HomeMy WebLinkAboutDRB 2014-04-22 #2C17YOF
community Development Department - Planning Division
Meeting Date. April 22, 2014
Case Numbers. CDR14-002
Project Planner: Steve Stafford — (415) 458-5048
Agenda Item: 12—
REPORT
..
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1600 Mission Avenue (Marin Academy) - Conceptual Review requesting preliminary
comments on a proposal to construct a new, 18,340 square foot, "Science and Innovation
Center" building and associated parking, circulation, drainage and landscaping modifications
on the Marin Academy campus. The new science building is proposed to be located north of
Thatcher Hall (current science building), south of the 'old' gymnasium, west of the athletic
fields, and east of Foster Hall (classrooms); APNS: 011-161-13, 011-154-01, 011-193-04,
011-195-06 & 011-202-05; Public/Quasi-Public (P/QP), Duplex Residential (DR) &
Fifth/Mission Residential/Office (5/M R/O) District Zones; Ted Lieser for Equity Community
Builders, LLC, Applicant; Mike Joyce for Marin Academy, Owner; Fairhills Neighborhood.
PROPERTY FACTS
Location
General Plan Designation
Project Site:
PQP, MDR
North
LDR
South:
PQP, HDR, 5/MR/O
East.
LDR, MDR, HDR
West
MDR
Lot Size
Required: NA
Proposed: 421,010 sf (existing combined)
Height
Allowed: 36'
Proposed: 33.5'
Parking
Required- 157 spaces'
Proposed 157 spaces
Tree Removal
Proposed: Unknown
Zoning Designation Existing Land -Use
P/QP, DR Private high school
R5 Residential
P/QP, HR1,5, 51MR/O MA, residential, commercial
R5, DR, HR1 Residential
DR Residential
Landscaping
Required: 10%(42,101 sq. ft.)
Proposed: Unknown
Residential Density (Max.)
Allowed: 1 unit/ 1,800 sf
Proposed: NA
Grading
Cut: Unknown
Fill: Unknown
Setbacks
Required
Existing
Proposed
Front: 15'
15'+
15'+
Side(s): 10'
10'+
10'+
Rear: 10'
104
10'+
w Building height is measured from finished grade pursuant to the "UBC" (1997) method,
' Master Use Permit Amendment (UP02-027); Planning Commission Resolution No. 03-29, 'Marin Academy
Updated Parking and Traffic Plan', Dated April 30, 2003.
SUMMARY
The project is being referred to the Design Review Board (Board) for concept review of site
improvements on the Marin Academy (MA) campus. The project proposes a new, 18,340 square foot,
"Science and innovation Center" building and associated parking, circulation, drainage and landscaping
modifications. The new science building is proposed to be located north of Thatcher Hall (current
science building), south of the 'old' gymnasium, west of the athletic fields, and east of Foster Hall
(classrooms). When the project is submitted for formal review, it will require an Environmental and
Design Review Permit (Planning Commission -level) and Use Permit Amendment (operational changes/
enrollment increase; update approved parking program) approvals.
As required for all Planning Commission -level, Environmental and Design Review Permits, the
applicant has submitted for conceptual design review to allow the Board to provide early design
comments on the proposed project_ The Board's recommendations will be considered by the applicant
for incorporation as revisions to the project design prior to formal submittal. Based on review of the
applicable design criteria, which is discussed in detail below, Planning staff identified several issues
with the project design. Planning staff requests that the Board review this report and provide
recommendations on the project's compliance with all pertinent design criteria. Specifically, Planning
staff asks the Board to consider the following:
Materials and Colors
• Whether the proposed contemporary exterior fagade treatments, through the use of high
performance concrete panels" and window "curtain walls" with aluminum sun control louvers,
adequately relates to overwhelmingly predominant stucco exterior material found on all other
campus buildings.
BACKGROUND
Site Description & Setting:
The subject site is located northwest of the Downtown area. It is comprised of five (5) parcels
containing approximately 421,010 square feet (9.7 acres) of combined lot area. it is developed with,
and operates as, a private high school (MA) campus with a current enrollment capacity of 400 students.
The project site is located on the largest portion of the MA campus: north of Mission Avenue, west of
Forbes Avenue, east and south of Bryn Mawr Drive/El Cerrito Avenue. It is currently developed with
classroom buildings, gymnasiums ('old' and 'new'), athletic field, swimming pool, maintenance building
and approximately 90 on-site parking spaces, The project site includes an historic resource, Foster
Hall, protected as 'significant' under CEQA (California Environmental Quality Act).
The project site retains a park -like setting with an open, landscaped frontage and large redwood and
Canary Island Palm trees. It slopes gradually (approximately 11 % average cross -slope) from north to
south and is surrounded by a combination of residential uses (single-family homes, duplexes and
apartments) to the north, east and west, and office uses and the First Presbyterian Church of San
Rafael to the south. Access into the project site is through a circular driveway located in front of Foster
Hall and exiting is primarily through a second driveway, located 135' west of the circular drive.
History:
Marin Academy (MA) has operated as a private, college preparatory, high school (grades 9-12) since
1971. The site has operated as a school in various forms since 1890, first as the "Mount Tamalpais
Military School" and later as the "San Rafael Military Academy" and more recently the "San Rafael
Academy". Buildings and facilities cn-site remaining from these earlier school uses include Foster Hall,
the 'old' gymnasium and the pool (see Campus Map, Exhibit 2).
Since 1988, numerous redevelopment permits for the MA campus have been conditionally approved by
the City, a summary of which is attached as Exhibit 3. On February 24, 2014, Planning staff completed
Pre -Application (PA14-001) review of the project proposal, providing MA with a 'blueprint' of the
2
required permits, meetings and reviews, identifying additional details required at formal application
submittal, and a general discussion on the consistency of the project the City's adopted plans,
ordinances and regulations.
PROJECT DESCRIPTION
Use:
The project proposes to construct a new, 18,340 sq. ft. "Science and Innovation Center', located north
of Thatcher Hall (current science building), south of the 'old' gymnasium, west of the athletic fields, and
east of Foster Hall (classrooms), In addition, the project proposes to increase the maximum enrollment
capacity from 400 to 450 students.
Site Plan:
In addition to the new building, the project proposes to relocate 16 existing parking spaces, located
between Foster Hall and the project area, to the existing faculty/staff parking lot, located north of the
`new' gymnasium ("Athletic Center") and along the existing service driveway_ This prior parking area is
proposed to be converted to a 'pedestrian terrace' that includes concrete walkways, landscaping, and
outdoor seating and drainage enhancements. The 'pedestrian terrrace' is also proposed to extend over
the existing service driveway to create a `elevated courtyard' and a provide a pedestrian connection
between the project area and the gymnasiums (both 'old' and the "Athletic Center"), located north of the
project area.
Primary vehicular access to the project site is proposed to continue along the existing service driveway,
located between the "Visual Arts Center' and the circular drive. Portions of the service driveway,
located west of Foster Hall, are proposed to be widened for the relocated parking spaces which will
require new retaining walls less than 3' in height and the removal of nominal landscaping (turf).
Architecture:
The project proposes an energy-efficient, contemporary design for the new "Science and Innovation
Center", characterized by glass "curtain wails" with aluminum sun control louvers, a combination of
stucco plaster and concrete panels and a clerestory window parapet. Due to grade differences at the
project area, the height of the building is proposed to be two -stories (max. 24') along the west elevation,
facing Foster Hall, and three -stories (max. 43.5'), along the east elevation, facing the athletic fields. The
building is proposed to provide six (6) science lab classrooms and one (1) independent study lab on the
two upper floors above a "shell" basement level with mezzanine for mechanical equipment. The primary
entrance to the building is proposed along the 'upper' elevation, along the new pedestrian terrace
across from Foster Hall. Exterior colors are proposed to be in earth tone shades.
At the recommendation of Planning staff, a Historic Resource Evaluation (Page & Turnbull, dated
January 2, 2014: Exhibit 4) was conducted on Foster Hall for the project. This study determined that
Foster Hall, while not currently `listed' as historic, is eligible for listing in the California Register of
Historical resources and should be considered a historic structure under CEQA (California
Environmental Quality Act). This study further determined that the project is "sensitively sited and
designed in a way that does not present any project -specific or potential cumulative negative impacts to
Foster Hall." This study determined the proposed project is in compliance with the Secretary of
Interior's Standards for Rehabilitation_
Landscaping:
Though no comprehensive landscape plan is submitted with the concept review application, a
preliminary arborist plan (Exhibit 5) proposes to preserve many existing mature Redwood, Canary
Island Palm and Coast Live Oak trees on the project site. The project will require an unknown amount
of existing landscaping removed (new building and new parking spaces) and new landscaping installed
(new pedestrian terrace/courtyard). The conceptual design incorporates 'green wall' plantings along
both the west and east building elevations, with vines supported by vertical cabling on portions of the
exterior facades.
Grading/Drainage:
The concept design plans include two sheets labeled "Grading Plans" (Sheets L3.01 & L3.02) though
these do not provide specific details, such as grading calculations ('cut' and 'fill') or show the level or
areas of proposed grading.
ANALYSIS
General Plan 2020 Consistency:
The General Plan land use designation for the project site is Public/Quasi-Public (P/QP). The P/QP
designation allows government or quasi -public buildings or facilities, such as MA, utility facilities and
similar facilities owned or operated by public/non-profit agencies, and residential uses. The project's
proposed use, providing enlarged or more science lab space to complement Thatcher Hall, the current
science building on the MA campus, is consistent with Land Use Policy LU -23 (Land Use Map and
Categories), Also, the proposed new, "Science and Innovation Center' appears to be in accordance
with Land Use Policy LU -12 (Building Height) and the maximum 36' building height, based on the City's
current measurement for building height (Building height is measured from finished grade pursuant to
the Uniform Building Code 1997 method). Staff requests the Board's guidance in evaluating the project
for consistency with the following design -related General Plan Policies;
• Community Design Policy CD -2 (Neighborhood identity) seeks to recognize and promote the
unique character and integrity of the City's residential neighborhoods and the Downtown and
strengthen the "hometown" image of San Rafael by preserving and enhancing the scale and
landscaped character of the City's residential neighborhoods.
• CD -3 (Neighborhoods) seeks to recognize, preserve and enhance the positive qualities that give
neighborhoods their unique identities, while also allowing flexibility for innovative design. New
development should respect the context and scale of existing neighborhoods.
• CD -4 (Historic Resources) seeks to protect San Rafael's positive and distinctive image by
recognizing, preserving and enhancing the City's historic resources.
• CD -5 (Views) seeks to respect and enhance to the greatest extent possible, views of the Bay and
its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt. Temalpais,
Marin Civic Center and hills and ridgelines from public sireets, parks and publicly accessible
pathways.
• CD -10 (Nonresidential Design Guidelines) recognizes preserves and enhances the design
elements that contribute to the economic -vitality of commercial areas. New nonresidential and
mixed-use development should fit with and improve the immediate neighborhood and the
community as a whole.
• CD -18 (Landscaping) recognizes landscaping as a significant component of all site design.
• CD -19 (Lighting) requires project fighting at adequate levels for safety purposes while controlling
light spillover and off-site glare.
• CD -21 (Parking Lot Landscaping) requires parking lot landscaping to control heat build-up from
pavement, reduce air pollution, provide shade cover for vehicles and soften the appearance of the
parking lot.
El
• Circulation Policy C-29 (Better Use of Parking Resources) seeks to improve the use of existing
parking and create new parking opportunities through innovative programs, public/private
partnerships and cooperation, and land use policies.
• Sustainability Policv SU -6 (New and Existing .Trees) strives to plant new trees and retain existing
trees to maximize energy conservation and carbon sequestration benefits.
• Culture and Arts Policy CA -13 (Historic Building and Areas) requires new development and
redevelopment to respect architecturally and historically significant buildings and areas.
• Safety Policy S-32 (Safety Review of Development Projects) requires crime prevention and fire
prevention techniques in new development, including adequate access for emergency vehicles
• Conservation Policy CON -22 (Resource Efficiency in Site Development) encourages site planning
and development practices that reduce energy demand, support transportation alternatives and
incorporate resource- and energy-efficient infrastructure.
Planning staff believes the level of details provided in the concept design submittal generally meets the
applicable design -related General Plan Policies. An Historic Resource Evaluation was conducted on
Foster Hall, located immediately west of the project area, and determined: 1) Foster Hall should be
considered a historic structure under CEQA; and 2) the project is sensitively sited and designed in a
way that does not present any project -specific or potential cumulative negative impacts to Foster Hall
and; therefore, is in compliance with the Secretary of Interior's Standards for Rehabilitation_ Staff will
require additional site and building design details at formal application submittal, including a
grading/drainage plan with calculations, showing the limits of both 'cut' and `fill', and drainage details, a
comprehensive landscape/preservation plan, an aerial Fire apparatus access road plan, and a color and
material board, to assess whether the proposed project meets the applicable General Plan policies.
Zoning Ordinance Consistency:
Chapter 9 — Public/Quasi-Public (P/QP) District
The site is located within the Public/Quasi-Public (P/QP) zoning district. The proposed project will
require consistency with the property development standards for the P/QP District, including a
maximum 36' building height and 10% minimum landscape requirement. Those property development
standards applicable to the project are identified in the Property Facts summary matrix located on the
front of this report. As conceptually designed, the proposed project appears to comply with all
applicable property development standards for the P/QP District, including maximum building height
and minimum landscaping requirement.
Chapter 16 — Site and Use Regulations
Floor Area Ratio (FAR)
Under both the City's General Plan (Land Use Policy LU -9; Intensity of Nonresidential Development)
and Section 14.16.150 (C) of the Zoning Ordinance (Floor Area Ratios and Densities Applicable to
Nonresidential and Mixed -Use Development; Public and Quasi -Public Use FAR), the maximum
allowable intensity of nonresidential development on the project site is 1.0 FAR, which may be
exceeded for health and safety purposes subject to Use Permit approval. Planning staff believes the
proposed project likely meets the maximum allowable FAR for the project site. However, additional
details will be required in the formal application submittal, including existing, proposed and maximum
allowable FAR calculations.
Chapter 18 — Parking Standards
Pursuant to Section 14.18.040 (Parking Requirements) of the Zoning Ordinance, the project is required
to provide 13 new, on-site parking spaces, in addition to replacing the 16 existing parking spaces
removed by the conversion of a parking area, located between Foster Hall and the project area, into a
`pedestrian terrace'. The parking requirement for the project is based on the standard of 1 space for
every 4 students based on the maximum school capacity or as specified by Use Permit. The project
includes a proposal to increase the maximum allowable enrollment capacity from 400 to 450 students.
The City's parking regulations require 12.5 new parking spaces to meet the proposed 50 student
increase in capacity. Pursuant to Section 14.18.030, one (1) parking space is required for fractions of
one-half (%) or more parking spaces.
In 1997, the Planning Commission conditionally approved a Master Use Permit (UP97-004) which
included: 1) an enrollment capacity of 385 students; and 2) required the implementation of a parking
program in order to mitigate the impacts of student parking on the surrounding neighborhood streets.
This Master Use Permit was amended in both 2003 (UP02-027) and 2004 (UP04-035), which also
updated the MA Parking and Traffic Plan. This updated parking plan requires MA to maintain 157 on-
site and off-street parking spaces to meet faculty, staff and student parking demands. Staff will require
additional parking details and an update to the MA Parking and Traffic Plan at formal application
submittal, which likely will include increasing the required on-site and off-street parking for MA's
operations to meet the required parking for the proposed project,
The formal application submittal for the project will require a comprehensive parking plan,
demonstrating that all new and relocated on-site parking spaces comply with the following parking
standards:
• Minimum parking stall dimensions for'perpendicular' (9'x 19' "standard" or 8'x 16"'compact"), '90"
(8.5' x 18') and 'parallel' (8.5' x 22') space designs;
• Minimum aisle width or minimum parking space backup area (26');
• End of drive aisle parking stall access extension (2');
• Minimum driveway access width (26');
• One (1), off-street loading and unloading space with minimum dimensions of 10' in width, 35' in
length and 14' in height clearance, which may be incorporated into a drive aisle if adequate backup
distance is provide as determined by the City's Traffic Engineer;
• Adequate short-term (1) and secure, long-term (1) bicycle parking;
• Adequate clean air vehicle parking spaces (3); and
• Minimum parking lot landscaping (1 canopy tree for every 4 parking spaces);
• Parking area and exterior building lighting designed to provide adequate minimum illumination
levels of:
a) One (1) foot candle at ground level overlap shall be provided in all exterior doorways and in all
vehicle parking areas; and
b) Minimum one-half (1/2) foot candle at ground level overlap shall be provided along all outdoor
pedestrian walkways.
Comments received from San Rafael Fire Department during Pre -Application (PA14-001) review
indicate that the existing service driveway, located between the Visual Arts Center and the circular
driveway, will likely require improvement to meet minimum aerial fire apparatus access design
standards.
Chapter 25 — Environmental and Design Review Permit
The concept project requires Environmental and Design Review Permit approval by the Planning
Commission given that it proposes to construct a new "public, quasi -public, religious, social or similar
community structure" on the MA campus (Major Physical Improvement per Section 14.25.040(A)(1) of
the Zoning Ordinance). The project is subject to the review criteria for Environmental and Design
0
Review Permits, pursuant to Section 14.25.050 (Review Criteria; Environmental and Design Review
Permits), as follows:
• Site Design. Proposed structures and site development should relate to the existing development in
the vicinity. The development should have good vehicular and pedestrian circulation and access.
Safe and convenient parking areas should be designed to provide easy access to building
entrances. The traffic capacity of adjoining streets must be considered.
Architecture. The project architecture should be harmoniously integrated in relation to the
architecture in the vicinity in terms of colors and materials, scale and building design. The design
should be sensitive to and compatible with historic and architecturally significant buildings in the
vicinity. Design elements and approaches which are encouraged include: a) creation of interest in
the building elevation; b) pedestrian -oriented design in appropriate locations; c) energy-efficient
design; d) provision of a sense of entry; e) variation in building placement and height; and f) equal
attention to design given to all facades in sensitive location.
• Materials and colors. Exterior finishes should be consistent with the context of the surrounding area.
Color selection shall coordinate with the predominant colors and values of the surrounding
landscape and architecture. High-quality building materials are required, Natural materials and
colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should be
colored, textured, sculptured, and/or patterned to serve design as well as a structural function.
• Walls, Fences and Screening. Walls, fences and screening shall be used to screen parking and
loading areas, refuse collection areas and mechanical equipment from view. Screening of
mechanical equipment shall be designed as an integrated architectural component of the building
and the landscape. Utility meters and transformers shall be incorporated into the overall project
design.
• Exterior Lighting, Exterior lighting should provide safety for building occupants, but not create glare
or hazard on adjoining streets or be annoying to adjacent properties or residential areas.
• Landscape Design. Landscaping shall be designed as an integral enhancement of the site and
existing tree shall be preserved as much as possible. Water -conserving landscape design shall be
required. A landscaped berm around the perimeter of parking areas is encouraged. Smaller scale,
seasonal color street trees should be proposed along pedestrian -oriented streets while high -
canopy, traffic -tolerant trees should be proposed for primary vehicular circulation streets.
The review criteria for Environmental and Design Review Permits require that the proposed design
(architecture, form, scale, materials and color, etc.) of all new development `relate' to the predominant
design or 'character -defining' design elements existing in the vicinity.
Scale
The project is proposed to be sited into an existing west -to -east trending hillside, which slopes from
Foster Hall down to the athletic fields. The perceived mass of the new science building will be two -
stories along the west elevation and three -stories along the east elevation. Staff believes both the
surrounding mature redwood trees and the immediately adjacent buildings (Foster Hall and the 'old'
Gymnasium) also help to create an appropriate context of scale for the project (see applicant's project
description, dated March 31, 2014, with photo simulations; Exhibit 6).
Colors and Materials
The concept project proposes 'earthtone' exterior colors to complement those on the other campus
buildings. The concept design proposes equally use of stucco exterior materials, "high performance
concrete panels" and window "curtain walls" with aluminum sun control louvers. While staff supports the
project's intent to create an energy-efficient building design, it has concerns with the use of some of
these 'contemporary' design materials. While the use of stucco will match the overwhelmingly
predominant exterior material of the other campus buildings, staff has concerns on how the proposed
new use of "high performance concrete panels" and window "curtain walls" with aluminum sun control
louvers will relate to the stucco exterior. Staff will require the submittal of a comprehensive material and
color board at formal application submittal_
Staff requests the Board's comments on the following:
• Whether the proposed contemporary exterior fagade treatments, through the use of high
performance concrete panels" and window "curtain walls" with aluminum sun control louvers,
adequately relates to overwhelmingly predominant stucco exterior material found on all the other
campus buildings.
San Rafael Design Guidelines:
On November 15, 2004, the City Council adopted (by Resolution No. 11667) the interim San Rafael
Design Guidelines to give the City staff direction in the design of new development in accordance with
the San Rafael General Plan 2020 Community Design Element's implementing programs_ These
guidelines provide a framework of design principles that builds. on the strength of the existing character
of an area and that strives to improve the visual unity of the area. Planning staff requests the Board's
guidance in evaluating the project for consistency with the following applicable Nonresidential Design
Guidelines:
Parking Lots
• A logical sequence of entry and arrival as part of the site's design should be provided.
• Where possible, design entrances from the street to direct views towards the building entry.
• Parking should be distributed to provide easy access to building entrances.
• Where possible, parking should be located to the rear or side of a building in order to reduce the
visual impact of parking areas
• Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a
parking space onto the street.
• Parking areas should be screened from the street with hedges, walls, fences or berms, subject to
security considerations.
• Auto and pedestrian entrances into the development should be easy to find. For example, special
entry treatments, such as colored concrete, special planting and signage should be located at the
entries to the site.
• Shade trees should be provided in parking lots per the zoning ordinance.
Landscaping
• Landscaped areas should be planned as integral parts of the development and to create a strongly
landscaped character for the site.
• Unsightly uses should be screened.
• Trees should be planted in a variety of locations, such as along the side property lines, clustered in
planting areas, or distributed throughout the parking lot, consistent with the zoning ordinance.
• Pedestrian areas should be made visually attractive with special planting and flowering trees.
• Where feasible, landscape the area between the building and the property line even when a
building is located at the minimum required side or rear yard setback.
Li titin
• Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular
safety.
• Shield light sources to prevent glare and illumination beyond the boundaries of the property.
• Lighting fixtures should complement the architecture of the project
Pedestrian Circulation
• Consider pedestrian orientation when designing building entries, windows, signage and doors.
• Include a well-defined pedestrian walkway between the street and building entries.
• Clearly define pedestrian movement through the parking lot, For example, provide changes in
pavement or separate landscaped walkways.
• Where appropriate, pedestrian walkways should be provided between adjacent lots.
• Special design elements should be included, such as bollards, pots, benches, trash cans, unique
paving, tree grates, tree guards and pedestrian lighting to add visual richness to areas designed for
pedestrian access.
• Adequate facilities should be provided for bicycle parking, consistent with zoning requirements.
Buildinq Form
• Consider the pedestrian experience when designing the ground floor of buildings.
• A continuity of design, materials, color, form and architectural details is encouraged for all portions
of a building and between all the buildings on the site,
• Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area
En trvways
• A defined sense of entry with pedestrian orientation should be provided.
• Building entrances should be defined with architectural elements such as roof form changes,
awnings or other architectural elements
Materials and Colors
• Use articulation, texturing and detailing on all concrete exposed to exterior view.
• Exterior materials should minimize reflectivity.
• Use color to provide appropriate accents on a building
Planning staff has no additional issues or concerns with the site and building design of the project
beyond those listed elsewhere in this report.
NEIGHBORHOOD CORRESPONDENCE
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and
occupants within a 300 -foot radius of the project site, the appropriate neighborhood group (the ,
Culloden/Quarry/Twin Oaks Homeowner's Association), and all other interested parties, 15 calendar
days prior to the date of this hearing. Additionally, notice was posted on the project site at three (3)
locations along the Mission Avenue frontage: 1) Northeast corner of Forbes and Mission Avenues; 2)
Northwest corner of Bryn Mawr Drive and Mission Avenue; and 3) immediately east of the circular
driveway. At the time of printing staff's report, no comments have been received as a result of this
noticing.
CONCLUSION
This application submittal is for conceptual design review of the project Conceptual review provides
the applicant with an informal critique and evaluation of the project's basic design approach. It gives
both the Board and the applicant the opportunity to achieve a quality project. The Board will identify
relevant issues, prioritize concerns and, if possible, develop a consensus as to the appropriateness of
the conceptual design and its compliance with design review criteria and guidelines.
E
Planning staff believes the level of details provided in the concept design submittal generally meets the
applicable design -related General Plan Policies and Zoning Ordinance regulations and standards
However, staff is concerned that the use of some contemporary facade treatments, such as "high
performance concrete panels" and window "curtain walls" with aluminum sun control louvers, while
designed to be energy-efficient, may not adequate `relate' to the overwhelmingly predominant stucco
exterior material found on all the other campus buildings.
Staff requests the Board provide direction on the paints specified in the Summary section of this report.
Staff also requests that the Board comment on the additional plans and materials or information that the
Board would like to see when the proposed project returns for formal review (i.e., landscape plans,
lighting photometric plans, photo simulations, comprehensive material and color board, etc ). Following
the Board's comments, the applicant will submit their formal design review permit application.
EXHIBITS
1 Vicinity Map
2. Campus Map
3. Summary of MA Redevelopment Permits
4. Historic Resource Evaluation (Foster Hall)
5. Preliminary Arborist Plan
6. Project Description w/Photo Sims
Full-sized plans have been provided to the DRB members only.
cc: Ted Lieser, Project Manager for Equity Community Builders LLC — P.O. Box 29585; San
Francisco, CA 94129
Mike Joyce — Chief Financial Officer, Marin Academy; 1600 Mission Ave.; San Rafael, CA
94901
Grant Hellar — Culloden/Quarry/Twin Oaks Homeowner's Assoc.; 352 G St.; San Rafael, CA
94901
10
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EXHIBIT I
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A Summary of Development/Redevelopment Permits at the Marin Academy campus includes:
• December 1988 — Planning Commission conditionally approved an Environmental and
Design Review Permit (ED88-023) to allow the redevelopment of a 'barracks' building,
located at the northeast corner of Mission and Cottage Avenues, construction of the
existing science building ("Thatcher Hall")
• January 1996 — Zoning Administrator conditionally approved an Environmental and Design
Review Permit (ED96-002) to allow the installation of site landscaping and lighting.
May 1997 — Planning Commission conditionally approved an Environmental and Design
Review Permit (ED95-090) and a Use Permit (UP97-004) to allow the construction of a new
gymnasium ("Athletic Center") and establish a Master Use Permit with a maximum
enrollment capacity of 385 students. The Commission requested MA establish a parking
plan to help alleviate the issue of student and employee parking on surrounding
neighborhood streets, which was incorporated into conditions of approval.
• June 2000 — Planning Commission conditionally approved an Environmental and Design
Review Permit (ED00-047) to allow the replacement of the existing theater building, located
at the southwest corner of Mission and Cottage Avenues, with a larger "Performing Arts
Center".
• March 2002 — Planning Commission conditionally approved an Environmental and Design
Review Permit (ED01-146) to allow the replacement of the existing fine arts center, located
at the northeast corner of Mission and Forbes Avenues, with a smaller "Visual Arts Center"
November 2002 — Planning Commission conditionally approves a Use Permit Amendment
(UP02-027) and an Environmental and Design Review Permit (ED02-060) to allow an
increase in maximum enrollment capacity to 400 students and the redevelopment of tennis
courts, located behind the 'new' gymnasium ("Athletic Center"), to a new, 34 -stall, parking
area for faculty and staff. A condition of approval required MA to work with neighbors to
further alleviate the issue of student and employee parking on surrounding neighborhood
streets and amend their existing parking plan.
August 2003 — Planning Commission adopts a resolution (Resolution No. 03-29) approving
the amended Parking and Traffic Plan for MA, as required as a condition of approval of Use
Permit Amendment (UP02-027) and an Environmental and Design Review Permit (ED02-
060). The updated parking plan provided additional on-site and off-street parking spaces (a
total of 157 parking spaces), reducing the number of cars traveling to MA by utilizing public
transit (bus) services, and requiring on-going communication between MA and neighbors
and reporting to Planning staff.
• November 2004 — Planning Commission conditionally approved exterior renovation of the
administration building ("Bodie Brizendine Leadership Center") and redevelopment of a
medical office building, both located along the east Cottage Avenue street front, between
Fifth and Mission Avenues, with a new "Library" building.
• May 2007 — Zoning Administrator conditionally approved an Environmental and Design
Review Permit (ED07-017) to allow the comprehensive renovation and expansion of the
'athletic fields', located at the northwest corner of Mission Avenue and Bryn Mawr Drive.
EXHIBIT 3
-�A A
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imajining change in historic environments through design, research, Lind technology
EXHIBIT 4
Hwonc Resource Evokahon
Final
TABLE OF CONTENTS
FOJler Hall, kfarm Amdm-
Sort Rafael, Ca%ifornia
I. INTRODUCTION.................................................................................................... 3
SU+'MARY OF DETERMINATION .......................................................................................... .....
3
METHODOLOGY....................................................................................................... „ .................
4
ll. CURRENT HISTORIC STATUS............................................................................
5
NATIONAL REGISTEROF HISTORIC PLACES........................................................ .. ....................
5
CALIFORNIA REGISTER OF HISTORICAL RESOURCES ........................ ..
CITY OF SAN RAFAEL RATINGS AN0 LANDMARK STATUS..........................................................
5
CALIFORNIA HIS -1 ORICAL RESOURCE STATUS CODE--. ...........................................................
5
111. ARCHITECTURAL DESCRIPTION......................................................................6
SITE. . ... ............. .... — ..... ............. ....... „
EXl"E. tIOR ._ . ....... ................... ................................................................................. ...
INTERIOR..... ................ ........................................................ ......... ..........................................
12
SURROUNDING NU -16'1 2OROOD.............................................................................................
13
IV. HISTORIC CONTEXT........................................................................................
13
EARLYHISTORY ................ . ......................................................................................................
13
NEIGHBORHOOD HISTORY............................................................ .........................................
14
IASTORY OF PRIVA I E EDUCATIONAL INSTITUTIONS AT THE SITE ..........................................
21
OWNERS AND OCCUPANTS................................................................................................ —...
24
CONSTRUCTION CHRONOLOGY..............................................................................................
26
BUILDER................................................................................................................... ...............29
V. EVALUATION......................................................................................................29
NATIONAL REGISTER OF HISTORIC PLACES--- - ........................ ..................................
29
CALIFORNIA REGISTER OF HISTORICAL RESOURCES..................................................................
31
iNTEG;� lY . ............. ....... ...................................................................... 1 .. ...I.......1.......
33
CHARACTER -DEFINING FEATURES.............................................................................................
34
VI. PROPOSED PROJECT ANALYSIS.......................................................................
35
PROPOSED PROJECT DESCRIPTION.........................................................................................
35
CALIFORNIA ENVIRONMENTAL QUALITY ACT ......................................................... „ ..............
36
SECRETARY OF THE INTERIOR'S STANDARDS...........................................................................
37
PROJECT -SPECIFIC AND CUMULATIVE IMPACTS ................... ...... .................................. ..
.CEO
VII. CONCLUSION....................................................................................................
40
VIII. REFERENCES CITED ..........................................................................................
41
PUBLISHEDWORKS....................................................................................................................
41
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PUBLICRECORDS ............................................................................................................. ...... 41
INTERNETSOURCES................................................................... .............. 41
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1. INTRODUCTION
Foster Hall, Maria Aradeiiiy
San Rofoel, Ca4londa
This Historic Resource Evaluation (HR.E) has been prepared for Foster Hall, which was constructed
in 1870 and is the oldest building on the Marin Academy campus. TI -6s report was prompted by a
request by the City of San Rafael for documentation of the historical significance of Foster Hall, in
advance of proposed new construction and related site and landscape alterations on the campus.
Foster 1-1a11 (APN 0111-6113) is a two story Itabante-style building, constructed as a residence for
San Francisco businessman Michael J. O'Connor.
POR, SAN PEORO SANTA MARGARITA Y LAS GALLINAS
'i — — ---- ,ke"
l9J
R,p ,U—P.! A.Y, gl,l, Po,97
G27@r".1HOID
f
CITY OF SAH AAWL
A-woh Mop 94. 11 - Pp. l6
C -0e d hi -A., C9111-
Figure
olft
Figure 1: Marin CounryAssessor's Parcel Map, Subject Property lot outlined in red. Source:
littp.//w.vw.co.rnar-in.ca.uS/depts/AR/Map]3c)olc/inclex.cfm, edited by Page & Turnbull.
SUMMARY OF DETERMINATION
Foster Hall is significant under California Register Criterion 1 (Events). The property is signiFicant
both as representative of the development of private educational institutions in Marin County, and as
the visual and symbolic center of two longstanding military academies, the Mount Tamalpais Military
Academy and the San Rafael Ivf fitaty Academy. The period of significance under this Criterion spans
from 1892, when the Mount Tamalpais Nlilitaiy Academy attained the former O'Connor residence
and the residence was renarned Foster Hall, to 1967, when enrollment at San Rafael Military
Academy plummeted to a point where the school dissolved four bears later with the completion of
that year's graduating class. Despite some changes to its original appearance, Foster Hall retains
sufficient integrity to convey its sigtuhcance in relauon to its period of significance. Therefore, Foster
Hall is eligible for Listing in the California Register of Historical Resources, and should be considered
a historic resource under the California Environmental Quality Act (C-F—QA.)
The proposed project for new construction at Marin Academy is sensitive)), sited and designed ui a
way that does not present any project -specific or potential cumulative negative impacts to Foster
Flall. The proposed project is in compliance with the Secnla!y of the inlenor',r Slandaldr far Rehahililalion.
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METHODOLOGY
For[erHall, x1arinticademy
Sall &fuel, Cafifmia
This report follows Page & Turnbull's standard oudinc for Historic Resource Evaluation Reports,
and provides a review of the building's current historic status, a building description, and historic
context for the building. The report also includes an evaluation of the property's eligibility for listing
in the National Register of Historic Places and the California Register of Histoncal Resomces. Based
on these findings, the proposed project is evaluated using the Seortary of the Ateriors Standaidsjor
Rehabilitation & Illustrated Guidelines for Rehabilitating Histone Buildings (Standards.)
Page & Turnbull prepared this report using researcb collected at various local repositories, including
the Marin County Assessor, the Marin History tWuseum Library, and the Anne T. I4ent California
Room at the Mann County Library. Researcb was also collected using online sources including the
City of San Rafael Building Division website, the Online Archive of California, ProQuest historical
newspaper database, United States Federal Census records, and the digital Sanborn Fire Insurance
Cap collection.
All photographs in the report were taken by Page & Turnbull in October 2013 unless otherwise
noted.
January 2, 2014 Page &TiereLull, bic
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Historic Resaltiv Eua/aahm Forler Hall, Mann Aodeny
Fina! San Rafael Cal forty
II. CURRENT HISTORIC STATUS
The following section examines the national, state, and local historical ratings currently assigned to
Foster Hall.
NATIONAL REGISTER OF HISTORIC PLACES
The National Register of FEstoric Places (National Register) is the nation's most comprehensive
inventory of historic resources. The National Register is administered by the National Park Service
and includes buildings, structures, sites, objects, and districts that possess historic, architectural,
engineering, archaeological, or cultural significance at the national, state, or local level.
Foster Hall is not currently listed in the National Register of Historic Places.
CALIFORNIA REGISTER OF HISTORICAL RESOURCES
The Cabloinia R4stec of Historical Resoucces (California Register) is an inventory of significant
architectural, archaeological, and historical resources in the State of California. Resources can be
listed in dhe California Register through a number of methods, State Historical Landmarks and
National Register-bsted properties are automatically listed in the California Register. Properties can
also be nominated to the California Register by local governments, private organizations, or citizens.
The evaluative criteria used by the California Register Cor determining eligibility are closely based on
those developed by the National Park Service for the National Register of Historic Places.
Foster Idall is not currently listed in the California Register of Hstorical Resources.
CITY OF SAM RAFAEL RATINGS AND LANDMARK STATUS
The City of San Rafael in 1986 adopted an architectural survey which identified and rated the
architectural significance of approximately 295 structures. Foster Hall was not included in this survey
and thecefore has no local Property Classification rating associated with it. Additionally, the City of
San Rafael maintains a register of sixteen local historic )andmuks and three historic districts. Foster
Hall is not currently listed as a C. -try of San Rafael Local Landmark, nor is it located in a San Rafael
designated bisioric district.
CALIFORNIA HISTORICAL RESOURCE STATUS CODE
Properties listed or under review by the State of California Office of Historic Preservation are
assigned a Cahfornta Historical Resource Status Code (Status Code) of "1" to "7" to escablish their
historical significance in relation to the National Register of Historic Places (National Register or
NR) or California Register of Historical Resources (California Register or. CR). Properties with a
Status Code of "1" or "2" are either eligible for listing in the California Register or the .National
Register, or are already listed in one or both of die registers. Properties assigned Status Codes of "3"
or "T' appear to be eligible for listing in either register, but normally require mote research to
support this rating. Properties assigned a Status Code of "5" have typically been determined to be
locally significant or to have contextual importance. Properties with a Status Code of "6" are not
eligible for listing in either register. Finally, a Status Code of "T' means that the resource has nor
been evaluated for the National Register or the California Register, or needs reevaluation.
Foster Hallis not listed in the California 1- isto.tic Resources Information System (CHRIS) database
with any Status Code, which means that the building has not been formally evaluated using California
Historical Resource Status Codes.
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III. ARCHITECTURAL DESCRIPTION
SITE
Foster Hall is located on the cat-npus of Marin Academy in San Rafael, on the north side of Mission
Avenue between Btyn Mawr Drive and Forbes Avenue. The building is situated on a large lot which
includes appro:umately five other campus buildings, sports fields, surface parking areas, an outdoor
student plaza, and a garden. Foster Hall is sec back from the street and is accessed via a circular drive
from Mission Avenue. The lot slopes upwards from street grade to the north, leading to open space
of Mountain Park and Boyd Memorial Park.
Figure 2: Aerial photograph of subject property, marked with a red pin. Source: Google Maps, edited by Page &
Turnbull.
EXTERIOR
Foster Hall is two Cull stories and sits on a raised basement. Tk-e roof is hipped with a flat peals, and
the roofiine includes seven dormers. The budding is clad in stucco.
Primary (South) Fagade
The ptunaty facade of the budding faces south and is au-anged largeiy'symmetrically, descending in
bay width from Five bays at the Cost story, three at the second story, and one at the dormer {Figure
3}.
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Son Rafael, Cadfarnia
Poster Hall, primary
At fust story center, a suaight stair at center rises to a porch which spans the width of the Eu-st story.
A low railing with balusters runs the width of the porch. The porch is supported by eight squared
columns with simple squared capitols and has a flat roof The porch also has stairs to grade at its east
and west perimeters. The primary entrance, located at center within a bay that projects slightly from
the Cacade, is a pair of glazed and paneled wood leaf doors below a semicircular tt-ansom window, set
within a paneled entry alcove which has a pair of paneled and glazed leaf doors at its front (Figure
4), The entry is flanked by four sets oC French doors with four lite transoms; the door directly to the
right of the main entrance has been recently reconfigured slightly For ADA compliance (Figure 5).
Figure 4: Detail,
primary entrance,
Figure 5; Detail, French doors.
Figure G: Detail, molding, brackets,
and dormer.
The second story, three bays in widtb, includes eight lite paired casernent windows with Four lite
transoms at each bay. A recessed bay at the left of die facade (Further described -in the West Facade
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description) includes a pair of four -lite casement windows under a two lite transom. All windows at
the second story are inset into the depth of the Cat:ade. The second story terminates with a band of
compound molding, above which the overhanging eaves are supported by hollow -carved wood
brackets alternating with faceted panels (Figure 6). Two panels have been replaced with awning
windows.
The dormer has a hipped roof and presents a square Cagade with two double hung wood sash lambs
tongue windows under three semicircular transoms (Figure 6). The arches of the transom windows
are repeated blind at the east and west parts of the dormer, and the dortnec eaves are supported by
paneled pilasters with floral caps and carved brackets.
East Facade
The east faSade of the budding includes the main building as well as a one story au.xIaty building and
a one story addition. The three structures, though attached, will be described separately in sequence.
At the first story, the main buddirtg's front porch is accessed via a straight stair- The remainder of the
first story is characterized by paired multi lite casement windows under multi lite transoms. At the
rear (north) of the first story, the fagade steps back and includes a north -Facing typical window group
and a metal pedestrian door under a single rite ttansorn, accessed via a straight stair.
Figure 7: East facade, left (south) ant] center. Figure 8; East facade, rear (north)
where it adjoins the auxiliary
building.
Tlie second story steps back from the depth of die fust story, and includes five paired four lite
casement windows with two lite transoms, arranged slightly asymmetrically, inset within die thickness
of the facade. At the rear (north) of die second story, the facade steps back further and includes one
window of the typical configuration. The second story terminates with the same cornice
arrangement as the primary fagade. Two arched dormers, both with triple hung windows with arched
two lite top panes, are located at left and center.
The east fagade of the auxiliary building, which is clad in stucco and capped with a hipped roof,
includes five jalousie windows towards the left and center (Figure 9). A stucco vent pipe is located
on the facade, left of center. The remainder of the facade is obscured by thick foliage. The faqade
terminates with overhanging eaves supported by carved wood brackets that are the same as those at
the main building. Three large chimney stacks are visible at die roofline.
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Foster Hall, Marin AcadeV
San Rafael, Cal fonmi
The east facade of the one story addition, which is one story and clad in stucco, is completely
obscured by Cobage (Figure 9, visible at right).
Figure 9. East facade of auxiliary building, %Nith east facade of addition (completely covered with
foliage) visible at far right.
West Facade
Similar to the east facade, the west facade includes the main building as well as a one story auxiliary
building and a one story addition. The three structures, though attached, wiU be described separately
in sequence.
At the main building, at far fight (south), the front porch is accessed via a straight stair. At center,
there are two sets of eight-fite wood casement windows under four -lite transoms. At left, within a
projecting volume, a rectangular bay includes five narrow wood sash double hung windows with
ogee lugs; three at the front of the bay and one at each side. The bay terminates with panel molding
and a cornice with carved modiWons supported by calved brackets. At the rear of the house (north),
the ..vest fa4ade of the fust story includes a camp that accesses a contemporary glazed entry door
below a two -lite transom (visible, Figure 12).
At the second story, the volume main building steps back and includes two sets of four -lite wood
casement windows under two -lite transoms, as well as a small four -lite casement window at center, all
inset within the thicimess of the facade. At left, within a projecting volume, there are two sets of
four -lite wood casement windows under four -lite transoms, inset within the thickness of the fa4ade.
The second story terminates with the same cornice atrangemetnt as the primary facade. A. hipped
dort-ner at right (south) includes two double hung wood sash windows, An arched dortner at left
(north) includes a triple hung window with an arched two lite top pane. This dormer gives access to a
metal Fire escape platCotm, with a ladder that goes down to the bay window below.
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Porter H'11, Morin A'adelry
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Figure 10: Main building, west facade.
The west facade of the auxiliaty building includes three square jalousie windows with two-part
screens, and a contemporary entry door under a jalousie transom (Figure 12). The volume of the
auxiliary building at the west- facade is intersected with the rear (north) one story addition. The
auxiliary building terminates with overhanging eaves supported by calved wood bradcets that are die
same as at the main building.
The one story addition at the rear (north) includes, from right- to left-, a jalousie window, a four lite
metal sash window, a nine -lite metal sash window, and a three contiguous wood panel doors (Figure
11). The soudi-faring portion of the addition includes two jalousie windows. The one story addition
terminates with a flat roofline (a portion of whicl-i steps up al- left) and has a flat roof.
Figure .1; West facade, rear addition.
Figure 12: West facade, one story auxiliary
building.
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North Fapde
Fo.Uer Half Marin Acadavy
Son Rafael, Calfornia
The north facade of the building is the rear facade, and includes the rear of the main building as well
as the rear of the one story addition (the one story aw iltary building's north facade has been
subsumed by the one story addition). These facades will be described separately.
The north facade of the main building is organized into two bays; a narrower bay at left (east), and a
wider bay at right (west) that steps back in volume approximately six feet (Figure 13). At the first
story, the left bay is subsumed by the auxiliary building. The rtght bay includes two sets of two tall
narrow double hung wood sash windows with ogee lugs.
The second story of the main building includes, at left, a four lite casement window under a single -
lite transom, and a pair of four -lite wood casement windows under a two -lite transom. At right, there
is a pair of four -lite wood casement windows under a two -lite transom and, at far right, a small
squame four -lite wood sash casement window. All windows at this Cacade are inset within the
thickness of the facade. The Cacade terminates with the same cornice arrangement as the primaty
facade. There are two doemers at the rear facade; at left, there is an arched dormer with a single hung
window under a taro -lite arched transom, and, at right, there is a hipped dormer that includes two
single hung wood sash windows under arched single -Lite ttansotns.
The north (teat) facade of the one story addition is organized into two volumes (Figure 14). The left
volume is one stoty in height,_ includes a metal utility door, a small shed -roof addition, and is
overgrown nearly completely with foliage. The right volume is one story as well, though has an
industrial height appro.timately five feet taller that the left volume. The right volume includes a metal
pedestrian door and two twelve -lite metal sash windows, where the middle six panes pivot as awning
windows. The retnainder of the right volume is ovetgrown with foliage. The roofline is flush and die
roof is flat. A tall biked pipe chimney is located at the center of this fa,�ade.
r � s
Figure 13: North (rear) facade, main building
Landscape and Grounds
Figure 14: North (rear) facade, one story addition.
Directly south of Foster Hall, thete is a circular drive which provides access to the building from
Mission Avenue. The circular drive creates a circular lawn which includes several large trees, a paved
walk from Foster Hall, a central Oagpole, two paved platforms which historically held cannons but
now hold benches, and the sign for Marin Academy. East of die circular dtive there is a two story
campus building, and west of the circular drive there is downsloping open lawn space and a pausing
area.
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Fosler Hall, MLinn Aeadcny
San Rafael, caliifor»In
East of roster Hall there is a downslope area that includes several large trees, beyond which are the
campus sports fields. [forth of Foster HR_11 there are additional campus buildings, including two
gymnasiums and several maintenance buildings.
Across Mission Avenue to the south there are several additional campus buildings, including the
Bodie Brizandine- Leadership Center and the Perfornrung Arts Center. These buildings are located on
Cottage Drive, a one-way sweet that dead -ends at the entry to Marin Academy.
Figure IS: View of Foster Hall from the circular
drive.
Figure 17: View to the south, of Cottage Avenue
and additional Marin Academy campus
buildings,
INTERIOR
Figure 16. Vie -,v of Foster Hall from the athletic
fields to the east.
Figure IS: Thatcher Hall, and the circular drive.
Interior spaces that were observed for. this report included the publically accessible lobby and central
stair. These areas are largely characteri2ed by contemporary ma-terials, including linoleum flooring
and acoustic ceLht-►g We. Some original finishes are extant, including the tuw-ned wood bannister and
balusters of the central stair, with bands of floral molding, as well as brass window fixtures and some
brass door Extures. Although the central stair remains intact, other interior spatial arrangements have
been reconfigured to serve as offices for the school administration.
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Figure 19. Interior, central staircase.
SURROUNDING NEIGHBORHOOD
Foster Miall, IVlmin Acadgmy
San Rafael, Cafifmia
The immediate surroundings of foster Hall include several Marin Academy campus buildings of
contemporary construction, including Thatcher Nall to the east (circa 1990), the Gymnasium to the
northeast (circa 1930 with circa 1990 renovations), the Athletic Center to the north (1998), the Visual
Arts center to the west (2003), and the Performing Acts Center across Mission Avenue to the south
(2003). An additional campus building, the Bodie Brizendine Leadership Center, located across
Mission Avenue to the southeast of Foster Hall, was constructed circa 1925 and remodeled in 2006,
The neighborhood surrounding the campus is primarily residential to the north of Mission Avenue,
and mixed commercial, residential, and civic to the south of Mission Avenue. Seves-al historic estates
are located in proximity to roster I-Ia]l:
• Falkirk Cultural Center, 1408 Nlission Avenue, is a Clinton Day designed Queen Anne
Victorian listed on the National Register of flistoric Places;
■ San Rafael Elk's Club, 1312 Mission Avenue, formerly the Maple Lawn Estate, was
constructed for the Boyd -Cook (amity;
• Marin History Museum, 1125 B Street, is located in the Boyd Gate House, a Gothic Revival
house commissioned in 1879 by Ra Cook and listed on the San Rafael historic register.
" William Bradford House, 333 G Street, is a Stick -Eastlake style building built in 1883, is
listed on the National and local registers.
Ili. HISTORIC CONTEXT
EARLY HISTORY
The earliest inhabitants of the San R1fae1 area were members of the Coast Miwok Indian tribes,
whose villages extended from Sausalito north to Bodega Bay. I Prior to European contact, native
population in the area was relatively low, estimated between 2,000 and 5,000 people across Marin and
Sonoma counties.'- "wok people organized themselves in small triblets of about one hundred
persons, and sheltered in redwood or tule structures. The Coast Ndwok were hunters, gatherers,
fishermen, and basket makers, and did not make fabric, pottery, conduct agriculture, or keep
domestic ananals. Middens or shellmounds, which contain shell, bones, currency, jewely, tools, and
I "Native Arnerlcans of San Rafael", The Califomia Missions Resource Center, accessed o,iline, 19 November
2013, http://wwlLv.m ssionscAbforma.com/content/native-arnericans-san-rafael.html.
2 ``lbtission San Raphael Arcangel", Church of Saint Rapbael & Mission San Raphael Archangel, accessed
online, 19 November 2013,http://wunv.saulrrophael cont/Default.aspx?tabid=57.
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Fos/er Hall, Majiu Academy
Sax Rafael, California
skins have been found to Marin County, and the City of San Rafael, known as Nanaguini to the
Miwok language, includes 63 known archelogical sites associated with historic Native settlement.}
Fust known contact between the Coast Miwok and European explorers happened in 1597 when Sir
Francis Drake paused briefly during his north Pacific voyages in what became known as Drakes Bay.
Lasting Eurpopean settlement of the area did not occur until 1817 with the establishment of Mssion
San Rafael Arcangel, which was located at the current -day intersection of Mission Avenue and A
Street. The location was chosen in part because of its steady good climate, integral to- the mission's
intended use as a healing center for Natives that had fallen ill at the foggy and cold Mission Dolores
in San Francisco.4 The Mission San Rafael Archangel shifted from an "assistencia" to a general
purpose mission in 1822, but full grounds were never built; the Mission remained housed in a single
building which contained a hospital, chapel, padre's quarters, and storage. Population at Mission San
Rafael Arcangel coached a peak of 1,051 in 1826, four years after Mexican independence from Spain.
Population dropped sharply to the years following the Secularization Act of 1833, and by 1810, there
were only 150 Natives residing at Mission San Rafael Arcangeldn 1844, the Mexican government
granted 22,000 acres of land that had formerly been part of Mission San Rafael Archangel to
Timothy Murphy, a native of Ireland who developed a sucessful meatpacking and trapping business,
and had served as administrator at the Nlission since 1837. California became the thirty -fust state in
1850, and San Rafael became the seat of justice of the newly -formed Marin County in 1851.
NEIGHBORHOOD HISTORY
By the mid -1850s, San Rafael had become a bustling community with a stage road that connected it
to San Quentin Point and from there, ferry service to the city of San Francisco. Although 48 blocks
had been platted in 1850 in the city's nascent "downtown", the main road remained a dusty route
used primarily by cattle drovers moving herds out of the hilly pastureland on thea way to San
Francisco and Sacramento markets. Lumber nulling and shipping became an important industry in
San Rafael, starting with the effort of Isaac Shaver in the Md. 1860s, A paper mill helmed by Samuel
P. Taylor provided the paper for the area's Cast newspaper, the Nfatin Count' Jou?-nal, in 1861.
The arrival in 1870 of the San Rafael and San Quentin Point Railroad, followed rapidly by the more
e=xtensive North Pacific Coast Railroad in 1874, had the effect of transforming San Rafael into the
transportation and later the commercial center of Marin County. Extensive investments in the
residential future of the city were made by some of San Francisco's leading businessmen, primaLy
amongst which was William T. Coleman. Coleman was a wealthy commission merchant who had
made a name for himself at the head of San Francisco's Vigilance Corntrtittee in the 1850s. Iu 1871,
Coleman purchased 1100 acres in San Rafael, and hired San Francisco civil engineer Hammond Hall
to lay out a subdivision with lots ranging from 1 to 20 acres.5 He also replanted the area, which had
been cleared for agriculture and grazing, with imported eucalyptus. To provide these lots with water,
he established the Mann County Water Compariy, and laid out plumbing that came to service most
of San Rafael. Coleman also made civic contributions to San Rafael, including funding the
construction of a new county courthouse, which when it was completed in 1873 became the first
public building to be equipped with gaslights. 6 By 1875, the national magazine I-Jwper's Weekly
described San Rafael as "The Suburbs of San Francisco." 7 Between 1874 and 1880, die combination
s Tsim D. Schneider, "Shell Mounds of Cluna Camp and Toinales Bay State Parks, Maim County'', accessed
online 19 November, 2013, http://w%vw sc2home.org/pubticatioiis/proceedings/Proccedings2lScl ncider.pdf.
4111tission San Raphael Arcangel", http://www.saintiaphael.com/Defawt.aspx?tabid=57.
s Frank Keegan, San Rafael Mwin's Jtfiicraon Cry (Northridge, Caliifonw, Windsor Publications, 1987) 56.
6 Kaagan, 58.
7 Kaagan, 60.
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Porter Holl, Mann Academy
San Rafael, Costfornw
of improved transportation and increasingly available residential development saw the population of
San Rafael rise from 600 to 2,276.8
Because of its consistently temperate climate and relative proximity, 'Marin County became a popular
destination with San Franciscans for weekend and surrunec getaways. Visitors would rake a fefry to
Sausalito then catch a train that brought them north to San Rafael and beyond. Resort hotels
including the Albion, the Marin Hotel, and the Tamalpais Hotel, were built to serve these visitors.
One of the Largest, the Hotel Rafael, was built in 1887 and owned by wealthy businessmen including
Coleman, railroad scion fames Mervyn Donahue, and rail -man and broker A. W, Poster. The hotel
had 101 rooms, an obsetvation tower, cottages, tennis courts, stables and rolling lawns. Described in
1880, the process of getting between the grand hotels of San Rafael and San Francisco was as easy as
wallung "down to [lie spot, a short distance from the hotels, w. -di on a platform for the tap of a bell,
step into an elegant car, and in eight or ten minutes step off the car onto the steamer."9
The familiarity and ease of transport led San Rafael by the end of the nineteenth century to become a
popular residential choice for both summer and yeac-round estates for San Francisco's wealthy.
Along the city's northern petimeter, several such estal:es were constructed, including William
Coleman's (l 130 Mission revenue), Ira B. Cook's (1312 Mission Avenue), German Consulate William
Lichtenberg's (201 Locust Avenue), president of the North Pacific Coast Rattroad James Walker's
(1408 Nfission Avenue, Later named Falkirk), and wholesale merchant Michael J. O'Coznnor's (now
Poster Hall at Marin Academy.) The city had the full complement of set -vices by the close of the
century, including public and private schools, recreation clubs, public parks, banks, and hospitals. San
Rafael had become a quiet retreat from urban life,with large Homes at the outskirts, a modest
business center downtown, and a leisurely bucolic pace. In the 1920s, a character in a Gertrude
Atherton novel excbii-ns, "Oh God, let me climb. Yana: me up into the paradise of San Francisco
Society, Burlingame, Alta, lvienlo Part:, Atherton, Belvedere, Sail Rafael."tu
PROJECT SITE HISTORY
The earliest development on the current -day site of Marin Academy tool-, place in 1866, when the
Reverend Charles F Miel established an all -girls school in an effort to attract families to settle in San
Rafael." The girl's academy clidn't last; in 1868, Miel sold the building to wholesale hardware
merchant N-fichael ). O'Conner, who moved it to Fiftlh Avenue, added a third story, and opened it as
the Tamalpais Hotel. The Tamalpais Hotel also had cottages for out-of-town visitors, located just
west of the hotel along what is today known as Cottage Avenue.
Across the site from his hotel, Michael f . O'Conner built a home for his family (Figure 22). The
October 27, 1869 edition of the San Flmnauw Chrnnicle included a brief article entitled "San Rafael
Improvements", which detailed the extending pada of the San Quentin Railroad Company into the
town of San Rafael, and extolled the impending construction of a "palatial residence on the outskirts.
of this vALage" for Zvlichael J. O'Conner, a partner in the San Francisco hard_ ware merchant flim
Conroy- & O'Conner. The building was described to be;
"of the Italianate style of architecture and two stories and an attic high. The building has a
frontage of fifty feet with a projection of fourteen feet. The depth of the main building is
forty-eight feet, and from this extends a projection of fifty-three feet. The ground floor
8 Kaagan, 63.
9J. P.'Munro-Fraser, I-listnry of Marin County, Cahfornia (San Franc(sco, AUey, Bowen & Co. Publishers, 1880)
314.
Kaagan, 69.
"Death of Former San Rafael Pioneer," Marin Journa4 November 20, 1902.
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Nulor r Rtror/rce Eaabralion
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Forder Halllbfarin Academy
San Rafael, Colrfonuo
contains the library, parlor, bdbard and dining rooms, while the projection has the kitchen,
wineroorns, etc. Up -stairs is a parlor and the bedrooms. The building is of California
redwood and will cost $25,000. John Simms is the builder. The edifice is to be supplied with
gas and water works and ready for occupation early hi januat-y neXt.1112
Figure 20: Photograph of Foster Hall, formerly the O'Connor House, included in the 1908 Mount
Tamalpais Military Academy annual calendar. Source: Marin County Historical Society.
The land surrounding O'Connor's house included horse stables and outbuildings, and 25 acres of
parkland, including wide wal(s, abundant shade trees, Rowers, and lawns. 13 After. O'Connor's death
in 1889, his property and land were willed to his widow Fanny C. O'Connor and daughters Fanny
and Maly. In 1892, the house and land were purchased by Arthur W. foster, one of the owners of
the Northwest pacific Railroad and a board member of the Mount Tamalpais Ivfilitaty Academy, The
Mount Tamalpais Academy had been established in San Rafael in 1890, and was by 1891 holding
classes and boarding students at the fortner Tamalpais Hotel and cottages, directly south across
NUssioo Avenue From O'Connor's estate. Foster did not reside at the house: he donated the building
directly to the Academy; the building was then given the name Foster Hall. Mount Tamalpais
Academy changed its name to the Mount Tarnalpais Ivatary Academy in 1892.
i2 "San Rafael Improvements," Sa)1 I'rahcuco CY/8vaieP, October 27, 1869
13 "The Tamalpais of the future," Marin Jou gyral, February 4, 1904.
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Figure 21: 1893 Sanborn Map shows the newly -acquired Poster Hall, across Sixth (Mission) Avenue
from the Mount Tamalpais Academy campus.
The Academy used roster Hall as a Junior School, to separate its younger students from. the older
boys. A plan for expansion, detailed in an announcement in die Main forn-nal of the addition of
Poster Mall to the campus, included new campus buildings to flank Foster Hall, and die clearing of
die Tamalpais hotel site Cor military drills and exercises.
Figure 22: Projected enlargement of the Mount Tamalpais Military Academy Campus, after purchase
of the O'Connor residence, no date (estimated 1892). Source- Marin County history Collection.
fa�2amy 2,20 f 4 Pulte & Tvn,Grell, bit.
47-
Historic Resource Evaluation
Fjord
Foster Fla!/, Mann Afcadv*
Sou Rafael Calrfonda
Despite these aims, the campus largely retained its original Eorm through the nud-1920s, \with only
the construction of a driveway by 1907 and the construction of a swinuning pool and a dormitory
building by 1924. Foster Hall was used as a dining hall and as a dom-iitoty during these years.
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Figure 24:1924 Sanborn Map shows little development around Foster Hall, with the exception of the
construction of a dormitory building to the east and a swimming pool to the northeast.
?after 1925, when the Mount Tamalpais lvfthtaty Academy was purchased by A. L. Stewart and
reopened as Che San Rafael tvfiibta -y Academy, changes carne rapidly to the campus.14 Former
barracks from Tulare Island were floated across Ricl-,ar-dson Bay and rolled through San Rafael to be
placed on the ]awn flanking Foster Hall. a gymnasium was consuucted northeast of Foster Hall, and
a Small hospital buildtn7 was constructed to the northwest of Foster Hall. South of Mission avenue,
the cottages and the building that bad forineriy housed the Tamalpais Hotel were demotished, and a
new classroom btulding was constructed along Cottage avenue. Nest of cottage .avenue, another
classroom building was constructed. Foster Hall itself was used still as a dining hall and dormitory,
with the rear part of d -ie building used as the ltitchen. By 1950, an addition was built at the rear of the
building to house a central heating plant.
14 Purther information about Mount Tamalpais xl hi Lary Academy, San Rafael Military Academy, and'N1arin
Academy is included in a later section of this report.
January 2, 2014 Page & TurOv/!, Inc.
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Figure 25. 1950 Sanborn Map shows extensive changes to the campus, including new dormitories in
front of Foster Hall, new buildings south of Mission Avenue, the demolition of the former Tamalpais
Hotel building, a new gymnasium and hospital building north of Foster Hall, and a central heating
plant addition to Poster Hall.
After1950, few cbanges were made, during a period of financial struggle for San Rafael Iviilitary
Academy. After the campus was purchased by the Episcopal Diocese of California in 1959, capital
improvements were made duough the 1960s. In 1958, buil6ig permits were taken out for the
construction of a steel building to contain a gym. In 1960, the school built an auditorium with a
science wing south of Ivlission Avenue. The school also purchased the Jewish Community Center
north of lvIission avenue at this time.
San Rafael Military Academy closed its doors in 1971, and when the school reopened as NIL--Irin
Academy in 1972, campus buildings were updated co reflect the needs of the student body and dte
education objectives of the school. roster Hall rem:uned the focal point of the campus. The barracks
builcbogs that used to flank Foster Hall were detnohshed in 1982. Thatcher Hall, on the site of
former barracks housing, was constructed to the early 1990s, and the Athletic Center was completed
in 1998. The Performing Arts Center, the Visual Arts Center, and the Library were constructed in the
2000s. The administration building on Cottage Avenue, constructed in 1926, was remodeled in 2006
and renamed the Bodie Brizendine Leadership Center. Championship Field, on the site of the 1930s
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Foster Hall, Marin Acadwy
Son Rafael, California
football field, was renovated to include state-of-the-art turf-, larger play space, and tiered spectator
seating in 2007.
HISTORY OF PRIVATE EDUCATIONAL f NSTITUTIONS AT THE SITE
In 1890, Dr. Arthur Crosby, who was Pastor of the First Presbyterian Church in San Rafael, along
with a group of prominent men from San Rafael, San Francisco, and around the Bay Area, decided to
start a school to help encourage people to move to Marin.i5 These gentlemen origuially wanted to
start a college but decided tt would be best to first: establish a prestigious elementary and high school
and then create a college with its graduates. Mount Tamalpais Academy opened in 1890 with 21
students in a building located on the corner of 4th and E Streets. By the second year, the school
enrollment had increased to 70, and the Board purchased the Tamalpais HoteL and cottages, recently
available after the death of lvlichael O'Connor in 1889. The merger in 1892 with the Laurel Hall
hrlilitary Academy of San Mateo gave the school the name it would carry for the next 35 years: The
.Mount Tmnalpais Nlilitary Academy. In 1892, Arthur W. Forster_, an Academy board member and
wealthy banker and businessman, purchased the former O'Conner mansion, which would serve as
the campus for the school's younger cadets.
The Mount Tamalpais Military Academy was the only school in the west to offer mounted and
cavalry attihety training, and many of the students brought their horses with them to school. The
student body came from all over the western United States, Mexico, Guatemala, San Salvador,
Ecuador, Columbia, Costa Rica, the Philippines, China, Tahiti and Siam for excellent• academics and
training. The school was led through these years by Crosby, who also taught English, history, Latin
and English Bible. On his faculty was Henry E. Green who later became Nlarin County District
Attorney and 'then Superintendent of Schools,
Figure 26: football and mounted training, Mount Tamalpais Military Academy, 1904_ Soutce: Anne T.
Rent California Room, Mazin County Free Library.
During an era of vitulent anti -Chinese sentiment, both Arthur Crosby and Arthur roster were
advocates for the rights of Chinese immigrants in San RafaeL111 Around the turn of the twentieth
0 William Vanderbilt, "Mount Tamalpais Military Academy, 1890-1925," 7be Marin Corshiy Hirmtkal Soriey
Bullelin, December 1993.
16 "San Rafael history: Community Leaders Championed Chinese Xbssion" posted by Mardyn L. Geary on San
Rafael Patch, December 7, 2011, accessed November 2013, http://sanrafael.patch.com/groups/around-
town/ p/ san-rafael-his tory-community-leaders-championed-chinese-oris sio n
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Hirioric Resource Eooluaiian Foster Hall, bfari iAcadowy
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century, Chinese people were living and wodzing in San Rafael primarily as (atm workers, railroad
laborers, cooks and other domestic servants. Many attended religious services at the I'r_esbytw-an
Cbutch, where Crosby had been pastor prior to establishing the Academy. Crosby employed Con
Ton Jue, an injrr ant fxom China who had been in San Rafael since 1881, as both chef and manager
of the cotrumssary at the Academy, a job Fon held for forty-one years. During this time, according to
a biography written by this son, Fon influenced Crosby to allow immigrant Chinese boys to work and -
study at the Academy. Arthur roster sponsored the immigration of many Cam_ily members of his
cookiung Clang, itn order that they attend the Academy,
After the death of Arthur Crosby in 1915, Major Newell F. Vanderbilt, a Cotmet student and
Commandant of the Academy since 1909, became headmaster. The arrival of World War I saw
increased importance at the campus, in 1917 acid again in 1918 the Academy was cocnnussioned by
the War Department to conduct a Citizens Military Training Camp consisting of a five week, ten
hour day with intensive course work in military tactics. The Academy received the commendation of
the War Department for its excellence in preparing the men for rrdhta,y service; 249 men who
received this special training at the Academy were called into service during World War I.
The overall curriculum at the Academy was well rounded, and reflected the contemporary role oC a
military academy, which was not strictly to prepare soldiers but rather as a general preparatory school
for college -bound students, or those going into the business world. In addition to rigorous
academics, piano lessons from local instructors and dancing lessons were given once a month in the
evenings. Attendance at church was strongly recommended but the final decision was left to the
parents. Supcivised study hours were maintained Five evenings each week.
After a surge in entollment associated xidi World War 1, by the mid -1920s enrollment at the Mount
Tatnalpats IVI&taiy Academy began to decline. In 1925, the board of directors sold the Academy to
Alpheus Lloyd (A. L.) Stewart, a local businessman who had completed military service in World War
I. Stewart renamed the school The San Rafael Military Academy, and began to expand the campus;
four dormitories were shipped by barge from Mare Island, rolled up Fifth Avenue, and placed
flanking Foster Hall, 0 The original Tamalpan Hotel buildings and cottages were torn down, and an
administration building was constructed along Cottage Avenue. Expanded sports facilities included, a
P001, tennis courts, and football field, all located 'north of Mission SU_eet. The school's first football
game was played in September 1932 against St. Vincent's of Vallejo.
t? Jocelyn A -loss, "1-Iistoty of San Rafael Private Schools," The[blayin County IlilloiieilSocie/, Bulletin, August
1989.
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Frio/
Easier Hall, Mash Academy
Son Rafael, Ca/ifomia
Figure 27: Cadets at San Rafael Military Academy, no date (estimated 1960). Source: San Rafael
Military Academy 50th Reunion Website. http-//www.srmaSO.corn/Gallery/index,php.
After Stewart's death in 1948, his estate sold the San Rafael Mitua.ty Academy to a nonprofit group
made up of parents and local business people. Although the school remained open, it struggled
Cnanctally through die 1950s and in 1959, the Episcopal Diocese of California assumed the school's
debt and became the school's landlord. New buJ&igs were constructed though the 1960s, but these
improvements were not enough to counteract changing perception of both single -sex schools and
military schools. By the end of the 1960s, enrollment at die academy had plummeted. The school
changed its name to The San Rafael Academy in an effort to remove the stigma of n6wy
association. A merger was brokered with the Katharine Branson School, an all -gals school in Ross.
.However, the board split on the matter of this merger, and the school corporation dissolved. The last
San Rafael Academy students graduated in June 1971.
During this time, a group of educators and uhdividua.ls were seelcing to establish a private
independent- coed high school in Mario chat would incorporate experiential learning and citizenship
with intellectual development.lx The Episcopal Diocese granted this new school permission to open
on the grounds of the former San Rafael ivhlitaty Academy. In August 1971, the school's name was
changed to Marin Academy and in September 1972, Maruti Academy opened with a student body oC
60 and a faculty of 15.
18 "How Matin Acaderny Began", posted by Travis Brownley, Tread of School, -Marin Academy, September 10,
2012. Accessed November 2013. http://travisma.wordpress.com/2012/09/10/how-inarin-academy-began/.
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Foster Nall, Maria Acadmo'
San Rafael, California
Figure 28: Students in front to Foster Hall, 1978, Source: Marin Academy Library CoUectior.
In the First several years, students contributed their labor to campus improvements for the
bettetmeiii of the school. Changes at the campus after the establishment of Mnrtn Academy included
the demolition, in 1982, of the barracks that flanked Foster Hall, and the construction of several new
buildings that meet the contemporhry needs of the school. Foster 1-1211 served rnitfally as both
classroom space and, on the upper floors, housing for faculty; it now serves as classrooms and
administrauve offices for- d-te school.
OWNERS AND OCCUPANTS
1870 (original construction) —1889: Michael J. O'Connor
Michael J- O'Connor (18-18 -1889) was born in New York and came to San Francisco at the
6me of the Gold Rush. Wlth his brother and cousin, O'Connor established a steel and
hardware fun known as Conroy & O'Conno.01' In 1870 O'Connor moved w}th his family
to San Rafael and commissioned the construction of the subject property. At the time of his
death, O'Connoes estate was valued at $323,000 and left to his widow, 1`anny C. O'Connor
and two adopted daughters.20
1892: Acthur W, Foster
Arthur William Foster ((850-1930) was born in Counter Antrim, Ireland in 1850 and came to
California in the mud-I860's, settling in San Francisco, and later, moving his family to San
19 "Thomas J. O'Connor," listed in The United Slalef Catholic historical Some Records and Studies (New York: The
United Stares Cathobc Historical Society, 1916) 242.
20 " Nfichael J. O'Connor Estate", DailyAha Clakfom a, July 19, 1889.
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Faster Holl, Marin Acddmg
San 1'k ifdel, Cdf Tonna
RaCael. Foster was a businessman, broker, and philanthropist, a founder of the Bank of San
Rafael (which subsequently became the Crocker Bank), president of the San Francisco and
North Pacific Railroad. I -ie was a regent of the University of California for 27 years. With his
wife Louisiana Scott -Foster, Arthur Foster commissioned "Faishills", Ore family s 180 -acre
estate in San Rafael. Foster did not reside at roster Hall; he purcbased the building from the
O'Conrioc estate in 1892 and donated it to the Mount Tamalpais IvUt-iiy Academy, at which
point the building was named in his honor.
1892-1925: Dr. Arthur Crosby (until his death in 19t5) and Crosby faintly estate afterward
Dr. Arthur Crosby (1847-1915) was born in New Brunswick, Newjersey and obtained his
undergraduate degree from Rutgers University and a theological degree at Union Seminary in
New York. After several years of pastoral work on the East Coast, he was called to the
pastorate of the First Presbyterian Church in San Rafael in 1884. Along with a group of
likenZinded businessmen, Crosby established the Mount Tamalpais Academy in 1890. He
was headmaster and teacher at the Academy until his sudden death in 1915, after which
ownership of the Academy was held by his estate until 1925.
1925-1950: A. L. Stewart
Alpheus Lloyd Stewart (1890-1948) was born in Stockton, California and shared an early
career there with his father as a school supply sales merchant. After military service during
World War 1, Stewart moved to Marin County and took over the struggling Mount
Tamalpais Military Academy in San Rafael. Renaming the school the San Rafael Military
Academy, Stewart served until d-te school's superintendent until his death in 1948. He was
survived at that time by his wife Dorris Stewart; the Stewart estate retained ownership of the
Academy until 1950.
1950-1959: Nonprofit- group of parents of students and local business people.
The Stewart estate sold the San Rafael Nlilitaty Academy to a nonprofit group of parents of
students and local business people. The school struggled financially during this time and
sought a buyer.
1959-1972: The Episcopal Diocese of CabCornia.
In 1959 the Episcopal Diocese of California assumed die San Rafael Ivli itatti- Academy's
debt and became rhe school's landlord. This financial security allowed the school to remain
open and expand its campus. As die 1960s came to a close, the perception of military
schools shifted, and enrollment plummeted dramatically. The school ebanged its name to
The San Rafael Academy in an effort to remove the stigma of military association and a
merger was brokered with the all -girls Katharine Branson School in Ross. The board split
over the merger, and irr 1971 die school corporation dissolved, and the last San Rafael
Academy students graduated in June 1971.
1972 -current: Marin Academy.
A new school was immediately formed by a small group of educators and individuals who
had been seeking to establish a private coed high school in Marin county. The Episcopal
Diocese granted this new school permission to open on the grounds of the former San
Rafael lviilitary Academy. In August 1971, the school's naive was changed to Marin Academy
and in September 1972, Matin Academy opened with a student body of 60 and a faculty of
15.
fanudy 2, 2014 Poge & £nrnGuU In',
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Hworrc Bextirre Frlalaalion Forger Hall, Muria flcad mg
Final Sar] Rafael, CoAfamra
CONSTRUCTION CHRONOLOGY
The followirig provides a timebne of the construction iustory of foster Hall, including all known
building permits on file at the City oCSan Rafael Budding Division:
• Two dormitory buildings demolished, per permit 19380, at F and Mission, July 7, 1983
• Porch of Foster Hall resurfaced, permit 36959, July 7, 1993
• Seismic and structural upgrades to Foster Hall, as per permit 38515, July 11, 1994
• Demolition of existing theater building and construction of new performing arts center,
peraut 20005-016, May 5, 2000.
• Tennis courts replaced with parlung lot, permit 130211-072, 12-16-2002.
Additional alterations to Foster Hall can be found in a review of historic photographs and Sanborn
Maps:
Figure 29: The earliest photograph of Foster Hall (c. 1900) shows what is likely the building's
original ornament, which includes horizontal wood siding, arched double -hung windows,
balustrades at the porchline and roofline, and quoining. The width of the first story of the
primary fagade is narrower than its current configuration by two bays, which is reflected in
the 1894 Sanborn Map, which shows the footprint of the building. Photograph Source: Marin
County Historical Museum.
jamiary 2, 2014 Pqge & 7i1rnbtd4 hir.
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I-Iislarie t2ej-oury 11 mbealion Foster Hall, Morin Academy
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Figure 30: In the 1907 Sanborn Map (left), a portion of the porch, at left, has been enclosed, but no
other changes are registered. In the 1924 Sanborn Map (right), a greater portion of the porch has been
enclosed, at left, and additions at the rear of the building are visible. These additions may have been
present in 1907; the 1907 Sanborn Map did not record the footprint of the rear of die building.
Figure 31: This sketeh of foster Hall by .thee Satz Rafael Assessor was made in February 1929 and is
inconclusive regarding the enclosure of the side porches. The text of the 1929 report says that the
building is clad at this point in stucco.
fmlimg 2, 2014 Pa
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Hisloric Resouire E-Ua/Nali 101
Final
Foster Hall, Manic Aiadwy
Sou Rafae4 Calefonna
Figure 32: At left, a 1934 photograph of Poster Hall shows an updated facade including multi -light
casement windows and a stucco facade. Close inspection of the first story shows that the facade has
been built out to its full width. Overall, the primary facade reflects its contemporary appearance. At
right, a 1935 aerial photograph shows Foster Hall at center, flanked by barracks buildings. The rear
additions reflect their contemporary configuration. Source: San Rafael MilitaryAcadenzyAdjudicant
(yearbooks), 1934, 1935. Accessed online, http://www.srrna50.com/YearB.1-itrnl.
WOW
Figure 33: At left, a view of Poster Hall in 1964 as xvell as the circular drive and portions of the lawn.
Foster Hall facade reflects its contemporary appearance. At right, two views of the circular fawn in use
by students. Source: Satz Rafael Military AcademyAdjudicant, 1964 (left and right, top), and Marin
Academy Library Collection (right, bottom).
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Final
Fowler Holl, rbfarirr Academj
San Rafael, Cakfonna
Figure 34: At left, .Foster Hall after the transition to Marin Academy. Facade reflects its contemporary
appearance. The barracks flanking Foster Hall are visible. At right, the front lawn in use by Marin
Academy students, 1981, Source: Marin Academy Library (left), and "How Marin Academy Began",
online, http://travisma.wordpress.com/2012/09/10/how-marin-academy-began/.
BUILDER
The 1869 San Frandfco Chronicle named John Simms as the budder of the O'Contior home (foster
Hall). Simms is listed in the 1878 Matin County Directory as a contractor in San Rafael, one half of
the building firm Simms & Murray. Originally fiom Scotland, Simms and his partner Adam Murray
were responsible for the construction of many of San Rafael's earliest buildings, including the Boyd
Gate House.21 After Simms' death in 1879, Murray changed the name of the business to A. Murray
Lumber Company -22
V. EVALUATION
NATIONAL REGISTER OF HISTORIC PLACES
The National Register of Historic Places is the nation's most comprehensive inventory of historic
resources. The National Register is administered by d-io National Park Service and includes buildings,
structures, sites, objects, and districts that possess historic, architectural, engineering, archaeological,
or cultural significance at the national, state, or local level. Typically, resources over fifty years of age
are eligible for listing in the National Register if they meet any one of the four criteria of significance
and if they sufficiently retain historic integrity. However, resources under fifty years of age can be
determined eligible if it can be demonstrated that they are of "exceptional importance," or if they are
contributors to a potential historic district. National Register criteria are defined in depth in National
Register Bulletin Number 15: l ow to Applw the National Register Criteria for Evaluation. There are four basic
criteria under which a structure, site, building, district, or object can be considered eligible for ltsting
in the National Register. These criteria are:
Criterion A (Event): Properties associated with events that have made a
significant contribution to the broad patterns of our history;
21 `Bank of Marin Announces Doug kiurray as %-T, Private Banker', accessed online,
https://www bankofmarirr.com/community/press-and-news/bank-of-mann-announces-doug-murray-as-vp-
private-banker.
Z2 The Marin History Museum, Harty San Rafael (San Francisco, Arcadia Publishing, 2008) 36.
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Foster Hall, Marin Academy
Son tiafae% Co!efannin
Criterion B (Person): Properties associated with the lives of persons significant
in our past;
Criterion C (Design/Construetion): Pcoperties that embody the distinctive
characteristics of a type, period, or method of construction, o,: that
represent the work of a master, or that possess high artistic values, or that
represent a significant distinguishable entity whose components lack
individual distinction; and
■ Crelerion D (Information Polentra6: properties that have yielded, or may be
likely to yield, information important in prehistory or history.
A resource can be considered significant on a national, state, or local level to American history,
architecture, archaeology, engineering, and culture.
Criterion A (Event)
.Foster Mali is not eligible for listing in the National Register under Criterion A (Event). Foster Hall is
tepresentative of the development of private educational institutions in Marin County, and to San
Rafael specifically. The school was established as Mount Tamalpars Academy in 1890, at the tail end
of a period of rapid growth in Marin County, with the desired effect, stated at the outset by its
founder Dr. Arthus Crosby, of attracting college -bound, and therefore middle class, people to San
Rafael. It is also representative of military academies, a type of educational institution that flourished
at the end of the nineteenth centuLy and through the Grst half of the twentieth century, and receded
in popularity after the second half of the twentieth century in the face of changing perceptions
regarding mtlitaq service and single -sex education. Foster Flall functioned as the visual center of two
iterations of inilitary academies that it housed; the Mount Tamalpais Military Academy and the San
Rafael Nfilitaq Academy. however, the property was not the earliest private educational institution
in die area; St. Vincent's School for Boys had been opened in 1855. Nor was it the only private
educational urstitution in San Rafael; both the Dominican Convent School (established in 1889) and
the Shelborne School (established as San Rafael College in 1878) were located in San Rafael. Nor is
Foster Fall able, at the National level of significance, to represent the military academy type:
although it has served as the visual center of two military academies, it was originally constructed for
residential use, and charactenstic features of military academy sites, which would include barracks
(formerly located flanking roster Hall) and tnibuty formation practice grounds (histoncally
conducted south of Mission Avenue) are not present. Therefore, the property's association with this
context does not rise to a level such that it meets the threshold Cor Individual significance for
inclusion in the National Register. It is therefore not eligible For listing in the National Register under
Crite6on A (Events).
Criterion $ (Persons)
Foster Hall is not eligible for listing in the National Register under Criterion B (Persons). The
original owner who commissioned the building as his residence, Michael J. O'Connor, was part-
owner of a prominent hardware Firm in San Francisco, and later owner of the Tamalpais Hotel in San
Rafael, but neither O'Connor nor his spouse Fanny O'Connor were Cound to have made significant
lasting contributions to local, state or national history. Likewise the personal contributions of
property's next owner, Arthur W. roster, Io local, state or national history do not meet the threshold
for significance that would qualify the property for inclusion in the National Register. Subsequent
owner A. L. Stewart is likewise not significant for his personal contributions to local, state or nauona.l
history. Ownership of foster hall by institutional owners is addressed under Crite6on A. Therefore,
Foster Hall is not individually eligible for inclusion in the Nasional Register under Criterion B
(Persons),
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Hislaric HesoP)re EUalirat m Foster Hal/' MariaAeademy
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Criterion C (Design/Construction)
Foster Hall is not eligible for listing in the National Register Under Criterion C
(Design/Construction). }roster Elall is an Italianate style building originally constructed as a residence
in 1870 by Elie locally proliFe builder Jor►n Simms. The.building has no known architect. The building
as constructed exhibited design features that embody the distinctive characteristics of the Italianate
residence, including a largely symmetrical fagade, hipped roof, narrow arched windows, simple,
unadorned single story porch, and widely overhanging eaves supported by decotnative brackets. Some
of diese design features remain, although facade modernization that occurred circa 1925 has
significantly diluted the building's ability to embody the Italianate residence type. This facade
modernization itself is not significant as a historic adaptation of the original property. The builduig is
not the work of a master architect or builder, nor does it possess high artistic values. Therefore, the
building is not eligible for inclusion in the National Register under Criterion C (Design/
Construction).
Criterion D (Information Potential)
Foster Hall is not eligible for listing in the National Register under Criterion D (Information
Potential), which is primarily used to assess archeological resources. Analysis of Foster HaU for
inclusion in the National Register under Criterion D is beyond the scope of di.is report.
Summary
In summary, the property has not been found to be eligible for listing in rhe National Register of
I listoric Places under any of die criteria described above.
CAL[FORN[A REGISTER OF HISTORICAL RESOURCES
The California Register of 1- istotical Resources (California Register) is an inventory of significant
architectural, archaeological, and historical resources in the State of California. Resources can be
listed in the California Register through a number of methods. State historical Landmarks and
National Register -Listed properties are automatically listed in the California Register. Properties can
also be nominated to the California Register by local governments, private organizations, or citizens.
The evaluative cateria used by the California Register for determining eligibility are closely based on
those developed by the National Park Service for the National Register of Historic Places.
In order fora property to be eligible for listing in the California Register, it must be found significant
under one or more of the following criteria.
• Critenon 1 (Eventr): Resources that are associated with events that have made
a significant contribution to the broad patterns of local or regional history,
or the cultural heritage of California or the United States.
■ Criietzon 2 (Penon-r): Resources that are associated with the lives of persons
important to local, California, or national history.
■ Criterion 3 (Archiledure): Resources that embody the distinctive
characteristics of a type, period, region, or merhod of construction, or
represent the work of a master, or possess high artistic values.
■ Criterion 4 (Information Potential): Resources or sites that have yielded or have
the potential to yield information important to the prehistoq or history of
the local area, California, or the nation.
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Foster Doll, Marin Academy
San Rafael, Cahfornia
Resources eligible for the National Register are automatically listed in the California Register
OC Historical Resources. 21
Criterion I (Event)
Foster Hall is eligible Cor listing in the California Register under Criterion 1 (Event). Foster Hall is
representative of the development of private educational institutions in Marin County, and in Sari
Rafael specifically. The school was established as MountTamalpais Academy in 1890, at the tail end
of a period of rapid growth in Matin County, with the desired effect, stated at the outset by its
founder Dr. Arthus Crosby, oCatti-acting college -bound, and therefore middle class, people to San
Rafael. Coster Hall was acquired by Arthur W. Foster, a board member of Niount Tamalpais
Academy, in 1892 and was immediately donated to the Academy. Since that tune, Foster Hal( has
been in continuous operation as part of a private educational institution. Foster Hall is also
tepresentative of military academies, a type of educational institution that flourished at the end of the
nineteendi century and through the fust half of the twentieth century, and receded in popularity after
the second half of the twentieth century in die face of changing perceptions regarding military set -vice
and single -ser: education. Foster Hall Cunctioned as the visual and operational center of the two
military academies that it housed; the Mount Tarrialpais INUtaty Academy and the San Rafael kUtaty
Academy. Despite some changes to its appearance (discussed further below), roster Hall is able, at
the state level of significance, to transmit its role both as representative of the development of private
educational institutions in Marin County, and as the visual and operational center of two military
academies. The p.roperty's association with these two contexts rises to a level such that it meets the
tlueshold for individual significance for inclusion in the CaUforrua Register, and is therefore eligible
Cor listing in the California Register under Criterion 1 (Events). The period of significance under this
Criterion spans from 1892, when Mount Tamalpais lvlilitary Academy attained the formes O'Connor
residence and the residence was renamed Foster Hall, to 1967, when enrollment at San Rafael
lvElitary Academy plumnieted to a point where the school dissolved four years later with the
completion of that year's graduating class.
Criterion 2 (Persons)
Foster Hall is not eligible for Listing in the California Register under Criterion 2 (Persons). Foster HaU
is not associated with any persons significant at a state level and therefore is not eligible for listing in
Elie Caliifotnia Register under Criterion C (Persons). The original owner who cominissioned the
building as his residence, Michael J. O'Connor, was part-owner of a prominent hardware firm in San
Francisco, and later owner of the Tamdpais Hotel in San Rafael, but neither O'Connor not his
spouse Fanny O'Connor were found to have made significant lasting contributions to state history.
Likewise the personal contributions of property's next owner, Arthur W. Foster, to state lvstoty do
not meet the threshold for significance that would qualify the property for inclusion in Elie California
Register. Subsequent owner A. L. Stewart is likewise not significant for his personal contributions to
state history: Ownership of Foster Hall by institutional owners is addressed under Criterion 1.
Therefore, ]Foster Hail is not individually eligible Cor inclusion in the Califomia Register under
Criterion 2 (Persons).
Criterlon 3 (_Architecture)
Foster Hall is not eligible for listing in the California Register under Criterion -3 (Architecture). Foster
1 -fall is an Italianate style building originally constructed as a residence in 1870 by the locally prolific
builder John Simms. The building has no known architect. The building as constructed exhibited
design features that embody the distinctive characteristics of the Itafianate residence, including a
largely symmetrical facade, 12ipped roof, narrow arched windows, simple, unadorned single story
23 CaLfornia Office of Historic Preservation, Tech)jnalAurilant Series Na. 7, Haw la NmriRale a Resource is the Ca%fornia Rgtsler
OfHislo is f{ffmires (Sacramento, CX Cafifornia Office of State Publishing, 4 September 2001) 11.
jauuary. 2, 2014 Page dy'F'wrnb ill, Xnc
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Foster Hall, Matin Aeadeiay
San Pdf"l, carfonw
porch, and widely overhanging eaves supported by decorative brackets. Some of these design
features remain, although fa4ade modernization that occurred cixca 1925 has significantly diluted the
building's ability to embody the 7talianate residence type. This fagade modernization itself is not
significant as a historic adaptation of the original property. The building is not the work of a master
architect or builder, nor does it possess high artistic values, Therefore, the building does not appear
to be individually eligible Foe inclusion in the California Register under Criterion 3 (Architecture).
Criterion 4 (Information Potential)
Foster Hall is not eligible for listing in the California Register under Criterion 4 (Information
Potential), which is primarily used to assess archeological resources. The analysis of Foster Hall for
inclusion in the California Register under. Criterion 4 (Information Potential) is beyond the scope of
this report.
Summary
In summary, die property has been found to be eligible for listing in the California Register of
I-Iistorical Resources under Criterion 1 (Event) described above.
INTEGRITY
In order to qualify for listing in the California Register, a properry must possess significance under
one of the aforementioned criteria and have historic integrity. The process of determining integrity is
similar for both the city, the California Register and the National Register. The same seven variables
or aspects that define integrity—location, design, setting, materials, workmanship, feeling and
association—are used to evaluate a resource's eligibility for listing in the California Register and the
National Register. According to the Na[ional Re
isler $ulle6in: Hon, to Apply the Na[ionall?egttter Criteria
for Evabialeox, these seven characteristics are defined as follows:
Location is the place where the historic property was constructed.
De! is the eonibination of elements that create the form, plans, space, structure
and style of the property.
aLring addresses the physical environment of the historic property inclusive of the
landscape and spatial relationships of the building/s.
Materials refer to the physical elements that were combined or deposited during a
particular period of time and in a particular pattern of configuration to form the
historic property.
Workmanship is the physical evidence of the crafts of a particular culture or people
during any given period in history.
Fee is the property's expression of the aesthetic or historic sense of a particular
period of time.
AssQckdon is the direct link between an important historic event or person and a
historic property.
Foster Hall retains integrity of location, having not been moved from the site where it was
constructed. It also retains u-it-egrity of setting; despite changes that have taken place to the
setting of Foster Hall throughout and since its period of significance, which include the
arrival and eventual demolition of barracks flanking Foster Hall, the construction of athletic
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Fader Hall, Mariv Aemlemy
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buildings behind roster Hall, and the construction of Thatcher 14a1J, roster Hall has
remained al the visual and operational center of campus. It is the building with the highest
roofline on campus (due to its siting), and sightlit-ies to the building remain intact from
Mission Avenue due to the continued use of the circular: drive and lawn in front of Foster
Hall. Therefore, roster BA retains fategrity of setting.
Foster hall retains integrity of design. Although portions of the porch as originally
constructed have been enclosed, the building's symmen-ic form, symmetric window
arrangement, two story height, multiple dormers, full width first story porch, entry door and
porch access stairs all remain as constructed. Additions to the building, for plant operations,
are one-story and located at the rear of the building. Integrity of materials has been
compromised from those of the building's original construction; original horizontal wood
cladding, quoining, and double hung arched windows have been covered or removed and
replaced by stucco cladding and rectangular multi -Fite casement windows. However, these
changes happened circa 1925, thirty-three yeats into a seventy-five year period of
significance; for this reason integrity of materials can be described as good. Integrity of
workmanship can be s.unilarly described; although changes have been made to the building's
original workmanship details, some of these details remain (decorative brackets, paneled
cornice, arched dormers with arched wood sash windows), and alterations to other
workmanship details happened thuty-thxee years into a seventy-five year period of
sigxiificance; fot this reason integrity of workmanship can be described as good.
Foster hall retains integrity of feeling because it is readily visually understood as the visual
and operational center of an educational campus. It also retains integrity of association
because it is still in operation as its lustoric use as a private educational institution.
In summary, despite some changes to its original fasrade, Foster Ball retains integrity for its
period of significance in all seven categories of location, design, setting, materials,
workmanship, feeling, and association,
CHARACTER -DEFINING FEATURES
Fora property to be eligible for national, slate or local designation under one of the significance
criteria, the essential physical features (or character -defining features) that enable the property to
convey its historic identity must be evident. To be eligible, a property must clearly contain enough of
those characteristics, and these features must also retain a sufficient degree of integrity.
Characteristics can be expressed in terms such as form, proportion, structure, plan, style, or materials.
The character -defining features of Foster Hall include:
• Iistoric footprint and massing of the building.
• Symmetrical massing and window arrangement- at the first and second story of the priunary
(south) facade;
• Central primary entrance;
• Fenestration pattern at the Fust and second stories of the east and west fa4ade.
• I-Listoric cornice arrangement, which includes a band of compound molding, hollow -carved
wood brackets, and faceted panels.
• All arched and hipped dormers with arched and/or triple and double hung windows:
• 1 -lipped roof with fat peak;
• Full -width first -story porch at the primary (south) facade, and straight stairs at the center,
east and west; and
•, Spatial arrangements that support- Foster. Hall's visual promuience on campus, including the
circular drive and urcular open space south of the primary (south) fa4ade, and space directly
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Foaler Hall, Mann Academy
Son Rafael, Calrfornia
east and west of the building, sufficient that views of character-deFining features at those
facades are not obstructed.
V1. PROPOSED PROJECT ANALYSIS
PROPOSED PROJECT DESCRIPTION
This description is based on EHDD's 100% schematic design for the Marin Academy Science and
Innovation Center, dated October 30, 2013.
The proposed new building will be sited east of Foster Hall, north of Thatcher Hall, and south of the
Gymnasium, on a sloped site that leads down to the campus' sports Gelds. The building will sit 50'
east of Coster Hall, and 25' west of the sports fields. The building's southerYl perimeter line is set
slightly north of the southern perimeter of Poster Hall. 111e building sits on a cast in place concrete
foundation, which, due to the slope of the lot, is exposed along the south and east facades. 711e
building's maxit-nuin roof ridge height is 106' l0" at die building's west perimeter, sloping down to a
general roof height of 103'6". The building is two stories, with a Cull exposed basement story at the
east facade.
The budding's primary facade faces west, Cowards Foster Hall. The'limnaty volume of the building at
this facade is clad in Portland cement plaster with integral color, and includes two bands of fixed and
awning aluminum sash windows along the top of the second story. A two story volume projects from
the primary volume of the building at this facade. This volume, to be called the Hub, is clad in a
mixture of high performance concrete panels and aluminum curtain walls, with areas of both exterior
aluminum sun control devices and steel cable vine screen. An automatic glazed vertical rolling door is
located left of center. The south facade of the Flub includes a pair of glazed leaf doors and an
automatic glazed vertical rolling door, and is clad at the second story in glazed aluminum sash curtain
wall with painted extruded aluminum sunshades with Kynar finish. The north facade of the Hub
includes a pair of glazed leaf doors and is clad entirely in glazed aluminum sash curtain wall_
The south facade of the building is clad primarily iin Portland cement plaster with integral color.
Fenestratjon at the south facade includes a two-story height glazed curtain wall at center, a glazed
entry door at far left, and a large Fixed window at second story at left.
The north facade of the building is clad primarily in Portland cement plaster with integral color.
Fenestration at the north facade includes a two-story height glazed curtain wad at center, as well is, at
the fust story, a glazed entry door at far left, a glazed aluminum sash window wall at left center, and
an atuiliitiurn sash casement window at right, and, at rhe second story, an aluminum sash window
wall at left and an aluminum sash casement window at right.
The building's east facade, which will be visible from the sports fields, is organized into five visual
bays, separated by vertical full -height columns clad with Portland cement plaster with integral color.
Three bays are comprised of bands of aluminum Fixed and awning windows at the fust and second
story with exterior alumdtwn sun control devices. A central bay is composed of high performance
concrete panels with steel cable vine screen, and one central fixed and awning window. The Car right
bay is Portland cement pbstet with integral color- Left of center, the exposed basement story steps
back from the overhanging volume of the First story, and includes a fully glazed aluminum sash
curuun wall with aluminum sash, and glazed entry doors at far left and far right. An area of
mechanical louvers is located at left, above the door. The first -story is supported here by painted steel
columns, and the exposed basement may be fronted by steel cable screen.
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A)) roof ries are flush, and mechanical equipment is located at the center of the roof. A band of
metal framed skylights ions on a north -south axis through the center of the building and along the
east perimeter of the building.
The proposed project includes extensive changes to extant landscape elements. Existing paving and
parking between Foster Hall and the proposed buildirng is to be removed, replaced by a variety of
landscape treatments including perennial garden planting, food plots, and stormwater treatment
gardens. Hardscape elements include terracing with concrete sitewall. New reduced areas of paving
between Foster Hall and the proposed building include pedestrian and vehicular concrete pavers as
well as concrete unit pavers south of Foster Hall and across the existing eircutar drive. Changes to
the open space area within the cixcu)ar drive include the replacement of some lawn areas with food
plots and sto.cmwater treav hent gardens. The flagpole and concrete platforms at the center of the
circle, and the existing Redwood tree, remain in place, The lawn west of the circular drive will be
altered to include Food plots, and portions will be replaced with paving for new parking spaces.
New decking includes an event viewing deck between Thatcher Hall and the proposed building, and
a maker deck north-east of the proposed building, both of black locust. New stairs are planned along
the south side of the pxoposed building, aligned with the steps at the east perimeter of the porch of
Foster Hall, that lead directly from Foster Hall to the sports fields. Additional new stairs are planned
between the Gymnasium and the sports fields, and from the Athletic Center to the proposed
building.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
The California Environment Quality Act (CEQA) is state legislation (Pub. Res. Code X21000 et seq.),
which provides for the development and maintenance of a high quality environment for the present
day and future through the identification of significant environmental effects." For public agencies,
the main goals of CEQA are to:
1. Identify the sigtuficant environmental effects of projects; and either
2. Avoid those significant environmental effects, where feasible; or
3. Mitigate those significant environmental effects, where feasible.
CEQA applies to "projects" proposed to be undertaken or requiring approval From state or local
government agencies. "Pro)ects" are defined as "...activities which have the potential to have a
physical inpact on the environment and may include the enactment of zoning ordinances, the
issuance of conditional use permits and the approval of tentative subdivision maps."25I-1tstorical and
cultural resources are considered to be part of the environment. In general, the lead agency must
complete the environmental review process as required by CEQA. The basic steps ace:
1. Determine if the activity is a "project;"
2. Determine if the project is exempt from CEQA;
3. Perform an Initial Study to identify the environmental impacts of the project and determine
whether the identified impacts are "significant." Based on the finding of significant impacts,
the lead agency may prepare one of the following documents:
a) Negative Declaration for findings of no "significant" impacts;
b) Mitigated Negative Declaration for Endings of "significant" impacts that may
revise the Pro)ect to avoid or nutigate those "significant" impacts;
c) Environmental Impact Report (EIR) for findings of "significant" impacts.
1-1 State of CaVomia, California Lnvvonmenral Quality Act, accessed 19 November 2013,
hi tp•//ceres.ca.gov /Topic/env_iaw/cega/summary.html
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Status of Existing Building as a Historical Resource
In completing an analysts of a protect under CEQA, it must fust be determined if the project site
possesses any historical resource. A site may qualify as a historical resource if it falls within at least
one of four categories listed in CEQA Guidelines Section 15064.5(a). The Four categories are:
I. A resource listed in, or determined to be eligible by the State Historical Resources
Commission, for listing in the California Register of Historical Resources (Pub. Res. Code
SS5024.1, Title 14 CCK, Section 4850 et seq.).
2. A resource included in a local register of historical resources, as defined in Section 5020.1(k)
of the Public Resources Code or identified as significant in an historical resource survey
meeting the requirements of section 5024.1 (g) of the Public Resources Code, shall be
presumed to be historically or culturally significant. Public agencies must treat any such
resource as significant unless the preponderance of evidence demonstrates that it is not
historically or culturally significant.
Any object, building, structure, site, area, place, record, or manuscript which a lead agency
determines to be historically significant or significant in d -ie architectural, engineering,
scientific, economic, agricultural, educational, social, political, militaty, or cultural annals of
California may be considered to be an historical resource, provided the lead agency's
determination is supported by substantial evidence in light of the whole record. Generally, a
resource shall be considered by the lead agency to be "historically significant" if the resource
meets the criteria for listing on the California Register of Kistorical Resources (Pub. Res.
Code SS5024,1, Title 14 CCR, Section 4852).
4. The fact that a resource is not listed in, or determined to be eligible for: listing in the
California Register of Flistorical Resources, not included in a local register of historical
resources (pursuant to section 5020.1(k) of the Pub. Resources Code), or identified in an
historical resources survey (meeting the criteria in section 5024.1(8) of the Pub. Resources
Code) does not p.teclude a lead agency from determining that the resource may be an
historical resource as defined in Pub. Resources Code sections 5020.10} or. 5024.1.
In general, a resource that meets any of the four criteria listed in CEQA Guidelines Section
15064.5(x) is considered to be a historical resource unless "the preponderance of evidence
demonstrates" that the resource is not historically or culturally significant."w
Based on analysis and evaluation contained in Section VI of this report, Foster Hall meets the criteria
for inclusion in the Cahfomia Register of Historical Resources, and should therefore be considered a
historical resource under the California Environmental Quality Act,
SECRETARY OF THE INTERIOR'S STANDARDS
The Secretory o/ the 1rtterYor's StanLrclr Jar Rehabalitataut! & Jllusttvted Guidelitrer far RehubiliYufing 1-Jislotic
Builditgs (Standards) provide guidance for reviewing proposed work on historic properties, with the
stated goal of malting possible "a compatible use fora property through repair, alterations, and
additions while preserving those portions or features which convey its historical, cultural, or
w Pub- Res. Code SS5024.1, Title 14 CCR, Section 4$50 et sett.
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Firrnt Smr Rafael,, Cahfonda
architectural values." 27 The Standards are used by Federal agencies in evaluating work on historic
properties. The Standards have also been adopted by local government bodies across the country for
reviewing proposed rehabilitation work on historic properties under local preservation ordinances,
The Standards are a useful analytic tool for understanding and describing the potential impacts o[
substantial changes to historic resources. Confotmoance. with the Standards does not determine
whether a project would cause a substantial adverse change in the significance of an historic resource.
Rather, projects chat comply with the Standards benefit from a regulatory presumption that they
would have a less -than -significant adverse impact on an historic resource.211 Projects that do not
comply with the Standards may or may not cause a substantial adverse change in the significance of a
historic resource.
The proposed project does not include alterations to Foster Hall. However, new construction is to be
located direcdy east of Foster Hall, close enough that it has potential to impact character defining
features of Foster Hall. Thus, the Following analysis applies each of the Standards to the proposed
project, with the objective of determining its impact, if any, on Foster Hall.
Rehabilitation Standard 1: A Property will be ased as it war historically or begiven a nein use that requires
minimal change to its cli tinctive materials, features, spares and spatial rrlatzonships.
Disaissiov: As designed, the proposed project does not include any changes to Foster Hall's
historic use, materials, features, or spaces. The character deftntng spatial relationships of foster
Hall— including die circular drive, circular open space, and open space directly to the east and
west of the building—are retained in the proposed project, which is sensitively sited 50 Feet to
the east of the east perimeter of Foster Hall, set stightyback from the southern perimeter of
Foster Hall, and designed with a lower total roof height than Foster Hall. Thus, the proposed
project causes minimal change to Foster Hall's spatial telationships and is iii compliance with
Rehabilitation Standard I.
Rehabilitation Standard 2: The historic character of a prnpe)ly will he retained and preserved. The removal
of distinctive materials or alteration of featarer, spaces and spattal relatiooships shat charactenV the property hill
be avoided
Diseruslon: As designed, the proposed protect does not include the removal of distinctive
materials or the alteration of any featw'es or spaces at Foster Hall. The historic spatial
relationships of Foster. Hall— including the circular drive, circular open space, and open space
directly to the east and west- of the building --are retained in the proposed project, which is
sensitively sited 50 feet to the east- of the east perimeter of Foster ldall, set slightly back from the
southern peruneter of Foster Hall, and designed with a lower total roof height than Coster Hall.
The proposed project includes minor changes to the width and arc of the circular drive and the
construction of a walkway between the circular open space and Foster Hall; these changes do not
impact the ability of the circular drive or the circular open space to preserve the visual
prominence of Foster Fall on campus. Thus, the proposed project does not negatively affect the
historic character of Foster Tall and is in compliance with Rehabilitation Standard 2.
Rehabilitation Standard 3: Each property ivill he rveogni.Zed as a physical record of its time, place and use.
Changer that create a false sense of historical development, such as adding coryertural features or elements from
other historical proberties, will not he undertaken.
27National Park Servsce, The Secretaii, of the Interior's Standardsfor Treatment of Historic Properties, accessed online
19 November 20)3, http•//www,nps.gov/hps/tps/standguide/.
23 CLQA Guidelines subsection 15064.5(b)(3).
Jaunory 2, 2014 Page &Tunnbalt, Inc.
-38-
Hisiow Resoyrer Clvalaatmi
Finial
Faster Hall, Ahinm Academy
San Rafael,, CaGfonim
Drscursion: As designed, the proposed project does not include any changes to Foster Hall that
'would create a false sense of historical development, and therefore is in compliance with
Rehabilitation Standard 3.
Rehabilitation Standard 4: Changes to a property that have acquired stgnaficance in their oivn right will be
retained and preserved.
Discussion: As designed, the proposed project does not affect any changes to roster Hall that have
acquired historic significance, and therefore is in compliance with Rehabilitation Standard 4.
Rehabilitation Standard 5: Distinctive materials, features, finishes and conrtruction techniques orexamples
of craftsmanship that character.Ze a property roill be preserved
Discussion: As designed, the proposed project does not include any changes to distinctive
materials, features, finishes, construction techniques, or examples of craftsmanship at Foster
Hall. Therefore the proposed project is in compliance with Rehabilitation Standard 5.
Rehabilitation Standard 6: Deteriorated historic features will be repaired rather than replaced. Where the
severi!y of deterioration squires replaerrrent of a dirlinctive feature, the neiv feature mill match the old in design,
calor, texture, and, rvherpi7ossible, materials. Replacement of rousing fealures will be substantiated by documentary
and physical evidence.
Discussion: As designed, the proposed project does not involve the replacement of deteriorated or
missing features and is therefore in compliance with Rehabilitation Standard 6,
Rehabilitation Standard 7: Chemical orphysical treatmen&, rfappropriate, will be undertaken using the
gentlest means possible. Treatments that cause damage to histone materaalr mill not be used
Dtscussc'on: As designed, the proposed project does not entail the cleaning or repair of historic
materials, and rs therefore in compliance with Rehabilitation Standard 7.
Rehabilitation Standard 8: Archeological resources will be protected and preserved in place. Jf ruch resources
must be dimvrbed, mitigation measure will he undertaken,
Discussion: As designed, the proposed project involves minimal excavation work. Many
archaeological material should be encountered during this project, construction should be halted
and proper mitigation undertaken. However, barring such discovery, the proposed project is in
compliance with Rehabilitation Standard 8.
Rehabilitation Standard 9: Nen additions, exlerioralterations, or related nein construction mill nol destroy
historic materials, features, and spatial relationships Thal charade"Ze the property. The nen work shall be
dierentiated from the old and will be compatible with the historic materials, features, sz m, scale and proportion,
and massing to protect the integrity of the propery and environment.
Discussion: As designed, the proposed project includes new construction that does not destroy
historic materials or features of Foster Hall. The proposed project is also sensitively sited in a
way that does not destroy d1e historic spatial relationship between Foster Hall and the larger
campus. The proposed project is designed in a contemporary style, which differentiates it from
the historic Italianate residential appearance of Foster Hall. The proposed project includes areas
of stucco cladding that reference the stucco cladding of Foster Hall. It is also designed to be
compatible with the historic character and integrity of Foster Hall; proposed construction is set
Jauuag 2, 2014 Page & TNrnGall, Iw.
39-
Historie Resoitia Evalaatien
Final
Foster 1-Ul, Manif Aeodemy
Sair Rafael, California
50' east of the eastern facade of foster Hall, set baric from the southern perimeter of Foster
Hall's primary (southern) fa4ade, and has a roofline height lower than the full height of Foster
Hall. The proposed project also retains the circular drive and circular open space, which establish
Foster Hall's visual Cocus on campus, Therefore, the proposed project is in compliance with
Rehabilitation Standard 9.
Rehabilitation Standard 10: New additions and adjacent or related dery construction will be undertak n in
such a manner that, rf removed in the future, the errerrtical for�rl and inte�ny of the hrctanc prnperty and its
environment would be unimpaired
Dh-aurion: As designed, the proposed project will not impair the essential form and integrity of
Fostec I1a11 if, to the future, it is removed, and therefore is in compliance with Rehabilitation
Standard 10.
PROJECT -SPECIFIC AND CUMULATIVE IMPACTS
On the whole, the proposed project complies with the Secretary of the Interior's Standards.
Proposed new consr,-ucuon would not negatively affect or diminish the integrity of Foster Hall.. All
of Foster Hall's character -defining features would remain intact and the overall scale,. massing, forms,
spatial relationships, and aesthetics would continue to reflect its historic character. New construction
is differentiated from Foster I-Ia11 by its design, but compatible because of sensitive siting and
massing as well as areas of similar cladding and the retention of spatial character defining features
including the circular drive and circular open space.
Likewise, the proposed project does not appear to cause any cumulative impacts that in combination
with other proposed projects or recently completed projects may compound or increase
environmental impacts. The last newly constructed building on the Marin Academy campus was
completed in 2007 (Library Building), and is located south of I'Aission Avenue, away from the direct
surroundings of Foster Halt, As of November 2013, no other new construction is underway or
proposed at the Marin Academy campus proximate to Poster Hall. There Core, the proposed project
does not represent potential cumulative impact.
Vit. CONCLUSION
Originally constructed in 1870 as a residence for Ml ichael J. O'Contior, and donated to the Mount
Tamalpais Academy by Arthur W. Foster in 1892, Foster_ Hall is significant under Catifotnia Register
Criterion 1 (Events). Th'e property is significant both as representative of the development of private
educational institutions in 1_ Lon County, and as the visual and operational center of two militaly
acadenZies. The period of significance under this Criterion spans from 1892, when Mount Tamalpais
lAilita.ty Academy attained die former O'Connor residence and the residence was renamed Foster
I-Iall, to 1967, when enrollment at San Rafael Military Academy plummeted to a point where the
school dissolved four years later with the compleilon of that year's graduating class. Despite some
changes to its original appearance, Foster Hall retains sufficient integrity to convey its significance in
relation to its period of significance. 'Therefore, Foster Hail is eligible for listing in the California
Register of I-itstorical Resources, and should be considered a historic resource under C.EQA.
The proposed project for new construction at Marin Academy is in compliance with die Secretary of
the Interior's Standards for Rehabibtalion. The project is sensitively sited and designed in a way that does
not impact Foster ]-lag's ability to transmit its historic significance or its eligibility for l3sting rn the
California Register, Nor does the proposed project present any cumulative negative impacts to Foster
Hall, as the last newly constructed campus building was completed in 2007, and no additional
construction is currently underway or proposed on campus.
fammry 2, 2014 Pa,ge d Twrnhull, Lu
-40-
Hislant Besourte EuaGmtion
Final
VIII. REFERENCES CITED
PUBLISHED WORKS
Foster Nall, Mann Acadel;g
Sdu Rofacl, Catrfernin
Keegan, frank. San Rafael Marini Mission Ciy. Northridge, California: Windsot Publications, 1987.
the Marin history Museum. Early San R,a/ael. San Francisco: Arcadia Publishing, 2008.
Moss, Jocelyn. "History of San Rafael Private Schools," The 11arin CounA, Historical Soczety Bsrlletin,
August 1989.
Munro -Fraser, J. P. Flhlog of Marin County, California. San Francisco: Alley, Bowen & Co. Publishers,
1880.
no author. The United Staler Catholic Hutorical Soei'ey Records and Sludies. Nt% York: The United States
Catholic Historical Society, 1916.
Vanderbilt, William. "IbMount Tamalpais Military Academy, 1890-1925." The Marin Counly f-lislorzcal
Soap Bulletin, December 1993.
PUBLIC RECORDS
California Office of Historic Preservation, TeehnPealAssislant Senes No. 7, flow to Nominate a Rerourre to
the California register of flisionc Resoumzes. Sacramento, CA: California Office of State Publishing, 2001.
State of California, California Environmental Quality Act, accessed 19 November 2013,
http-//ceres.ca.gov/topic/env_la,,v/cepa/sununary.html.
National Park Service, The Secretary of the interwr's Standards for Treatment of Hirtonr Pivpertrer, accessed
19 November 2013, http://www.nps.gov/bps/tps/standguide/.
CEQA Guidelines subsection 15064.5(b)(3).
Pub. Res, Code SS5024.1, Tide 14 CCR, Section 4850 et seq.
INTERNET SOURCES
"Native Americans of San Rafael", The California Missions Resource Center, accessed online, 19
November 2013, http://www.trussionscabfotnia.com/content/native-Rmeticans-san.-iafacl.html.
"Mission San Raphael Arcangel", Church of Saint Raphael & Mission San Rapbael .Archangel,
accessed online, 19 November 2013,http://www.saintrapbaci.com/Default.aspx?tabid=57.
Geary, Marilyn L; "San Rafael History: Community Leaders Championed Chinese Mission" posted
on San Rafael Patch, December 7, 2011, accessed November 2013.
h ttp: //sanrafael.patch.com/groups/around-town/p/san-rafael-his tory-community-leaders-
championed- chi nese-mission
Jomiag 2, 2014 Age &Tmrnboll, Inc.
-41-
Ili to is Besovud Evalwalian
Firiol
Fo.ceer l -fall, Mmie Acadriay
Sae Rafael, Cahfonio
Schneider, Tsim D. "Shell Mounds of China Camp and Tomales Bay State Parks, Marin County."
accessed online 19 November, 2013,
h ttp: / /www. scahome.org/publications /proceedings/Pt-oceecb ngs.21 Schneider. pdf.
San Rafael DvUtaq Academy 50th Reunion Website. Accessed 19 November 2013.
lxttp://,,vww,s.Tma5O.com/GaHery/index.plip.
Brownley, Travis. "How Marin Academy Began" N-larin Academy website, posted September 10,
2012. Accessed 19 November 2013. htip://Lravisma.wotdpress.com/2012/09/ 10/how-cnatin-
academy-began/_
"Bank of loam Announces Doug Murray as VII, Private Banker." Bank of Marin website, accessed
19 November 2013. https://www.bankoft-narin..com/community/press-and-news/bank-of-matin-
announces-doug-mutiny-as-vp-private-ban icer.
fanlog 2, 2014 Par & Tm-JA4 Re
-42-
PAGE & TUR.NBULL
imagining change :n historic errvironrnenls through design, reseorch, ar)d technology
PAGE & TuRmULL is interested in the intersection between the built surroundings we have inherited and the way we live
now, Our mission is to imagine change within historic environment through design, research, and technology.
Page & Turnbull was established in 1973 as Charles Hall Page & Associates to provide architectural and conservation services
for historic buildings, resources and civic areas We were one of the first architecture firms in California to dedicate our practice
to historic preservation and we are among the longest -practicing such firms in the country Our offices are located in San
Francisco, Sacramento and Los Angeles.
Our staff includes licensed architects, designers and historians, conservators and planners. We approach projects with
imagination and Flexibility and are committed to the conservation of significant resources—where these resources can be made
to function for present and future needs. Our services are oriented to our clients' time and budget. All our professional staff
meet or exceed the Secretary of the interior's Historic Preservation Professional Qualification Standards.
ARCHITECTURAL SERVICES We emphasize the re -use of existing buildings and the thoughtful application of new design.
Solutions for new construction respect existing architectural values and the context of neighboring structures • When
analyzing buildings we are skilled in the assessment and treatment of the most significant architectural and historical spaces
and elements. We welcome the challenge of solving problems of repair, seismic strengthening, and integrating new systems.
Page & Turnbull ensures that projects comply with the Secretary of the Interior's Standards for Rehabilitation for local, state
and federal agency review.
PLANNING & RESEARCH We complete evaluations for historic significance, Historic Structure Reports, National and
California Register nominations, Section 106 and California Environmental Quality Act (CEQA) clearance, Historic American
Buildings Surveys, Historic Building Preservation and Maintenance Plans and a variety of surveys, studies and planning reports.
Many of these are for repeat clients such as the National Park Service, California Department of Parks & Recreation and the
University of California.
PRESERVATION TECHNOLOG)' The work of this studio ranges from condition surveys to materials analysis, sequential
dating, and adding to the historical record by uncovering the buried work of early craftspersons.
SUSTAINAG)UTY No ideas today are more compelling than those surrounding the principles of sustainabilFy. We believe that
re -using existing buildings is a corner stone of sustarnabilrLy, one that spurs ongoing innovation. Beyond incorporating advanced
building systems while protecting historic fabric, we seek new technologies, materials and methods to retain the "energy in
place" that every standing building represents and to minimae each project's overall footprint.
OUR COMM(TMENT TO EXCELLENCE We have been acknowledged by professional organizations and in publications,
but most importantly, by the fact that most of our work is from repeat clients and referrals, The National Trust for Historic
Preservation, the American institute of Architects, the U.S. Government, California Preservation Foundation and others have
honored us with more than 100 awards.
ARCMECTURE
PLANNING & RESEARCH
_ BUILDING TECHNOLOGY
1000 Sansorne Si., Ste. 20U, Son Francisco, CA 94111 2401 C SL, Ste. 6. SOC(GrAen10, CA 95816 d 17 S. kilt St., Si•e. 2.1 i. Los Angeles, CA 90013
CAROLYN KJERNAT, AIA PAGE & T U R N B U L L
Principal
e?V8I-IC'AiIOMS
"The Walt Disney Family Museum: The Challenge of Addition, The Art of Subtrac-
tion" Heritage News, Spring 2009 (coauthor. Lada Kocherovsky, Assoc. AIA)
Carolyn Kiernat Is a principal and an architect who is committed to the
transformation, reuse and renewal of historic structures. In her work, Carolyn
strives to balance innovative new design with complex regulatory requirements for
historic buildings. She has been both prime architect and preservation consultant on
major adaptive reuse projects, and has been involved in such projects as the Walt
Disney family Museum in the Presidio of San Francisco and the new Exploratorium
'
at Pier I S. Carolyn has an educational background in architecture and materials
conservation, and is well -versed in reviewing projects for compliance with the
Secretary of the Interior's Standards. She has successfully completed the Federal
tax certification process for several major projects and is currently focused on the
challenge of inserting contemporary programs into existing buildings.
Prior to joining Page & Turnbull in 1997, Carolyn worked for the National Park
Service, Ellerbe Beckett in Minneapolis, and Behnish & Partner in Stuttgart, Germany.
t:DUC:arfont
Verona, Italy, Coursework in the conser-
Carolyn meets the Secretary of the Interior's Professional Qualificatians Standards for
vation of stone and marble, 2005
Architecture and Historic Architecture
Cclurrrbia University, MS Historic Preser-
vation, concentration in cornservahon,
1997
Arizona State University, 8S Desgn
PROJECT EXPERIENCE
(Architecture), 1992
Berkeley Art Musuem and Pacific Film Archives, University of California, Berkeley.
Rehabilitation and adaptive re -use.
REGISTRATI®PI
a Berkeley Public Library, Berkeley, CA. Renovation and addition.
California: 028638
Chronicle Building, San Francisco Restoration of and Landmark Designation Re-
Anzcna• 42387
port for 690 Market Street.
Exploratorium at Piers IS- 17, San Francisco. Rehabilitation and adaptive reuse of
�eFtl_t�-l� 1tiP9�
historic piers into an interactive science museum.
Burd Member / 2012 President, AIA San
a Fairmont Hotel, San Francisco Restoration, rehabilitation and tax certification.
Francisco
- Ferry Building, San Francisco, Rehabilitation and tax certification.
Board member, San Francisco Architec-
a Glenn County Courthouse, Willows, CA. Rehabilitation and new addition to a
lural Heritage
historic courthouse.
Advisor/ Group, AIA Nawrvil Historic
Resources Committee
o Hacienda Garden Apartments, San Carlos, CA. Renovation of 1930's bungalows.
Sausalito Historic Landmarks "rd
° Hearst Memorial Mining Building, University of California„ Berkeley. Renovation/
restoration.
HONORS & JAWAIRDS
° Public Health Service Hospital, Presidio of San Francisco. Rehabilitation and adap-
Public Health Services Flospital
2011 AIA San Francisco Chapter,
tive reuse.
° San Francisco Public Libraries, Chinatown and Presidio branches, San Francisco.
Hor,:xAward for Historic Preservation
Principal -in -charge for consulting preservation scope
and Innovation in Rehabilitation
o Shriner's Hospital (Bridgepoint Assisted Living Facility), San Francisco.
Rehabilitation and tax certification,
Watt Disney family Museum
o Sloan Residence, San Francisco. Residential remodel and rehabilitation.
2010 California Preservation rourmJadon
o Strand Theater, San Francisco, CA. Historic Resource Evaluation Report and pres-
Preservation Design Award
ervation consultation.
2010 AIA/San Francisco Chapter,
Mept Award for Historic Preservation and
o The Old Mint, San Francisco. Rehabilitation, adaptive reuse, and tax certification
Innovation in Rehabl,tation
for this new city museum
2009 San Francisco Business Tmes,
a University House, University of California, Berkeley. Renovation and restoration
Real Estate Deal of the Year, Best
a Walt Disney Family Museum, Presidio of San Francisco Rehabilitation and adaptive
Retsabitilalion
reuse of historic barracks buildings for use as a museum, archives, and offices for
the Walt Disney Family foundation.
Wawona Hotel, Yosemite National Park, CA. Historic Structure Report and kitch-
en renovation.
e?V8I-IC'AiIOMS
"The Walt Disney Family Museum: The Challenge of Addition, The Art of Subtrac-
tion" Heritage News, Spring 2009 (coauthor. Lada Kocherovsky, Assoc. AIA)
STACY FARR PAGE & T u R N S U L Ta
Architectural Historian 1 Cultural Resources Planner
Et'SUCAIIOti`i
Universily of Ca4kNnia, Berkeley, HS
A�-chite�-cure, Urban Fldcfy, 2012
University of Caliiomia, Santa Barbara, SA
History of Art and Arctulecture, 2009
APHILIAT'IONS,
As an Architectural Historian and Cultural Resources Planner at Page & Turnbull,
Stacy has completed multiple historic resource evaluations and California
Department of Parks and Recreation Primary Record forms for sites In San Francisco,
Oakland, the San Francisco Peninsula, and Seattle, Washington. She has contributed
to historic context statements and interpretive cultural history displays, and assisted in
the evaluation of potential cultural landscapes. As an Architectural Historian, Stacy is
adept at a broad range of research methods, from combing dusty archives to getting
out .n the field to conduct oral histories She brings 20 years of Bay Area residency to
her pm.cssionaf evaluative skills
As a Cultural Resources Planner, Stacy is particularly Interested in the interplay
between cultural practice and the built environment. Prior to joining Page & Turnbull,
Stacy contributed to the Bayview -Hunters Point Historic Context and Survey in San
Francisco, and was the primary author of the successful local landmark nomination
for Sam Jordan's Bar in that neighborhood. During an Internship at the San Francisco
Planning Department, Stacy authored the successful local landmark designation for
Marcus Books, the oldest African American bookstore in the country As an
independent consultant Stacy has contributed to the San Francisco city-wide African
American Historic Context Statement, and has assisted multiple residential clients in
Mills Act applications to the city of Oakland.
Society of Architectural Hislonans NWh-
ern California Chapter Stacy is an active member of the Society of Architectural Historians, San Francisco
San Francisco Architectural Heritage Architectural Heritage, and the National Trust for Historic Preservation. She meets
National Trust for Historic Preservation the Secretary of the Interior's Professional Qualifications Standards for History and
Architectural History.
Y'EB.olECT EXPERIL-NICE
FeasibilityDesign Studies
Stephens Memorial Hall Accessibility Study, University of California at Berkeley,
Berkeley, CA. Historic research to support Page & Turnbull's design team in deter-
mining where to place public access upgrades within a historic building.
Historic Resource Evaluations
270 Beach Street Historic Resource Evaluation, Belvedere, CA. Research and
evaluation of a V.c;_onan summer estate for eligibility for inclusion in the local and
State historical registers
1055 Green Street Historic Alterations Assessment, San Francisco, CA. Research
to determine if portions of a rear facade alteration were designed by Julia Morgan,
In advance of proposed further alterations
3598 Jackson Street Historic Resource Evaluation, San Francisco, CA. Evaluation
of a residence designed by William Wurster for eligibility for listing in the California
historical register.
* Children's Hospital of Oakland Historic Resource Evaluation, Oakland, CA Doc-
umentation, research and evaluation of a complex multi -building site and an adja-
cent historic residential neighborhood State and local historical register eligibility.
a Hebe Daum Murais Historic Resource Evaluation, San Francisco, CA. Documen-
tation, research and evaluation of recently discovered WPA murals at the former
San Francisco State Teacher's College site.
Marin Academy Historic Resource Evaluation and Proposed Project Analysis, San
Rafael, CA. Research and evaluation of a 1.860s residence located within a private
school campus, and evaluation of compatibility for adjacent proposed construction
Thomas Street Automotive Garage Historic Resource Evaluation and Peer Review,
Seattle, WA, Peer review and .additional research and evaluation of an automotive
garage in the South Lake Union District of Seattle, Washington for National, State
and local historical register eligibility.
University of San Francisco Lone Mountain Campus, Underhill Building Historic
Resource Evaluation, San Francisco, CA. Evaluation of a mid-century science lab
constructed at a historically female college for California historical register eligibrlhry
ARCHITECTURE
PLANNING & RESEARCH
BUILDING TECHNOLOGY
1000 Sansome Slfeel, Suite 200 2401 C Slfeel, Suits R 417 S Hill Slreel, Suila 211
Son rfoncisco. Colifofnio 94111 Saeromenlo, Colifomio 95816 !os Angeles. Colifornio 90013
4)5.362.5154 / 415 362 5560 fox 916 9?0 9903 / 916.930 9904 !ox 213 221 1200 / 213 221,1209 lox
EX14II3IT 5
Project Description
The Marin Academy Science and Innovation Center will be a new 18,340 square foot building,
located generally in the north -central part of the Marin Academy campus, on a sloped hillside
between Foster Hall to the west, the Old Gym to the north, the Athletic Field to the east, and
Thacher Hall to the south (see Cover Sheet G0.01 of attached Plans). The -building will consist
of 6 new science lab classrooms (2 biology, 2 chemistry, and 2 physics), a small independent
study lab, shared prep rooms adjacent to the labs, a central lobby and. circulation space,
res trooms, And a Geld level basement. The basement will include either fitness and training
rooms, or an additional classroom. The building will be two floors over the basement, with
access from the upper floors to the athletic field via an elevator. It will be fuushed %villi
materials compatible with those of its adjacent buildings. Sustainability and environmental
stewardship are being considered in every aspect of its development.
Site enhancements will improve pedestrian safety and handicapped (ADA) access, as well as
vehicular circulation and parking (including the relocation of all panting spaces removed at the
new building site). A new deck will be located between the new science building and Thacher
Hall, adjacent to new stairs to the athletic field. An educational garden and courtyard will
separate the building from Foster Hall and the gym and provide space for outdoor learning.
Additional site improvements include reconfigutation of the employee parking lot to the north,
widening of the service road to accommodate fire trucks and additional parking spaces, and
improvements to the circular driveway and entrance to Foster Hall. Upgrades to storm water
treatment are also included in our pro)ect plans_
In addition to the new building and site improvements, Marin Academy is requesting a modest
50 student enrollment increase, from the 400 students currently allowed under its Conditional
Use Permit.
Enrollment Cap Increase
Marin Academy is requesting a 12.5% increase in its enrollment cap, from L100 to 450
students. A recent analysis of class size and classroom occupancy at Mar n Academy indicates
that the school can easily support an additional 50 students (approximately 12-13 per grade)
within its current physical plant (including the proposed science budding). The operating
efficiencies generated by a higher enrollment cap are compelling and will help sustain the
school's reputation as a vibrant educational community. These qualities, and the school's
continued success, reflect well on the City of San Rafael and surrounding neighborhood.
1
EXHIBIT 6
Increasing Marin Academy's permitted enrollment will provide many benefits to the school and
the greater San Rafael community by:
Allowing more students to benefit from the school's highly regarded high school
education.
2. helping the school manage tuition costs, malting a Marin Academy education more
affordable and supporting the school's ongoing commitment to student financial
assistance,
3. Strengthening our existing partnerships with San Rafael community groups, including
Next Generation Scholars, Aun High, and organized youth athletic programs that utilize
NIA's athletic facilities at tnote affordable costs.
4. Increasing student and employee patronage at local West End businesses.
Enrollment growth at the school would take place in a planned and gradual manner, over a
period of several years. Marin Academy has a strong track record of communicating with
neighbors and responding to neighborhood concerns when it must make changes to its campus
to prepare for the future and meet its educational objectives for our youth. Marin Academy
will continue its proactive engagement with neighbors and the greater San Rafael community.
2
Marin Academy
Science and Innovation Center
Conceptual Design Review Narrative
March 31, 2014
ECEPEE
I
APR 01 2014
PLANNING
1 r
� r a
The Science and Innovation Center will be located to the east of Foster Hall, north of Thacher Hall, and south of the
old Gym, along a hillside adjacent to the athletic field.
�'' 1 .I...�r• '-� 1 {i .rte. •�:
A newly created pedestrian spine will strengthen campus
circulation and enhance safety by separating pedestrian and
vehicular traffic.
The project will have no impact on the total number of
parking spaces available on campus.
2
a
/��
A new connection from the drop-off circle to the
field will be created along the south side of the
site.
MAR IN ACADEMY SCIENCE AND IN NOVATION CENTER
SITE DESIGN
The proposed site for the Science and Innovation Center at Marin Academy was
specifically chosen to have the least impact on neighbors, to preserve views to and from
the site, and to improve existing site circulation and pedestrian safety.
The proposed location of the new Science and Innovation Center at Marin Academy
allows the building to be tucked into the existing hillside, minimizing the overall mass of
the building. Views ore maintained across the site, including all views of Mt. Tomalpois
and the hills to the south.
Site Features and Constraints
Existing redwood Ts-ee
The location of the proposed building respects the location of the existing large
redwood tree to the south. A deck under the redwood tree will be carefully
constructed to protect the existing root structure. The design team has held
meetings with several arborists to discuss the appropriate distance between any
new construction and the tree trunk to ensure the protection and preservation of
the existing redwood tree The new building will be built into the existing hillside to
minimize perceived mass and bulk.
Massing
The new building will be built into the existing hillside to minimize the perceived
mass.
Science Court
New landscaping will transform a small parking lot east of Foster Hall into a
vitalized, experiential learning space. Science learning will be allowed to spill out
of the classrooms into this court, supporting outdoor, hands-on science education.
An accessible path will weave through the science court along the east side of Foster
Hall,
Access, Circulation and Parking
Pedestrian Spine
The proposed project creates a pedestrian spine that connects the south campus
to the north, ocademics'to athletics. This spine separates pedestrian traffic from
vehicular traffic on campus, improving pedestrian safety.
CONCEPTUAL DESIGN REVIEW NARRATIVE
Parking
The total number of parking spaces on campus will remain unchanged by the
proposed project. Parking spaces will be added to the North Parking Lot and along
the edge of the service road to replace those lost at the east side of Foster Hall. The
North Parking Lot will be modified to meet all fire code and access requirements.
The proposed design consolidates parking on campus, improving site circulation and
pedestrian safety.
Transportation Demand Management
A comprehensive Transportation Demand Management Plan is being developed
that will ensure that the need for additional parking spaces on site and additional
trips can be avoided. A variety of strategies, designed to increase carpooling, bus
ridership, use of public transit, and biking or walking to campus will be utilized.
Monitoring, to ensure the goals of the plan are being met, will be included. The
Full Transportation Demand Management Plan will be submitted with the formal
application, fallowing Conceptual Design Review.
Traffic and Parking Plan
In response to comments received on our Pre Application package, a Traffic and
Parking Plan will be included with our formal application. Elements of the Plan will
include: the existing 2003 Traffic Plan, which was negotiated with neighbors as o
condition of the Conditional Use Permit for the school; diagrams and tables showing
how the parking locations have been modified to maintain the some parking space
availability; diagrams and tables showing where those staying on campus can
park, including spaces for the hondicopped; revised automobile circulation routes
throughout the campus; student drop off and pick up locations and procedures; a
description of the means by which the school communicates the requirements of the
Plan to its community, and other details of how parking and circulation will work at
the school.
r7rc�innaF
The design of the landscape around the Science and Innovation Center will improve
surface drainage �y increasing the amount of permeable area on campus and integrating
a stormwater treatment garden. The landscape around the new science building has been
designed to incorporate bioswales that will treat the stormwater, not only from the roof of
the new science building, but from the northern part of the site, A complete hydrology
report will accompany the formal application. A Storm Water Pollution Prevention Plan
(SWPPP) will be submitted with plans for a building permit and will address erosion
control measures during construction.
Initial geotechnical studies found that the building site has bedrock a shallow distance
below the proposed foundation, making this site an ideal building location, A complete
geotechnical report will accompany the formal application.
All utilities are available at the site. Utility connections will be installed underground.
CONCEPTUAL DESIGN REVIEW NARRATIVE
Athletic Center
L.
Gymnasium
existing oak 1
science court
grove: to 1
' remain j
1 + q rt
Science and +
innovation 4
Center
exishfig large +
redwood tree
new frees ir
The siting of the building was chosen in part to optimize the exterior landscape areas, striking a
balance between the needs of the building and Ike constraints of the site.
6 MARIA ACADEMY SCIENCE AND INNOVATION CENTER
LANDSCAPE DESIGN
The siting of the building was chosen in part to optimize the exterior landscape areas,
striking a balance between the needs of the building and the constraints of the site.
A new science garden will provide on interactive learning environment for the students.
Students will be encouraged to engage with and learn from the living environment and to
build the tools they need to meet the environmental challenges of the future. An accessible
path to the upper campus will weave through the science garden. The garden will also
include a terraced outdoor classroom area.
The new building is sited to preserve the redwood tree to the south of the proposed
building. A redwood deck will connect Thacher Hall (the existing science building) to the
new Science and Innovation Center. A raised deck will protect the root structure of the
large redwood tree between the two buildings. The deck will become a unique outdoor
space for the campus, and will provide a shaded perch for fons to watch athletic play on
the field below.
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The landscape planting will be^drought-tolerant and water -efficient, with species selected
from the suggested list included in the City of San Rafael's design guidelines.
The existing oak grove to the northeast of the building will be retained and will serve
to soften and compliment the building's appearance. It will also shield views of the
building from the neighboring properties to the north and east. Any trees removed during
construction will be replaced on site. An arborist's report will accompany the formal
application.
This site is located in a Wildland-Urban interface area. Plant materials will be chosen
to be compatible with the City of San Rafael Wildlond-Urban Interface Vegetation
Management Plan.
science Ancil
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CONCEPTUAL DESIGN REVIEW NARRATIVE
A redwood deck will connect
Thacher Holl, the existing science
building, to the new Science and
Innovation Center. This deck
will be supported by piers that
protect the root structure of the
large redwood tree between the
two buildings. The deck will be
a shaded perch to watch the
activities of the athletic field below
and provides a unique outdoor
space for the campus.
The Science and Innovation Center will open onto a science court that allows science learning to
spill into the outdoors. This court will provide an accessible path to upper campus that weaves
through a science garden and a terraced outdoor classroom orea. The new building is sited to
avoid impacting the existing redwood tree to the south of the site.
MARIN ACADEMY SCIENCE AND INNOVATION CENTER
ARCHITECTURE
The design of the building is contextual to the existing campus in both scale and use of materials
The Science and Innovation Center will be a 21 st century learning environment that makes Ike
sciences a visible, vibrant, and integral part of the Marin Academy campus. The building includes
six lob classrooms and on independent study lab to support Marin Academy's innovative science
program. These lab classrooms will provide space for integrated, long-term student projects to
support hands-on learning and to inspire the next generation of young scientists, while preparing
them for the opportunities and challenges of the 21 st Century.
A two-story "hub" space will provide key circulation space and will house an art/science gallery,
small breakout spaces outside the classroom, and small meeting nooks to serve the entire Morin
Academy campus.
Portions of the hub will have the ability to be opened to the adjacent science garden on nice days.
-nergy Efficient Design
The Science and Innovation Center will be a highly sustainable building and will serve as on object
lesson for students.
The proposed building height is below the maximum height allowed above the average grade
plane by Ike zoning requirements of the City of San Rafael. Please see sheet 2/A3.0.
J(.)r l-ightinq
All site and exterior building lighting will be designed to meet minimum safety requirements while
avoiding glare to adjacent properties.
Site signage will' be designed to be consistent with Chapter 14.19 in the San Rafael Municipal
Code.
The mechanical equipment on the roof will be screened from view by the roof form and a screen
wall to the west.
Green walls on the west and east facades blend the building with the adjacent landscape and
create a living sunscreen that will grow more dense in the summer, when shading is most needed,
and more barren in the winter, when more sun is desirable.
Wildland-Urban Interface
The building will be designed to comply with all requirements of the w0clIand urban interface
regulations regarding use of sprinklers and materials.
Historirol Resources Assessment
The building was designed to be contextual in height, material, character, and scale to surrounding
buildings, including Foster Hall directly to the west. Respected preservalion isis Page & Turnbull
found that the proposed project has no impact on Foster Hall's historic significance. Their report is
included in this package.
CONCEPTUAL DESIGN REVIEW NARRATIVE
ri
10
Walls, Fences and Screening —
The mechanical equipment on the
roof of the building was designed
to be screened from view through
roof form and a screen wall to the
west.
V
Dayligthing
The lob classrooms were designed to enhance natural daylighting, to allow teachers to turn off
electric lights and minimize energy use. A clerestory window element to the west washes light
across the ceiling of the discussion space. Mecho shades on the east windows will block the low
angle of the sunlight in early mornings. Diffuse skylights on the roof provide a source of daylight
in the middle of the classroom to provide a balanced level of doylighl and Io provide a secondary
source of daylight when the east shades are drawn.
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An example of o green wall from the Lincoln Pork Zoo similar to that
proposed on the east and west buildingg facades.
MARIN ACADE Y SCIENCE AND INNOVATION CENTER
P
Materials and Colors
THe building will be primarily
stucco in order to be contextual
with other buildings and
structures on campus. Colors
will be earth tone and will
be selected to blend with the
existing context.
Green walls on the west and east facades blend the building with the adjacent landscape and
creates a living sunscreen that will grow dense in the summer when shading is most needed and
will thin in the winter when more sun is desirable.
CONCEPTUAL DESIGN REVIEW NARRATIVE 11
0 The Science and Innovation Center will not be visible from the upper portion of Bryn Mar Drive
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Q The Science and Innovation Center will not he visible from the upper portion of Bryn Mar Drive
12 MARIN ACADEMY SCIENCE AND INNOVATION CENTER
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CONCEPTUAL DESIGN REVIEW NARRATIVE 15
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