees, and sewer capacity fees. Unless a condition includes a different time for payment, the applicant shall pay all applicable City fees prior to the issuance of each building permit. 9. Conditions of Approval Shall be Printed. All Conditions of Approval shall be printed on the second sheet of each plan set submitted for a building permit. Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable. 10. Applicant Responsible for Conditions of Approval. Applicant is responsible for conditions of approval. The Applicant shall ensure compliance with all conditions of approval, including submittal to the Project Planner of required approval signatures at the times specified. Failure to comply with any condition may result in construction being stopped, issuance of a citation, and/or modification or other remedies. 11. Applicant to Hold City of San Rafael Harmless. Applicant or permittee shall defend, indemnify, and hold harmless the City of San Rafael or its elected and appointed officials, agents, officers, and employees from any claim, action, or proceeding brought by a third party against the City of San Rafael or its elected and appointed - 7 - officials, agents, officers, or employees to attack, set aside, void, or annul an approval of the Planning Commission, the City Council, the Director, or any other department, committee, or agency of the City concerning a development, variance, permit or land use approval.  12. This Permit authorizes only the proposed Project described in the application. In no way does approval authorize other uses, structures or activities not included in the Project description. When the City approves a new use that replaces an existing use, any prior approval of the existing use becomes null and void when permits for the new use are exercised (e.g., building permit or business license issued). To reestablish the previously existing use, an applicant must obtain all permits required by the Zoning Ordinance for the use. 13. All Plans and Information Become Conditions. All information and representations, whether oral or written, including the building techniques, colors, materials, elevations, and overall appearance of the project, as presented at the Planning Commission meeting dated June 24, 2025 and as presented in the Plans as outlined below shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the Project shall be subject to review and approval by the Director. Modifications deemed not minor by the Director may require review and approval as an amendment to the approved project entitlements including the Environmental and Design Review Permit (PLAN24-042; ED24-015, EX24-003 and VAR24-001), as applicable. 14. Regulation Compliance. Approved use and/or construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Compliance with the Zoning Ordinance does not relieve an applicant from requirements to comply with other federal, state, and City regulations that also apply to the property. Prior to any construction, tenant improvement or installation of signage, the applicant shall identify and secure all applicable permits from all federal, state, and City departments. 15. Conditions of Approval Validity. If any term, provision, or portion of these conditions or the application of these conditions to a particular situation is held by a court to be invalid, void or unenforceable, the remaining provisions of these conditions, or their application to other actions related to the Project, shall continue in full force and effect unless amended or modified by the City.  16. Construction Hours (Ongoing throughout demolition, grading, and/or construction). Consistent with the City of San Rafael Municipal Code Section 8.13.050.A, construction hours on private property shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 6:00 p.m. on Saturdays. Construction shall not be permitted on Sundays or City-observed holidays. Construction - 8 - activities shall include delivery of materials, hauling materials off-site; startup of construction equipment engines, arrival of construction workers, playing of radios and other noises caused by equipment and/or construction workers arriving at, or working on, the site. 17. Construction Noise (Ongoing throughout demolition, grading, and/or construction). During construction, the Project shall: a. Properly muffle and maintain all construction equipment powered by internal combustion engines. b. Prohibit unnecessary idling of combustion engines. c. Locate all stationary noise-generating construction equipment such as air compressors as far as practical from existing nearby residences and other noise-sensitive land uses. Such equipment shall also be acoustically shielded. d. Select quiet construction equipment, particularly air compressors, whenever possible. Fit motorized equipment with proper mufflers in good working order. e. The Applicant shall designate a “Project Liaison” responsible for responding to any local complaints about construction noise. This person shall determine the cause of any noise complaint (e.g., starting too early, bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. A telephone number for the Project Liaison shall be posted at the construction site. f. Erect temporary noise barriers to limit construction noise to no more than 90 dBA max at residences. Temporary noise barriers shall be constructed with solid materials (e.g., wood) with a density of at least 1.5 pounds per square foot with no gaps from the ground to the top of the barrier at a minimum height of 12 feet along the southern and eastern project boundaries. If a sound blanket is used, barriers shall be constructed with solid material with a density of at least one pound per square foot with no gaps from the ground to the top of the barrier and be lined on the construction side with acoustical blanket, curtain or equivalent absorptive material rated sound transmission class (STC) 32 or higher. 18. Construction Vibration (Ongoing throughout demolition, grading, and/or construction). During construction, the project shall: a. Avoid the use of large earthmoving equipment (greater than 100 hp) within 15 feet of residential buildings and within 12 feet of commercial buildings, as this is the distance where these buildings are susceptible to damage from vibration from this equipment. b. Schedule construction activities with the highest potential to produce vibration to hours with the least potential to affect nearby institutional, - 9 - educational, and office uses that the Federal Transit Administration identifies as sensitive to daytime vibration (FTA 2006). c. Notify neighbors of scheduled construction activities that would generate vibration. d. Select quiet construction equipment, particularly air compressors, whenever possible. Fit motorized equipment with proper mufflers in good working order. e. Residences adjacent to the project site shall be notified in advance by writing of the proposed construction schedule before construction activities commence. f. The Applicant shall designate a “Project Liaison” responsible for responding to any local complaints about construction noise. The disturbance coordinator shall determine the cause of any vibration complaint (e.g., starting too early, bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem. A telephone number for the Project Liaison shall be posted at the construction site. 19. Construction Noise and Vibration Management- Public Notice Required. At least two weeks prior to initiating any construction activities at the site, the Applicant shall provide notice to businesses and residents within 500 feet of the project site. This notice shall at a minimum provide the following: (1) project description, (2) description of construction activities during extended work hours and reason for extended hours, (3) daily construction schedule (i.e., time of day) and expected duration (number of months), (4) the name and phone number of the Project Liaison for the project that is responsible for responding to any local complaints, and (5) that construction work is about to commence. The Project Liaison would determine the cause of all construction-related complaints (e.g., starting too early, bad muffler, worker parking, etc.) and institute reasonable measures to correct the problem. A copy of such notice and methodology for distributing the notice shall be provided in advance to the Planning Manager for review and approval. 20. Encroachment Permit (Ongoing throughout demolition, grading, and/or construction). Any construction work, including on-street traffic control, is subject to review and approval through the Department of Public Works Encroachment Permit process. Truck routes are submitted to review and approval through Department of Public Work’s Transportation Permit process and shall comply with City of San Rafael Municipal Code Chapter 5.52. 21. Archaeological Resources (Ongoing throughout demolition, grading, and/or construction). Pursuant to CEQA Guidelines section 15064.5(f), “provisions for historical or unique archaeological resources accidentally discovered during construction” shall be implemented. Further, compliance with the City’s Archeological Resources Protection Ordinance and Resolution No. 10988, which implements the Ordinance, requires the following: - 10 - a. In the event that any archaeological resources are inadvertently discovered during ground disturbing activities (“find”), all work within 50 feet of the resources shall be halted. The Federated Indians of Graton Rancheria (FIGR) shall be immediately notified and a a qualified archaeologist retained at Developer’s sole cost and expense to consult with the City, FIGR, and the Developer and any other applicable regulatory agencies to employ best practices for assessing the significance of the find, developing and implementing a mitigation plan if avoidance is not feasible. Evidence of prehistoric or historic-era subsurface archaeological features or deposits may include ceramic shards, trash scatters, and lithic scatters). All significant, non-Tribal cultural materials recovered shall be subject to scientific analysis, professional museum curation, and/or a report prepared by the qualified professional according to current professional standards. b. In considering any suggested measure proposed by the qualified professional, the project applicant shall determine whether avoidance is necessary or feasible in light of factors such as the uniqueness of the find, project design, costs, and other considerations. c. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation measures for cultural resources is carried out. d. If significant materials are recovered, the qualified professional shall prepare a report on the findings for submittal to the Northwest Information Center. 22. Human Remains (Ongoing throughout demolition, grading, and/or construction). In the event of the accidental discovery or recognition of any human remains, the following steps should be taken: (1) There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until:    a. The Marin County Coroner must be contacted to determine that no investigation of the cause of death is required, and   b. If the coroner determines the remains to be Native American:  i. The coroner shall contact the Native American Heritage Commission within 24 hours.    ii. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American.   iii. The most likely descendent may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98. Where the following conditions - 11 - occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance:  1. The Native American Heritage Commission is unable to identify a most likely descendent or the most likely descendent failed to make a recommendation within 24 hours after being notified by the commission.    2. The descendant identified fails to make a recommendation; or    3. The landowner or his authorized representative rejects the recommendation of the descendant, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.   23. Paleontological Resources (Ongoing throughout demolition, grading, and/or construction). In the event of an unanticipated discovery of a paleontological resource during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (per Society of Vertebrate Paleontology standards [SVP 1995,1996]). The qualified paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important, and such plan shall be implemented. The plan shall be submitted to the City for review and approval.  24. Halt Work/Unanticipated Discovery of Tribal Cultural Resources (Ongoing throughout demolition, grading, and/or construction). In the event that cultural resources of Native American origin are identified during construction, all work within 50 feet of the discovery shall be redirected. The project applicant and project construction contractor shall notify the Director of Community and Economic Development Department within 24 hours. The City will again contact any tribes who have requested consultation under AB 52, as well as contact a qualified archaeologist, to evaluate the resources and situation and provide recommendations. If it is determined that the resource is a tribal cultural resource and thus significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with Native American groups. If the resource cannot be avoided, additional measures to avoid or reduce impacts to the resource and to address tribal concerns may be required.  - 12 - 25. Construction Management Plan. The applicant shall submit a Construction Management Plan (CMP) for review and approval by the Director of Community and Economic Development Department and Director of Public Works prior to issuance of building or grading permit. The construction management plan shall address at a minimum, the following:  a. Acknowledgement that all materials and equipment shall be staged on-site, unless otherwise approved in writing by the Chief Building Official.   b. Contact information (phone number and email) for contractor, property owner project liaison shall be posted on site in an all-weather sign that is visible to the public right of way.  c. Another all-weather sign shall be posted at all entrances to the construction site to inform all contractors and subcontractors of the requirements of the City’s Noise Ordinance in accordance with SRMC 8.13.050.  d. Traffic Control Plan to address on-site and off-site construction traffic. This plan shall include:   i. Any alterations, closures, or blockages to sidewalks, pedestrian paths or vehicle travel lanes (including bicycle lanes);   ii. Storage of building materials, equipment, dumpsters, debris anywhere in the public Right of Way;   iii. Hauling route for trucks used for the construction of project.  The TCP shall be stamped and signed by a registered engineer prior to submittal. The TCP shall be consistent with any other requirements of the construction phase. A current copy of this Plan shall be available at all times at the construction site for review by City Staff.  e. Designate location of construction worker parking on-site or in another off- street location provided by the applicant. Construction workers may not park on-street in the downtown area or adjacent residential neighborhoods.   f. A screened security fence approved by the Director of Community and Economic Development Department shall be placed and maintained around the perimeter of the project and removed immediately following construction work.  g. Proposed construction phasing, schedule of work, and approximate timeline of project.  h. In the event that the CMP is conflicting with any conditions imposed by the grading permit for the project, the more restrictive language or conditions shall prevail. The applicant shall be responsible for addressing any unanticipated construction impacts to the neighborhood and surrounding residents to the reasonable satisfaction of the Director of Community and Economic Development Department.  - 13 - i. Mass grading shall occur between April 15 through October 15, unless otherwise approved in writing by the Department of Public Works.  j. Acknowledgement that the applicant shall be required to repair any roadway damage created by the additional construction truck traffic.   k. Acknowledgement that that the location of construction trailers shall be on- site, unless otherwise approved by the Chief Building Official.   l. Location of construction staging and material storage related to the project.       m. Environmental and safety measures:   i. Construction safety fences around the construction area.   ii. Dust control and air pollution control measures.   iii. Erosion and sedimentation control measures.   iv. Tree protection fencing.   v. Construction vehicle parking  26. Pre-Construction Meeting. Prior to issuance of the first site development permit for each construction area (e.g., on-site parcel(s) or building site(s), or off-site improvement construction area), a pre-construction meeting shall be held, including representatives from the Applicant and the City to review the CMP and including applicable conditions of approval. The general contractor or Applicant shall ensure that all subcontractors involved in subsequent phases of construction aware of the conditions of approval.  27. Landscaping Shall Be Maintained. All landscaping included in this project approval shall be maintained in good condition in perpetuity and any dead or dying plants, bushes, or trees shall be replaced with new healthy stock of a size compatible with the remainder of the growth at the time of replacement to the satisfaction of the Director.    28. Landscaping and irrigation plans shall comply with Marin Municipal Water District's (MMWD) water conservation rules and regulations. The project must meet the Marin Municipal Water District's (MMWD) water conservation rules and regulations. For projects that are required to provide a water-efficient landscape pursuant to Section 14.16.370 of the San Rafael Municipal Code, the applicant shall prepare a landscape plan and supportive materials that comply with the Marin Municipal Water District (MMWD) Ordinance No. 414, and future amendments as adopted. Prior to the issuance of a grading permit, the applicant shall provide written verification of plan approval from MMWD.   29. Mechanical Equipment to be Screened. All mechanical equipment (i.e., air conditioning units, meters and transformers) and appurtenances not entirely enclosed within the structure (on side of building or roof) shall be screened from public view.  The method used to accomplish the screening shall be indicated on - 14 - the building plans and approved by the Planning Division prior to issuance of a building permit.  30. Exterior Lighting. All exterior lighting shall be energy efficient where feasible; and shielded and directed downward and away from property lines to prevent excessive glare beyond the subject property.  31. Conditions Shall be Printed on Plans. The conditions of this Permit shall be printed on the second sheet of each plan set submitted for a building permit. Additional sheets may also be used if the second sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable. 32. Applicant Responsible for Compliance with Conditions. The applicant shall ensure compliance with all of the following conditions, including submittal to the project planner of required approval signatures at the times specified. Failure to comply with any condition may result in construction being stopped, issuance of a citation, and/or modification or other remedies. 33. Plans and Representations Become Conditions. All information and representations, whether oral or written, including the building techniques, materials, elevations and appearance of the project, as presented at the Planning Commission meeting dated January 28, 2025 shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by Director. Modifications deemed not minor by the Director may require review and approval as an amendment to the Environmental and Design Review Permit. 34. Subject to All Applicable Laws and Regulations. The project is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to any construction, the applicant shall identify and secure all applicable permits from the Planning and Building Divisions, Public Works Department and other affected City divisions and departments. The foregoing Resolution was adopted at the regular City of San Rafael Planning Commission meeting held on the 24th day of June, 2025. AYES: NOES: - 15 - ABSENT: SAN RAFAEL PLANNING COMMISSION ATTEST: BY: __________________________________ ________________________________ Margaret Kavanaugh-Lynch, Secretary Chair Mercado ATTACHMENT B ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 1 LAND USE ELEMENT Policy LU-1.8: Density of Residential Development. Use the density ranges in the Land Use Element to determine the number of housing units allowed on properties within the Planning Area. Consistent The project is limited to one new primary dwelling unit on the property. Policy LU-2-1: Land Use Map and Categories. Use the General Plan Map as the framework for future land use decisions. The Map displays the distribution of different land use categories in the San Rafael Planning Area. Each category is associated with a particular set of uses and densities/ intensity standards. All proposed projects must meet these standards, as well as other applicable standards established by the City’s zoning regulations. Some uses in each category are “conditional,” meaning they are allowed only in limited areas or may be subject to specific conditions Consistent Single-family residential is a permitted use in the Low Density Residential designation. Policy LU-3.2: New Development in Residential Neighborhoods Preserve, enhance, and maintain the residential character of neighborhoods to keep them safe, desirable places to live. New development, redevelopment of existing buildings, and land use changes within and adjacent to residential areas should: • Enhance neighborhood image and design quality • Incorporate sensitive transitions in height and setbacks from adjacent properties • Preserve historic, unique, and architecturally significant structures • Respect and enhance natural features and terrain • Reduce exposure to hazards, including limited emergency vehicle access Consistent The Project design does not exceed the existing height of the primary residence and steps in height down the existing slope of the property. The two main structures proposed will be installed on piers and landscaping will be installed across the property to protect and enhance the natural hillside. ATTACHMENT B ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 2 • Include amenities such as sidewalks, pathways, trees, and other landscape improvements • Maintain or enhance infrastructure service levels • Meet expected parking demand • Minimize reduction of views, privacy, and solar access for neighboring properties While these principles are fundamental, they do not preclude neighborhood change. Neighborhoods are dynamic places, and should adapt to changing tastes, styles, technology, and needs as they evolve. COMMUNITY DESIGN AND PRESERVATION ELEMENT Policy NH-2.23: Gerstle Park Preserve and enhance the residential and historic character of the Gerstle Park neighborhood by: a) Protecting the mixed-density residential area, strictly limiting rezoning to higher densities. b) Prohibiting additional non-residential development in Gerstle Park except as already allowed in zoning regulations. c)Protecting hillside ridges and the visual backdrop of the ridges on the edges of the neighborhood. d) Preserving and enhancing the distinctive design character of the neighborhood, including historic design features. New development or significant remodels should enhance and respect the architectural character of the neighborhood. Consistent The primary residence will remain and will not require any rezoning. The proposed Project will not have an impact on the adjacent ridgeline and will enhance the unique characteristics of the surrounding neighborhood. ATTACHMENT B ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 3 e) Requiring that adjacent Downtown land use designations and developments are compatible with and do not negatively affect the neighborhood, and that sensitive transitions occur where Downtown development abuts neighborhood residences. Policy NH-2.24: Natural Features Protect and enhance important natural features in the Gerstle Park area, including Mahon/San Rafael Creek, mature street trees, and community open spaces, hillsides, and woodlands. Consistent The new structures proposed for the Project will be set above the existing natural grade of the hillside. The proposed plantings will predominately be low to the ground and will not result in the destruction of any natural features. COMMUNITY DESIGN AND PRESERVATION ELEMENT Policy CDP-1.1: City Image Reinforce San Rafael’s image by respecting the city’s natural features, protecting its historic resources, and strengthening its focal points, gateways, corridors, and neighborhoods. Consistent In addition to the respect of the property’s natural features as described above, the project will not further obstruct any existing views from the public right-of-ways. Policy CDP-1.2: Natural Features Recognize and protect the key natural features that shape San Rafael’s identity, including the Bay, local hills and ridgelines, creeks and wetlands, tree cover, and views of Mt. Tamalpais and other natural landmarks. Height limits and other building standards should respect San Rafael’s natural topography and reinforce its sense of place, including the character and boundaries of individual neighborhoods. Consistent The Project will be in addition to the existing development within 100 vertical feet of an identified ridgeline. The proposed construction will not further obstruct the existing view to or from the ridgeline. ATTACHMENT B ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 4 Policy CDP-1.3: Hillside Protection. Protect the visual integrity and character of San Rafael’s hillsides and ridgelines. Where hillside construction is permitted, structures should be designed to provide slope and foundation stability, erosion control, and adequate emergency access, drainage and parking. Hillside buildings should be sited to protect the natural landscape, avoid excessive tree loss, and preserve scenic vistas from public vantage points. Consistent The Project is designed so as not to disrupt the hillside more than necessary or further obstruct any existing views. Policy CDP-2.3: Neighborhood Identity and Character. Recognize, preserve, and enhance the positive qualities that shape neighborhood identity. Development standards should respect neighborhood context and scale and preserve design elements that contribute to neighborhood livability. Standards should also provide the flexibility for innovative design and new types of construction. Code enforcement and City programs should maintain community standards and the integrity of buildings and landscapes. Consistent The Project will respect the neighborhood context by preserving and enhancing the hillside. The addition of designated parking spaces will encourage off-street parking so as not to disrupt the roadway. SAFETY AND RESILIENCE ELEMENT Policy S-2.2: Minimize the Potential Effects of Landslides. Development proposed in areas with existing or potential landslides (as identified by a Certified Engineering Geologist, Registered Geotechnical Engineer, or the LHMP) shall not be endangered by, or contribute to, hazardous conditions on the site or adjoining properties. Landslide mitigation should consider multiple options in order to reduce potential secondary impacts (loss of vegetation, site grading, traffic, visual). The City will only approve new development in areas of identified landslide hazard if Consistent The Project will be required to meet all regulations and conditions imposed by the Building Division and the Department of Public Works prior to issuance of a building permit. ATTACHMENT B ANALYSIS OF PROJECT CONSISTENCY WITH SAN RAFAEL GENERAL PLAN 2040 5 the hazard can be appropriately mitigated, including erosion control and replacement of vegetation. Policy CDP-4.3: Creative Architecture and Design Encourage creative architecture while respecting the context of each site. Consistent The Project is consistent with the design review criteria provided in SRMC Section 14.25.050. See Attachment C for further detail Policy CDP-4.4: Single Family Home Design Encourage the design of new homes, additions, and alterations that integrate well with their surroundings and support the livability of neighborhoods. Residential additions and alterations should respect the proportions, styles, and materials of the house and adjacent properties. Consistent The Project will support the livability of the property and the neighborhood by providing off-street parking spaces and usable outdoor space, Policy CDP-4.10: Landscape Design Encourage—and where appropriate require—privately owned and maintained landscaping that conserves water, contributes to neighborhood quality, complements building forms and materials, improves stormwater management and drainage, and enhances the streetscape. Natural elements such as plants should be an integral part of site development and should enhance the built environment while supporting water conservation goals. Consistent As conditioned, the property owner will be required to install and maintain the landscaping to the satisfaction of the Marin Municipal Water District (MMWD). ATTACHMENT C ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING 1 CHAPTER 14.04 – RESIDENTIAL DISTRICTS 14.04.020 - Land use regulations (R, DR, MR, HR, PD). Consistent Single-family residences are permitted by right in the R5 zoning district. 14.04.030 – Property Development Standards (R) Partially Consistent The project is consistent with the majority of the required property development standards, but is requesting exceptions to the required front setback and garage setback. CHAPTER 14.12 – HILLSIDE DEVELOPMENT OVERLAY DISTRICT 14.12.030 - Property development standards (-H) Not Consistent The Project is not consistent with the property development standards for hillside properties as the natural state and gross building square-footage requirements will be exceeded. 14.12.040 – Exceptions to property development standards. Consistent The project is found to be consistent with the findings required for an exception to the Hillside property development standards as locating the new residence on the existing graded portion of the site will avoid excessive grading and preserve the remaining natural hillside. CHAPTER 14.23 – VARIANCES 14.23.070 - Findings A. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the requirements of this title deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification; Consistent The subject property has a significant slope starting immediately at the front property line and extending to the rear. As such, existing graded portions of the lot are limited to the existing primary residence and the access immediately adjacent to Miraflores Avenue. The existing residence is sited towards Miraflores Avenue, which serves and the point of the access to the right-of-way for the property. The installation of the proposed parking deck at the front and side property lines will allow for two designated parking spaces immediately accessible from the road. ATTACHMENT C ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING 2 B. That the variance will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zoning district in which such property is situated; Consistent The significant slope and limited grading at the site is a unique condition limited to properties sited between two separate roads. C. That granting the variance does not authorize a use or activity which is not otherwise expressly authorized by the zoning regulations for the zoning district in which the subject property is located; Consistent Accessory structures are permitted on residential properties per SRMC Section 14.04.020. D. That granting the application will not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare. Consistent The project has been initially reviewed by the Building Division and the Fire Department and the location and orientation of the parking has been reviewed for safe access by the Department of Public Works. CHAPTER 14.25 – ENVIRONMENTAL AND DESIGN REVIEW PERMITS 14.25.090 - Findings A. The project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter; Consistent The project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of San Rafael Municipal Code (SRMC), as the project is in accord with the Low Density Residential designation in General Plan 2040 and the policies to support residential building in hillside areas (Policy LU-1.8: Density of Residential Development; Policy CDP-1.3: Hillside Protection; and Policy C-1.10: Hillside Preservation); the project is located in the R5 Zoning District where single-family homes are permitted by right; and the project is being reviewed in accord with the findings required for an environmental and design review (SRMC Section 14.25.090) and an exception from the hillside development standards (SRMC Section 14.12.040). 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; Consistent The project conforms with the majority property development standards for the R5 zoning district (SRMC Section 14.04.030) and meets the findings required for exceptions to the development standards for which the proposed design does not meet for the Hillside Development Overlay District (SRMC Section 14.12.020). The Project is consistent with the ATTACHMENT C ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING 3 design review criteria provided in SRMC Section 14.25.050 as the materials, colors, and overall design are in concert with the existing property features and surrounding neighborhood. C. The project design minimizes adverse environmental impacts; and Consistent The proposed structures will be installed on piers and will not require additional grading into the hillside. D. The project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity. Consistent The project has been initially reviewed by the Building Division and the Fire Department and the location and orientation of the driveway has been reviewed for safe access by the Department of Public Works. CHAPTER 14.12 – HILLSIDE DEVELOPMENT OVERLAY DISTRICT (-H) 14.12.040 - Findings A. The project design alternative meets the stated objectives of the hillside design guidelines to preserve the inherent characteristics of hillside sites, display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship to the natural setting: Consistent The installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. The orientation of the parking deck to the front property line will additionally avoid construction over sloped portions of the property. The project will not exceed the maximum height and stepback limitations for hillside properties. B. Alternative design solutions which minimize grading, retain more of the project site in its natural state, minimize visual impacts, protect significant trees, or protect natural resources result in a demonstrably superior project with greater sensitivity to the natural setting and compatibility with and sensitivity to nearby structures. Consistent The installation of the proposed new structures on piers will not result in any additional grading and as such will preserve the natural characteristics of the hillside. Siting the parking deck immediately at the front property line will not result any obstruction of any views from Miraflores Avenue. The siting of the attached deck to the rear of the residence will not further obstruct any view from the right-of-way on Miramar Avenue beyond what is already obstructed by the existing residence. ATTACHMENT C ANALYSIS OF PROJECT CONSISTENCY WITH TITLE 14 – ZONING 4 38-40 MIRAFLORES AVE SAN RAFAEL, CA94901, PERMIT SET VICINITY MAP PROJECT DIRECTORY DRAWING LIST SYMBOLS PROJECT DATA FIRE PROTECTION(FIRE SPRINKLER PLANS TO BEDEFERRED SUBMITTAL TO THE FIREPREVENTION BUREAU.) ELECTRICALPLUMBINGMECHANICAL THE TRADES LISTED ABOVE WILL BESUBMITTED AS DEFERREDSUBMITTALS SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS COVER SHEET & DRAWING INDEX G0.0 ABBREVIATIONS ∠ ┴ □APPLICABLE CODE SECTIONS PROJECT DESCRIPTION MINIMUM CONTROL MEASURE FOR SMALL CONST. PROJECT GUIDELINE G0.5 SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS GENERAL PLANNING APPLIATION FORM & NEIGHBOR'S AGREEMENT LETTER G0.6 SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS RIDGELINE DIAGRAM & SATELLITE AREA PHOTO A0.7a SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS 3 RIDGE DIAGRAM 1 PROVIDED BY PLANNING DEPARTMENT N.T.S. @ 36X24 4 RIDGE DIAGRAM 2 PROVIDED BY PLANNING DEPARTMENT N.T.S. @ 36X24 2 AREA MAP / KEY MAP FOR RIDGELINE DIAGRAM N.T.S. @ 36X24 1 SATELLITE AREA PHOTO N.T.S. @ 36X24 38 (40) MIRAFLORES, SUBJECT PROPERTY 38 (40) MIRAFLORES, SUBJECT PROPERTY 38 (40) MIRAFLORES, SUBJECT PROPERTY 38 (40) MIRAFLORES, SUBJECT PROPERTY RIDGELINE VIEWS LOOKING UP FROM MIRAFLORES AVE. A0.7b SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS 5 21 MIRAFLORES AVE., RIDELINE VIEW LOOKING UP FROM MIRAFLORES AVE. N.T.S.6 35 MIRAFLORES AVE., RIDELINE VIEW LOOKING UP FROM MIRAFLORES AVE. N.T.S.4 15 MIRAFLORES AVE. RIDELINE VIEW LOOKING UP FROM MIRAFLORES AVE. N.T.S. 7 41 MIRAFLORES AVE. EXISTING REAR DECK, VIEW FROM MIRAFLORES AVE. N.T.S. @ 36X24 8 41 MIRAFLORES AVE. EXISTING REAR DECK, VIEW FROM MIRAFLORES AVE. N.T.S. @ 36X24 9 51 MIRAFLORES AVE. EXISTING REAR DECK, VIEW FROM MIRAFLORES AVE. N.T.S. @ 36X24 4 7 5 8 6 9 ELEVATED REAR DECK @ 15 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE. ELEVATED REAR DECK @ 21 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE. ELEVATED REAR DECK @ 35 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE. ELEVATED REAR DECK @ 41 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE. ELEVATED REAR DECK @ 51 MIRAFLORES AVE. LOOKING UP FROM MIRAFLORES AVE. 1 KEY MAP FOR PHOTOS N.T.S. @ 36X24 38-40 MIRAFLORES, SUBJECT PROPERTY OPEN AREA UNDER PARKING DECK MIRAFLORES AVENUE 15' WIDE 2ND STORY MIRAMAR AVENUE 30' WIDE OUTLINE ABOVE OUTLINE ABOVE 162.17 +/- (E) RETAINING WALL BELOW (E) WD. FENCE & DOOR TO REMAIN. REPAIR WHERE NEEDED. KEEP ALL FENCES AND DOORS TO BE 3FT OR LESS PER SRMC SECTION 14.16.295 (A) KEYNOTES: (N) 1 HOUR FIRE RATED WALL, FROM (E) GRADE TO MIN. 30" HIGH ABOVE FINISH LEVEL OF DECK, ALONG THE PROPERTY LINE BETWEEN 44 AND 38 MIRAFLORES AVE. TO BE CLADDED WITH PTD. HARDIE PLANK SIDING. UNFINISHED OPEN AREA UNDER CAR PARKING DECK, (E) GRADE TO REMAIN AS-IS. (E) ROOF LINE ABOVE, SHOWN AS DASHED, TO REMAIN AS-IS AUTOMATED DRIP IRRIGATION FOR PLANTS ESTABLISHMENT AND MAINTENANCE, TIMER OPERATED, MAIN 3/4" HOSE CONNECTED TO HOSE BIB, 1/4" BRANCH HOSE TO BE PLACED @ 18" O.C. MAX WITH EMMITTER (DRIP HEAD) @ 18" O.C. MAX. THROUGHOUT THE SITE. TRASH BIN STATION, NOT VISIBLE FROM STREET (E) WOOD RETAINING WALLS TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) CONCRETE STAIR TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) CONC. RETAINING WALL TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) ON-GRADE LANDSCAPE WALKWAY TO REMAIN. REPAIR WHERE NEEDED. (E) BUILDING TO REMAIN (E) TO REMOVE LEGEND: (N) STUD WALL (N) TWO CAR PARKING DECK. INTERIOR DIMENSIONS SHALL BE MINIMUM 18'X19' PER CODE 14.18.180, CONCRETE DECK SLOPE DOWN TO REAR YARD @ 1/4" PER FOOT FOR STORM WATER DRAIN. TOP OF FINISH LEVEL TO BE THE SAME AS THE MIRAFLORES AVE. AT THE ENTRY. 42" HIGH REDWOOD OPEN GUARDRAIL AT REAR AND STAIR SIDE. 42" HIGH HARDIE PLANK CLADDED ONE HOUR FIRE RATED GUARDRAIL ALONG PROPERTY LINE FOR FIRE PROTECTION. (N) REAR DECK, SEE FLOOR PLANS A2.0~A2.3 FOR DETAILS- NO GRADING, EXCAVATING, FILLING ARE PROPOSED. - EXISTING NATURAL GRADE SHALL REMAIN AS-IS THROUGHOUT THE SITE. - PLANTING AND LANDSCAPING SHALL BE EXECUTED WITH DROUGHT TOLERANT AND FIRE RESISTANT PLANTS FOR EROSION CONTROL AND SAFETY. GENERAL NOTES: LANDSCAPE AREA:327 SQ.FT. (ENTRY PATH & ON GRADE WALKWAY) EXISTING PROPOSED SOILS CHARACTERISTIC:FROM SUBMITTED SOIL REPORT PAGE 2: SHALLOW SOIL EROSION OBSERVED. SANDY / SILTY SOIL 4-5 FT DOWN FROM THE SURFACE, BECOMING HARDSANDSTONE BELOW 8 FT. 0-4 FEET SOFT FILL, SANDY SOIL, SOIL CREEP LAYER 4-6 FEET V. STIFF COLLUVIUM 6-8 FEET SOFTER, WEATHERED SANDSTONE > 8 FEET HARDER, WEATHERED SANDSTONE [NO CHANGE PROPOSED] LANDSCAPE AREA & SOIL CHARACTERISTICS 3,550 SQ.FT. (THROUGHOUT THE SITE) RELOCATED DOOR TO SIDE YARD (N) POSTS AND CONC. PIER FOUNDATION FOR (N) DECK ABOVE. EXACT SIZE, LOCATION AND QUANTITIES TO BE DETERMINED BY STRUCTURAL ENGINEER. SYBOL SIZE: PLANT LEGEND (PROPOSED)REFER TO A1.1 a FOR ILLUSTRATED SITE PLAN BOTANICAL / COMMON NAME CONTAINER: SPACING: QTY.: PERENNIALS 1 GAL. FESTUCA RUBRA / RED FESCUE POT 18" O.C.121 GROUND COVERS THYMUS PRAECOX ARTICUS / CREEPING THYME HEDGES PODOCARPUS MACROPHYLLUS / YEW PINE SHRUB SANTOLINA CHAMAECYPARISSUS / GRAY LAVENDER PHYLA NODIFLORA LIPPIA / LIPPIA, FROG FRUIT PLANT TYPE / IMAGE SEASONALITY: WATERING / GROWTH RATE: ZONE / FIRE RESISTANCY: MATURE HEIGHT / WIDTH: SUN EXPOSURE: FLOWERING: CHARACTERISTICS: HALF EVERGREEN LOW (DRY SOIL) / MODERATE 8, 9, 10 / FIRE RESISTANT FAVORABLE 12-24 INCH / 12-18 INCH FULL SUN / HALF SUN / HALF SHADE EARLY TO MID SUMMER DROUGHT TOLERANT , LOW-MAINTENANCE ,EROSION CONTROL NOTE: AUTOMATED DRIP IRRIGATION TO BE USED FOR ESTABLISHMENT SIZE: CONTAINER: SPACING: QTY.: 24"~36"BOX 36" O.C.19 SEASONALITY: SPECIAL USES: WATERING / GROWTH RATE: ZONE / FIRE RESISTANCY: MATURE HEIGHT / WIDTH: SUN EXPOSURE: CHARACTERISTICS: EVERGREEN HEDGE, PRIVACY SCREEN MODERATE / MODERATE 9, 10, 11 / FIRE RESISTANT FAVORABLE MAINTAIN UNDER 7FT / MAINTAIN AT 3FT PART SUN DROUGHT TOLERANT, DEER RESISTANT NOTE: AUTOMATED DRIP IRRIGATION TO BE USED FOR ESTABLISHMENT SIZE: CONTAINER: SPACING: QTY.: 1 GAL. POT 4'~5' O.C.48 SEASONALITY: WATERING / GROWTH RATE: ZONE / FIRE RESISTANCY: MATURE HEIGHT / WIDTH: SUN EXPOSURE: FLOWERING: CHARACTERISTICS: EVERGREEN LOW (DRY) / SLOW 5,6,7,8,9,10,11 / FIRE RESISTANT FAVORABLE 2-3 FT / 4-6 FT FULL SUN SUMMER DROUGHT TOLERANT, LOW-MAINTENANCE, DEER RESISTANT SIZE: CONTAINER: SPACING: QTY.: 1 GAL. POT 18" O.C.175 NOTE: CHEK SOIL MOIST LEVEL & WATER MANUALLY FOR ESTABLISHMENT GROUND COVERS SIZE: CONTAINER: SPACING: QTY.: 1 GAL. POT 36" O.C.187 SEASONALITY: WATERING / GROWTH RATE: ZONE / FIRE RESISTANCY: MATURE HEIGHT / WIDTH: SUN EXPOSURE: FLOWERING: CHARACTERISTICS: EVERGREEN LOW (DRY) / SLOW 9, 10 / FIRE RESISTANT FAVORABLE 2-3 FT / 4-6 FT FULL SUN SUMMER DROUGHT TOLERANT, LOW-MAINTENANCE ,DEER RESISTANT, SEASONALITY: WATERING / GROWTH RATE: ZONE / FIRE RESISTANCY: MATURE HEIGHT / WIDTH: SUN EXPOSURE: FLOWERING: CHARACTERISTICS: SEMI-EVERGREEN LOW (DRY SAND) / MODERATE 8, 9, 10, 11, 12 / FIRE RESISTANT FAVORABLE 3-6 INCH / 12-18 INCH SHADE, PART SUN, SUN SPRING, SUMMER, FALL DROUGHT TOLERANT, HEAT TOLERANT, FLOOD TOLERANT LOW-MAINTENANCE ,GROUND COVER, EROSION CONTROL, DEER RESISTANT, STURDY FOR LIGHT FOOT TRAFFICS, (N) DRIP IRRIGATION OVER GROUND (N) PERENNIAL GROUND COVER FOR EROSION CONTROL, SEE PLANT LEGEND ABOVE (N) PERENNIAL GROUND COVER FOR EROSION CONTROL, SEE PLANT LEGEND ABOVE (N) PERENNIAL GROUND COVER FOR EROSION CONTROL, SEE PLANT LEGEND ABOVE (N) SHRUB, SEE PLANT LEGEND ABOVE (N) HEDGE, SEE PLANT LEGEND ABOVE NOTE: AUTOMATED DRIP IRRIGATION TO BE USED FOR ESTABLISHMENT NOTE: CHEK SOIL MOIST LEVEL & WATER MANUALLY FOR ESTABLISHMENT SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS PROPOSED LANDSCAPE PLAN @GROUND / PLANT SPECIFICATION A1.1a1PROPOSED SITE / LANDSCAPE PLAN AT GROUND LEVEL WITH 2ND STORY FLOOR PLAN 1/4"=1'-0" @ 36X24 4' 0 4' 8' DN UP REQ'D SETBAC K S REQ'D SETBA C K S REQ'D SETBACKS (N) PARKING DECK REQ'D SETBACKS 394 SQ. FT. (N) DRIVEWAY SL O P E D O W N 1/ 4 " P E R F O O T PROPERTY LI N E P R O P E R T Y L I N E PR O P E R T Y L I N E 38-40 MIRAFLORES, SUBJECT PROPERTY 2ND STORY MIRAFLORES AVENUE 15' WIDE MIRAMAR AVENUE 30' WIDE 162.17 +/- R E Q ' D S E T B A C K S DROUGHT TOLERANT VEGETATION, REFER TO LENGENDS ON A1.1 & A1.1a (E) WD. FENCE & DOOR TO REMAIN. REPAIR WHERE NEEDED. KEEP ALL FENCES AND DOORS TO BE 3FT OR LESS PER SRMC SECTION 14.16.295 (A) KEYNOTES: (N) 1 HOUR FIRE RATED WALL, FROM (E) GRADE TO MIN. 30" HIGH ABOVE FINISH LEVEL OF DECK, ALONG THE PROPERTY LINE BETWEEN 44 AND 38 MIRAFLORES AVE. TO BE CLADDED WITH PTD. HARDIE PLANK SIDING. UNFINISHED OPEN AREA UNDER CAR PARKING DECK, (E) GRADE TO REMAIN AS-IS. (E) BUILDING OUTLINE TO REMAIN AS-IS (E) ROOF LINE ABOVE, SHOWN AS DASHED, TO REMAIN AS-IS (E) RETAINING WALLS BELOW. REPAIR WHERE NEEDED. BIKE PARKING TRASH BIN STATION, NOT VISIBLE FROM STREET (E) WOOD RETAINING WALLS TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) CONCRETE STAIR TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) CONC. RETAINING WALL TO REMAIN AS-IS. REPAIR WHERE NEEDED. (E) ON-GRADE LANDSCAPE WALKWAY TO REMAIN. REPAIR WHERE NEEDED. (E) BUILDING TO REMAIN (E) TO REMOVE LEGEND: (N) STUD WALL (N) TWO CAR PARKING DECK. INTERIOR DIMENSIONS SHALL BE MINIMUM 18'X19' PER CODE 14.18.180, CONCRETE DECK SLOPE DOWN TO REAR YARD @ 1/4" PER FOOT FOR STORM WATER DRAIN. TOP OF FINISH LEVEL TO BE THE SAME AS THE MIRAFLORES AVE. AT THE ENTRY. 42" HIGH REDWOOD OPEN GUARDRAIL AT REAR AND STAIR SIDE. 42" HIGH HARDIE PLANK CLADDED ONE HOUR FIRE RATED GUARDRAIL ALONG PROPERTY LINE FOR FIRE PROTECTION. (N) REAR DECK, SEE FLOOR PLANS A2.0~A2.3 FOR DETAILS - NO GRADING, EXCAVATING, FILLING ARE PROPOSED. - EXISTING NATURAL GRADE SHALL REMAIN AS-IS THROUGHOUT THE SITE. - PLANTING AND LANDSCAPING SHALL BE EXECUTED WITH DROUGHT TOLERANT AND FIRE RESISTANT PLANTS FOR EROSION CONTROL AND SAFETY. GENERAL NOTES: RELOCATED DOOR TO SIDE YARD (N) POSTS AND CONC. PIER FOUNDATION FOR (N) DECK ABOVE. EXACT SIZE, LOCATION AND QUANTITIES TO BE DETERMINED BY STRUCTURAL ENGINEER. SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS PROPOSED SITE / LANDSCAPE PLAN & PARKING DECK FLOOR PLAN A1.11PROPOSED SITE PLAN 1/4"=1'-0" @ 36X241PROPOSED SITE PLAN WITH 2ND STORY FLOOR PLAN & REAR DECK PLAN + CAR PARKING DECK PLAN 1/4"=1'-0" @ 36X24 (E) STORAGE (E) CRAWL SPACE (E) CRAWL SPACE (N ) S T A I R # 2 BEDROOM #4BATH #4HOME OFFICE EGRESS H.B. H. B . ABOVE (E) WALL TO REMAIN (N) STUD WALL (E) TO REMOVE NO WORK PROPOSED IN THIS AREA LEGEND: (E) STAIR #2 TO BE REMOVED. (E) WINDOWS AND DOORS TO BE REMOVED OR/AND (N) OPENINGS WHERE SHOWN AS GRAY DASHED LINES. (E) OPENINGS TO BE RE-SIZED IF REQ'D. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (E) HVAC UNIT TO BE REMOVED. (E) STAIR #1 TO REMAIN. KEYNOTES: (NET GLZ. AREA)(OPERABLE GLZ. AREA) BEDROOM #1 256 256 SF x .08 = 20.48 SF 32 + 15.9 + 15.9 =63.8 SF 256 SF x .04 = 10.24 SF NATURAL LIGHT & VENTILATION 15.2 + 7.6 + 7.6 =30.4 SF REMOVE EXISTING FINISHES THROUGHOUT, REMOVE EXISTING WALLS WHERE SHOWN AS GRAY DASHED LINES. NO ARCHITECTURAL WORK PROPOSED. SEE STRUCTURAL DWGS FOR STRUCTURAL WORK. (E) ROOFING TO BE REMOVED FOR REPLACEMENT. (E) BUILDING LINE UNDER (E) ROOF TO REMAIN AS-IS. (N) WALLS, SHOWN AS SOLID HATCH (N) FINISHES AND FLOORING THROUGHOUT. (N) WINDOW AND DOORS AT (N) OPENINGS OR RE-SIZED (E) OPENINGS. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (N) HVAC UNIT & (N) 50 GAL. WATER TANK. (N) SPLIT SYSTEM AIR CONDITIONER LINEUP. PROVIDE EXHAUST FOR KITCHEN HOOD. 14" X 20" LOUVERED VENT TO THE CRAWL SPACE. TYP. OF (2). VENT AREA TO BE EQUIVALENT TO 1/150 OF THE CRAWL SPACE (3.65 SQ.FT. FOR 547 SQ.FT. REQUIRED.). BEDROOM #2 169 169 SF x .08 = 13.52 SF 10.9 + 10.9 =21.8 SF 169 SF x .04 = 6.76 SF 5.4 + 5.4 =10.8 SF BEDROOM #3 148 148 SF x .08 = 11.84 SF 10.9 + 10.9 =21.8 SF 148 SF x .04 = 5.92 SF 5.4 + 5.4 =10.8 SF BEDROOM #4 143 143 SF x .08 = 11.44 SF 10.6 + 10.6 =21.2 SF 143 SF x .04 = 5.72 SF 10.6 + 10.6 =21.2 SF ATTIC SPACE SHOWN AS DOUBLE DASHED LINE. 351 +/- SQ.FT. H.B.HOSE BIB (N) ROOFING THROUGHOUT. (N) STAIR #2, SEE STAIR NOTES AND DWG 1/A7.1. PROVIDE CROSS VENT AREA EQUIVALENT TO 1/150 OF THE ATTIC SPACE (2.34 SQ.FT. FOR 351 SQ.FT. REQUIRED.) AT ROOF EAVE. PROVIDE INSECT SCREEN AT EACH OPENING. PROVIDE EXHAUST FOR DRYER. PROVIDE EXHAUST FOR BATHROOM VENT. ACCESS PANEL TO THE CRAWL SPACE. MINIMUM SIZE SHALL BE 24"X18". RISE = 7.75" MAX, RUN = 10" MIN., TREAD = IF LESS THAN 11", PROVIDE NOSING PROJECTION OF .75" MIN. AND 1.25" MAX. WIDTH = 36" CLR. MIN., HEAD CLEARANCE = 80" MIN. MEASURED ALONG A LINE MEASURED PERPENDICULAR TO THE PLANE FORMED BY THE NOSE OF THE RISERS. RISERS MUST NOT HAVE A VARIATION IN HEIGHT GREATER THAN 3/8". FROM NOSE OF TREAD, HANDRAIL CONT. @ 34" TO 38" ABOVE TREAD NOSING. PER CBC 1009 & CRC R311.7 STAIR NOTES: 1. A SPACE HEATING SYSTEM CAPABLE OF MAINTAINING A TEMPERATURE OF 68 DEGREE IN ALL INTERIOR SPACES INTEDED FOR HUMAN OCCUPANCY MUST BE INSTALLED PER CBC 1204. 2. ALL WATER FIXTURES SHALL BE WATER CONSERVING FIXTURES PER CPC 403. WATER CLOSET FIXTURE SHALL BE 1.28 GAL PER FLUSH. SHOWER HEAD SHALL BE 1.8 MAX. GPM AT 80 PSI. KITCHEN FAUCET SHALL BE 1.8 MAX. GPM AT 60PSI. LAVATORY FAUCET SHALL BE 1.2 MAX. GPM AT 60 PSI. 3. AT SHOWERS AND TUBS WITH SHOWER HEAD, FINISH EXTENDING NO LESS THAN 72 INCHES (6 FEET) ABOVE DRAIN INLET SHALL BE APPLIED. GENERAL NOTES: ACCESS PANEL (DOOR) SHALL BE NOT LESS THAN THE LARGEST COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22"X30". CMC 303.4. A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE SHALL BE INSTALLED NEAR THE APPLIANCE. THE SWITCH CONTROLLING THE LIGHTING FIXTURE SHALL BE LOCATED AT THE ENTRANCE TO THE PASSAGEWAY [NFPA 54:9.5.3] CMC 304.4. STACKED LAUNDRY UNIT. WASHER AND DRYER. ATTIC ACCESS PANEL. THE OPENING SIZE SHALL EXCEED 30 SQUARE FEET AND HAVE A VERTICAL HEIGHT OF 30 INCHES OR GREATER. THE VERTICAL HEIGHT SHALL BE MEASURED FROM THE TOP OF THE CEILING FRAMING MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS. THE ROUGH-FRAMED OPENING SHALL NOT BE LESS THAN 22 INCHES BY 30 INCHES AND SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION. WHEN LOCATED IN A WALL, THE OPEING SHALL BE A MINIMUM OF 22 INCHES WIDE BY 30 INCHES HIGH. WHEN THE ACCESS IS LOCATED IN A CEILING, MINIMUM UNOBSTRUCTED HEADROOM IN THE ATTIC SPACE SHALL BE 30 INCHES AT SOME POINT ABOVE THE ACCESS MEASURED VERTICALLY FROM THE BOTTOM OF CEILING FRAMING MEMBERS PER CRC R807.1. (E) GAS METERS. TOTAL TWO. ONE OF THEM TO REMAIN. (E) ELECTRICAL METER. TOTAL TWO. ONE OF THEM TO REMAIN. EXHAUST DUCT TO ROOF FOR DRYER (E) ELECTRICAL MAIN PANEL TO REMAIN. (N) ELECTRICAL SUB PANEL TO BE ADDED. FURNACE INTAKE AND EXHAUST PIPE. 3 INCH DIAMETER EACH. PROVIDE SLOPE AT 1/4" PER FOOT. PROVIDE SUPPORT AT 3 FEET O.C. OUTDOOR OPENING SHALL HAVE A FREE AREA OF NOT LESS THAN 1 SQURE INCH PER 4,000 BTU/H OF THE TOTAL INPUT RATING OF APPLIANCES IN THE SPACE IN ACCORDANCE WITH THE METHODS IN SECTION 701.6.1 OR SECTION 701.6.2. THE DIMENSION OF AIR OPENING SHALL BE NOT LESS THAN 3 INCHES OR SHALL BE AS PER THE MANUFACTURER'S LISTING INFORMATION FOR APPLIANCES (WH AND HVAC UNITS) INSTALLED IN BUILDINGS PER CPC 506.0 AND/OR CMC 701. GAS LINE SKETCH, SIZE NOTED. THE CONCRETE SLAB AND THE PERIMETER FOUNDATION WALLS ARE EXISTING TO REMAIN. HENCE, THE UNDERSIDE OF THE SLAB AND THE OUTER SIDE OF THE PERIMETER WALLS CANNOT BE ACCESSED. PER SECTION R506.2.3, IN ORDER TO PREVENT THE PASSAGE OF WATER VAPORS, THE FOLLOWING PRODUCT OR EQUIVALENT SHALL BE APPLIED ON TOP OF THE CONCRETE SLAB AND THE INNERSIDE OF THE PERIMETER FOUNDATION WALLS THAT ENCLOSE THE HABITABLE AREA, WHEREVER APPLICABLE.: WATERTITE LX LOW VOC MOLD AND MILDEW-PROOF WHITE WATER BASED WATERPROOFING PAINT BY ZINSSER (N) WD. DECK WITH TREX COMPOSITE DECING AND WITH 42" HIGH WD. GUARDRAIL. (N) P.T. WD. POSTS WITH CONCRETE FOUNDATION TO SUPPORT THE DECK ABOVE, TYPICAL OF (3) SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS EXISTING / DEMO & PROPOSED FLOOR PLANS A2.01EXISTING / DEMO FLOOR PLAN - 1st STORY 1/4"=1'-0" @ 36X24 2 PROPOSED FLOOR PLAN - 1st STORY 1/4"=1'-0" @ 36X24 Plan Reviewer's Notes on Revision #2 Approved Set: Enclosed accessible space under stairs shall have walls, under-stair surface and any soffits protected on the enclosed side with 1/2" gypsum board. CRC R302.7 4' 0 4' 8'4' 0 4' 8' (E)CLO.(E) STORAGE (40 MIRAFLORES) (E) VESTIBULE / LAUNDRY (40 MIRAFLORES) (E) LIVING ROOM (40 MIRAFLORES) (E) STAIR #1 (E) KITCHEN (38 MIRAFLORES) (E) KITCHEN (40 MIRAFLORES) (E) BEDROOM (38 MIRAFLORES) (E) DINING ROOM (38 MIRAFLORES) (E) STAIR #2 STORAGE LOUNGE AREA (E) STAIR #1 GREAT ROOM BATH #3 DINING KITCHEN FOYER (N) STAIR #2 H. B . H.B. (N) DECK (E) WALL TO REMAIN (N) STUD WALL (E) TO REMOVE NO WORK PROPOSED IN THIS AREA LEGEND: (E) STAIR #2 TO BE REMOVED. (E) WINDOWS AND DOORS TO BE REMOVED OR/AND (N) OPENINGS WHERE SHOWN AS GRAY DASHED LINES. (E) OPENINGS TO BE RE-SIZED IF REQ'D. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (E) HVAC UNIT TO BE REMOVED. (E) STAIR #1 TO REMAIN. KEYNOTES: (NET GLZ. AREA)(OPERABLE GLZ. AREA) BEDROOM #1 256 256 SF x .08 = 20.48 SF 32 + 15.9 + 15.9 =63.8 SF 256 SF x .04 = 10.24 SF NATURAL LIGHT & VENTILATION 15.2 + 7.6 + 7.6 =30.4 SF REMOVE EXISTING FINISHES THROUGHOUT, REMOVE EXISTING WALLS WHERE SHOWN AS GRAY DASHED LINES. NO ARCHITECTURAL WORK PROPOSED. SEE STRUCTURAL DWGS FOR STRUCTURAL WORK. (E) ROOFING TO BE REMOVED FOR REPLACEMENT. (E) BUILDING LINE UNDER (E) ROOF TO REMAIN AS-IS. (N) WALLS, SHOWN AS SOLID HATCH (N) FINISHES AND FLOORING THROUGHOUT. (N) WINDOW AND DOORS AT (N) OPENINGS OR RE-SIZED (E) OPENINGS. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (N) HVAC UNIT & (N) 50 GAL. WATER TANK. (N) SPLIT SYSTEM AIR CONDITIONER LINEUP. PROVIDE EXHAUST FOR KITCHEN HOOD. 14" X 20" LOUVERED VENT TO THE CRAWL SPACE. TYP. OF (2). VENT AREA TO BE EQUIVALENT TO 1/150 OF THE CRAWL SPACE (3.65 SQ.FT. FOR 547 SQ.FT. REQUIRED.). BEDROOM #2 169 169 SF x .08 = 13.52 SF 10.9 + 10.9 =21.8 SF 169 SF x .04 = 6.76 SF 5.4 + 5.4 =10.8 SF BEDROOM #3 148 148 SF x .08 = 11.84 SF 10.9 + 10.9 =21.8 SF 148 SF x .04 = 5.92 SF 5.4 + 5.4 =10.8 SF BEDROOM #4 143 143 SF x .08 = 11.44 SF 10.6 + 10.6 =21.2 SF 143 SF x .04 = 5.72 SF 10.6 + 10.6 =21.2 SF ATTIC SPACE SHOWN AS DOUBLE DASHED LINE. 351 +/- SQ.FT. H.B.HOSE BIB (N) ROOFING THROUGHOUT. (N) STAIR #2, SEE STAIR NOTES AND DWG 1/A7.1. PROVIDE CROSS VENT AREA EQUIVALENT TO 1/150 OF THE ATTIC SPACE (2.34 SQ.FT. FOR 351 SQ.FT. REQUIRED.) AT ROOF EAVE. PROVIDE INSECT SCREEN AT EACH OPENING. PROVIDE EXHAUST FOR DRYER. PROVIDE EXHAUST FOR BATHROOM VENT. ACCESS PANEL TO THE CRAWL SPACE. MINIMUM SIZE SHALL BE 24"X18". RISE = 7.75" MAX, RUN = 10" MIN., TREAD = IF LESS THAN 11", PROVIDE NOSING PROJECTION OF .75" MIN. AND 1.25" MAX. WIDTH = 36" CLR. MIN., HEAD CLEARANCE = 80" MIN. MEASURED ALONG A LINE MEASURED PERPENDICULAR TO THE PLANE FORMED BY THE NOSE OF THE RISERS. RISERS MUST NOT HAVE A VARIATION IN HEIGHT GREATER THAN 3/8". FROM NOSE OF TREAD, HANDRAIL CONT. @ 34" TO 38" ABOVE TREAD NOSING. PER CBC 1009 & CRC R311.7 STAIR NOTES: 1. A SPACE HEATING SYSTEM CAPABLE OF MAINTAINING A TEMPERATURE OF 68 DEGREE IN ALL INTERIOR SPACES INTEDED FOR HUMAN OCCUPANCY MUST BE INSTALLED PER CBC 1204. 2. ALL WATER FIXTURES SHALL BE WATER CONSERVING FIXTURES PER CPC 403. WATER CLOSET FIXTURE SHALL BE 1.28 GAL PER FLUSH. SHOWER HEAD SHALL BE 1.8 MAX. GPM AT 80 PSI. KITCHEN FAUCET SHALL BE 1.8 MAX. GPM AT 60PSI. LAVATORY FAUCET SHALL BE 1.2 MAX. GPM AT 60 PSI. 3. AT SHOWERS AND TUBS WITH SHOWER HEAD, FINISH EXTENDING NO LESS THAN 72 INCHES (6 FEET) ABOVE DRAIN INLET SHALL BE APPLIED. GENERAL NOTES: ACCESS PANEL (DOOR) SHALL BE NOT LESS THAN THE LARGEST COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22"X30". CMC 303.4. A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE SHALL BE INSTALLED NEAR THE APPLIANCE. THE SWITCH CONTROLLING THE LIGHTING FIXTURE SHALL BE LOCATED AT THE ENTRANCE TO THE PASSAGEWAY [NFPA 54:9.5.3] CMC 304.4. STACKED LAUNDRY UNIT. WASHER AND DRYER. ATTIC ACCESS PANEL. THE OPENING SIZE SHALL EXCEED 30 SQUARE FEET AND HAVE A VERTICAL HEIGHT OF 30 INCHES OR GREATER. THE VERTICAL HEIGHT SHALL BE MEASURED FROM THE TOP OF THE CEILING FRAMING MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS. THE ROUGH-FRAMED OPENING SHALL NOT BE LESS THAN 22 INCHES BY 30 INCHES AND SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION. WHEN LOCATED IN A WALL, THE OPEING SHALL BE A MINIMUM OF 22 INCHES WIDE BY 30 INCHES HIGH. WHEN THE ACCESS IS LOCATED IN A CEILING, MINIMUM UNOBSTRUCTED HEADROOM IN THE ATTIC SPACE SHALL BE 30 INCHES AT SOME POINT ABOVE THE ACCESS MEASURED VERTICALLY FROM THE BOTTOM OF CEILING FRAMING MEMBERS PER CRC R807.1. (E) GAS METERS. TOTAL TWO. ONE OF THEM TO REMAIN. (E) ELECTRICAL METER. TOTAL TWO. ONE OF THEM TO REMAIN. EXHAUST DUCT TO ROOF FOR DRYER (E) ELECTRICAL MAIN PANEL TO REMAIN. (N) ELECTRICAL SUB PANEL TO BE ADDED. FURNACE INTAKE AND EXHAUST PIPE. 3 INCH DIAMETER EACH. PROVIDE SLOPE AT 1/4" PER FOOT. PROVIDE SUPPORT AT 3 FEET O.C. OUTDOOR OPENING SHALL HAVE A FREE AREA OF NOT LESS THAN 1 SQURE INCH PER 4,000 BTU/H OF THE TOTAL INPUT RATING OF APPLIANCES IN THE SPACE IN ACCORDANCE WITH THE METHODS IN SECTION 701.6.1 OR SECTION 701.6.2. THE DIMENSION OF AIR OPENING SHALL BE NOT LESS THAN 3 INCHES OR SHALL BE AS PER THE MANUFACTURER'S LISTING INFORMATION FOR APPLIANCES (WH AND HVAC UNITS) INSTALLED IN BUILDINGS PER CPC 506.0 AND/OR CMC 701. GAS LINE SKETCH, SIZE NOTED. THE CONCRETE SLAB AND THE PERIMETER FOUNDATION WALLS ARE EXISTING TO REMAIN. HENCE, THE UNDERSIDE OF THE SLAB AND THE OUTER SIDE OF THE PERIMETER WALLS CANNOT BE ACCESSED. PER SECTION R506.2.3, IN ORDER TO PREVENT THE PASSAGE OF WATER VAPORS, THE FOLLOWING PRODUCT OR EQUIVALENT SHALL BE APPLIED ON TOP OF THE CONCRETE SLAB AND THE INNERSIDE OF THE PERIMETER FOUNDATION WALLS THAT ENCLOSE THE HABITABLE AREA, WHEREVER APPLICABLE.: WATERTITE LX LOW VOC MOLD AND MILDEW-PROOF WHITE WATER BASED WATERPROOFING PAINT BY ZINSSER (N) WD. DECK WITH TREX COMPOSITE DECING AND WITH 42" HIGH WD. GUARDRAIL. (N) P.T. WD. POSTS WITH CONCRETE FOUNDATION TO SUPPORT THE DECK ABOVE, TYPICAL OF (3) SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS EXISTING / DEMO & PROPOSED FLOOR PLANS A2.11EXISTING / DEMO FLOOR PLAN - 2nd STORY 1/4"=1'-0" @ 36X24 2 PROPOSED FLOOR PLAN - 2nd STORY 1/4"=1'-0" @ 36X24 4' 0 4' 8'4' 0 4' 8' (E) LIVING ROOM (38 MIRAFLORES) (E) CLO. (E) STAIR #1 (E) STAIR #2 (38 MIRAFLORES) (E) BATH (38 MIRAFLORES) (E) BATH #2 (40 MIRAFLORES) (E) CLO. (E) VESTIBULE (38 MIRAFLORES) (E) BEDROOM (40 MIRAFLORES) (E) CLO. (E) BEDROOM (40 MIRAFLORES) (E) BEDROOM (38 MIRAFLORES) (E) HALLWAY BEDROOM #1 LAUNDRY (E) STAIR #1 BATH #1BATH #2 WALK-IN CLOSETBEDROOM #2 BEDROOM #3 HALLWAY OFFICE DEN EGRESS EGRESS EGRESS BELOW (N) DECK BELOW SHELF (E) WALL TO REMAIN (N) STUD WALL (E) TO REMOVE NO WORK PROPOSED IN THIS AREA LEGEND: (E) STAIR #2 TO BE REMOVED. (E) WINDOWS AND DOORS TO BE REMOVED OR/AND (N) OPENINGS WHERE SHOWN AS GRAY DASHED LINES. (E) OPENINGS TO BE RE-SIZED IF REQ'D. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (E) HVAC UNIT TO BE REMOVED. (E) STAIR #1 TO REMAIN. KEYNOTES: (NET GLZ. AREA)(OPERABLE GLZ. AREA) BEDROOM #1 256 256 SF x .08 = 20.48 SF 32 + 15.9 + 15.9 =63.8 SF 256 SF x .04 = 10.24 SF NATURAL LIGHT & VENTILATION 15.2 + 7.6 + 7.6 =30.4 SF REMOVE EXISTING FINISHES THROUGHOUT, REMOVE EXISTING WALLS WHERE SHOWN AS GRAY DASHED LINES. NO ARCHITECTURAL WORK PROPOSED. SEE STRUCTURAL DWGS FOR STRUCTURAL WORK. (E) ROOFING TO BE REMOVED FOR REPLACEMENT. (E) BUILDING LINE UNDER (E) ROOF TO REMAIN AS-IS. (N) WALLS, SHOWN AS SOLID HATCH (N) FINISHES AND FLOORING THROUGHOUT. (N) WINDOW AND DOORS AT (N) OPENINGS OR RE-SIZED (E) OPENINGS. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (N) HVAC UNIT & (N) 50 GAL. WATER TANK. (N) SPLIT SYSTEM AIR CONDITIONER LINEUP. PROVIDE EXHAUST FOR KITCHEN HOOD. 14" X 20" LOUVERED VENT TO THE CRAWL SPACE. TYP. OF (2). VENT AREA TO BE EQUIVALENT TO 1/150 OF THE CRAWL SPACE (3.65 SQ.FT. FOR 547 SQ.FT. REQUIRED.). BEDROOM #2 169 169 SF x .08 = 13.52 SF 10.9 + 10.9 =21.8 SF 169 SF x .04 = 6.76 SF 5.4 + 5.4 =10.8 SF BEDROOM #3 148 148 SF x .08 = 11.84 SF 10.9 + 10.9 =21.8 SF 148 SF x .04 = 5.92 SF 5.4 + 5.4 =10.8 SF BEDROOM #4 143 143 SF x .08 = 11.44 SF 10.6 + 10.6 =21.2 SF 143 SF x .04 = 5.72 SF 10.6 + 10.6 =21.2 SF ATTIC SPACE SHOWN AS DOUBLE DASHED LINE. 351 +/- SQ.FT. H.B.HOSE BIB (N) ROOFING THROUGHOUT. (N) STAIR #2, SEE STAIR NOTES AND DWG 1/A7.1. PROVIDE CROSS VENT AREA EQUIVALENT TO 1/150 OF THE ATTIC SPACE (2.34 SQ.FT. FOR 351 SQ.FT. REQUIRED.) AT ROOF EAVE. PROVIDE INSECT SCREEN AT EACH OPENING. PROVIDE EXHAUST FOR DRYER. PROVIDE EXHAUST FOR BATHROOM VENT. ACCESS PANEL TO THE CRAWL SPACE. MINIMUM SIZE SHALL BE 24"X18". RISE = 7.75" MAX, RUN = 10" MIN., TREAD = IF LESS THAN 11", PROVIDE NOSING PROJECTION OF .75" MIN. AND 1.25" MAX. WIDTH = 36" CLR. MIN., HEAD CLEARANCE = 80" MIN. MEASURED ALONG A LINE MEASURED PERPENDICULAR TO THE PLANE FORMED BY THE NOSE OF THE RISERS. RISERS MUST NOT HAVE A VARIATION IN HEIGHT GREATER THAN 3/8". FROM NOSE OF TREAD, HANDRAIL CONT. @ 34" TO 38" ABOVE TREAD NOSING. PER CBC 1009 & CRC R311.7 STAIR NOTES: 1. A SPACE HEATING SYSTEM CAPABLE OF MAINTAINING A TEMPERATURE OF 68 DEGREE IN ALL INTERIOR SPACES INTEDED FOR HUMAN OCCUPANCY MUST BE INSTALLED PER CBC 1204. 2. ALL WATER FIXTURES SHALL BE WATER CONSERVING FIXTURES PER CPC 403. WATER CLOSET FIXTURE SHALL BE 1.28 GAL PER FLUSH. SHOWER HEAD SHALL BE 1.8 MAX. GPM AT 80 PSI. KITCHEN FAUCET SHALL BE 1.8 MAX. GPM AT 60PSI. LAVATORY FAUCET SHALL BE 1.2 MAX. GPM AT 60 PSI. 3. AT SHOWERS AND TUBS WITH SHOWER HEAD, FINISH EXTENDING NO LESS THAN 72 INCHES (6 FEET) ABOVE DRAIN INLET SHALL BE APPLIED. GENERAL NOTES: ACCESS PANEL (DOOR) SHALL BE NOT LESS THAN THE LARGEST COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22"X30". CMC 303.4. A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE SHALL BE INSTALLED NEAR THE APPLIANCE. THE SWITCH CONTROLLING THE LIGHTING FIXTURE SHALL BE LOCATED AT THE ENTRANCE TO THE PASSAGEWAY [NFPA 54:9.5.3] CMC 304.4. STACKED LAUNDRY UNIT. WASHER AND DRYER. ATTIC ACCESS PANEL. THE OPENING SIZE SHALL EXCEED 30 SQUARE FEET AND HAVE A VERTICAL HEIGHT OF 30 INCHES OR GREATER. THE VERTICAL HEIGHT SHALL BE MEASURED FROM THE TOP OF THE CEILING FRAMING MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS. THE ROUGH-FRAMED OPENING SHALL NOT BE LESS THAN 22 INCHES BY 30 INCHES AND SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION. WHEN LOCATED IN A WALL, THE OPEING SHALL BE A MINIMUM OF 22 INCHES WIDE BY 30 INCHES HIGH. WHEN THE ACCESS IS LOCATED IN A CEILING, MINIMUM UNOBSTRUCTED HEADROOM IN THE ATTIC SPACE SHALL BE 30 INCHES AT SOME POINT ABOVE THE ACCESS MEASURED VERTICALLY FROM THE BOTTOM OF CEILING FRAMING MEMBERS PER CRC R807.1. (E) GAS METERS. TOTAL TWO. ONE OF THEM TO REMAIN. (E) ELECTRICAL METER. TOTAL TWO. ONE OF THEM TO REMAIN. EXHAUST DUCT TO ROOF FOR DRYER (E) ELECTRICAL MAIN PANEL TO REMAIN. (N) ELECTRICAL SUB PANEL TO BE ADDED. FURNACE INTAKE AND EXHAUST PIPE. 3 INCH DIAMETER EACH. PROVIDE SLOPE AT 1/4" PER FOOT. PROVIDE SUPPORT AT 3 FEET O.C. OUTDOOR OPENING SHALL HAVE A FREE AREA OF NOT LESS THAN 1 SQURE INCH PER 4,000 BTU/H OF THE TOTAL INPUT RATING OF APPLIANCES IN THE SPACE IN ACCORDANCE WITH THE METHODS IN SECTION 701.6.1 OR SECTION 701.6.2. THE DIMENSION OF AIR OPENING SHALL BE NOT LESS THAN 3 INCHES OR SHALL BE AS PER THE MANUFACTURER'S LISTING INFORMATION FOR APPLIANCES (WH AND HVAC UNITS) INSTALLED IN BUILDINGS PER CPC 506.0 AND/OR CMC 701. GAS LINE SKETCH, SIZE NOTED. THE CONCRETE SLAB AND THE PERIMETER FOUNDATION WALLS ARE EXISTING TO REMAIN. HENCE, THE UNDERSIDE OF THE SLAB AND THE OUTER SIDE OF THE PERIMETER WALLS CANNOT BE ACCESSED. PER SECTION R506.2.3, IN ORDER TO PREVENT THE PASSAGE OF WATER VAPORS, THE FOLLOWING PRODUCT OR EQUIVALENT SHALL BE APPLIED ON TOP OF THE CONCRETE SLAB AND THE INNERSIDE OF THE PERIMETER FOUNDATION WALLS THAT ENCLOSE THE HABITABLE AREA, WHEREVER APPLICABLE.: WATERTITE LX LOW VOC MOLD AND MILDEW-PROOF WHITE WATER BASED WATERPROOFING PAINT BY ZINSSER (N) WD. DECK WITH TREX COMPOSITE DECING AND WITH 42" HIGH WD. GUARDRAIL. (N) P.T. WD. POSTS WITH CONCRETE FOUNDATION TO SUPPORT THE DECK ABOVE, TYPICAL OF (3) SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS EXISTING / DEMO & PROPOSED FLOOR PLANS A2.21EXISTING / DEMO FLOOR PLAN - 3rd STORY 1/4"=1'-0" @ 36X24 2 PROPOSED FLOOR PLAN - 3rd STORY 1/4"=1'-0" @ 36X24 Plan Reviewer's Notes on Revision #2 Approved Set: ABS and PVC drains and vents are limited to two story residential construction. CPC 701.1, 903.1. Plumbing vents shall terminate not less than 10 feet from, or at least 3 feet above any openable window, door, opening, air intake, or vent shaft, nor less than 3 feet in every direction from any lot line; alley and street expected. CPC 906.2. BACKER BOARD IN WET AREAS R702.4.2 Fiber-cement, fiber-mat reinforced cementitious backer units, and fiber-reinforced gypsum backers. Fiber-cement, fibermat reinforced cementitious backer units, glass mat gypsum backers or fiber-reinforced gypsum backers in compliance with ASTM C 1288, C 1325, C 1178 or C1278, respectively, and installed in accordance with manufacturers' recommendations shall be used as backers for wall tile in tub and shower areas and wall panels in shower areas. 4' 0 4' 8'4' 0 4' 8' (E) ROOF SL O P E D O W N SL O P E D O W N SLOPE DOWN SLOPE DOWN SLOPE DOWN S L O P E D O W N SL O P E DO W N ROOF RIDGE 172.94 +/- +/ - 3 0 0 S Q . F T . +/- 207 SQ.FT.+/- 207 SQ.FT. +/ - 3 0 0 S Q . F T . +/- 100 SQ.FT. + / - 3 2 S Q . F T . +/- 3 2 SQ . F T . (E) ROOF (N) DECK BELOW SL O P E D O W N SL O P E D O W N SLOPE DOWN SLOPE DOWN SLOPE DOWN S L O P E D O W N SL O P E DO W N ROOF RIDGE 172.94 +/- +/ - 3 0 0 S Q . F T . +/- 207 SQ.FT.+/- 207 SQ.FT. +/ - 3 0 0 S Q . F T . +/- 100 SQ.FT. + / - 3 2 S Q . F T . +/- 3 2 SQ . F T . BELOW (E) WALL TO REMAIN (N) STUD WALL (E) TO REMOVE NO WORK PROPOSED IN THIS AREA LEGEND: (E) STAIR #2 TO BE REMOVED. (E) WINDOWS AND DOORS TO BE REMOVED OR/AND (N) OPENINGS WHERE SHOWN AS GRAY DASHED LINES. (E) OPENINGS TO BE RE-SIZED IF REQ'D. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (E) HVAC UNIT TO BE REMOVED. (E) STAIR #1 TO REMAIN. KEYNOTES: (NET GLZ. AREA)(OPERABLE GLZ. AREA) BEDROOM #1 256 256 SF x .08 = 20.48 SF 32 + 15.9 + 15.9 =63.8 SF 256 SF x .04 = 10.24 SF NATURAL LIGHT & VENTILATION 15.2 + 7.6 + 7.6 =30.4 SF REMOVE EXISTING FINISHES THROUGHOUT, REMOVE EXISTING WALLS WHERE SHOWN AS GRAY DASHED LINES. NO ARCHITECTURAL WORK PROPOSED. SEE STRUCTURAL DWGS FOR STRUCTURAL WORK. (E) ROOFING TO BE REMOVED FOR REPLACEMENT. (E) BUILDING LINE UNDER (E) ROOF TO REMAIN AS-IS. (N) WALLS, SHOWN AS SOLID HATCH (N) FINISHES AND FLOORING THROUGHOUT. (N) WINDOW AND DOORS AT (N) OPENINGS OR RE-SIZED (E) OPENINGS. REFER TO ELEVATIONS & WINDOW / DOOR SCHEDULE. (N) HVAC UNIT & (N) 50 GAL. WATER TANK. (N) SPLIT SYSTEM AIR CONDITIONER LINEUP. PROVIDE EXHAUST FOR KITCHEN HOOD. 14" X 20" LOUVERED VENT TO THE CRAWL SPACE. TYP. OF (2). VENT AREA TO BE EQUIVALENT TO 1/150 OF THE CRAWL SPACE (3.65 SQ.FT. FOR 547 SQ.FT. REQUIRED.). BEDROOM #2 169 169 SF x .08 = 13.52 SF 10.9 + 10.9 =21.8 SF 169 SF x .04 = 6.76 SF 5.4 + 5.4 =10.8 SF BEDROOM #3 148 148 SF x .08 = 11.84 SF 10.9 + 10.9 =21.8 SF 148 SF x .04 = 5.92 SF 5.4 + 5.4 =10.8 SF BEDROOM #4 143 143 SF x .08 = 11.44 SF 10.6 + 10.6 =21.2 SF 143 SF x .04 = 5.72 SF 10.6 + 10.6 =21.2 SF ATTIC SPACE SHOWN AS DOUBLE DASHED LINE. 351 +/- SQ.FT. H.B.HOSE BIB (N) ROOFING THROUGHOUT. (N) STAIR #2, SEE STAIR NOTES AND DWG 1/A7.1. PROVIDE CROSS VENT AREA EQUIVALENT TO 1/150 OF THE ATTIC SPACE (2.34 SQ.FT. FOR 351 SQ.FT. REQUIRED.) AT ROOF EAVE. PROVIDE INSECT SCREEN AT EACH OPENING. PROVIDE EXHAUST FOR DRYER. PROVIDE EXHAUST FOR BATHROOM VENT. ACCESS PANEL TO THE CRAWL SPACE. MINIMUM SIZE SHALL BE 24"X18". RISE = 7.75" MAX, RUN = 10" MIN., TREAD = IF LESS THAN 11", PROVIDE NOSING PROJECTION OF .75" MIN. AND 1.25" MAX. WIDTH = 36" CLR. MIN., HEAD CLEARANCE = 80" MIN. MEASURED ALONG A LINE MEASURED PERPENDICULAR TO THE PLANE FORMED BY THE NOSE OF THE RISERS. RISERS MUST NOT HAVE A VARIATION IN HEIGHT GREATER THAN 3/8". FROM NOSE OF TREAD, HANDRAIL CONT. @ 34" TO 38" ABOVE TREAD NOSING. PER CBC 1009 & CRC R311.7 STAIR NOTES: 1. A SPACE HEATING SYSTEM CAPABLE OF MAINTAINING A TEMPERATURE OF 68 DEGREE IN ALL INTERIOR SPACES INTEDED FOR HUMAN OCCUPANCY MUST BE INSTALLED PER CBC 1204. 2. ALL WATER FIXTURES SHALL BE WATER CONSERVING FIXTURES PER CPC 403. WATER CLOSET FIXTURE SHALL BE 1.28 GAL PER FLUSH. SHOWER HEAD SHALL BE 1.8 MAX. GPM AT 80 PSI. KITCHEN FAUCET SHALL BE 1.8 MAX. GPM AT 60PSI. LAVATORY FAUCET SHALL BE 1.2 MAX. GPM AT 60 PSI. 3. AT SHOWERS AND TUBS WITH SHOWER HEAD, FINISH EXTENDING NO LESS THAN 72 INCHES (6 FEET) ABOVE DRAIN INLET SHALL BE APPLIED. GENERAL NOTES: ACCESS PANEL (DOOR) SHALL BE NOT LESS THAN THE LARGEST COMPONENT OF THE APPLIANCE, AND NOT LESS THAN 22"X30". CMC 303.4. A PERMANENT 120-VOLT RECEPTACLE OUTLET AND A LIGHTING FIXTURE SHALL BE INSTALLED NEAR THE APPLIANCE. THE SWITCH CONTROLLING THE LIGHTING FIXTURE SHALL BE LOCATED AT THE ENTRANCE TO THE PASSAGEWAY [NFPA 54:9.5.3] CMC 304.4. STACKED LAUNDRY UNIT. WASHER AND DRYER. ATTIC ACCESS PANEL. THE OPENING SIZE SHALL EXCEED 30 SQUARE FEET AND HAVE A VERTICAL HEIGHT OF 30 INCHES OR GREATER. THE VERTICAL HEIGHT SHALL BE MEASURED FROM THE TOP OF THE CEILING FRAMING MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS. THE ROUGH-FRAMED OPENING SHALL NOT BE LESS THAN 22 INCHES BY 30 INCHES AND SHALL BE LOCATED IN A HALLWAY OR OTHER READILY ACCESSIBLE LOCATION. WHEN LOCATED IN A WALL, THE OPEING SHALL BE A MINIMUM OF 22 INCHES WIDE BY 30 INCHES HIGH. WHEN THE ACCESS IS LOCATED IN A CEILING, MINIMUM UNOBSTRUCTED HEADROOM IN THE ATTIC SPACE SHALL BE 30 INCHES AT SOME POINT ABOVE THE ACCESS MEASURED VERTICALLY FROM THE BOTTOM OF CEILING FRAMING MEMBERS PER CRC R807.1. (E) GAS METERS. TOTAL TWO. ONE OF THEM TO REMAIN. (E) ELECTRICAL METER. TOTAL TWO. ONE OF THEM TO REMAIN. EXHAUST DUCT TO ROOF FOR DRYER (E) ELECTRICAL MAIN PANEL TO REMAIN. (N) ELECTRICAL SUB PANEL TO BE ADDED. FURNACE INTAKE AND EXHAUST PIPE. 3 INCH DIAMETER EACH. PROVIDE SLOPE AT 1/4" PER FOOT. PROVIDE SUPPORT AT 3 FEET O.C. OUTDOOR OPENING SHALL HAVE A FREE AREA OF NOT LESS THAN 1 SQURE INCH PER 4,000 BTU/H OF THE TOTAL INPUT RATING OF APPLIANCES IN THE SPACE IN ACCORDANCE WITH THE METHODS IN SECTION 701.6.1 OR SECTION 701.6.2. THE DIMENSION OF AIR OPENING SHALL BE NOT LESS THAN 3 INCHES OR SHALL BE AS PER THE MANUFACTURER'S LISTING INFORMATION FOR APPLIANCES (WH AND HVAC UNITS) INSTALLED IN BUILDINGS PER CPC 506.0 AND/OR CMC 701. GAS LINE SKETCH, SIZE NOTED. THE CONCRETE SLAB AND THE PERIMETER FOUNDATION WALLS ARE EXISTING TO REMAIN. HENCE, THE UNDERSIDE OF THE SLAB AND THE OUTER SIDE OF THE PERIMETER WALLS CANNOT BE ACCESSED. PER SECTION R506.2.3, IN ORDER TO PREVENT THE PASSAGE OF WATER VAPORS, THE FOLLOWING PRODUCT OR EQUIVALENT SHALL BE APPLIED ON TOP OF THE CONCRETE SLAB AND THE INNERSIDE OF THE PERIMETER FOUNDATION WALLS THAT ENCLOSE THE HABITABLE AREA, WHEREVER APPLICABLE.: WATERTITE LX LOW VOC MOLD AND MILDEW-PROOF WHITE WATER BASED WATERPROOFING PAINT BY ZINSSER (N) WD. DECK WITH TREX COMPOSITE DECING AND WITH 42" HIGH WD. GUARDRAIL. (N) P.T. WD. POSTS WITH CONCRETE FOUNDATION TO SUPPORT THE DECK ABOVE, TYPICAL OF (3) SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS EXISTING / DEMO & PROPOSED FLOOR PLANS A2.31EXISTING / DEMO ROOF PLAN 1/4"=1'-0" @ 36X24 2 PROPOSED ROOF PLAN 1/4"=1'-0" @ 36X24 Plan Reviewer's Notes on Revision #2 Approved Set: Proposed roof covering shall have a Class A fire rating. SRMC Section 8.04.112. Openings for ventilation shall be covered with corrosion-resistant metal mesh with openings of 1/16" to 1/4" in dimension. 4' 0 4' 8'4' 0 4' 8' 11 SQ. FT. 15 SQ. FT. 11 SQ. FT. FRONT 38 MIRAFLORES AVE. (E) TO REMOVE LEGEND A3.1a : KEYNOTES: (E) CONCRETE STAIR TO REMAIN. REPAIR WHERE NEEDED. (E) SIDE YARD, (E) GRADE TO REMAIN AS-IS DROUGHT TOLERANT VEGETATION AS SHOWN ON SHEET A1.1, TO STABILIZE THE EXISTING SITE. (E) GRADE TO REMAIN AS-IS THROUGHOUT THE SITE. (E) WOOD RETAINING WALLS TO REMAIN AS-IS. REPAIR WHERE NEEDED, TYP. (E) WOOD FENCE, REMAIN AS-IS. REPAIR WHERE NEEDED, TYP. (N) CAR PARKING DECK. SILHOUETTE OUTLINE SHOWN ONLY FOR CLARITY. REFER TO DWG 2/A3.1a (N) RED WOOD 42" HIGH GUARDRAIL AT NEW ELEVATED DECK. REFER TO DWG 3/A7.1. (N) P.T. TREATED DECK SUPPORT STRUCTURE (N) CONC. PARKING DECK. PROVIDE SLOPE 1/4" PER FOOT DOWN TO REAR YARD FOR STORM DRAIN CONTROL. PROVIDE RED WOOD 42" HIGH GUARDRAIL AT REAR YARD AND AT STAIR SIDE. PROVIDE 1HR FIRE RATED ASSEMBLY FOR GUARDRAIL WITHIN 3 FT. FROM THE PROPERTY LINE, FROM EXISTING GRADE TO MINIMUM 30" ABOVE FINISH DECK LEVEL. (N) WD. DECK WITH TREX COMPOSITE DECKING. (N) GUTTER & WATER SPOUT TO LEAD STORM WATER TO STORM WATER DRAIN TO REAR YARD / MIRAMAR AVE. (E) BUILDING BEHIND THE FENCE (E) MAIN ENTRACE WOOD DOOR TO (E) STAIR. REPAIR AS NEEDED. RELOCATED (E) DOOR TO THE SIDEYARD MAIL BOX WITH ADDRESS SIGN 1HR FIRE RATED ASSEBLY GUARDRAIL ALONG THE PROPERTY LINE. PTD. HARDIE PLANK SIDING CLADDED. 42" HIGH A.F.F. (E) GRADE AT MIRAFLORES AVENUE TO REMAIN AS-IS, PARKING DECK ENTRY FLOOR ELEVATION TO MATCH TO (E) GRADE UNDER THE DECK OPEN TO AIR, (E) GRADE TO REMAIN AS-IS. REFER TO A3.1 FOR BUILDING ELEVATION DETAILS. (E) GRADE TO REMAIN AS-IS. (E) FRONT YARD, (E) GRADE TO REMAIN AS-IS (E) REAR YARD, (E) GRADE TO REMAIN AS-IS (E) BUILDING FRONT, SHOWN AS DASHED LINE OF THE BUILDING SILHOUETTE ONLY FOR LOCATION REFERENCE AND CLARITY PARKING DECK ELEVATION SHOWN AT THE IMMEDIATE FACE WITHOUT BUILDING FRONT FOR CLARITY. NEIGHBOR'S FENCE TO REMAIN, NOT IN SCOPE OF WORK 11 SQ. FT. * DAYLIGHT34 SQ. FT. 12 SQ. FT.14 SQ. FT.30 SQ. FT. REFER TO A3.1 SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS PROPOSED SITE ELEVATIONS & PARKING DECK EXT. ELEVATIONS A3.1a8' 0 8' 16' 8' 0 8' 16'8' 0 8' 16' 1 PROPOSED SITE ELEVATION - WEST WITH FENCE 1/8"=1'-0" @ 36X24 2 PROPOSED SITE ELEVATION - NORTH 1/8"=1'-0" @ 36X24 4 PROPOSED SITE ELEVATION - SOUTH 1/8"=1'-0" @ 36X248' 0 8' 16' 3 PROPOSED SITE ELEVATION - EAST (REFER TO 3/A3.1 FOR BLDG. AND CAR PARKING DECK DETAILS) 1/8"=1'-0" @ 36X24 6 SQ. FT. 12 SQ. FT. 17 SQ. FT.13 SQ. FT.7 SQ. FT.13 SQ. FT. FRONT 11 SQ. FT. 15 SQ. FT. 18 SQ. FT. 11 SQ. FT. 11 SQ. FT. * DAYLIGHT34 SQ. FT. 12 SQ. FT.14 SQ. FT.30 SQ. FT.11 SQ. FT. 16 SQ. FT. 22 SQ. FT.22 SQ. FT.22 SQ. FT. 16 SQ. FT. (E) TO REMOVE LEGEND A3.1 : KEYNOTES: (N) LOUVERED VENT FOR CRAWL SPACE. TWO OF 14" W X 20" H SHOWN. VENT AREA TO BE EQUIVALENT TO 1/150 OF THE CRAWL SPACE (3.65 SQ.FT. FOR 547 SQ.FT. REQUIRED.). THE VENT SHALLE BE COVERED BY CORROSION RESISTANT METAL MESH WITH MESH OPENINGS 1/4 INCH IN DIMENSIONS PER CBC 2306.7. (N) WINDOWS AND DOORS AT (E) OPENINGS OR RE-SIZED (E) OPENINGS OR AT (N) OPENINGS. (N) EXTERIOR WALL CLADDING. PTD. HARDIE PLANK LAP SIDING, REFER TO DWG 1/A8.2, DWG 2/A8.2, DWG 3/A8.2 AND DWG 5/A8.2. (E) CONCRETE STAIR TO REMAIN. REPAIR WHERE NEEDED. (E) SIDE YARD FILL (E) OPENING, MATCH FINISH TO ADJACENT WALL FINISHES. (N) ROOFING DROUGHT TOLERANT VEGETATION NOT SHOWN FOR CLARITY, REFER TO A3.1a and A1.1 (E) RETAINING WALLS TO REMAIN AS-IS. REPAIR WHERE NEEDED, TYP. (E) WOOD FENCE, REMAIN AS-IS. REPAIR WHERE NEEDED, TYP. (E) FRONT YARD (E) REAR YARD (N) CAR PARKING DECK. SILHOUETTE OUTLINE SHOWN ONLY FOR CLARITY. REFER TO DWG 2/A3.1a ELEVATION SHOWN AT THE IMMEDIATE BUILDING FACE. EXISTING EXTERIOR STAIR TO REMAIN AS-IS. (N) RED WOOD 42" HIGH GUARDRAIL AT NEW ELEVATED DECK. REFER TO DWG 3/A7.1 FOR DETAILS. (N) PIER & P.T. TREATED DECK SUPPORT STRUCTURE, EXACT SIZE AND LOCATION TBD BY STRUCTURAL ENGINEER AND SOIL ENGINEER (N) CONC. PARKING DECK. PROVIDE SLOPE 1/4" PER FOOT DOWN TO REAR YARD FOR STORM DRAIN CONTROL. PROVIDE RED WOOD 42" HIGH GUARDRAIL AT REAR YARD AND AT STAIR SIDE. PROVIDE 1HR FIRE RATED ASSEMBLY FOR GUARDRAIL WITHIN 3 FT. FROM THE PROPERTY LINE, FROM EXISTING GRADE TO MINIMUM 30" ABOVE FINISH DECK LEVEL. (N) WD. DECK WITH TREX COMPOSITE DECKING. (N) GUTTER & WATER SPOUT TO LEAD STORM WATER TO STORM WATER DRAIN TO REAR YARD / MIRAMAR AVE. (E) MAIN ENTRACE WOOD DOOR TO (E) STAIR. REPAIR AS NEEDED. 1HR FIRE RATED ASSEBLY GUARDRAIL ALONG THE PROPERTY LINE. PTD. HARDIE PLANK SIDING CLADDED. 42" HIGH A.F.F. (E) GRADE TO REMAIN AS-IS THROUGHOUT THE SITE. UNDER THE DECK OPEN TO AIR, (E) GRADE TO REMAIN AS-IS. GLASS GUARDRAIL SPACE / CRAFT 264 GRAND VIEW AVENUE SAN FRANCISCO, CA 94114 T 917 882 6845 38 M I R A F L O R E S A V E . SA N R A F A E L , C A 9 4 9 0 1 ARCHITECTS CONSULTANTS PROJECT SHEET TITLE SHEET NUMBER No. Description Date JA S O N R A M I L RE S I D E N C E CITY STAMPS 8' 0 8' 16' 8' 0 8' 16'8' 0 8' 16' 8' 0 8' 16' PROPOSED EXT. BUILDING ELEVATIONS & PARKING DECK SECT. A3.1 1 PROPOSED EXTERIOR WEST ELEVATION & PARKING DECK CROSS SECTION 1/8"=1'-0" @ 36X24 2 PROPOSED EXTERIOR NORTH ELEVATION 1/8"=1'-0" @ 36X24 3 PROPOSED EXTERIOR EAST ELEVATION (SHOWN WITHOUT TREES FOR CLARITY. REFER TO 3 / A3.1a) 1/8"=1'-0" @ 36X24 4 PROPOSED EXTERIOR SOUTH ELEVATION 1/8"=1'-0" @ 36X24