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HomeMy WebLinkAboutDRB 2019-12-17 #2Commun SAN RAFAEL THE CITY WITH A MISSION )artment— Planning Division Meeting Date: December 17, 2019 Case Numbers: ED16-059N16-003 Project Planner: Caron Parker (415) 485-3094 Agenda Item: 20 REPORT TO DESIGN REVIEW BOARD SUBJECT: 248 Laurel Place — Environmental and Design Review Permit and Variance to demolish an existing one -car garage, stone retaining wall and entry gate located along the front property line and replace it with a three car -garage, retaining wall and entry gate; APN: 011-173-34; Single Family Residential (R5) Zoning District; Laura Ackley and Sander Temme, Owner/Applicants; Lincoln -San Rafael Hill Neighborhood. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: LDR (Low Density Residential) R5 Residence North: P (Park) R5 Residence South: HR (Hillside Residential) DR/HR1 Residence East: LDR/HR HR1.8 Residence West: MDR Medium Density Res) DR (Duplex Residential) Residence Lot Size Lot Coverage: Natural State (Avg. cross slope 33.84%) Required: 5,000 sf Required: 58.84% Proposed: 11,771 (existing, no change) Proposed: no change in natural state Height` No change Gross Building Square Footage Allowed: 15' (accessory structures) Allowed: 3,677 sf (2,500 sf + 10% of lot size) Proposed: 10' to 12' 6" Existing: 4,300 sf (4,000 sf house + 300 sf garage) Proposed: 4,600 sf (house + 600 sf garage) Parking Required: 2 covered spaces Proposed: 3 covered Landscaping Min. Lot Width (New lots) Required: N/A Proposed: Green roof above garage and front yard totals 1,144 sf landscaping Grading Total: 350 cu.yds. Setbacks Required Existing Proposed Front: 15' 0 0 Side(s): 5' Garage (0) 1.5' north end Ext. side: n/a Ped. side: n/a Bldg. sep: n/a No change Rear: 10 No change Tree Removal: NIA * Hillside building height is measured from natural grade to top of roof/structure at all points of the structure. Standard building height is measured from an established exterior finished grade elevation to mid -point of a sloped roof. SUMMARY The project site consists of a 4,000 square foot residential building (two units) and a 300 sf garage located on the north side of Laurel Place (see Exhibit 1 -Vicinity Map, and Exhibit 2: street elevation photo). The project proposes to replace the existing garage and temporary block retaining wall with a three -car garage (600 square feet) with a separate "man -door", a landscaped "living roof" above the garage, and a new 9' 6" long retaining wall (ranging between approximately 7' and 9' in height). The project also proposes two (2) 9' 2" tall stone pillars on either side of the entry stairs (replacing existing historic pillars with replicas in kind) all within the required 15 foot front yard setback (see Plan Sheet A2). In recent years, the existing retaining wall shown in Exhibit 2 was in disrepair, leaning into the sidewalk, and in danger of failing. In June 2016, the property owners applied for a Design Review Permit and Variance to replace the existing one -car garage and 8' high failing retaining wall with a new three -car garage (with a roof garden and 4' tall wrought iron guardrail), an at grade brick patio, a recessed retaining wall, and a new stone pillars to replace the existing wooden entry gate/trellis. The application was deemed incomplete and the property owner requested several time extensions in order to submit the required documents for staff to evaluate the project for completeness. Due to potential dangers to pedestrians from the failing retaining wall, the Department of Public Works closed the sidewalk in front of the property in April 2017 and the property owner was cited by the Building Department to repair the wall as quickly as possible. A building permit to demolish the failing wall and install and temporary block wall (see Exhibit 3) was issued on September 7, 2017. The planning application was finally deemed complete and then scheduled for a hearing before the Design Review Board (Board) on June 6, 2017. At that meeting, the Board reviewed the project and expressed unanimous support of project design and required Variances. However, the Board did express concern about the overall height of the new garage along Laurel Street (see Exhibit 4 — 2016 project plan Sheets Al and A3). Specific Board recommendations were: • Reduce garage to minimum ceiling height (7'6") with 7' -tall garage doors. • Slope or step the garage floor grade to match that of the Laurel Place. • Work with the project engineer to better incorporate an alternative structural design with the intent of reducing building height. • Slope the landscape area above the garage roof and retaining wall up towards the residence on the site. • Plant selection is good. • Sheet A3 (Street Elevation) should include additional details for context, including the residence on the site and the structures on the adjacent parcels (residences, garages and retaining walls). • Show preliminary drainage details. • Increase garage door widths from 8' to 9'. • Provide a cross-section along the entire width of the garage. The item was continued to a date uncertain to allow the applicant to revise the design to reduce the height, bulk and mass of the garage/retaining wall. The applicant again requested several time extensions and ultimately re -submitted revised plans on September 3, 2019. The property owner has submitted a response letter to Board's comments (see Exhibit 5). The Board's recommendations were incorporated into the project design as follows: 1. The proposed 4' guardrail and stone pillars for the garage were eliminated. The new garage height at the highest point is 12' 6". This is a reduction from the previously proposed 18' height at the eastern side of the garage. 2. Street elevation has included a panorama showing adjacent properties along Laurel Place. 3. Garage door width was increased to 9' wide. 2 The project is returning to the Board for review of the revised design. The proposed project triggers the following entitlements: 1. Design Review Permit for: a) retaining walls over 4' in height on a hillside property requires Board review, pursuant to San Rafael Municipal Code Section 14.16.140.A.b; and b) grading in excess of 50 cu.yds., of cut/fill. The proposed project requires grading of approximately 350 cu.yds. of cut/fill. 2. Variance: The project, as proposed, would also require Variances to the property development standards due to the following: a) accessory structure (garage) located within the 15 foot front setback; b) accessory structure located within the required 3' foot side yard setback; c) non- conformance with the required 20 foot driveway setback; and d) proposed 9' 2" tall stone pillars in excess of the 8.5' maximum height allowed. Based on review of the applicable design criteria, which is discussed in detail below, staff is generally supportive of the project. Staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: Architecture • Design and height of the proposed 8' to 12' tall stone posts along the garage fagade • Appropriateness of the colors and materials • Appropriateness of the proposed 9' 2" stone pillars at the entry stairs Landscaping • Choice of planting plan for garage roof garden and front yard • Choice of hardscape for the replacement walkway in the front yard Following the Board's recommendation on this project, staff would schedule a public hearing for a decision before the Zoning Administrator on the Variance and Design Review Permit. BACKGROUND Site Description & Setting: The project site is a hillside property (33.84% average cross slope) and is developed with two units. The site is located in the R5 (Single Family Residential) Zoning District. The neighborhood character along the south side of Laurel Place, in the vicinity of the project site, is a combination of traditional single-family style homes with driveways and garages at grade (no retaining walls). However, on the uphill side (north side) there are two properties with garages similar to the project site (300 Laurel Place and 320 Laurel Place), as well as several other properties with retaining walls and garages built to the property line. PROJECT DESCRIPTION Use: No change to the existing house is proposed. The proposed project would demolish the existing one -car garage, temporary block retaining wall and entry gate at the front of the property and construct a new three -car garage cut into the front hillside, a new retaining wall and two (2) new stone pillars at grade adjacent to the entry stairs. Site Plan: The project proposes to build a 600 sf (20' x 30') three -car garage to replace the existing 300 sf (20'x 16) garage. Each garage stall measures 9'x 20'. A separate "man door" would provide access to the garage (See Plan Sheet Al). The current garage has a zero setback on the front and side property line. The new garage would be setback approximately 2' from the front property line. A new 9' 6" long retaining wall (ranging between approximately 7' and 9' in height) would be adjacent to the garage (setback 2' from the front property line) and two (2) 9' 2" tall stone pillars are proposed on either side of the entry stairs, The existing concrete walkway (running east to west) in the front yard will be replaced with a new concrete walkway. Architecture: The proposed new garage and retaining wall will be re -faced with the existing San Rafael Bluestone salvaged from the retaining wall demolition. According to Page 11 of the Historic Resource Report submitted, the proposed 3 bay garage door design is "in keeping with historic 1907- 1924 modes, when the original was built, and will replace the missing original doors." A Color and Materials Board will be distributed at the hearing. Landscaping: The project proposes a landscaped "green roof" above the new garage and also new landscaping in the front yard (see Plan Sheet L1.0). Some of the plants have been revised from the previous submittal. No trees are proposed to be removed from the site. Grading/Drainage: The project estimates approximately 350 cu.yds. of cut/fill would be required to excavate the retaining wall area. The applicant submitted a letter from the project's geotechnical engineer indicating the project can be constructed as proposed. The City's Department of Public Works has reviewed the project design and has deemed the application to be complete but did include conditions for grading and drainage that will be reviewed at the time of building permit submittal. ANALYSIS General Plan 2020 Consistency: The General Plan Land Use Designation for the project site is Low Density Residential (LDR). No changes to the existing home on site are proposed. The proposed project is consistent with the General Plan policies with regard to LU -23 (Land Use) in the LDR Land Use category. Other General Plan Policies applicable are listed below: • NH -4 (Improve Property Maintenance): Require owners to maintain their properties on good condition and appearance and to eliminate unsafe and unhealthy conditions. The proposed project would repair a hazardous and failing retaining wall and provide additional covered parking. • CD -4 (Historic Resources): Recognize, preserve and enhance the City's historic resources. While the home at 248 Laurel is not listed on a State or National Historic Register, it does appear on the 1986 San Rafael Historical/Architectural Survey as a "good" example of a historic resource in San Rafael. The repair of the failing retaining wall will help preserve the historic integrity of the residential home on the site. The proposed project entails a complete change to the front elevation of the property. Staff has worked with the applicant and is generally supportive of the proposed project and determined that the changes are generally consistent with the General Plan 2020 policies. The project will re-create the retaining wall to replicate what has existed historically by re -using the original San Rafael bluestone materials salvaged from the demolition. The applicant/property owner, Laura Ackley, a qualified architectural historian by profession, authored and submitted a Historic Resource Report with an analysis of the potential impact from the proposed project on the historic resource. Page 13 of the report concluded that the proposed project "will not detract from the historic character of the property." However, staff does recognize that the proposed exterior change to the fagade will add height and bulk to the street frontage. Staff analysis of the proposed changes will be discussed below as part of the Chapter 25 Design Review Criteria. 4 Zoning Ordinance Consistency: The proposed project would demolish the existing garage and remove the temporary retaining wall. The existing entry gate was built without planning review or building permits and therefore is not considered to be legal. The proposed project is subject to SRMC Section 14.04.020 Base District Regulations for the R5 (Single Family Residential) Zoning District, Section 14.16 (Site and Use Regulations), and Section 18 (Parking). The project is over 25% slope and is therefore also subject to Hillside Design Guidelines (Chapter 14.12). Staff has determined that the project will comply with the hillside property development standards pursuant to Section 14.12.030 in that: 1) the existing development on the lot exceeds the maximum floor area ratio (FAR) allowed, but has been determined to be "legal non -conforming" and therefore not in violation of this development standard; and 2) the additional 600 square feet of new garage space is located sub -grade (at least 6' below grade) and therefore is excluded as FAR on the site, pursuant to the Hillside Design Guidelines. Chapter 14.04.020 (Single Family Residential, R5 Zoning) The existing garage and retaining wall have a zero setback to the property line. The project proposes to construct a new three car garage within the 15' front setback of the property. Staff comment: While the proposed garage would be setback 2' from the front property line, the project does not comply with the following regulations: 1) 20' driveway setback from the property line; and 2) accessory structure (garage) located within the 15' required front setback. As such, the proposed project will require approval of a Variance. Staff typically supports similar front setback Variances for garages on hillside properties in order to reduce grading. However, the design does create more mass than the existing wall. Staff requests the Board input on: • Design of the proposed stone posts along the garage fagade • Appropriateness of the height of the new garage Chapter 14.16.020 (Accessory Structures) The proposed new three -car garage is defined as an "accessory structure" and is located within the required 15' front yard setback as well as within the required 3' side yard setback (required for accessory structures over 120 sf). Staff comment: Despite being setback 1.5' from the side property line, the garage accessory structure would still encroach into the 3' required setback. As such, a Variance approval is required. Chapter 14.16.140 (Fences and Walls) The proposed retaining wall measures between 7' and 9' in height along the Laurel Place frontage. Pursuant to Zoning Ordinance Section 14.16.140.A.1.b, retaining walls over 4' in height on hillside properties are not permitted except when recommended by the Design Review Board, to minimize grading and/or tree removal. The proposed new. 9'2" stone pillars also exceeds the 8.6' height limit for "minor decorative entryways such as a trellis arch or lattice arch" (Section 14.16.140.A.1 A). Staff comment: The existing retaining wall measures 8' in height. The revised plan proposes a new retaining wall height between 7' to 9' approximately 9' 6" along the front yard area. In addition, two (2) 9' 2" tall stone pillars are proposed on either side of the entry stairs. The retaining wall is setback 2' from the property line, which is an improvement to the existing condition. The proposed stone pillars - are setback 1' from the property line and would replace the existing wood gate/trellis feature, which would reduce the overall mass along the street, even though the pillars exceed the allowable 8' 6" height limit for such decorative features and requires a Variance. Staff requests the Board's comment on: • Appropriateness of the retaining wall height and setback • Appropriateness of the height for the new stone pillars at the entry stairs 5 Chaoter 18 (Parkin The project site has an existing one -car garage. The current code requirement on the property is two (2) covered spaces. Staff comment: The project site is considered "legal, non -conforming" and is therefore not required to upgrade the parking on site to meet the parking requirement. Staff supports the additional parking but must also balance the need for on -street parking along Laurel Place. Street parking is not allowed on the north side of Laurel Place so there will be no loss in on -street parking. The applicant has stated that they desire to bring the property up to current code for parking. Adding a three -car garage would add two (2) additional covered parking spaces on site, bringing the site more into conformity with the Zoning Ordinance. Chapter 25 (Environmental and Design Review Permit) The project proposes to construct a new three -car garage with a 2' setback from the front property line, a new retaining wall with a 2' setback from the front property line, and new stone pillars with a 1' setback from the front property line. Staff comments: Chapter 25 states that development should be harmoniously integrated in relation to both the specific site design and the architecture in the vicinity in terms of colors and materials, scale and building design. Specific architectural design considerations include, but are not limited to the following: ➢ Creation of interest in the building elevation ➢ Provision of a sense of entry ➢ Materials and colors should be consistent with the surrounding area ➢ Landscaping The project is generally consistent with the design criteria of Section 14.25.050 of the Zoning Ordinance in that: 1) the proposed garage doors are typical of garage doors in the vicinity; 2) the proposed materials and colors are compatible with the existing surroundings, and re -uses the historic San Rafael Bluestone material for the new retaining wall; 3) landscaping would be added to the site in the form of a "green roof" on the garage roof and front yard landscaping; and 4) the proposed stone pillars near the entry stairs would re-create the original historic stone pillar entry design. The applicant has taken time to consider the above listed design criteria in the proposed project design. The originally submitted design with a taller garage height, recessed entry court with trash enclosure and a taller entry gate was revised based on the Board's recommendations. Staff generally supports the revised project and determined that the design is largely in keeping with the Chapter 25 Design Guidelines. Still, staff does request the Board's comment on the items summarized on Page 7 of this report. NEIGHBORHOOD CORRESPONDENCE Staff received no comments in response to the Notice of Public hearing mailed to owners and occupants located within 300 feet of the project site 15 -days prior to this hearing date. The site was also posted with a public hearing poster 15 -days prior to this hearing date. Comments received during the previous DRB hearing in June are attached in Exhibit 6. The project also received support for the project from the adjacent neighbor at 240 Laurel Place. H CONCLUSION To summarize, the proposed project would require Variance approvals for the following: 1) 20' driveway setback for garages 2) Accessory structure located in the required 15' front yard setback 3) Accessory structure located within the 3' side yard setback 4) Stone pillars exceeding the 8.5' height limit allowed for "minor" decorative entryways Staff supports the concept of additional off-street parking for the site and replacement of the temporary retaining walls. Staff has determined that Findings to support the proposed Variances for a new garage can be made as the proposed project represents an upgrade that would add parking to a site that is underparked for the residential use on site. The location of the new garage is setback 2' feet from the front property line, which is an improvement to the existing zero front setback. The side yard setback of 1.5' is also an improvement on the existing zero setback to the east side property line. Staff is concerned that the design of the 8' to 12' stone posts on the garage fagade add more bulk and mass along the street frontage. This also applies to the height of the stone pillars at the entry stairs. Staff requests that the Board comment on the following: Architecture • Design and height of the proposed 8' to 12' tall stone posts along the garage fagade • Appropriateness of the colors and materials • Appropriateness of the proposed 9' 2" stone pillars at the entry stairs Landscaping • Choice of planting plan for garage roof garden and front yard • Choice of hardscape for the replacement walkway in the front yard EXHIBITS 1. Vicinity Map 2. Project site elevation photo - original garage 3. Project site elevation photo - temporary block wall retaining wall 4. Previous project plans (2016) reviewed by the Board on June 6, 2017 . 5. Applicant's response letter to Board comments (dated September 3, 2019) 6. Public correspondence Full-sized plans, 11"x 17" plans and Historic Resource Report provided to the Board members only. cc: Laura Ackley, 248 Laurel Place, San Rafael, CA 94901 7 SanRafael rrSl,rArais" +llrrki,ritit rrr�rr�(rr J http://gis.citypfsanrafael.org/sanrafael/fasion.php M e- , mo 131 f� —LAUREL. 73. 11� CO 113QV� t' ti`tCC i7 •- .- __ _ _ � � /p ... r LAUREL. _ ___iWSS10N-AVE -_ 1 feature(s) selected on 1 leyer(s) 1830.79 x 1262.92 (ft) EXHIBIT 1 1 of 1 5/30/17, 8:05 AM 1 12111/2019 Google Maps 245 Laurel PI 245 Laurel PI - Google Maps Image capture: Apr 2019 © 2019 Google San Rafael, California ( - Google t �� Street View 243 San Rafael '3 >r 7rrtt '� t EXHIBIT 3 https://www.goagle.com/maps/place/248+Laurel+Pl,+San+Rafael,+CA+94901 /@37.9757195,-122.5270636, 3a,9Oy,19.49h,85.76t/data=!3m6! 1 e1 !3m4... 1/1 ' m go� r ' ;m s b n ° EXHIBIT 4 � 00 � \ 7 9 2 2 $y . # � {f \\ � « \A J �. . ©•} \� 7 9 2 2 0 @ J;;a IM « \A LAURA A. ACKLEY 248 LAUREL PL. SAKI RAFAEL, CA 94901 415.456.2327 LA@SF 1915.COM September 3, 2019 RECEV D Caron Parker SEP 00 3 ZU14, Associate Planner PLANNING City of San Rafael 1400 Fifth Ave., San Rafael CA 94901 Dear Caron, Please find included the new submission for our project at 248 Laurel Place. Since our last submittal, we built the massive temporary wall for safety, then had the entire proposed wall and underground garage re -designed and re -engineered to respond to the Planning and DRB suggestions. You will find in the submittal packet 6 copies each of the drawings, one set of 24"x36" and one of 11" x 17". Each set comprises: • Architectural drawings, including Plan, Elevation, three north -south Sections, and two additional east -west -Sections requested by the DRB • Dimensionally accurate rendered and composited 3D model of the project in full color • Dimensionally accurate, full color image of the project illustrating its context on the site and among the structures on the adjacent parcels of our diverse neighborhood • Color landscape plan and plant palette, also featuring a photomontage of the project highlighting the beautiful landscape design • A proposed garage and house shoring section designed by the structural engineer. This was not requested by the DRB, but it has been designed so we are including it • Civil Engineering drawings of the apron, pathway/sidewalk, profile angle of the street in front of the house, and vehicular entrances to the garage • The survey of the lot Dere are some design highlights for your information as you look at the new plan set and prepare the staff report. Our structural engineer was able to design a roof structure that is thinner and will also support the 18 inches of technical components, soils, and plants required for the green roof. With updated design and engineering, we have shortened the overall height by S-7". This major height reduction includes removing the unnecessary guard rail. The garage complex by itself is EXHIBIT 5 24.8 LAUREL PLACE SAN RAFAEL, CA 94901 DESIGN SUBMITTAL 3 SEPTEMBER 2019 more than two feet shorter than the previous version, and still includes the 18" needed for the green roof. We discovered that the guard rail was not recommended per the California Residential ]Building Code 2019, section 8312.1.1. This code specifies that "Guards shall be located along open -sided walking surfaces, including stairs, ramps and landings, that are located more than 30 inches (762 mm) measured vertically to the floor or grade below at any point within 36 inches 914 mm) horizontally to the edge of the open side." (Our emphasis). The distance between our pathway "walking surface," and the wall is qpproximately 20 feet (far wider than the 36 inches specified in the code). The space between the pathway and the wall will be filled with plants on the green roof and yard, and not be a walking surface. The amended garage design incorporates the nine -foot wide garage doors requested by the DRIB. However, the attendant increased width of the structure made the previous side door exit impossible due to the steeper east -west slope at the front of the retaining wall. Because of this, we have moved the pedestrian exit to the front of the structure, and feel this is a more beautiful, visually satisfying and logical design. Thus, the DRB request for wider garage doors resulted in an aesthetic improvement. The driveway apron and sidewalk, engineered by Oberkamper and Associates Civil Engineers, remain exactly the same. As you may recall from the previous report, the driveway apron and sidewalk/pathway had already received preliminary approval from the Department of Public Works. It may not have been clear in the previous submission that the landscape will slope up to the house. This was in the original design and remains in the current design. You can see this at the tops of the architectural and structural sections. The new design in this submittal mimics the historic wall and also includes details to create a more delicate, detailed and varied fagade. The carriage -style garage doors shown will be modern, roll -up doors in the period -correct style of the actual vintage doors of the old garage. The original door style was confirmed by discovery of the old floor and ceiling closure hardware. This revised design is far stronger aesthetically, engineering -wise, and is historically correct. 2 248 LAUREL_ PLACE SAN RAFAEL, CA 94901 DESIGN SUBMITTAL 3 SEPTEMBER 2019 We carefully studied the DRB suggestions for a sharply sloping floor and a sloped or stepped roof. The suggestion of a sloped floor based on the street grade was much too steep to be allowed by building code. We examined the wall elevation suggestions and found that they were not only unattractive, but historically inappropriate and would cause major structural, landscape, and drainage problems. The submitted design is only about one foot taller than the current, historic wall and the interior ceiling of the underground garage is actually lower than the current, historic ceiling due to the height requirements of the green roof. This minimal change from the current height is illustrated on both the 3D composite of the house and on the panorama showing neighborhood context. Thus, this design is effectively replacing the 100 -year -plus historic wall with a "wall in kind." The primary changes from the original garage are that we are removing three cars from the under parked street. We are also moving the structure farther back away from the street and away from our eastern lot line. (The stairs to the house are already set back from the western lot line). By using carefully researched design we were able to accomplish this so that the overall look of this safe new structure will be true to the historic wall. Sander and I are very pleased to subunit this design package for review. It improves the parking situation on the street, increases safety, and beautifies the neighborhood. The new design, close to the original, vintage appearance, complements the 1884 house and the eclectic nearby homes and apartments that have been built around 248 Laurel Place during its 135 -year lifespan. We will look forward to any questions you may have. Regards, Laura A. Ackley and Sander Temme Caron Parker From: Mary Becker <becker247@icloud.com> Sent: Friday, June 02, 2017 2:30 PM To: Caron Parker Subject: 248 Laurel Place Hello, my name is Mary Becker and I have been fortunate to live across the street from a beautiful home at 248 Laurel Place for 30 years. Finally the home has wonderful owners who want to make the grounds as beautiful as their home. I'm very happy to see the plans, the new garage structure, taking 3 less street parking spaces, the new walkways and stairs and new front yard. I think this is a long awaited project and hope that everything goes as planned. Sent from my iPad EXHIBIT 6 Caron Parker From: Kraemer Winslow <kraemer@mypcommunications.com> Sent: Tuesday, June 06, 2017 8:35 AM To: Caron Parker Cc: Kraemer Winslow Subject: Design Review Board Meeting RE 248 Laurel Place - kindly acknowledge your receipt Importance: High June 6, 2017 VIA ELECTRONIC MAIL to caron.parkerp_cithofsanrafael.org — Please acknowledge receipt Nis. Caron Parker Project Planner San Rafael City Hall 1400 Fifth Avenue San Rafael, CA RE: PROJECT: 248 Laurel Place — as a neighbor, I SUPPORT THIS PROJECT 100% Dear Ms. Parker This letter is a follow up to my telephone voice message left yesterday, Monday, June 6, 2017. Since I cannot attend the Design Review meeting this evening, instead, I am writing this letter to reinforce my voice message to you from yesterday. PLEASE APPROVE THE PROJECT AS PROPOSED FOR 248 LAUREL PLACE I am a neighbor nf the property — my home is at 214 Laurel Place. I will be impacted by noise and vehicles coming and going to do the work. I don't mind that! Given that this property has been sitting where it is, untouched, and in need of a major overhaul for as long as I've owned my home (since 1994!) 1 encourage you to let these good people follow through on what they have planned. Not only will the work proposed be aesthetically pleasing, but also their upgrades will take cars off the street, allowing additional, much-needed spaces for people who live here. So, in my absence tonight, just know that as a nearby neighbor I think the proposals for the work are excellent, and in keeping with the historical prominence of the property. It will be a huge improvement on our street. Thank you in advance for your approval of this project, as proposed. Warm regards, Marilyn Kraemer Winslow 214 Laurel Place San Rafael, CA 94901 Kraemer Winslow Make Your Point - Achieve Your Coals Make Your Point Communications, Inc. 415.456.9060 Desk Direct 415.713.9060 Mobile marilynkraemerwinslow Skype www.MYPcommunications.com