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DRB 2021-08-03 Agenda Packet
San Rafael Design Review Board Regular Meeting Tuesday, August 3, 2021, 7:00 P.M. AGENDA Virtual Meeting Watch on Webinar: https://tinyurl.com/drb-2021-08-03 Telephone: (669) 900-9128 ID: 835 3174 3214 Members of the public may speak on Agenda items. CALL TO ORDER STAFF COMMUNICATION BOARD COMMUNICATION CONSENT CALENDAR 1. Approval of the Design Review Board Meeting Minutes of February 17, 2021, May 4, 2021 and June 8, 2021 Recommended Action – Approve as submitted DISCUSSION ITEMS 2. 800 Mission Ave. (“Aegis Living San Rafael”) – Request amendment of Use Permit and an Environmental and Design Review Permit approvals to allow a 11’ 2” height bonus for a previously approved senior assisted living and memory care facility on two vacant Downtown parcels with 29,885 sq. ft. of combined area. Amendment of the approvals would increase the height of the building from 36’ to 47’ 2” and increase the unit count from 77 suites to 103 suites. The remainder of the approved site and building design would remain unchanged; APNS: 011-184-08 & -09; Multifamily Residential – High Density (HR1) District Zone; Geoff Forner, Applicant; ASC San Rafael LLC, Owner; Downtown Neighborhood. Project Planner: Steve Stafford Recommended Action – Review and recommend approval of site and building design 3. 292 Fairhills Drive – Request for an Environmental and Design Review Permit to construct a new 12” – 48”, 997 sq. ft. deck that requires a reduction of the front yard setback by one-half the required 20 ft. front setback (10ft.), and construction of approximately 78 ft. of 5 ft. retaining wall within the Hillside Development Overlay District; APN: 010-142-04; R20-H Zone; Samina Saude, Applicant; Tim Cornwell, Owner. Project Planner: Renee Nickenig Recommended Action – Review and recommend approval of site and building design BOARD COMMUNICATION ADJOURNMENT: Any records relating to an agenda item, received by a majority or more of the Board less than 72 hours before the meeting, shall be available for inspection online. Sign Language interpreters may be requested by calling (415) 485-3066 (voice), emailing Lindsay.lara@cityofsanrafael.org or using the California Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available in accessible formats upon request. Minutes subject to approval at the meeting of August 3, 2021 MINUTES San Rafael Design Review Board Regular Meeting Wednesday, February 17, 2021, 7:00 P.M. Virtual Meeting Watch on Webinar: https://tinyurl.com/Drb-2021-02-17 Telephone: (669) 900-9128 Meeting ID: 897-5942-0487# Present: Chair Pro Tem Paul Chair Kent Member Rege Member Summers Absent: Member Blayney Also Present: Steve Stafford, Senior Planner Ali Giudice, Planning Manager Michele Ginn, Permit Services Coordinator Paul Jensen, Community Development Director Barry Miller, General Plan Project Planner CALL TO ORDER The meeting was called to order at 7:03 p.m. All Board members were present, except for Member Blayney. The Board is currently operating without a replacement for former Member Samina Saude, who is now a Planning Commissioner. STAFF COMMUNICATION Staff received the following public comments after the distribution of Staff Reports, which were forwarded to the Board as separate emails- Responsible Growth Marin provided the following comments on Agenda Item #2: • Language on what qualifies for DRAC review needs further refinement • Language on the membership of the DRAC needs further refinement Victoria DeWitt (West End neighborhood resident) provided the following comments on Agenda Items #1 and #2: • Requests amendment of 11/04/20 DRB meeting minutes to reflect her previously submitted comments on the proposed DRAC • Authority for the DRAC needs further refinement • Membership on DRAC needs further refinement Sustainable San Rafael provided the following comments on Agenda Item #3: • Provided specific miscellaneous recommendations for improving the DPP BOARD COMMUNICATION None PUBLIC NOTIFICATION OF MEETING PROCEDURES Chair Pro Tem Paul invited Senior Planner Steve Stafford who informed the community that members of the public would provide public comment either on the telephone or through Zoom. He explained the process for community participation on the telephone and Zoom. Chair Pro Tem Paul reviewed the procedures for the meeting. CONSENT CALENDAR 1. Approval of the Design Review Board Meeting Minutes of November 4, 2020 Recommended Action – Approve as submitted Staff withdraws November 4, 2020 meeting minutes to allow staff to improve the record. DISCUSSION ITEM 2. Report on Possible Changes to Design Review Board Structure and Processes Review and solicit feedback on proposed pilot program creating a Design Review Advisory Committee (DRAC) Project Planners: Paul Jensen and Ali Giudice Recommended Action – Accept report and provide feedback to staff Alicia Giudice, Planning Manager presented the Staff Report. Staff responded to questions from the Board members. Correspondence in real-time on telephone or Zoom: Jay Hubert, President of Dominican Neighborhood Association, Victoria DeWitt, Shirley Fischer, Terra Linda Homeowners Association, Kate Powers, Grace Geraghty, Claire Halenbeck Staff responded to public comment. Staff responded to further questions from the Board members. No vote taken, only feedback requested. Board provided the following comments: • The membership of the DRAC should be increased from two DRB members to three DRB members • The public should be included in the DRAC process • A flowchart clearly showing those projects, which would go to the DRAC and which would go to the full DRB would be helpful PUBLIC HEARING 3. Draft Downtown San Rafael Precise Plan The Design Review Board (DRB) will hold a public hearing on the Draft Downtown Precise Plan, including the Draft Form Based Code (FBC). The purpose of the hearing is to update the DRB on the proposed Plan and FBC and provide an opportunity for comments from DRB members and the public. Case Nos.: GPA16-001 & P16-013 Project Planner: Barry Miller Recommended Action – Accept report Ali Giudice, Planning Manager introduced Stefan Pellegrini, Opticos Design who presented the Staff Report. Staff responded to questions from the Board members. Correspondence in real-time on telephone or Zoom: Kate Powers, Binky, Brad Sears, Claire Halenbeck Staff responded to further questions from the Board members. No vote taken, only feedback requested. Board provided the following comments: The form-based code approach to site development makes sense in the Downtown. More attention should be given to areas susceptible to projected sea level rise. Concern expressed with proposed increased building heights at the ‘bookends’ to West End Village neighborhood of Downtown, at the westernmost borders (convergence of Fourth and Second Streets) and the easternmost borders (Fourth and E Streets). The Board believes the West End Village neighborhood is a transition area, which should have lower building heights. Concern expressed with proposed increased building heights adjacent to U.S. Highway 101 and the potential result of a wall of building and loss of views of Downtown and surrounding hills. Concern that taller buildings will result in reduced solar access along Downtown streets and request solar studies to ensure the pedestrian experience is not impacted. OTHER AGENDA ITEM 4. Annual Meeting of Design Review Board Preparation in advance of Annual Meeting of Design Review Board to include: a) Distribution of Design Review Board “Rules of Order” for review before annual meeting; and b) Election of Officers for 2021 Design Review Board meetings. Project Planner: Steve Stafford Recommended Action – Accept report Steve Stafford presented the Staff Report. Member Summers moved and Member Kent seconded to adopt the existing Rules of Order as presented in the Staff Report. AYES: Members: Kent, Rege, Summers & Chair Pro Tem Paul NOES: Members: None ABSENT: Members: Blayney ABSTAIN: Members: None Motion carried 4-0-1 Adopted the existing Rules of Order as presented in the Staff Report Member Summers moved and Member Kent seconded to elect Vice Chair Paul to Chair and Member Rege to Vice Chair AYES: Members: Kent, Rege, Summers & Chair Pro Tem Paul NOES: Members: None ABSENT: Members: Blayney ABSTAIN: Members: None Motion carried 4-0-1 Elected Vice Chair Paul to Chair and Member Rege to Vice Chair ADJOURNMENT: Chair Pro Tem Paul adjourned the meeting at 9:49 p.m. ___________________________ LINDSAY LARA, City Clerk APPROVED THIS _____DAY OF____________, 2021 _____________________________________ Jeff Kent, Chair Minutes subject to approval at the meeting of August 3, 2021 MINUTES San Rafael Design Review Board Regular Meeting Tuesday, May 4, 2021, 7:00 P.M. Virtual Meeting Watch on Webinar: https://tinyurl.com/DRB-2021-05-04 Telephone: (669) 900-9128 Meeting ID: 897-5606-9694# Present: Chair Paul Member Kent Vice Chair Rege Member Summers Absent: Member Blayney Also Present: Steve Stafford, Senior Planner Dave Hogan, Contract Planner CALL TO ORDER The meeting was called to order at 7:03 p.m. All current Board members were present, except for Member Donald Blayney. Staff requested to continue the review of both discussion items on the Agenda tonight to a date certain of Tuesday, May 18, 2021. Member Kent moved and Member Summers seconded to continue this meeting to the next scheduled Design Review Board meeting to be held on Tuesday, May 18, 2021. AYES: Members: Kent, Rege, Summers & Chair Paul NOES: Members: None ABSENT: Members: Blayney ABSTAIN: Members: None Motion carried 4-0-1 Meeting continued to Tuesday, May 18, 2021 DISCUSSION ITEMS 1. 33/41 Ross Street Terrace Request for a Lot Line Adjustment for property line adjustment, Exception, and Environmental and Design Review Permits to allow: (1) Construction of a 2,842 square- foot, single-family residence on vacant hillside Lot 59; (2) Construction of a 2,885 square foot residence on vacant hillside Lot 60; and (3) Construction of a two lane access driveway approximately 480 feet in length within the undeveloped Ross Street Terrace right-of-way; APN: 012-141-59 and 012-141-60; Single-family Residential (R7.5) District; Coby Freidman, applicant. File No(s).: LLA19-008/ED19-090/ED19- 091/EX20-006. Project Planners: Dave Hogan and Ali Giudice Recommended Action – Review and recommend approval of site and building design 2. 800 Mission Ave. (“Aegis Living San Rafael”) Request Request amendment of Use Permit and an Environmental and Design Review Permit approvals to allow a 11’ 2” height bonus for a previously approved senior assisted living and memory care facility on two vacant Downtown parcels with 29,885 sq. ft. of combined area. Amendment of the approvals would increase the height of the building from 36’ to 47’ 2” and increase the unit count from 77 suites to 106 suites. The remainder of the approved site and building design would remain unchanged; APNS: 011-184-08 & -09; Multifamily Residential – High Density (HR1) District Zone; Geoff Forner, Applicant; ASC San Rafael LLC, Owner; File No(s).: UP21-006/ED21-022; Downtown Neighborhood. Project Planners: Steve Stafford Recommended Action – Review and recommend approval of site and building design ADJOURNMENT: Chair Paul adjourned the meeting at 7:18 p.m. ___________________________ LINDSAY LARA, City Clerk APPROVED THIS _____DAY OF____________, 2021 _____________________________________ Larry Paul, Chair Minutes subject to approval at the meeting of August 3, 2021 MINUTES San Rafael Design Review Board Regular Meeting Tuesday, June 8, 2021, 7:00 P.M. Virtual Meeting Watch on Webinar: https://tinyurl.com/drb-2021-6-8 Telephone: (669) 900-9128 ID: 847-5414-6598# Present: Chair Paul Member Blayney Vice Chair Rege Member Summers Planning Commission Liaison Prevatali Absent: Member Kent Also Present: Shawna Brekke-Read, Interim Planning Manager Steve Stafford, Senior Planner Michele Ginn, Permit Services Coordinator Krystle Rizzi, Project Planner Dave Hogan, Project Planner CALL TO ORDER The meeting was called to order at 7:01 p.m. All board members were present, except for Member Kent. STAFF COMMUNICATION • Change to Consent Calendar – Minutes of February 17, 2021 and May 4, 2021 were removed from the Consent Calendar due to the absence of Member Kent • Shawna Brekke-Read was introduced as the Interim Planning Manager/DRB Staff Liaison • Progress update provided to Design Review Board on the General Plan 2040, Downtown Precise Plan and Final Environmental Impact Review BOARD COMMUNICATION • No plans for in-person Design Review Board meetings at this time • Chair Paul proposed to change the order of the Agenda items to put last Discussion Item (16 De Luca Place) to be heard as the first Discussion Item. Member Summers agreed, but also announced that he would recuse himself from this item, since it involves his office AYES: Members: Blayney, Rege, Summers & Chair Paul NOES: Members: None ABSENT: Members: Kent ABSTAIN: Members: None Motion carried 4-0-1 PUBLIC NOTIFICATION OF MEETING PROCEDURES Chair Paul invited Interim Planning Manager Shawna Brekke-Read who informed the community that members of the public would provide public comment either on the telephone or through Zoom. She explained the process for community participation on the telephone and Zoom. Chair Paul reviewed the procedures for the meeting. CONSENT CALENDAR During Staff Communication, the Minutes of February 17, 2021 and May 4, 2021 were removed from the Consent Calendar due to the absence of Member Kent. Member Summers moved and Member Rege seconded to approve the Consent Calendar. 1. Approval of the Design Review Board Meeting Minutes of November 4, 2020 Approved as submitted AYES: Members: Blayney, Rege, Summers & Chair Paul NOES: Members: None ABSENT: Members: Kent ABSTAIN: Members: None Motion carried 4-0-1 DISCUSSION ITEMS 2. 16 De Luca Place Request for Conceptual Design Review to demolish an existing one-story industrial building and construct a new two-story, 7,774 square foot building. The building will contain primarily storage/factory spaces with ancillary office space not exceeding 25 percent of the overall building square footage.; APN: 013-081-04; Industrial (I), Zoning District; Mark and Kathleen Barger, Owner; Stewart Summers, SKS Architects, Applicant; File No.: CDR21-001 Project Planners: Krystle Rizzi During Board Communication, this item was moved to be heard as the first Discussion Item, rather than remain as the third Discussion Item. Member Summers recused himself from this Item since it involves his office. He left the meeting before this Item at 7:12 p.m. Krystle Rizzi, Project Planner presented the Staff Report. Staff responded to questions from the Members. Applicant Steve Murch gave a presentation. Applicant responded to questions from the Members. Chair Paul invited public comment; however, there was none. Members provided feedback including: • Question regarding ADA parking and clarification on the use • No issue with colors and materials • Window awnings on different elevations could use reworking • Consider skylights • Landscaping concerns, discussion of vertical landscaping, introduce more to bring it up to 10%, eliminate a parking space in front for landscaping? • Concerns on the number of containers on site • Siding and awnings could improve the design if done right • Building location shift due to use continuing on the neighboring lot, Allied Heating owns both sites • Primary use is factory Member Summers returned to the meeting after this item at 7:52 p.m. 3. 33/41 Ross Street Terrace Request for a Lot Line Adjustment for property line adjustment, Exception, and Environmental and Design Review Permits to allow: (1) Construction of a 2,842 square- foot, single-family residence on vacant hillside Lot 59; (2) Construction of a 2,885 square foot residence on vacant hillside Lot 60; and (3) Construction of a two lane access driveway approximately 480 feet in length within the undeveloped Ross Street Terrace right-of-way; APN: 012-141-59 and 012-141-60; Single-family Residential (R7.5) District; Coby Freidman, applicant. File No(s).: LLA19-008/ED19-090/ED19- 091/EX20-006. Project Planner: Dave Hogan Dave Hogan, Project Planner presented the Staff Report. Staff responded to questions from the Members. Applicant Steve Carter gave a presentation. Applicant responded to questions from the Members. Chair Paul invited public comment. Correspondence in real-time on telephone or Zoom: Len Rifkind, Amy and Joe Likover, Valerie Wells, Katie Chamberlin, Victor Kunin, Dan Hughes, Jonathan Toste, Jessica Yarnall Loarie, Katherine Foehr, Susan Miltner and Marco Berti, Jonathan Steel, Emily Foehr, Jeanne and David Campbell, Leslie Burnside, Katherine Foehr, Padmarao, Bryan, Melinda Benedict, Peter Marks Members provided feedback. Interim Planning Manager Shawna Brekke-Read summarized the Members’ feedback: • General consensus that the number of parking spaces needs to be increased to meet the two guests spaces on each individual site • Explore ways to reduce the massing or appearance of the walls, either through landscaping or some other height reduction • The applicant to explore ways to reduce the overall use of the sight with pervious surface and explore either impervious surfaces if it’s acceptable with the Fire Department for the access area, as well as, possibly with the driveway • Access, in general, acknowledged as the biggest issue, also identified that the property owner has the right to construct homes on the individual lots • Mixture of comments about the natural state - On one hand there is the sentiment that the natural state requirement is antiquated, and on the other hand, that the amount of natural state that’s retained could be increased • Consensus that the Fire Department and City Staff provides the information regarding safety, and if the Fire Department believes that they can make it up Ross that there is a trust in that recommendation • Comments about looking for judicious ways to prune the size of the house and entry and find ways to soften the appearance of the house and the retaining wall and also to increase the amount of space that is left in some sort of landscaped fashion • Comment related to elevations for the second level, terraces and looking for ways to provide access to the landscaping and the first level Member Blayney moved and Member Summers seconded to continue this item. AYES: Members: Blayney, Rege, Summers & Chair Paul NOES: Members: None ABSENT: Members: Kent ABSTAIN: Members: None Motion carried 4-0-1 Item continued BREAK: 9:55 p.m. to 10:00 p.m. 4. 800 Mission Ave. (“Aegis Living San Rafael”) Request amendment of Use Permit and an Environmental and Design Review Permit approvals to allow a 11’ 2” height bonus for a previously approved senior assisted living and memory care facility on two vacant Downtown parcels with 29,885 sq. ft. of combined area. Amendment of the approvals would increase the height of the building from 36’ to 47’ 2” and increase the unit count from 77 suites to 106 suites. The remainder of the approved site and building design would remain unchanged; APNS: 011-184-08 & -09; Multifamily Residential – High Density (HR1) District Zone; Geoff Forner, Applicant; ASC San Rafael LLC, Owner; Downtown Neighborhood. Project Planners: Steve Stafford Steve Stafford, Senior Planner presented the Staff Report. Staff responded to questions from the Members. Applicant Geoff Forner and Architect Laurie Linville-Gregston gave a presentation. Applicant responded to questions from the Members. Chair Paul invited public comment. Correspondence in real-time on telephone or Zoom: Eric Holm, Nina Lilienthal-Murphy, Name withheld, Name withheld, Name withheld, Name withheld, Name withheld, Name withheld, Ross Dryer, Name withheld Applicant responded to questions from the Members. Members provided feedback. Interim Planning Manager Shawna Brekke-Read summarized the Members’ feedback: • General consensus that the original design met with the Design Review Board’s expectations and hit the California Mission style, and that adding the level significantly degrades the California Mission style • Scale and massing has lost its appeal and character • Height bonus might be possible, but not necessarily on the whole floor • The elimination of the towers through an administrative approval was a disappointment previously with eliminating a tower – there is a general agreement of adding the towers back in, but they need to stand proud of the mission walls • Question about what the height bonus means now and in the future • General direction to do some stepping back and some articulation if indeed a floor is added • Comment regarding the loss of the roof deck is disappointing • Comments regarding whether parking is adequate Applicant provided comments. Members provided comments. Member Blayney moved and Member Summers seconded to continue this item. AYES: Members: Blayney, Rege, Summers & Chair Paul NOES: Members: None ABSENT: Members: Kent ABSTAIN: Members: None Motion carried 4-0-1 Item continued BOARD COMMUNICATION None ADJOURNMENT: Chair Paul adjourned the meeting at 11:26 p.m. ___________________________ LINDSAY LARA, City Clerk APPROVED THIS _____DAY OF____________, 2021 _____________________________________ Larry Paul, Chair Community Development Department – Planning Division Meeting Date: August 3, 2021 Case Numbers: UP21-006, ED21-022 Project Planner: Steve Stafford – (415) 458-5048 Agenda Item: 2 REPORT TO DESIGN REVIEW BOARD SUBJECT: 800 Mission Ave. (“Aegis Living San Rafael”) – Request amendment of Use Permit and an Environmental and Design Review Permit approvals to allow a 11’ 2” height bonus for a previously approved senior assisted living and memory care facility on two vacant Downtown parcels with 29,885 sq. ft. of combined area. Amendment of the approvals would increase the height of the building from 36’ to 47’ 2” and increase the unit count from 77 suites to 103 suites. The remainder of the approved site and building design would remain unchanged; APNS: 011-184-08 & -09; Multifamily Residential – High Density (HR1) District Zone; Geoff Forner, Applicant; ASC San Rafael LLC, Owner; Downtown Neighborhood. ***Continued from the June 8, 2021 Design Review Board Meeting*** PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land-Use Project Site: High–Density Residential (HDR) HR1 Vacant Lot North: HDR HR1 SFR South: 5/M R/O 5/M R/O Apartment Buildings East: 5/M R/O 5/M R/O Service Station w/Mini-Mart West: HDR HR1 Office Lot Size Lot Coverage (Max.) Required: 29,885 sf Proposed: 6,000 sf Allowed: 60% (17,931 sf) Proposed: 59% (17,720 sf) Height Density (Max.) Allowed: 36’ Proposed: 47’ 2” (includes height bonus; excludes domes, trellis elevator and staircase protruding features) Allowed: 29 units (1 unit per 1,000 sf of gross lot area) Proposed: None (‘efficiency kitchens’ only for assisted care units only) Parking Usable Outdoor Area (Min.) Required: 53 parking spaces Proposed: 40 parking spaces Required: None (Recommended 100 sf per unit) Proposed: 6,248 sf (common indoor and outdoor recreational area) Landscaping (Min.) Setbacks Required: 50% of Front and Street Side Setback (2,164 sf) Proposed: 51% of Front and Street Side Setback (2,209 sf) Required Existing Proposed Front: Side(s): Street: Interior: Rear: 15’ 10’ 5’ 5’ n/a n/a n/a n/a 15’ 10’ 5’ 5’ 2 Tree Removal Grading Total(No./Species): 6 (4 ‘mature’) + 5 Street Trees (1 ‘mature’) Total: 14,000 CYDS Requirement: None (15 Replacement Trees Encouraged) Proposed: 13 Replacement Trees (includes 3 Street Trees) Cut: 13,000 CYDS Fill: 1,000 CYDS Off-Haul: 13,000 CYDS BACKGROUND & DISCUSSION The project is being referred to the Design Review Board (Board) for review of proposed amendments to an approved project. On September 4, 2018, the City Council denied an appeal (City Council Resolution No. 14575) and upheld the Planning Commission’s July 10, 2018 conditional approval of a new assisted living facility with memory care services and 40 garage parking spaces, located at 800 Mission Ave. (previously 1203-1211 Lincoln Ave.). The proposed project requests a height bonus of 11’ 2”, increasing the overall height, from 36’ to 47’ 2”. The proposed height bonus would allow for an additional (fifth) floor and would also increase the capacity of the project, from 77 resident ‘suites’ to 103 ‘resident’ suites and allow the project to increase the number of floors dedicated to memory care, from one to two. The Planning Commission will determine whether the requested height bonus is supported by findings. The requested height bonus results in a change to scale/mass of the approved project, which requires Design Review Board review. The Board unanimously recommended the Planning Commission approve the California Mission Revival architecture on June 5, 2018. On June 8, 2021, the Board reviewed the proposed amended project design. At that time, the Board continued their review (Blayney motion, Summers 2nd, 4-0 vote with Kent absent) to a ‘date uncertain’ with the following recommendations: 1) The design needs to provide a greater distinction between the dome tower element and the building to better maintain the California Mission Revival architecture; 2) The proposed additional floor needs to better relate to the design of the building with greater articulation and explore stepping back the upper-story; and 3) The rooftop deck, which had been previously removed as a cost-saving measure, should be added back into the project design. (A video recording of the meeting is available for review on the City’s website at http://www.cityofsanrafael.org/meetings/). The Board’s recommendations are provided below in bold, followed by staff’s comments: • Provide greater distinction between the dome tower element and the building to better maintain the California Mission Revival architecture. The project design has been revised to enhance the dome tower element, located at the corner of Mission and Lincoln Avenues, by both stepping back the upper-story and increasing slightly the height of the tower itself. The proposed project revisions include increasing the height of the dome tower, located at the corner of Mission and Lincoln Avenues, three feet (3’), from 71’ 3” to 74’ 3’. The upper-story is pulled-back 10’-15’ away from the dome tower. Both proposed design changes have the effect of focusing greater attention on the dome tower, a significant architectural feature of the project. • Provide greater articulation and explore stepping back the upper-story to provide greater relationship throughout the building design. The project design has been revised by stepping back portions of the upper-story along all of the building elevations. The upper-story is pulled-back on average six feet (6’) at many of the building corners and 10’-15’ away from the dome tower, located at the corner of Mission and Lincoln Avenue. The objective is to reduce massing or building bulk at the corner of Mission and Lincoln Avenues. Additionally, the project design along the west elevation has been revised to step-back the corners while also providing articulation to a previous blank wall by proposing to install a 3 projecting architectural metalwork screen. Revisions to the north elevation façade are also proposed to match those on the west elevation by stepping back strategic portions of the upper- story and replicating the projecting architectural metalwork screen. The effect of these design revisions reduced massing or building bulk along all building elevations of the project design. These proposed design revisions would result in the reduction of residential ‘suites’ from previously 106 to 103. • The rooftop deck should return to the project design. The project design previously included an 1,874 sq. ft. roof terrace located behind the mansard roof parapet along the Lincoln Avenue elevation. The project design has been revised to relocate a slightly reduced outside terrace around the dome tower along both the Mission and Lincoln Avenue elevations. Conditions of approval would require finishes, amenities and landscaping at this new rooftop terrace to match those approved for the larger outdoor terrace approved for the rear of the building on the second floor. NEIGHBORHOOD CORRESPONDENCE Notice of the continued hearing for the amended project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the subject site, the appropriate neighborhood groups (Lincoln/San Rafael Hill Neighborhood Association and the Federation of San Rafael Neighborhoods), and all other interested parties, a minimum of 15 calendar days prior to the date of this continued Board meeting. Additionally, notice was posted on the site at the corner of Lincoln and Mission Avenues, a minimum of 15 calendar days prior to the date of this continued Board meeting. At the time of the distribution of staff’s report to the Board, staff had received 16 written comments as a result of this noticing; 13 comments opposed to the project and three (3) comments in support. The comments opposed to the proposed height bonus state, generally, that the additional building height is excessive, the site and use requires comprehensive redesign and the perceived traffic, parking and water impacts require mitigation. The comments in support of the proposed height bonus state that the project would continue to promote an attractive, California Mission Revival architecture design, on the site, even as a taller building. All public comments received on the amended project are attached as Exhibit 3. CONCLUSION Staff finds the revised project design responds well to the direction provided by the Board to reduce the scale of the project, particularly the upper-stories. This reduction in perceived mass of the building is accompanied by an increase in articulation along all building elevations. Planning staff recommends support of the scale/mass of the requested height bonus, and believes it adequately relates to the predominant four- and three-story scale of existing development immediately adjacent to the project site. Planning staff also believe that the expanded project retains the California Mission Revival architecture, which the Board unanimously recommended for approval to the Planning Commission in 2018. No other changes to the approved design of the project are proposed. EXHIBITS 1. Vicinity Map 4 2. Project Narrative 3. Parking Summary 4. Public Comments Since June 8, 2021 DRB Meeting 5. Approved Plans (9/04/18) 6. Prior Revised Plans (6/08/21) 7. Current Revised Plans (8/03/21) cc: ASC San Rafael LLC – 415 118th Ave. SE; Bellevue, WA 98005 Geoff Forner – 1 Belvedere Pl.; Mill Valley, CA 94941 ..... u Q) • "='"I 8 ~ Q) ~ s::::: 0 -~ 00 00 i 0 0 00 ..,. ,. lfi'J .. ll'L>•Jl"" ---~' 9';1.tr. J .. ..,, ID "'1 ·p-· ' a: ' I ..:,· - ~~ ,,. " r .. I ! ~ ,, ~ ~-.. f Gl Gol'_,.11Mf' •· ✓,,l_.w JtJ "'""""' -- ,, .,,, rue ,,. i ;: G -~ ~ , . i-.1 l ~i <> ~J.1~ .. ,;:l ~ !o-~ ,..-.u_, ~ .. ~ ! <>l e ,:i e • (>o. 9 ' a: j~v; '! ls ~it t ~ it a. • ! /}. "> .i<i!~• c,.' l\y ,. i' " . ,, ' •t~ ./ .,,. ~ ii1y"'.._!t ,.,,. !-,..., f'I '-.J, 'I/ ,,, a, ,. .. e i:IA\fVJoJt 7 ... ON t~ .. ~ " .. l,J W,J1i,l'j,1 ID 1 ., ,,,,,i ., "' ... , !- '"' a----. .... ~ ~ • • tso,u:•1 r ! i G 0-,!:.,} '0 ,:; J IS l' EXHIB IT 1 Exhibit 1 RE: 800 MISSION AVENUE – DESIGN REVIEW REVISION, JULY 9, 2021 THE PROPOSED DESIGN IS A 103-SUITE ASSISTED LIVING AND MEMORY CARE COMMUNITY TO BE DEVELOPED, OWNED AND OPERATED BY AEGIS LIVING. IT WILL PROVIDE ASSISTED LIVING (54 RESIDENT SUITES) AND MEMORY CARE (49 RESIDENT SUITES) SERVICES LICENSED BY THE STATE AS A RESIDENTIAL CARE FACILITY FOR THE ELDERLY. IT WILL EMPLOY APPROXIMATLY 100 PEOPLE OVER THREE SHIFTS, WITH THE MAXIMUM SHIFT HAVING APPROXIMATELY 35 STAFF. THE BUILDING WILL BE A FIVE-STORY STRUCTURE WITH PARKING IN A SUBTERRANEAN GARAGE TO BE LOCATED AT THE CORNER OF MISSION AND LINCOLN AVENUES AND IS WITHIN WALKING DISTANCE TO DOWNTOWN, THE RETAIL DISTRICT, THE TRANSIT CENTER AND THE SMART RAIL STATION. THE LAYOUT OF THE BUILDING TAKES ADVANTAGE OF THE NATURAL SLOPE ACROSS THE SITE, GIVING STREET LEVEL ACCESS TO THE PUBLIC ENTRANCES AND COMMONS AMENITY SPACES PROVIDED FOR THE RESIDENTS: COMM ONS SPACES ON THE GROUND LEVEL INCLUDE AMENITIES SUCH AS DINING VENUES, TERRACE, WELLNESS/FITNESS SUITE, AND CINEMA/AUDITORIUM. ADDITIONAL RESIDENT LOUNGES ARE LOCATED ON THE UPPER FLOORS OF THE BUILDING IN ADDITION TO A FIFTH FLOOR TERRACE. THE BUILDI NG WILL HAVE A COMMERCIAL -GRADE KITCHEN THAT PROVIDES ALL RESIDENT MEALS IN THE DINING VENUES ON THE GROUND LEVEL. THE INDIVIDUAL RESIDENT SUITES HAVE A SMALL WET BAR AREA (CASEWORK, A BAR SINK AND A SMALL REFRIGERATOR), BUT THESE ARE NOT INTENDED FOR THE PRODUCTION OF MEALS. THERE ARE TWO ENTRANCES AT THE STREET LEVEL: ONE PRIMARY PEDESTRIAN ENTRANCE FROM MISSION AND A COVERED VEHICULAR DROP OFF LINCOLN. THE STREET LEVEL ALSO PROVIDES MISSION AVENUE ACCESS TO THE PARKING GARAGE CONTAINING 37 SPACES TOTAL (INCLUDING 2 ADA SPACES) AS WELL AS A TURNOUT LANE FOR FIRE ACCESS ON MISSION AVENUE AND ANOTHER ON LINCOLN AVE FOR LOADING. THIS CONFIGURATION HAS BEEN PREVIOUSLY REVIEWED AND APPROVED AS PART OF THE ORIGINAL BUILDING PERMIT APPROVALS. MEMORY CARE WILL BE LOCATED ON LEVELS 2 AND 3 OF THE BUILDING AND CONTAINS THE NEEDED INFRASTRUCTURE TO PROVIDE A SAFE, COMFORTABLE AND CARING ENVIRONMENT FOR THE RESIDENTS. THE EXISTING SLOPE ON THE SITE ALLOWS FOR THE ENTIRE NORTH FACE FAÇADE OF THE MEMORY CARE COMMONS SPACES TO OPEN ONTO A PRIVATE AND SECURED OUTDOOR TERRACE DEDICATED TO THE MEMORY CARE RESIDENTS (AND SPECIFICALLY DESIGNED TO ACCOMMODATE THEIR NEEDS). COMMON SPACES DEDICATED TO MEMORY CARE INCLUDE DINING ROOM, ACTIVITY ROOM/MUSIC ROOM, BATHTIQUE SPA, LOUNGES, AND A SERIES OF MEMORY-SKILL STATIONS. THE FORTH AND FIFTH RESIDENTIAL FLOORS (UPPER TWO) WILL BE DESIGNATED FOR ASSISTED LIVING TOTALING 49 SUITES. THESE WILL HAVE EXTERIOR BALCONY ACCESS FROM DESIGNATED SUITES ON THE MISSION AND LINCOLN AVENUE SIDES. THERE WILL ALSO BE ACCESS TO THE CORNER TOWER ROOF DECK FROM THE ELEVATOR LOBBY ADJACENT THE MAIN TOWER FEATURE. IN ADDITION TO PROVIDING EXCELLENT DIRECT CARE FOR THEIR RESIDENTS, AEGIS TAKES EXTRAORDINARY CARE TO CREATE COHESIVE DESIGNS THAT RESONATE WITH THE COMMUNITIES THEY RESIDE, WHILE PROVIDING AN IMMERSIVE EXPERIENCE FOR THE OCCUPANTS OF THE BUILDING. THIS Aegis Living l♦/\TM Assisted Living I Memory Care Ankrom Moisan Exhibit 2 WORKS NOT ONLY TO CREATE A SENSE OF PLACE FOR THE RESIDENTS, BUT ALSO RESULTS IN EASILY IDENTIFIABLE BUILDINGS THAT ARE ANCHORS OR ICONS WITHIN THE COMMUNITY. AS EACH OF THEIR PROPERTIES ARE UNIQUE, DESIGN ALWAYS BEGINS WITH AN UNDERSTANDING OF THE HISTORY OF A PLACE. THE SAN RAFAEL PROJECT EMPLOYS A CALIFORNA MISSION REVIVIAL STYLE VOCABULARY INSPIRED BY THE NEARBY MISSION SAN RAFAEL. THIS BEGINS WITH THE SIMPLE STUCCO MASSING AND MONOCHROMATIC COLOR PALATE, USING DEEP OPENINGS AND LARGE OFFSETS /STEP-BACKS TO BREAK DOWN THE SCALE. DETAIL, COLOR AND ORNAMENT ARE RESERVED FOR LIMITED SPECIAL FEATURE AREAS ON THE BUILDING: AT THE PEDESTRIAN ENTRIES, THE ARCADES, THE ‘BELL’ TOWER, THE COVERED DROP OFF (MAIN VEHICULAR ENTRY), AND ALONG THE ROOF OVER HANGS. CONTRASTING ‘TERRACOTTA’ CLAY TILE ROOFS AND WOOD BEAMS ADD NOT ONLY DETAIL, BUT ALSO WARMTH TO THE PALATE. THE DESIGN WAS RFFINED FOR THIS SUBMITTAL TO REDUCE THE SENSE OF SCALE OF THE BUILDING, AS WELL AS CREATE A BETTER “HANDSHAKE” BETWEEN TH E NEIGHBORHING PROPERTIES. IN ESSENSE, THE PREVIOUS DESIGN PRESENTED IN MAY INSERTED A FLOOR BETWEE N LEVELS 2 AND 3 INTO THE HIGHLY REGARDED 2018 APPROVED DESIGN. WHILE THE APPROACH RETAINED MANY OF THE CHARACTERISTICS OF THE 2018 BUILDING, THE DRB FELT THE OVERALL RESULTING SCALE LOST THE GRANULARITY OF THE ORIGINAL SUBMITTAL AND WITH IT, THE ESSENCE OF THE ORIGINAL DESIGN. THIS SUBMITTAL REPRESENTS A FUNDAMENTAL CHANGE IN THE DES IGN APPROACH. INSTEAD OF INSERTING A FLOOR BETWEEN 2 AND 3, THE APPR OACH WAS TO DELICATELY ADD SPACE TO THE TOP OF THE BUILDING. TH E BUILDING NOW LARGELY READS LIKE THE ORIGNAL PROPOSAL, BUT THE ADDITIONAL RENTABLE SPACE NECESSARY TO MAKE THE PROEJCT AN REALITY ARE CAREFULLY FIT ONTO THE TOP FLOOR. THE DRB LAMENTED THE LOS S OF THE ROOFTOP AREA, WHICH WAS IMPROVED IN THIS VERSION BY ADDING A WALK OUT ROOF TERRACE AT THE CORN ER OF THE FIFTH LEVEL. THIS WILL BE MUCH MORE WELCOMING FOR RESIDENTS AND COALESCES AROUND THE TOWER ELEMENT. FURTHER, BY ERODING THE UNITS FROM AROUND THE TOWER AND REPLACING WITH ROOF TERRACE, IT ALLOWS THE TOWER TO REGAIN IT’S VISUAL PROMINCENSE FORM THE GROUND LEVEL. THE WALL PLANES ALONG MISSION AND LINCOLN WERE CAREFULLY REVIEWED, AND THE TOP FLOOR WAS DEEMPHISIZED BY A SOFT CHANGE OF COLOR AND DETAILS TO THE AWNING AND BALCONY RAIL. THE GABLED ROOF AT THE WEST END OF THE BUILDING WAS BROUGHT BACK TO THE FOURTH LEVEL , AND THE CORNER UNITS WERE FITTED WITH BALCONIES ON THE CORNERS TO FURTHER REDUCE THE SENSE OF SCALE. THE EYE NOW NATURALLY RESTS ON THE TOP OF LEVEL FOUR RATHER THAN TAKING IN THE ENTIRE FI VE LEVELS AS THE PREVIOUS SUBMITTAL. FURTHER, THE VIEWS TO THE BU ILDING FROM THE NORTH AND WEST WERE REDESIGNED TO DEEMPHISIZE THE SENSE OF SCALE , AND TO CREATE SIMILAR PROPORTIONS TO THE ADJACENT BUILDINGS. USEABLE UNIT SPACE WAS REPLACED WITH BALCONY SPACE TO ELIMINATE THE WALLS AT THE TOP FLOOR CORNERS. THIS RESULTS IN EFFECGIVE CHANGES IN SCALE TO BOTH HORIZONTAL AND VERTICAL PLANES. WE LOOK FORWARD TO DISCUSSING IN FUR THER DETAIL THE REVISED AEGIS SAN RAFAEL SUBMITTAL AT THE CONTINUANCE MEETING OF THE DRB. Aegis Living l♦/\TM Assisted Living I Memory Care Ankrom Moisan Exhibit 2 Parking Summary – Aegis Living 1203 Lincoln San Rafael How was the proposed parking need (or demand) calculated? Estimating future parking demands for new development are typically based on parking studies of similar land uses. The Parking Generation Manual is the most robust and widely used source of parking data that is published by the Institute of Transportation Engineers (ITE). This manual provides data and information collected for a variety of land uses and is a trusted resource within the transportation industry. Transpo Group has completed many transportation studies for Áegis Living facilities throughout the region and have found that they have similar transportation characteristics to the ITE Nursing Home land use. These facilities have skilled nurses and staff present 24 hours a day and residents generally do not drive or own a vehicle. The ITE data set presents peak parking demand rates for nursing homes located within suburban areas based on the number of beds within the facility. What is the estimated peak parking need for the proposal? Table 1 provides a summary of the parking need for the current proposal and the previously approved project. Table 1. Aegis Living San Rafael Parking Need Weekday Weekend Land Use Size Rate1 Demand Rate1,2 Demand Current Proposal 105 beds 0.35 per bed 37 vehicles 0.26 per bed 27 vehicles Previous Approval 88 beds 0.35 per bed 31 vehicles 0.26 per bed 23 vehicles Difference 17 beds 6 vehicles 4 vehicles 1.Based on the peak weekday parking demand rate for nursing home land use (#620) in the ITE Parking Generation (4th Edition, 2010) consistent with the May 2018 and February 2021 traffic studies. 2.The weekend trip rate was based off the highest parking demand rate for Saturday or Sunday for nursing home land use from ITE Parking Generation. The peak parking demand for the current proposal is 3 7 vehicles and would occur during the weekday. Is there enough parking to meet the peak demands? The proposed project is providing 40 parking spaces, which will accommodate the anticipated peak parking demand of 37 vehicles. Why is the calculated parking needs reasonable? •Maximum of 34 staff are anticipated per shift •If all staff drive alone to the site there would be 6 spaces for visitors •Aegis is required to have a transportation management program (TMP) to encourage staff to not drive alone to work so parking needs will be reduced •Visitors are spread throughout the day and visits are typically less than 1 hour •Not all residents have visitors every day (similar to a nursing home) Exhibit 3 l i !'!!Q I ECJ IN FQR MA T1rul -~ ,., MULTIFNJILYI\HIDUfllAl .......... l,«'l::ll'~ti lll,l'UAIIUIII!' 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EXTERIOR ELEVATIONS Exhibit 5 4 ? .... ~(;DING SECTION AT PARK ING RAMP 3 BUILDING SECTION 3 !~~-$- _ZOl:!l'l(J_AlF~f~i-,$- I ~ ti>fl~t, '/ _!.LV.l!(~q(l!l}.C:~-,$- --'-- -{rt-$ !JMl!PITCHiti~~ lll,11[.~CPJ ♦ NOT FOR CONSTRUCTION (♦/\,. i\11kro111 Mo1sa11 l l ~Oi\nw.ESTD,1,\11.1 liUITflOO PORTl»ID.~•172m .. ,~1100 lCl ◄HOWAIIOSIFIEU 'iANffWICISCO.CA!I-IIOl ◄15.l5270l'il l>N'll(IIOMMO~MOll&IC15,N< ...I .l' w ;, ;f z ;ji ~ => ~ z z ~ ~ <i: z V, 0 ;, V, ~ z i] :, ;ji w 0 u <i: !:> I I SECTIONS Exhibit 5 BUILDING MATERIALS, COLOR ANO DETAILS ~ cp ' I I ~r- I 1. TILE ROOF 2. BLUE ROOF TILE 3. TIMBER DETAILING 4. WROUGHT IRON 5. STUCCO 6. FABRIC AWN INGS ..,__-I I I . -l-• I ,, ... IJ!'l'll_f\l(_>I~~~•• .ll"iU(KQQJi;~~4 --e, -,.r -~~· NOT FOR CONSTRUCTION ]IH()llrnwtSf OAV>\,~U•f f:.0 1t•l1-._t,,1,.1• 111~1101'/,'JIDSl/lUT MNFAANmCO,CA 9410l ~1~.UUotJ ....... ~"'mtll'l(li,lt.c.. i :'i ....I ;f UJ ~ <( z u.. :Ji <( :, j tr. ~ z I <( VI z 0 !!! "' z (!I ~ :Ji UJ !! ~ <( DETAILS Exhibit 5 FD DN FD FDFD FD FD FD FD FD FD FSFS FS FSFS FS FS FS FS FD FD FD FD DN MISSION AVENUE LINCOLN AVENUELL LL LLLLLLLLLLLL LLLLLLLLLLL CO CO COGMT R A N S F O R M E RFC LLLLLL DN DN MISSION AVENUE LINCOLN AVENUELLLLL LLLLLLLLLLL LLLLLLLLLLL COCOCO COCOCOCO COGMT R A N S F O R M E RFC S D LLLLLL FRONT YARD SETBACK:2515 SF LANDSCAPED:1330 SF LANDSCAPE PROVIDED:53% LANDSCAPE REQUIRED:50% SIDE YARD SETBACK:1813 SF LANDSCAPED:930 SF LANDSCAPE PROVIDED:51% LANDSCAPE REQUIRED:50% USEABLE OUTDOOR AREA 1850 SF USEABLE OUTDOOR AREA 2120 SF BUILDING FOOTPRINT: 17,707 SF LOT SIZE: 29,621 SF PROPOSED LOT COVERAGE: 59% MAX. LOT COVERAGE: 60% PROJECT INFORMATION GENERAL PROJECT DIRECTORY GENERAL DESIGN DESCRIPTION PROPOSED OCCUPANCY: R2.1 MULTIFAMILY RESIDENTIAL (HIGH DENSITY) THE PROPOSED DESIGN IS AN 106 UNIT, FIVE STORY BUILDING WITH SUBTERRANEAN GARAGE. THE LOCATION IS AT THE CORNER OF MISSION AND LINCOLN IN SAN RAFAEL. IT IS WALKING DISTANCE TO DOWNTOWN, THE TRANSIT CENTER, AND FUTURE SMART RAIL STATION. THE FIRST AND SECOND FLOORS OF RESIDENTIAL LIVING, LOCATED ONE LEVEL ABOVE STREET, WILL HOUSE 54 UNITS DEDICATED TO MEMORY CARE RESIDENTS. THE UPPER TWO FLOORS WILL HOUSE 52 UNITS OF ASSISTED LIVING RESIDENTS. THE GROUND FLOOR PORT COCHERE WILL CONTAIN 2 ADA SPACES, 1 AEGIS VAN PARKING SPACE AND LOADING AREA. THERE ARE 2 STREET PULLOUTS PROPOSED FOR FIRE ACCESS AND LOADING. ONE AT MISSION AVE AND ONE AT LINCOLN AVE. THE SUBTERRANEAN GARAGE WILL CONTAIN 37 SPACES TOTAL (INCLUDING 2 ADA SPACES). THE PARKING TOTAL FOR THE COMPLEX WILL INCLUDE 40 DEDICATED SPACES (INCLUDING THE 4 ADA SPACES). ENTRANCE AND EXIT TO SUBTERRANEAN GARAGE WILL BE LOCATED OFF MISSION. ENTRANCE AND EXIT TO GROUND LEVEL GARAGE WILL BE LOCATED OFF LINCOLN. PROJECT CONTAINS A MIX OF 1 BEDROOM & STUDIO UNITS. FIRST AND SECOND LEVELS OF RESIDENTIAL ( ONE LEVEL UP FROM STREET), WILL BE DESIGNATED FOR MEMORY CARE USE. THE UNITS ON THIS FLOOR WILL HAVE NON OPERATIONAL DOORS TO 'FALSE BALCONY'S'. THERE WILL BE ONE CONTROLLED ACCESS POINT FOR GARDENING PURPOSES ON THIS FLOOR. THE FORTH AND FIFTH RESIDENTIAL FLOORS (UPPER TWO) WILL BE DESIGNATED FOR ASSISTED LIVING AND WILL HAVE EXTERIOR BALCONY ACCESS FROM DESIGNATED UNITS ON THE MISSION AND LINCOLN SIDES. THE ARCHITECTURAL GOALS OF THE GROUND LEVEL ARE TO CREATE A VERY AESTHETICALLY RICH, INVITING ENVIRONMENT WHILE SIMULTANEOUSLY RELATING TO THE EXISTING HISTORIC ARCHITECTURE OF SAN RAFAEL. FROM THE STREET, A DEDICATED ENTRANCE FACADE, COUPLED WITH MULTI LEVEL, STAGGERED ROOFING ON EXTERIOR BALCONIES AND A FOCAL TOWER, WITH ARCHITECTURALLY SEPARATED BUILDING SECTIONS PROVIDES AN INTERESTING VIEW CONTAINING DESIRED CURB APPEAL. VISUAL DEPTH IS ACHIEVED THROUGH THE BALCONY'S, THE ROOF SEPARATIONS, AND THE BUILDING SEPARATIONS FROM VERTICAL MOVEMENT POINTS. SHADOWS AND DEPTH PREVENT MONOTONOUS WALLS AND BORING PLANES, OR BORING OVERALL MASSING IN GENERAL. THE SITE WILL BE LANDSCAPED TO PROVIDE SCREENING AND NATURAL APPEAL. ZONING: HR-1 MULTIFAMILY RESIDENTIAL (HIGH DENSITY) 1,000 SF LAND PER DWELLING UNIT MAX. BUILDING HEIGHT: 48' PROPOSED BUILDING HEIGHT: 47' MIN. USABLE OUTDOOR AREA: 100 SF PROPOSED USABLE OUTDOOR AREA: 3,970 SF AP NUMBERS: 11-184-09, -08 UNITS PROPOSED: 106 BEDS: 114 APPLICANT AEGIS SENIOR COMMUNITIES 415 118TH AVE SE BELLEVUE, WA 98005 CONTACT: WALTER BRAUN BRYON ZIEGLER PHONE: (425) 861-9993 EMAIL: walter.braun@aegisliving.com bryon.ziegler@aegisliving.com ARCHITECT ANKROM MOISAN ARCHITECTS 38 NEW DAVIS STREET, SUITE 300 PORTLAND, OR 97209 CONTACT: RYAN MIYAHIRA LAURIE LINVILLE-GREGSTON PHONE: (503)245-7100 EMAIL:ryanm@ankrommoisan.com laurieg@ankrommoisan.com SETBACKS THE SETBACKS OF THE ORIGINAL APPROVED DESIGN ARE MAINTAINED TO INCLUDE 5' SETBACKS ON THE REAR AND SIDES OF THE FOOTPRINT, AS WELL AS A 10' SETBACK FROM MISSION AND A 15' SETBACK FROM LINCOLN. PROPOSED BUILDING FACADES/ARTICULATIONS EMULATE APPROVED DESIGN. NOT FOR CONSTRUCTION THESE DOCUMENTS ARE INTENDED ONLY TO ILLUSTRATE GENERAL DESIGN ELEMENTS. DEVIATIONS MAY EXIST BETWEEN THESE DOCUMENTS AND DOCUMENTS THAT HAVE BEEN REVIEWED AND APPROVED BY THE CITY OF SAN RAFAEL PLANNING AUTHORITIES. PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:23:56 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 TITLE SHEET 11 REVISION DATE REASON FOR ISSUE VICINITY MAP LANDSCAPE DIAGRAM SHEET INDEX PROJECT NORTH SHEET NUMBER SHEET NAME 1 TITLE SHEET 2.1 LEVEL P1 FLOOR PLAN 3 MAIN LEVEL FLOOR PLAN 4.1 SECOND FLOOR -RESIDENTIAL PLAN 4.2 THIRD FLOOR PLAN 5.1 FOURTH FLOOR PLAN -FORMERLY L3 6.1 FIFTH FLOOR PLAN -FORMERLY L4 7.1 ROOF PLAN 8.1 EXTERIOR ELEVATIONS 8.2 EXTERIOR ELEVATIONS -DESIGN EVOLUTION 9.1 EXTERIOR ELEVATIONS 9.2 EXTERIOR ELEVATIONS -DESIGN EVOLUTION 10 SECTIONS 11 DETAILS 12 MAIN LEVEL -PLANTING PLAN 13 SECOND FLOOR LANDSCAPE PLAN 15 PLANT MATERIAL SCHEDULE 16 PLANT MATERIAL IMAGERY 17 SITE PLAN -LIGHTING 18 SECOND FLOOR PLAN -LIGHTING PLAN 19 OVERALL ROOF -LIGHTING PLAN LOT COVERAGE DIAGRAM 1" = 50'-0" 1" = 50'-0"UNIT SCHEDULE UNIT TYPE COUNT AREA TOTAL LEVEL 5 AL.1 3 2004 AL.S 24 8747 27 10751 LEVEL 4 AL.1 2 1388 AL.S 25 9652 27 11040 LEVEL 3 LN.S 26 8931 26 8931 LEVEL 2 LN.S 26 8969 26 8969 Grand total 106 39691 -~ ~ j ;:., ~ :;:., "' .. ~ 11.,.J'"'"'-I< I -,N.,OI Th:>I> !,ml't-1 ~ .. lh~- C.On•l<l.>I ' if . . • j "'"''' '" Exhibit 6 W/D W/DWUP UP A B C D F E G 1 2 3 4 5 6 7 8 161 SF ELEVATOR LOBBY 400 SF MAINTENANCE OFFICE 5.0%10.0%20.0%LEVEL P1 PARKING 37 STALLS STAIR 3 ? SF ?8' - 8"28' - 4"30' - 0"30' - 0"30' - 0"18' - 0"27' - 0"19' - 2"28' - 0"28' - 0"28' - 0"28' - 0"16' - 7" ELEV 1 ELEV 2 109' - 6"SECURED LONG-TERM WALL MOUNTED BICYCLE PARKING 22' - 8"OUTLINE OF BUILDING ABOVE STORAGE ? SF ? 70 SF EXHAUST 147 SF STAIR 2 215 SF STORAGE 492 SF BOH LAUNDRY 81 SF SOILED LAUNDRY STAGING 286 SF STAFF LOUNGE 98 SF STAFF R.R. 93 SF ELEV. EQUIPMENT11' - 11"FLOOR LINE FOR PREVIOUS SENIOR LIVING PROPOSAL 1 10.0 2 10.0 3 10.0 4 10.0 PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:23:59 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 LOWER GARAGE PLAN 2.12.1 REVISION DATE REASON FOR ISSUE 0 321684NORTH1/8" = 1'-0"1 LOWER GARAGE PLAN 9 9 9 9 r-··-··-··-··-··-·· 0 ··-··-··-··-·-··-··-··-··-··-··~·-··--··-·-··--·-··--··9 -··--··--·· 9 -··-··-·· ···-·-··--··-··--··, -I --r-1 ---- -1 I I I I -+--+-i ---- --i- __ [_ ' ' I ' ' I ' ' ' I ' ' I ' ' I ' ' -! ~·~··~··-·-··=· -··-··~·-··-··-=·7·· ··-~-. -··-~-··-··~·-· -··-~·~ ~-~-··-··-~-·-·-·t ··-··-·~·-j_ I ' ' =-=-=1.~~-~~~~~ - - -- - ' i l t I I 1 L I F ----I -- I I < ,.J" \ ··1 " r 37 01 :)113] I------------- 1 I [ £~ i i[ !'.I [ D r~ D t] - □ i>I ---- •~~9TI I' ~·~ __ :' ---·---- 31 so I 29 I -+-- - ---- r re ~ - Im I~ I _J ---------7 ------ 91 I ------1+.++ .ILOVdWOO = 7 91 I L ___ _ E] C) r ~ LJ --------- ---++-----+---------. - ---.ILOVdWOO I ' ' I ' ' I ' ' I ' ' I ' ' I ' ' I ' ' I ' ' I ' ' ~I ____,,__ ---0 I ' ' I ' +------'>,.' ----0 I --t _ ____,,__ ---0 ' I ' ' I ' ' ' I ' ' I ' _____,,__ ---0 0 0 --1---_____,,__ ---0 I I I I ~--I I L.·-··1··-··-.. -·-··-··-··-··-··-··-··-··1··-··-··-··-··-··-··-··-··1-··-··-··-··-·· ··-··-··-··-··-··-··7 ··-··-··-··-··-··-··-··-··-··-··-··-··-··-·-··-··-··-··-··-··-··-··-··-·· ' ··-··-··-··-··-··-··-··-··-··-··-··-t -··-··-··-··-··-··-·· 1 ··-··-··-··-··-··-··j D Exhibit 6 DN DN DN DN UP DN LLLLL LLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLLL LLLLL LLLLLLLLLLLL LLLLLLLLLLLLLLLLLLLLLLLLL LLLLLL A B C D F E G 1 2 3 4 5 6 7 8 25'-2" RAMP 27'-2"LINCOLN AVEMISSION AVE 15' FRONT YARD SETBACK 10' STREET SIDE YARD SETBACK 2003 SF DINING 488 SF ACTIVITY 127 SF OFFICE 807 SF OUTDOOR DINING ELEV 1 ELEV 2 520 SF LIVING 104 SF OFFICE 68 SF R.R.TRASH & RECYCLE PICK-UP/ DELIVERIESDECELERATION LANE FOR GARAGE ENTRY 26'-9 5/8" 26'-3 3/4" ROLL-UP OPEN GRILL GARAGE DOOR VIDEO & ENTRY PHONE TRENCH DRAIN RIGHT TURN ONLY TRANSFORMER 83' TRAVEL 240 SF MAIL ROOM 29'-6"29'-6"28'-6"28'-6"27'-6" 27'-6" 30'-6" 26'-2" 27'-6" 25'-6" 25'-6" 5.8 % 26'-10" 26'-10" 31'-2 3/8"5.0%10.0%4.2%30'-2" 30'-2" OUTLINE OF BUILDING ABOVE TRENCH DRAIN OUTLINE OF BUILDING ABOVE (OPEN TO THE SKY) 25'-6" 4309 SF COVERED DROP OFF 101 SF WORKROOM/PACKAGES 232 SF JUICE BAR 1229 SF BISTRO 133 SF ENTRY 90 SF CONCIERGE 160 SF MAIN ENTRY 148 SF R.R. 133 SF R.R. 346 SF PRIVATE DINING 1022 SF KITCHEN 163 SF DISPLAY KITCHEN 86 SF VESTIBULE 56 SF CHEF OFC 66 SF FREEZER ? SF ? 600 SF FITNESS 311 SF SALON 40 SF MIXING 127 SF MASSAGE 77 SF BARBER 182 SF VESTIBULE 670 SF CINEMA 1128 SF MERCADO (DINING) 122 SF WINE CELLAR 163 SF STAIR 3 93 SF SEATING NICHE 147 SF STAIR 2 OUTLINE OF BUILDING ABOVE 1 10.0 2 10.0 3 10.0 4 10.0 PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:24:05 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 MAIN LEVEL FLOOR PLAN 3.13.1 REVISION DATE REASON FOR ISSUE 0 321684NORTH1/8" = 1'-0"1 MAIN LEVEL FLOOR PLAN 0 9 9 9 9 T=IIf mITI-11 ll_QITT1lTTil-l I 1ml 11-'" I 11-'" I 11-" 11 111 ~1 = = = = = = = = t- +- i i Inf I II I I I II JIEL J1 I I I II I 11 I I I I I I II i I II I I I I II I ,111 111~11 I =_Ill ill l __ ... 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ACD LN/ACD OFFICE ELECTRICAL FIRE DOOR OUTLINE OF NEW BALCONY ABOVE LN.S LN.S LN.S LN.SLN.S LN.S LIFE HAVEN R.R. LAUNDRY SERVERY VESTIBULE LN. DINING BATHTIQUE OUTLINE OF BUILDING ABOVE5' - 10 79/256"1 10.0 2 10.0 3 10.0 4 10.0 LN.S PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:24:10 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 SECOND FLOOR - RESIDENTIAL PLAN 4.14.1 REVISION DATE REASON FOR ISSUE 0 321684NORTH1/8" = 1'-0"1 SECOND FLOOR - RESIDENTIAL PLAN 9 9 I I +-+- I:: I I I I I I I I I I I I I I I I I I I I I I I I I: I : I I: I: I I: I: I: I I: I: I: I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I : I: I: : I: I: : I: I: : I: I: I: : I: I: I: I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I a___. ,_.....;.-., l-2_1· ~ E) -ut ' ---~,-ri (·.1 ,, n 1 ·--r,-· -~--~~-----~-----~-------~--~------~-CJ ,-1-~--------+- ' I I i i __ 1 ___ _ I I ' I I I I I I I I I I ' I I ' I I I I 1 =-i --- - - -- - ------r - --__ _J _ ~+-1-t----t-----t--Ht----t-i-----t---H---t-t-t-fl---::::::::::;=::;=::;::::::::::.--,--=-t-------j----t-- l 1111 c-t---t----t----t--c-t----t----tt------t-c---t----t-----t----t-t---t----t----t---t----t-----t---t---t------t-t-- I I I I 1llll c-t----tt----t----t--c-t----t----tt------t-t---t----t-----t----t-t----tt----t----t---t----t-----t---t---t------t-t-- :::: ( I I I 1Ullr.=0 cf----c=l,--c=-l=cc=l-~c-c=+=--¾ccc¾i=cc=t~-ccl=-~-c-t-~r ---=---¼-~~-¾--+--t--+------t-t--- l I I I I l lml-+--+--+--+-1--t---+----l+---+-+--+--+--+---+-+--+--+--+--+-□=f----+---+--+------+-+----l II F l ~ --) tll tll 0 t)I - C r I c-_;r- ~HH,h 1-..--11-..--11---- □ I -7 J I j ' ~ 0 ~ ';ec:::::, -E / --... ____ L -~/1-' I - I l'- I ,~µ-., ~ - '·-) Q I ai \ I I - °i I Ci I_ <!. l = Id +--I -( lrn I I D g -o~ I 0 E)1 ,, ~- ' ~ I ,--· I :-.i!-: I I rn 0 ~1 ' r; ' ' ' ' o I Q (f) Do = ---j Q • (f) E L l [ [ -~-~I--- • I I. - I I I I I I I I I I I I I I I I I I I I I I I I I 1 I -1 I I I I I I- I I I I I I I I I I I I I I I I I I I I I I I I I I I ' 1- 1 i I I I I I I I I I I I I I I I I I I I I I T I I ' I i ' ' I I I I ' I ---0 I I I +-----0 I I ' I ---0 ---0 0 0 ---0 ------------------: ----\-----~J I I ---------------H----------+-----------~ D I I I Exhibit 6 WWA B C D F E G 1 2 3 4 5 6 7 81 10.0 2 10.0 3 10.0 4 10.0 LN.S LN.S LN.S LN.S LN.S LN.S LN.S LN.S LN.SLN.SLN.SLN.S LN.S LN.SLN.SLN.S LN.SLN.S LN.S LN.S LN.S LN. DINING LN.S LN.S LN.S LN.S LN.S ACD LN/ACD OFFICE LIFE HAVEN ELECTRICALR.R. LAUNDRY ELEVATOR LOBBY VESTIBULESERVERY BATHTIQUE NEW BALCONY PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:24:16 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 L3 FLOOR PLAN 4.24.2 REVISION DATE REASON FOR ISSUE 0 321684NORTH1/8" = 1'-0"1 L3 FLOOR PLAN 0 r-~----------~ I 7 -r-1------1 / I I I / -! -If----E~ - --- -- --~1-----0 I 1 1 I --+----4-------4- I I ' ' ' I ' ' I ' ' ' ' I ' ' I ' ' If-------if --i " -! ~·*··~··-·-··=· -··-··~·-··-··-=·7·· ··-~-. -··-~-··-··7·-· -··-~·~ ~-~-··-··-~-·-·-·t ··-··-·~·-j_ ! ~~--~------~------~---~-----~----~ i, n □=c,======l=====c====c====□ / I ---L~--ill~:TT ~ 11 ~- [' I □ □~ -□ '·"f_) )' l_o l · rt, F IIII IIIIIIHllllllllllll 11111 tll tll 11111111111111[111111111111111111 ---j -------- I I , L I ---j -- I 7 nHH,h 1-..--11-..--11---- Q_ -+--I - 1,-'\c ~ = \ I D lrn L-+,.rc::; o --·i -- I I I rn 0 L = Q • c!J • ---j- [ I ! ----ti ----- IL • I I. 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_ . _ 1~1J,i_l-_ 1 ,1_1~\~\~~l-~11~~~ ~_J~~lljnl~-r+ 1Jl-l-~J I~ _ 1_UnLIJ.,e111_ h~ununul-i G~n0n~H~nGn~dn~n! h~hG~UnunU~nh -1 -, -1 -1 -1---7----, -,--I ' ' I ' ' _I_ ,----r-' ' I ' ' ______ _J m Exhibit 6 LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" ZONING REFERENCE 34' -0" LEVEL 5 71' -2" LEVEL 3 50' -2" 2 10.0 LIMIT (ROOF DECK) 82' -0"10' - 0"10' - 0"11' - 0"11' - 0"14' - 0"LIMIT PITCHED ROOF 87' -0"BUILDING HEIGHT LIMIT 48' - 0"10' - 0"SURVEY DATUM POINT 24'-0" LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" ZONING REFERENCE 34' -0" LEVEL 5 71' -2" 1 2 3 4 5 6 7 8 LEVEL 3 50' -2" 1 10.0 3 10.0 4 10.0 LIMIT (ROOF DECK) 82' -0"10' - 0"10' - 0"11' - 0"11' - 0"14' - 0"LIMIT PITCHED ROOF 87' -0"TOWER HEIGHT: 71' - 3"ZONING BUILDING HEIGHT LIMIT: 48' - 0"KEY MAP PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:25:21 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 EXTERIOR ELEVATIONS 8.18.1 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 EAST ELEVATION - PROPOSED DESIGN 1/8" = 1'-0"2 SOUTH ELEVATION - PROPOSED DESIGN 1 2 ---- ---- ---- _____ l _____ _ I -------- - -+ -----t-- (;) 0 0 0 0 ' - - -7 --.,-- - - I -------,;;;c;;.... ----------------""'!l"'""ll""""lll""""!l""""l]"'""!l""""l]'--,:i-,i -., I V \ \ ,ffi I \ \ m m m m m 0 0 11 11 m II " 11 ,, ------------4 - - -_/ $ $ --------4 -------------4 ◄ I I I II Exhibit 6 LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" ZONING REFERENCE 34' -0" LEVEL 5 71' -2" LEVEL 3 50' -2" LIMIT (ROOF DECK) 82' -0" LIMIT PITCHED ROOF 87' -0"10' - 0"10' - 0"11' - 0"11' - 0"14' - 0"LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" ZONING REFERENCE 34' -0" LEVEL 5 71' -2" LEVEL 3 50' -2" LIMIT (ROOF DECK) 82' -0"10' - 0"10' - 0"11' - 0"11' - 0"14' - 0"LIMIT PITCHED ROOF 87' -0" PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:25:56 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 EXTERIOR ELEVATIONS - DESIGN EVOLUTION 8.28.2 REVISION DATE REASON FOR ISSUE 2 1/16"=1'-0" EAST ELEVATION -BUILDING PERMITTED IN 2020 1 1/16"=1'-0" EAST ELEVATION -APPROVED BY DRB IN 2019 1/16"=1'-0" SOUTH ELEVATION -BUILDING PERMITTED IN 2020 1/16"=1'-0" SOUTH ELEVATION -APPROVED BY DRB IN 2019 1/16" = 1'-0"3 EAST ELEVATION - PROPOSED DRB DESIGN 1/16" = 1'-0" SOUTH ELEVATION - PROPOSED DRB DESIGN ElnlilCllll;IOf J.IXl5'S" A • -~,~ L IIIBIII ----- Ir -----____ II II JI -----~---------+ -----~~~ L ll_ fl lffl . II. 11 JI --+- 11 fl --+- fl ■ --:=car,~ --+- • • • • • ' - - --4 ' ' 0 ID --------11 -......... -• -• ·---■ I 0 --------11 II 0 0 0 --------- II II II llU II II ll ll_R_ -·---~ --■ II ii II il II - 0 • • """""'" lfft-......C.'1' 11,,U.I MliuTU!I IIIJI.Dfil(i~E 1 •2S..f" • I ' ' • l' • • ' I , .. • .. "' .. ;i,;wc:-:~,1,\ ' Q.t(~L,)I JLI.IMl~'IIII' Vi!'i~{' adMT{. • ' • • Exhibit 6 LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" ZONING REFERENCE 34' -0" LEVEL 5 71' -2" LEVEL 3 50' -2" 2 10.0 LIMIT (ROOF DECK) 82' -0"10' - 0"10' - 0"11' - 0"11' - 0"LIMIT PITCHED ROOF 87' -0"48' - 0"LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" ZONING REFERENCE 34' -0" LEVEL 5 71' -2" LEVEL 3 50' -2" 1 10.0 3 10.0 4 10.0 11' - 0"11' - 0"10' - 0"10' - 0"LIMIT (ROOF DECK) 82' -0" LIMIT PITCHED ROOF 87' -0" KEY MAP PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:26:42 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 EXTERIOR ELEVATIONS 9.19.1 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 WEST ELEVATION - PROPOSED 1/8" = 1'-0"2 NORTH ELEVATION - PROPOSED 1 2 □ □ ( □ □ □ □ □ ( ' I I , □ " \ II □ -------------------------II -----□ ----- ' ' ' ' - - - - - - - - - - - -~ - - -~ I ---------------- I - --4 ► I y I I II Exhibit 6 LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" LEVEL 5 71' -2" LEVEL 3 50' -2" LIMIT PITCHED ROOF 87' -0" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" LEVEL 5 71' -2" LEVEL 3 50' -2" LIMIT PITCHED ROOF 87' -0" PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:27:13 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 EXTERIOR ELEVATIONS - DESIGN EVOLUTION 9.29.2 REVISION DATE REASON FOR ISSUE 2 1/16"=1'-0" WEST ELEVATION -PERMITTED IN 2020 1 1/16"=1'-0" WEST ELEVATION -APPROVED BY DRB IN 2019 5 1/16"=1'-0" NORTH ELEVATION -PERMITTED IN 2020 4 1/16"=1'-0" NORTH ELEVATION -APPROVED BY DRB IN 2019 1/16" = 1'-0"3 WEST ELEVATION - PROPOSED DRB DESIGN 1/16" = 1'-0"6 NORTH ELEVATION - PROPOSED DRB DESIGN _. _ _I_ lJ - _II _ _I_ _._ JJ -I I I .o l;J l;J □ . • • . -------➔ -$- -$ -$ -$ . --- ------ II II g .mu II II - m ------ i II II II m !... iJ I C • • - ----------4 -$- JJ _._. $ JJ _11_11 $ Q ,I I I $ Exhibit 6 LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" LEVEL P1 14' -2" LEVEL 5 71' -2" LEVEL 3 50' -2"10' - 0"10' - 0"22' - 0"14' - 0"11' - 0"CORRIDOR CORRIDOR AL.S AL.S AL.S MED OFCELECTRICALBATHTIQUE AL.S AL.S AL.S ELECTRICAL LAUNDRY CORRIDOR CORRIDOR LN.S LN.S LN.S LIFE HAVEN ELECTRICAL LAUNDRY COVERED DROP OFF PARKING PARKING LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" LEVEL P1 14' -2" LEVEL 5 71' -2" LEVEL 3 50' -2" AL.S AL.S AL.S AL.S AL.S AL.1 AL.S AL.S AL.S AL.S AL.S AL.S AL.S ? LN.S LN.S LN.S LN.S LN.S LN.S LN.S LN.S LN.S RAMP KITCHEN PARKING DINING LIVINGWINE CELLAR LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" LEVEL P1 14' -2" LEVEL 5 71' -2" LEVEL 3 50' -2" AL.S CORRIDOR AL.S AL.S CORRIDOR AL.S LN.S CORRIDOR LN. DINING PRIVATE DINING DINING VESTIBULE CORRIDORDISPLAY KITCHEN R.R. PARKING LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" LEVEL P1 14' -2" LEVEL 5 71' -2" LEVEL 3 50' -2" 31'-2 3/8" 1 0 .0 %5.0% 2 0 .0 % 79'-2 1/4"5'-0"5'-0" AL.S AL.S AL.S AL.S LN.S LN.S MIXING SALON RAMP PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:27:22 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 SECTIONS 10.010.0 REVISION DATE REASON FOR ISSUE 1/16" = 1'-0"1 BUILDING SECTION 1 1/16" = 1'-0"2 BUILDING SECTION 2 1/16" = 1'-0"3 BUILDING SECTION 3 1/16" = 1'-0"4 BUILDING SECTION AT PARKING RAMP --"'Jfllf w'~'i'f'l'l'ilm' l •'wl\~tJ!J* ~:~vJl;i+',IW,m,~cp','.V Ji,J ~,9_,~, ~ ---- I I I ' l ---I --' I '4 I I .;.,";;, --I -- ' I - ~ I ef' I ' --------,.--------,r1r----i ----- 4,-I I _-4?"':""" -I I I -1 l ~ - 'I J -- ~ JJ-:JJJ;=;: -----11 111 ~ I I _111, 11 . .. . 11 , 11 I" 1n'I" 111 1 • 11m11 1 11 • · · · · · -11 ·1 llcU 111 ·11 1 11 1=,1 I I 111, , , I _I I ill;'; ' -il -1 '" l ill ill ll£F lll 'I 11111 II I 11 111 _11 i' 1 ill ,ill-lllil ~I ~-,, IIJJ Ff!UJ~lJJ-l l llJ mlJ mlJJmlJJ 11 IIJJ 111 JJ l l llJJ 111 . 111~11 I 1 1 111~1 11~1 11~1 I ~ -~ -~ ------· · · I J ~---111-111~11 :..1: , □ 1-111=1JJTTl 1 11 m 111 11 l~ i' 1 -1 111=111 Ill 111=11 -:== ,I J -~ J[11 J 1111 111 111 1 w 1111 11111 =111 JI I LEU 1-111111-1111W11r 11,1 -~I I Cll-,w-w ill r:':':': f~ ,IJJ ,IJJ '~l l l-~_111=-W-=W=W=-w'IJI :_1111 I 1_1111 I i 111 I i 11 1 I i 11 1 I 1=111=111 _Ill _llllll_lll-111-lll-111-111111-111111-111111-111 Ill Ill Ill Ill -111-111-111 Ill r -.J B / ~ "HCcl S,-~;",-C-~E,"'--0 c •ry "j (:--~;",-~"-~-·~or·~ -r0 ··qll " ~ f-iflF-~ J:;:_C)l_Lf-n-l3 n•-o~-" ; " -~ (~ ---- ----.. ---- ----- = ~ ~ ---' l I, -_;; - I .I D I -11 1IT1 l ~m 1111 11wl__lJ1 : -Tl=l J ,ul Ir 11&1 11 I 1-1 I ~I ,,..!~ 11 l'JJ l l l~_l l l"JJ-l l l"JJ-l l l"JJ 11 l"JJ ~!t~~~;~~~;~~~;~~ I 11~~~ 111~~ i 111 i i 1111 i i 111 i i 111 _[ 11-"JJ ·,JJ -,JJ ·JJJ -1~~ :!~~ -'~~ ,!..!J ,,JJ ---- -I 1=1 I i=l I i=l I i=l 11 _111-_111-_l l l-11 _111-11 i 11 11 i 11 111 =111 =111_111_111_111_111 1 -Ill 111=111=111=111-111-111-1 - -------~--~ #9t l j ',--- -----4 ' J --- mm I ~ ~ Ii ', J ,, ~ ,, L _[ l " ',--- -----4 ~ ~j ' I - ,--- J - ' ~ - ----4 rn ' - ' ~ II = ,--- - - J - □ I ~ - ' rn -'S I □ ...... ~ ,, -. ' ' = " = = '= = = ' ' ' I' ' " JPt • LJ j ..Ill I I -I -11 1 111 ·1==1 ' ' ' -T 111 ~- , 111 -lJJ lJJ 11 111 111 '= IJJ JJJ l I l1JJ 11 11~~ I 1111111 11~~ I 11' 11111~~ 11 l'JJ 111 ... 111 ... 111 ... 111 .. 1-L --uJ--JJJ JJJ lJJ Jll ill -1..!J - - -- - - --$- Exhibit 6 LEVEL 1 25' -2" LEVEL 2 39' -2" LEVEL 4 61' -2" ROOF 81' -2" LEVEL P1 14' -2" ZONING REFERENCE 34' -0" LEVEL 5 71' -2"10' - 0"10' - 0"11' - 0"11' - 0"14' - 0"OUTDOOR DININGDINING 11' - 0"AB LN.S AL.S AL.1 PARKING LEVEL 3 50' -2" LN.S LANDSCAPE PUBLIC SIDEWALK LIMIT (ROOF DECK) 82' -0"48' - 0"LIMIT PITCHED ROOF 87' -0" LIMIT PITCHED ROOF 87' -0" PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER C:\_Revit Projects\174170-20-Aegis San Rafael\174170-20-Aegis San Rafael_mattw.rvt3/8/2021 11:27:59 AM174170 PLANNINGAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 94901MAR 3, 2021 DETAILS 11.011.0 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 WALL SECTION 6 51 3 2 1. TILE ROOF 2. BLUE ROOF TILE 3.TIMBER DETAILING 4. WROUGHT IRON 5. STUCCO 6. FABRIC AWNINGS 42 l . l l 1 . 1 . I I I I I I ' II II ; II II II I II II I I I ' I I I II II II ------------➔ II II I II I I 9 0 Exhibit 6 PROJECT NUMBER© ANKROM MOISAN ARCHITECTS, INC.38 NORTHWEST DAVIS, SUITE 300PORTLAND, OR 97209503.245.71001505 5TH AVE, SUITE 300SEATTLE, WA 98101206.576.16001014 HOWARD STREETSAN FRANCISCO, CA 94103415.252.7063DATESHEET NUMBERSHEET NUMBERC:\_Revit Projects\174170-17-Aegis San Rafael\174170-17-Aegis San Rafael_samc.rvt 2/27/2018 2:59:04 PM 174170PLANNINGAEGIS SAN RAFAEL ASC SAN RAFAEL LLC 800 MISSION AVENUE SAN RAFAEL CA 94549MAR 3, 2021REVISION DATE REASON FOR ISSUELandscape Architecture232 Sir Francis Drake Blvd.San Anselmo, CA 94960Phone: (415) 721-0905Fax: (415) 721-0910Email: info@studiogreen.comwww.studiogreen.comABBREVBOTANICAL NAMECOMMON NAMESIZE SPACING MATURE SIZE/ PLANT TYPE WUCOLS RATINGTREESACE APO ACER SACCHARUM 'APOLLO'APOLLO MAPLE36" BOX PER PLANS 30'/ DECIDUOUSLOWMUS BAS MUSA BASJOOJAPANESE BANANA24" BOX 4' O.C. 12'/ HERBACEOUSMEDIUMOLE EUR OLEA EUROPAEA 'SWAN HILL'FRUITLESS OLIVE - TREE FORM 36" BOX PER PLANS 25'+ / EVERGREEN VERY LOWPHO DAC PHOENIX DACTYLIFERADATE PALM12' BTH30' O.C. 30'+ / EVERGREEN LOWPIS CHI PISTACIA CHINENSISCHINESE PISTACHE36" BOX PER PLANS 30'/ DECIDUOUSLOWSHRUBS, GROUNDCOVERS & VINESBUX GRE BUXUS M. VAR JAPONICA 'GREEN BEAUTY' DWARF BOXWOOD5 GAL 1'-0"2'/ EVERGREENLOWCAR DIV CAREX DIVULSABERKELEY SEDGE1 GAL1'-8"12" / EVERGREENVERY LOWDIA REV DIANELLA REVOLUTA 'LITTLE REV'LITTLE REV FLAX LILY1 GAL1'-6"18" / EVERGREENLOWGEL SEM GELSEMIUM SEPERVIRENS 'MARGARITA' CAROLINA JESSIMINE1 GAL PER PLANS 12' + / EVERGREEN LOWGER MAC GERANIUM MACRORRHIZUMBIG ROOT GERANIUM1 GAL 1'-6"8" / SEMI-EVERGREEN MEDIUMLAM WHI LAMIUM MACULATUM 'WHITE NANCY' WHITE NANCY DEADNETTLE1 GAL1'-6"6" / SEMI-EVERGREENMEDIUMLIR MUS LIRIOPE MUSCARIBLUE LILY TURF1 GAL1'-0"12"/ EVERGREENMEDIUMLOM BRE LOMANDRA LONGIFOLIA 'BREEZE'DWARF MAT RUSH1 GAL 2'-6"2' / EVERGREENLOWLOM PLA LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' VARIEGATED DWARF MAT RUSH 1 GAL 2'-6"2' / EVERGREENLOWLON JAP LONICERA JAPONICAJAPANESE HONEYSUCKLE1 GAL3'-0"2' / EVERGREENMEDIUMLOR CHI LOROPETALUM CHINENSEFRINGE FLOWER5 GAL4'-6"3'-6' / EVERGREEN LOWPHI XAN PHILODENDRON XANADUPHILODENDRON5 GAL 3'-0"2' / EVERGREENMEDIUMRHA CAL RHAMNUS CALIFORNICACOFFEEBERRY5 GAL PER PLANS 6'-8' / EVERGREEN LOWROS SPP ROSA SPECIES CARPET ROSEGROUNDCOVER CARPET ROSE 'PINK' 1 GAL3'-0"18" TO 2' /SEMI-EVERGREENLOWSTR REG STRELITZIA REGINAEBIRD OF PARADISE5 GAL 4'4' TO 6' / EVEGREEN LOWBIOFILTRATION PLANTSACE CIR ACER CIRCINATUMVINE MAPLE15 GAL PER PLANS 10'+ / DECIDUOUSLOWACH MIL ACHILLEA MILLEFOLIUMCOMMON YARROW1 GAL 2'-0" 1'-6" / PERENNIALLOWCAR DIV CAREX DIVULSABERKELEY SEDGE1 GAL 1'-6"12" / EVERGREENLOWCHO TEC CHONDROPETALUM TECTORUMSMALL CAPE RUSH1 GAL2'-0"2' / EVERGREENLOWIRI DOU IRIS DOUGLASIANADOUGLAS IRIS1 GAL2'-0"2' / EVERGREENLOWLOB CAR LOBELIA CARDINALISCARDINAL FLOWER1 GAL 2'-0"3' / PERENNIALLOWRHA CAL RHAMNUS CALIFORNICACOFFEEBERRY5 GAL PER PLANS 6'-8' / EVERGREEN LOWPLANT MATERIAL SCHEDULEBUXUS M. VAR JAPONICA'GREEN BEAUTY'MUSA BASJOOPISTACIA CHINENSIS(Street Trees)CAREX DIVULSACHONDROPETALUM TECTORUMDIANELLA REVOLUTA'LITTLE REV'LOMANDRA LONGIFOLIA'BREEZE'LONICERA JAPONICAPLANT MATERIAL IMAGERYLOROPETALUM CHINENSEPHILODENDRON XANADUROSA SPECIESSTRELITZIA REGINAEGELSEMIUM SEMPERVIRENS'MARGARITA'TREESSHRUBS, GROUNDCOVERS & VINESLIRIOPE MUSCARIBIOFILTRATION PLANTSCAREX DIVULSAIRIS DOUGLASIANALOBELIA CARDINALISNOTE: PLANTER MATERIAL IN THE LEVEL 2 INDIVIDUAL PLANTER POTS WILL BE SEASONAL AND CONSIST MAINLY OF FLOWERING PLANTS. THIS PLANTING AREAHAS BEEN ADDED TO THE IRRIGATION AND IS PART OF THE WATER USE CALCS.PLANT MATERIALSCHEDULE& IMAGERYACER SACCHARUM'APOLLO'OLEA EUROPAEA 'SWAN HILL'PHOENIX DACTYLIFERAGERANIUM MACRORRHIZUMLAMIUM MACULATUM 'WHITE NANCY'LOMANDRA LONGIFOLIA'PLATINUM BEAUTY'RHAMNUS CALIFORNICAACER CIRCINATUMACHILLEA MILLEFOLIUMRHAMNUS CALIFORNICA16• t ' I ~ Exhibit 6 FDCWMGM WMSSPIVEM DNCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCONFORM TO (EX) SIDEWALK(N) CONCRETE CURB& GUTTER, S.C.D.CAR DIV98 SF-(N) CONCRETE SIDEWALK,S.C.D.PIS CHI-1CAR DIV195 SF-PIS CHI-1(N) CONCRETE SIDEWALK,S.C.D.DIA REV-3STR REG-8BUX SEM-17PHO DAC-2DIA REV-48GEL SEM-7STR REG-10BUX SEM-36ROS SPP-50LOM BRE-29LOR CHI-40PHI XAN-26LOM PLA-58ROS SPP-26OUTDOOR DININGSTR REG-18LOR CHI-10CAR DIV-95PORTE COCHERES.A.D.STR REG-5LOR CHI-5CAR DIV-34PHI XAN-3OLE EUR-5ACE APO-3DROP OFF/ LOADINGFIRE ACCESSLINCOLN AVENUEMISSION AVENUECOVERED PARKING/DROP OFFENTRANCEENTRANCE TOUNDERGROUNDGARAGEWATER FEATURE, S.A.D.MUS BAS-3PIS CHI-1CAR DIV130 SF-LON JAP150 SF-PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPOSED BUILDINGS.A.D.RHA CAL-7PROJECT NUMBER© ANKROM MOISAN ARCHITECTS, INC.38 NORTHWEST DAVIS, SUITE 300PORTLAND, OR 97209503.245.71001505 5TH AVE, SUITE 300SEATTLE, WA 98101206.576.16001014 HOWARD STREETSAN FRANCISCO, CA 94103415.252.7063DATESHEET NUMBERSHEET NUMBERC:\_Revit Projects\174170-17-Aegis San Rafael\174170-17-Aegis San Rafael_samc.rvt 2/27/2018 2:59:04 PM 174170PLANNINGAEGIS SAN RAFAEL ASC SAN RAFAEL LLC 800 MISSION AVENUE SAN RAFAEL CA 94549MAR 3, 2021REVISION DATE REASON FOR ISSUELandscape Architecture232 Sir Francis Drake Blvd.San Anselmo, CA 94960Phone: (415) 721-0905Fax: (415) 721-0910Email: info@studiogreen.comwww.studiogreen.comNOTE:1. SEE SHEET 16 FOR PLANT MATERIAL SCHEDULE &IMAGERY.SCALE: 1" = 10'-0"0 5' 10'20'30'LINCOLN AVENUE LANDSCAPE:FRONT YARD SETBACK AREA: 2,515 SFLANDSCAPE AREA: 1,299 SFLANDSCAPE PERCENTAGE PROVIDED: 52%LANDSCAPE PERCENTAGE REQUIRED: 50%MISSION AVENUE LANDSCAPE:SIDE YARD SETBACK AREA: 1,813 SFLANDSCAPE AREA: 910 SFLANDSCAPE PERCENTAGE PROVIDED: 50%LANDSCAPE PERCENTAGE REQUIRED: 50%1201GROUND LEVEL PLANTING PLANGROUND LEVELPLANTING PLANNorthI I I _J I I I I ', . r···\~ [ 70 -,~ Tl !J □ J .;;;; l - - - -,, ' j j [. . I --, I ~,:✓ I I I I __ , I . ' I ~-------_; _,/ i\', ~/n01_'_======~ L I ' ' ' ' ' (."'-!"'· "~~) •• -✓ye~~~ F.''F.'rr I I I I " " " I, 'I /I j I I 1...----1 I I I I -1 I I I I I I I I I I I I I I I I I I I I I I I l~-I I I I I I I UDIO Exhibit 6 PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE CAR DIVBIOFILTRATION14RHA CALBIOFILTRATION14ACE CIRBIOFILTRATION7CHO TECBIOFILTRATION8RHA CALBIOFILTRATION 10CHO TECBIOFILTRATION10ARTIFICIAL TURFSEE MATERIALS SCHEDULEIRI DOUBIOFILTRATION 29PARAPET WALL, S.A.D.LOB CARBIOFILTRATION19GER MAC16PROPOSED BUILDINGS.A.D.ACH MILBIOFILTRATION 67PLANTER POTSSEASONAL-LAM WHI15LIR MUS16IRI DOUBIOFILTRATION 30ACH MILBIOFILTRATION 46IRI DOUBIOFILTRATION 26PROJECT NUMBER© ANKROM MOISAN ARCHITECTS, INC.38 NORTHWEST DAVIS, SUITE 300PORTLAND, OR 97209503.245.71001505 5TH AVE, SUITE 300SEATTLE, WA 98101206.576.16001014 HOWARD STREETSAN FRANCISCO, CA 94103415.252.7063DATESHEET NUMBERSHEET NUMBERC:\_Revit Projects\174170-17-Aegis San Rafael\174170-17-Aegis San Rafael_samc.rvt 2/27/2018 2:59:04 PM 174170PLANNINGAEGIS SAN RAFAEL ASC SAN RAFAEL LLC 800 MISSION AVENUE SAN RAFAEL CA 94549MAR 3, 2021REVISION DATE REASON FOR ISSUELandscape Architecture232 Sir Francis Drake Blvd.San Anselmo, CA 94960Phone: (415) 721-0905Fax: (415) 721-0910Email: info@studiogreen.comwww.studiogreen.comSCALE: 1" = 10'-0"0 5' 10'20'30'1301LEVEL 2 PLANTING PLANNOTE:1. SEE SHEET 16 FOR PLANT MATERIAL SCHEDULE & IMAGERY.LEVEL 2PLANTING PLANNorthI I I I I I L Ill ill Ill ~ r.= . (2) f~p I /\·· ... \ I I I& [ ./•" II Li/ = =rr===;r=== ■ 'C l.=======--_J "\ ' II I I I I 1 r I I [o] I _=,_,.,d,;,.., 7 r=, I I r I I ' r= ,_ I== ' = ( -~ I • I I I l I I I I ' 71 c-----.... --, p .JJ lC ( 'I ~ \ IL 7 II = 7I =-I / II lJ II II / ll l .J = 7t / ~ 7 JT ~ _J, .! I J ij I ir== ' r= ' 1J :::: I ' ~ ~ -I I I _J I I I I I I I I I 7 I I I UDIO I I Exhibit 6 09.17.19 LANDSCAPE LIGHTING PLANNING DATE 05.30.2018 SHEET NUMBERSHEET NUMBER 1515 ::;;~----------------------------------------------------------------------------------------------------------------------~ a. ;g i,i "' i-i "' ~ 0 ~ ~ - PLANT MATERIAL SCHEDULE -AEGIS LIVING ABBREV BOTANICAL COMMON NAME SIZE SPACING MATURE SIZE/ PLANT TYPE TREES CAR BET CARPINUS BETULUS 'FASTIGIATA' AMERICAN HORNBEAM 24" BOX "BLEACHED"/DECIDUOUD MUS BAS MUSABASJOO JAPANESE BANANA 25GAL 4'O.C. 12'/ HERBACEOUS OLE EUR OLEA EUROPAEA 'SWAN HILL' SWAN HILL OLIVE TREE 36" BOX 15'+/EVERGREEN PHO DAC PHOENIX DACTYLIFERA DATE PALM 10' BROWN 30'O.C. 30'+ /EVERGREEN TRUNK PISCHI PISTACIA CHINENSIS CHINESE PISTACHE 36" BOX PER PLANS 30'/ DECIDUOUS SHRUBS & GRASSES ALSSPP. ALSTROEMERIA SPECIES PERUVIAN LILY 1 GAL 1' ANG SPP. ANIGOZANTHOS SPECIES KANGAROO PAWS 1 GAL 2'-0" ASTSPP. ASTER SPECIES ASTER 1 GAL 11-011 BUXSEM BUXUS SEMPERVIRENS 'SUFFRUTICOSA' DWARF BOXWOOD 1 GAL 11-0 11 2'/ EVERGREEN BUX TOP BUXUS SEMPERVIRENS 'TOPIARY' TOPAIRY BOXWOOD 15 GAL+ - CAR DIV CAREX DIVULSA BERKELEY SEDGE 1 GAL 11-811 12"/ EVERGREEN DIA REV DIANELLA REVOLUTA 'LITTLE REV' LITTLE REV FLAX LILY 1 GAL 11-6 11 18" / EVERGREEN ERY SPP. ERYSIMUM 'BOWLES'S MAUVE' WALLFLOWER 1 GAL 11-6 11 IRISPP. IRIS SPECIES BEARDED IRIS 1 GAL 1 '-6'' LIRGIG LIRIOPE GIGANTEA GIANT LILY TURF 1 GAL 11-6 11 18"/ EVERGREEN LIRMUS LIRIOPE MUSCARI BLUE LILY TURF 1 GAL 11-0 11 12"/ EVERGREEN LOM LON LOMANDRA LONGIFOLIA 'BREEZE' DWARF MAT RUSH 1 GAL 2'-6" 2' I EVERGREEN LON JAP LONICERA JAPONICA JAPANESE HONEYSUCKLE 1 GAL 3'-011 2' I EVERGREEN LOR CHI LOROPETALUM CHINENSE FRINGE FLOWER 5GAL 4 1-6 11 3'-6' I EVERGREEN LYCCOR L YCHNIS CORONARIA ROSE CAMPION 1 GAL 11-0 11 NIC SPP. NICOTIANA SPECIES TOBACCO PLANT 1 GAL 1'-0 11 PAP BOL PAPAVER ORIENTALE 'BOLERO' ORIENTAL POPPY 1 GAL 11-011 PAP BUR PAPAVER ORIENTALE 'BURNING HAERT' ORIENTAL POPPY 1 GAL 11-0 11 PHIXAN PHILODENDRON XANADU PHILODENDRON 1 GAL 3'-0 11 2' I EVERGREEN ROS SPP ROSA SPECIES GROUNDCOVER CARPET ROSE 'PINK' 1 GAL 3'-0" 18" TO 2' / SEMI-EVERGREEN STRREG STRELITZIA REGINAE BIRD OF PARADISE 5GAL 4' 4' TO 6' I EVEGREEN TEU LUC TEUCRIUM X LUCIDRYS GERMANDER 1 GAL 1' VINES GELSEM GELSEMIUM SEMPERVIRENS 'MARGARITA' HARDY CAROLINA JASMINE 1 GAL 4'-0 6'-8' TRAILING/EVERGREEN BIO-FILTRATION PLANT SCHEDULE -AEGIS LIVING ABBREV BOTANICAL COMMON NAME SIZE SPACING MATURE SIZE/ PLANT TYPE BIO-FILTRATION ACE CIR ACER CIRCINATUM VINE MAPLE 5GAL -DECIDUOUS ACH MIL ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL 1'-0" PERENNIAL CHOTEC CHONDROPETALUM TECTORUM SMALL CAPE RUSH 1 GAL 2'-0" 2' I EVERGREEN CAR DIV CAREX DIVULSA BERKELEY SEDGE 1 GAL 11-6 11 EVERGREEN FRACHI FRAGARIA CHILOENSIS BEACH STRAWBERRY 1 GAL 1' EVERGREEN PERENNIAL IRICAN IRIS DOUGLASIANA 'CANYON SNOW' DOUGLAS IRIS 1 GAL 1'-0" PERENNIAL IRI DOU IRIS DOUGLASIANA DOUGLAS IRIS 1 GAL 1' PERENNIAL LOB CAR LOBELIA CARDINALI$ CARDINAL FLOWER 1 GAL 1'-0" RHACAL RHAMNUS CALIFORNICA 'EVE CASE' COFFEEBERRY 5GAL 4'-0" EVERGREEN ROS CAL ROSA CALIFORNICA CALIFORNIA WILD ROSE 1 GAL 1' DECIDUOUS *PLANT LIST PER THE MARIN COUNTY STORMWATER POLLUTION PREVENTION PROGRAM, BIORETENTION FACILITY PLANT MATRIX, JUNE,2014 TYPICAL SEASONAL ANNUALS & PERENNIALS @ L2 & ROOF DECK PLANTERS ABBREV BOTANICAL COMMON NAME SIZE SPACING MATURE SIZE/ PLANT TYPE ALS SPP. ALSTROEMERIA SPECIES PERUVIAN LILY 1 GAL BAC SPP. BACOPA SPECIES BACOPA 1 GAL DIG SPP. DIGITALIS SPECIES COMMON FOXGLOVE 1 GAL LOB SPP. LOBELIA SPECIES LOBELIA 1 GAL PAP BOL PAPAVER ORIENTALE 'BOLERO' ORIENTAL POPPY 1 GAL PAP BUR PAPAVER ORIENTALE 'BURNING HEART' ORIENTAL POPPY 1 GAL PRI SPP. PRIMULA SPECIES PRIMROSE 1 GAL VIOSPP. VOILA SPECIES VIOLA 1 GAL WUCOLS RATING MEDIUM MEDIUM LOW MEDIUM LOW MEDIUM VERY LOW LOW MEDIUM MEDIUM LOW MEDIUM LOW MEDIUM MEDIUM MEDIUM MEDIUM WUCOLS RATING MEDIUM MEDIUM LOW LOW MEDIUM MEDIUM MEDIUM MED LOW MEDIUM WUCOLS RATING u~----------------------------------------------------------------------------------------------------------------------~ NOTFOR CONSTRUCTION 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245. 7100 1505 5TH AVE, SUITE 300 SEATTLE.WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 © ANKROM MOISAN ARCHITECTS, INC. STUDIO Landscape Architecture 232 Sir Francis Drake Blvd. San Anselmo, CA 94960 Phone: (415)721-0905 Fax: (4151721-0910 Email: info@studiogreen.com www.studiogreen.com en sat" Ll1 sat" en _J 6 w _J w <C ~ LL ~ <C z er:: <( l/l w => z z <C w ~ (J) z (J) 0 l/l -l/l (_') ~ w 0 <C 0 00 REVISION DATE u _J _J _J w ~ ~ z <( l/l u l/l <( REASON FOR ISSUE PLANT MATERIAL SCHEDULE SHEET TITLE PROJECT NUMBER 164890 Exhibit 6 09.17.19 LANDSCAPE LIGHTING PLANNING DATE 05.30.2018 SHEET NUMBERSHEET NUMBER 1616 PLANT CHARACTER IMAGERY TREES & PALMS CARPINUS BETULUS 'FASTIGIATA' MUSABASJOO SHRUBS & GROUNDCOVER BUXUS SEMPERVIRENS 'SUFFRUTICOSA' BUXUS SEMPERVIRENS 'TOPIARY' LOMANDRA LONGIFOLIA 'BREEZE' LONICERA JAPONICA ALSTROEM ERIA SPECIES ANIGOZANTHOS SPECIES PHOENIX DACTYLIFERA CAREX DIVULSA LOROPETALUM CHINENSE PISTACIA CHINENSIS (STREET TREE ALONG LINCOLN ) DIANELLA REVOLUTA 'LITTLE REV' ERYSIMUM 'BOWLES'S MAUVE' LIRIOPE GIGANTEA -. ~ . PHILODENDRON XANADU IRIS SPECIES VINES BIO-FILTRATION PLANT MATERIAL GELSEMIUM SEMPERVIRENS 'MARGARITA' ACER CIRCINATUM ACHILLEA MILLEFOLIUM CHONDROPETALUM TECTORUM CAREX DIVULSA OLEAEUROPAEA LIRIOPE MUSCARI ROSA SPECIES STRELITZIA REGINAE TEUCRIUM X LUCIDRYS LYCHNIS CORONARIA NICOTIANA SPECIES PAPAVER ORIENTALE 'BOLERO' PAPAVER ORIENTALE 'BURNING HAERT' FRAGARIA CHILOENSIS IRIS DOUGLASIANA 'CANYON SNOW IRIS DOUGLASIANA LOBELIA CARDINALIS RHAMNUS CALIFORNICA 'EVE CASE' ROSA CALIFORNICA UL-------------------------------------------------------------------------------------------------------------------------------------------------------------------~ NOT FOR CONSTRUCTION 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 © ANKROM MOISAN ARCHITECTS, INC. STUDIO- Landscape Architecture 232 Sir Francis Drake Bod. San Anselmo, CA 94960 Phone: (415) 721-0905 Fax: (415) 721-0910 Email: info@studiogreen.com www.studiogreen.com O'I '<:I" L() '<:I" O'I <( _J u w ...J LU <( ~ LL ~ <( z 0:::: <( Vl LU :) z z <( LU ~ CJ) z CJ) 0 Vl -Vl (.'.) ~ w 0 <( 0 00 REVISION DATE u ...J ...J ...J LU ~ ~ z <( Vl u Vl <( REASON FOR ISSUE PLANT MATERIAL IMAGERY SHEET TITLE PROJECT NUMBER 164890 Exhibit 6 0.5 0.6 0.8 0.9 1.1 1.5 2.2 2.6 2.6 2.1 1.2 0.6 0.3 0.4 0.5 0.6 0.5 0.7 0.6 0.7 0.7 0.7 0.8 0.9 0.7 0.9 1.3 1.8 2.2 2.1 2.1 1.6 1.3 0.9 0.7 0.6 0.5 0.4 0.3 0.8 1.1 1.5 1.7 1.9 2.2 2.8 2.7 2.9 2.3 1.1 0.4 0.2 0.3 5.5 4.7 0.9 1.0 0.8 1.2 0.8 1.3 0.9 1.3 1.2 0.5 1.6 2.7 2.6 2.1 2.2 1.7 1.6 1.3 1.0 0.8 0.7 0.6 0.4 0.3 1.0 1.7 2.3 2.8 2.9 2.7 1.5 1.8 1.9 2.1 2.3 2.2 2.4 2.2 2.4 2.3 2.5 2.6 2.5 3.1 2.9 2.7 2.8 2.4 2.0 1.5 1.3 1.2 1.0 0.8 0.5 0.3 1.2 2.4 3.6 4.7 4.8 4.1 1.6 2.1 2.4 2.8 2.7 3.0 2.9 3.0 2.9 3.0 3.0 3.5 3.7 3.5 2.9 2.6 2.7 2.5 2.1 1.6 1.5 1.5 1.4 1.0 0.5 0.4 0.9 1.9 2.9 3.8 3.9 3.3 1.2 1.3 1.6 2.0 1.8 2.2 1.9 2.2 2.0 2.2 1.9 2.3 2.2 2.9 2.5 2.1 1.8 1.4 1.6 1.3 1.2 0.8 1.0 1.0 0.6 0.4 0.3 0.8 0.6 0.4 0.4 0.4 0.6 0.4 0.7 0.7 0.6 0.5 0.9 1.2 0.9 0.6 0.9 1.4 1.0 0.6 1.5 1.6 1.2 0.7 1.4 1.6 1.2 0.7 0.9 1.4 1.0 0.6 1.1 1.2 0.8 0.5 0.8 0.7 0.6 0.4 0.6 0.5 0.4 0.4 0.3 0.5 0.4 0.4 0.3 0.3 0.5 0.5 0.5 0.4 0.3 0.8 0.7 0.7 0.6 0.5 3.6 3.5 3.2 3.1 1.3 1.4 1.2 0.9 0.6 4.8 6.5 5.9 5.6 5.4 5.3 4.8 1.9 2.8 1.9 1.2 0.8 5.9 7.7 9.9 8.6 7.9 7.9 8.9 7.5 5.4 4.8 3.8 4.2 4.0 2.6 1.7 1.1 7.4 7.6 8.2 9.9 8.6 7.6 8.7 10.0 9.1 6.8 7.5 5.2 3.4 5.5 4.4 2.9 1.8 1.2 1.2 1.9 3.3 6.0 10.3 10.2 8.2 7.8 7.2 5.8 6.4 7.0 7.7 8.3 10.2 8.3 4.8 3.9 4.1 2.6 1.5 1.3 1.4 2.0 3.3 6.2 8.4 9.4 6.9 5.8 5.1 4.6 4.7 5.0 5.9 7.0 10.1 7.8 4.3 5.8 4.1 2.8 1.9 1.4 1.5 2.1 2.9 5.0 7.9 8.4 6.4 4.9 4.5 4.2 4.1 4.6 5.4 6.9 8.9 7.0 4.4 5.0 3.4 2.4 1.8 1.3 1.5 1.9 2.8 5.2 8.1 8.6 7.0 5.6 4.7 4.7 4.8 5.2 6.0 8.2 9.2 7.2 4.7 4.7 3.0 2.1 1.6 1.1 1.4 1.8 3.1 5.6 9.8 10.9 7.8 7.9 7.4 6.3 6.5 7.1 7.2 9.4 11.7 7.8 4.0 4.3 2.8 2.0 1.6 1.1 1.2 1.6 2.6 4.2 6.9 7.6 8.1 9.9 8.9 7.9 8.8 9.6 7.9 7.1 7.9 6.1 3.4 3.5 2.4 1.9 1.4 1.0 1.0 1.3 1.8 2.8 3.9 5.0 6.2 8.9 9.1 7.0 8.6 10.6 7.2 5.1 4.3 3.3 2.3 1.0 1.7 1.4 0.9 0.9 0.7 0.9 1.1 1.4 1.8 2.4 3.0 4.3 3.7 3.5 3.0 2.2 1.7 0.4 0.9 1.1 1.1 0.9 0.6 0.7 0.9 1.1 1.4 1.8 2.1 2.5 1.5 2.4 2.0 1.6 1.3 0.4 0.6 0.6 0.6 0.6 0.5 7.2 1.9 6.4 0.5 6.0 0.4 5.9 0.4 5.9 0.5 6.3 0.6 0.5 0.4 0.3 0.3 FDFDFD FD FD FD FD FD FD SR1 SW2SW2SW2 SW2 SW2 SW2 SW2 SW2 SW1 SS1 SS1 SS1 SS1 SS1 SS1SS1 SW1 SW2 SW2 SP1 SP1 SP2 SP2 SW3 SW3 SW3 SF1 SF1 SF1 SF1 SF1 SF1 SF1 SF1 engineers for a sustainable futureTM www.glumac.com Job. No.: Project Manager: PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER 1601 Fifth Ave., Suite 2210 Seattle, WA 98101 05.19.00126 Adam Leingang T. 206.262.1010 F. 206.262.9865 BIM 360://05.19.00126 Aegis San Rafael MEP Energy Narrative/174170-17-Aegis San Rafael_MEP_v17.rvt9/17/2019 12:51:13 PM174170 DD PROGRESS SETAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 9490108.08.2019 SITE PLAN - LIGHTING EL1.01EL1.01 REVISION DATE REASON FOR ISSUE SCALE: 1" = 10'-0"1 SITE PLAN - LIGHTING 09.17.19 LANDSCAPE LIGHTING SW1, SW2 19" AND 30" TALL DECORATIVE WALL SCONCES WITH LED CANDELABRA BASE LAMPS IN WARM WHITE COLOR TEMPERATURE(2700k) SS1 RECESSED STEPLIGHT AT PATHWAYS SP1, SP2 30" AND 19" TALL DECORATIVE POLE-TOP LUMINAIRES WITH LED CANDELABRA BASE LAMPS IN WARM WHITE COLOR TEMPERATURE(2700k) AT MAIN ENTRY AND DRIVE ENTRY TO COVERED PARKING SW3 WALL PACK FOR SECURITY AND EGRESS LIGHTING AT BUILDING EXITS 16 SF1 CEILING MOUNTED LIGHTING FOR COVERED PARKING AREA SHEET NUMBERSHEET NUMBER 1717 PLANNING DATE 05.30.2018 I ' ' I ' ' I ' ' ___ _J L ___________________________________________________________________________________________ _ r----- , ' I 0 Q ---------------- - - ----------------------- -<ii . . 0 ;1 I 0 0 ~ 0 0 0 ~ z l5 -0 -0 0 ~ 0 0 0 ~ ~ ~ ----· a --,-,, 7 -i:)~L " _J 0 0 0 ·----· 0 ---------------------··1 0 L ' _ I ' ' I ' ' ,! ' I I I I I J ' I ' ' I ' ' I ' ' ' I ' ' I ' ' I ' ' I ' ,, I ' ' ! GLUMAC [? 'il " dJ Exhibit 6 WW 1.7 3.2 3.3 3.2 3.7 3.7 3.5 4.1 4.4 5.0 4.7 4.3 1.2 1.9 2.4 2.3 2.4 2.7 2.6 2.9 3.5 3.7 4.5 4.1 0.8 1.1 1.4 1.4 1.5 1.9 1.9 2.6 3.3 2.7 4.0 4.4 6.4 7.4 7.5 7.6 2.9 1.4 2.2 5.2 3.0 6.9 6.1 7.6 6.0 1.9 0.0 0.1 1.0 3.1 1.4 3.5 2.2 5.5 5.3 7.1 3.1 3.8 OS OS OS OS OS OS OS OS OS OS OS OS OS DcDb OS DcDbOS OS D DSOS OSOS DaOSA B C D F E G 1 2 3 4 5 6 7 8 CORRIDOR 236 BATHTIQUE 213 STAIR 1 ST1-2 ELEVATOR LOBBY 200 ELEV 1 EL1 ELEV 2 EL2 FEATURE STAIR ST3-2 CORRIDOR 237 CORRIDOR 237 STORAGE 235 STAIR 2 ST2-2 VESTIBULE 217 LAUNDRY 221 JANITOR 238 ELECTRICAL 220 R.R. 216 ACD LN/ACD OFFICE 215 LIFE HAVEN 219 LN. DINING 214 ERH 0105 EL3.01 1 5 7a 7a 7a 7a 7a 7a 7a 7a 1a 1a 3a 1a 1a 5a 5a 7a 5a 5a 7a7a 3a 2 2 3 3 3 3 3 3b7 3 3 1 1 7 3 33 7 33 3 31 7 1 1 1 7 7 5 5 5 3 3 5 2 2 1b 1b 1b 1c 3c 1 3 3 5 5 5 5 1 1 3 3 3 L3 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 AS1 RB1RB1 AS2 WA1 WA1 RA1 RA1 RA1 RA1 RA1 RB1RB1 L11 L11 L11 L11 RB1 RB1 RB1RB1 RB1 RB1RB1 RB1 RB1RB1 RB1 RB1 RB1 RB1 RB1 RB1 RB1 B1 B1 RA1 RA1 B1 WA1 WA1 RB1 RB1 RB1 L14 L14 X1 X1 X1 X1 X1 X1 X1 X1 X1 X1 X1 RB1 SW1 SW1 SW1 SW1 SW1 SS1 SS1 SS1 SS1 SS1 SS1 SW1 SS1 SS1 SS1 SS1 engineers for a sustainable futureTM www.glumac.com Job. No.: Project Manager: PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER 1601 Fifth Ave., Suite 2210 Seattle, WA 98101 05.19.00126 Adam Leingang T. 206.262.1010 F. 206.262.9865 BIM 360://05.19.00126 Aegis San Rafael MEP Energy Narrative/174170-17-Aegis San Rafael_MEP_v17.rvt9/17/2019 11:15:44 AM174170 DD PROGRESS SETAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 9490108.08.2019 LEVEL 2 FLOOR PLAN - LIGHTING PLAN EL2.02EL2.02 REVISION DATE REASON FOR ISSUE SCALE: 1/8" = 1'-0"1 LEVEL 2 - FLOOR PLAN - LIGHTING SHEET NOTES A. ALL NORMALLY POWERED LIGHT FIXTURES CIRCUITED TO PANEL L2-1 UON. B. ALL EMERGENCY LIGHT FIXTURES CIRCUITED TO PANEL EL1-1 UON. PROJECT NORTH 09.17.19 LANDSCAPE LIGHTING 17 SW3 SS1 RECESSED STEPLIGHT SW4 TRELLIS-MOUNT DOWNLGIHT SCONCE SW1 19" TALL DECORATIVE WALL SCONCES WITH LED CANDELABRA BASE LAMPS IN WARM WHITE COLOR TEMPERATURE(2700k) SHEET NUMBERSHEET NUMBER 1818 PLANNING DATE 05.30.2018-1, I-_1 CD: m -~ 11 ~I ---- - ---lill I ~ _j ~ -1r· --r 0-r,r-' w 1r 'I' rT1" rT1l·1rt1 #J L~. -IJ-l l 11'_1 jJ-17\·I H fY# rt·Y1lJ--L1-#n~ JJ-h1t1 jJ-nl1 H 1!-1-rt n 1rwlt-1--# ij*. 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SJ~ [o cl> n l> ~~ ~ Ul OJ ..... ::J :.: 0 Exhibit 6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.10.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.2 0.3 0.3 0.3 0.20.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.91.11.3 1.2 0.9 0.40.1 2.4 0.3 0.1 0.4 2.9 0.1 2.4 0.3 0.1 0.4 2.9 0.1 2.5 0.6 1.5 3.8 5.1 3.5 1.1 0.69.3 2.9 0.5 0.2 0.7 3.8 9.3 2.8 0.5 0.2 0.7 3.8 9.3 2.9 0.7 1.2 6.5 10.44.70.8 0.9 1.0 0.8 0.7 0.6 0.30.5 0.3 0.2 0.1 0.2 0.3 0.4 0.3 0.2 0.1 0.2 0.3 0.4 0.3 0.2 0.12.0 6.9 7.3 6.9 6.7 0.50.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.02.8 2.4 1.8 1.6 1.9 0.50.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.02.2 6.4 6.4 6.1 6.5 0.50.2 0.2 1.0 3.11.71.6 2.1 0.41.3 0.6 0.5 5.0 0.4 0.4 1.0 0.41.40.5 0.5 1.3 0.3 0.3 0.9 0.31.5 0.5 0.4 1.6 0.2 0.3 0.9 0.31.40.4 0.2 4.8 0.2 0.3 0.8 0.31.50.4 0.4 1.3 0.3 0.4 0.5 0.8 2.7 1.8 2.11.50.4 0.4 1.6 0.6 1.31.41.2 1.9 1.6 1.61.5 0.5 0.3 4.9 0.2 0.1 0.1 0.21.6 0.5 0.51.40 2.9 2.31.6 0.6 0.5 1.8 0. 1.01.5.51.11.0 5.2 0.51.1 1.50.51.4 1.1 2.1 1.1 2.4 2.01.0 2.1 2.5 2.11.10.5 0.42.2 2.7 1.9 3.0 2.4 1.6 0.8CDFEG678VESTIBULE500ELEV 2EL2ELEV 1EL1STAIR 2ST2-RWA1WA122SW3SW2B2SB2SB2SB1SB1SB1SW3SJ1SJ1SJ1SB1SS1 SS1SS1 SS1SS1SS1SS1 SS1SS1SS1 SS1SS1 SS1SS1SS1SS1SS1SS1SS1SS1SS1SW5SW5SC1SC1SS1SS1SJ1engineers for a sustainable futureTMwww.glumac.comJob. No.:Project Manager:PROJECT NUMBER© ANKROM MOISAN ARCHITECTS, INC.38 NORTHWEST DAVIS, SUITE 300PORTLAND, OR 97209503.245.71001505 5TH AVE, SUITE 300SEATTLE, WA 98101206.576.16001014 HOWARD STREETSAN FRANCISCO, CA 94103415.252.7063DATENOT FOR CONSTRUCTIONSHEET NUMBERSHEET NUMBER1601 Fifth Ave., Suite 2210Seattle, WA 98101 05.19.00126Adam LeingangT. 206.262.1010 F. 206.262.9865BIM 360://05.19.00126 Aegis San Rafael MEP Energy Narrative/174170-17-Aegis San Rafael_MEP_v17.rvt9/17/2019 11:45:32 AM174170DD PROGRESS SETAEGIS SAN RAFAELASC SAN RAFAEL LLC800 MISSION AVENUE SAN RAFAEL CA 9490108.08.2019OVERALL ROOFPLAN - LIGHTINGPLANEL2.05EL2.05REVISION DATE REASON FOR ISSUESCALE: 1/8" = 1'-0"1ROOF - FLOOR PLAN - LIGHTINGPROJECTNORTH09.17.19LANDSCAPE LIGHTING18SC1FLEXIBLE FACADE TSHEET NUMBERSHEET NUMBER1919PLANNINGDATE05.30.2018--~------·--+-------------9 _________________ _ I ' I C--------+-----[ + □+ 1rr -1------+-'-I -~. ~ + ----' , \/ ' /\ , ' I + + I I -0 l------ -' ' I i ' ' I i GLUMAC [? 'il " dJ Exhibit 6 ~ PRO!ECT INFORMATION GENERA L ZONING; HR-1 MUL Tl FAMILY RESIDENTIAL IHIGH DENSITY) 1,000 SF LANO PER DWELLING UNIT MAX BUILDING HEIGHT: 48' PROPOSED BUILDING HEIGHT 47' MIN USABLE OUTDOOR AREA , 1 DO SF PROP OSED USABLE OUTDOOR AREA 3,970 SF AP NUMBER'S 11-18-4-09,-0B UNIT S PROPOSED: 103 SETBACKS THE SETBACKS OF THE ORIGINAL APPROVED DESIGN ARE MAINTAIN ED TO INCLUDE 5' SETBAC KS ON TH I; PRQIECT DIRECTORY GENERAL APPLICAN T AEGIS SENIOR COMMUNITI ES 41S118THAVESE BELLEVUE, WA 98005 CONTACT: WALTER BRAUN BRYON ZIEGLER PHONE: {425)851 -9993 EMAIL: walter,braun@aegisliving com bryon ziegler@aegisliving corn ARCHITECT ANKROM MO ISAN ARC HITECTS 38 NEW 0,6.VIS STREET, SUITE 300 PORTLAND, OR 97209 CONTACT: RYAN MIYAHIRA LAURIE LI NVILLE-GR EGSTON PHONE: (503)245-7100 REAR AND SIDES OF THE FOOTPRINT, AS WELL AS A 1 o· EMAIL: ryanm@ankrommoisan com SETBACK FROM MISSION AND A 15' SETBACK FROM laurieg@ankrommoisan com LINC OLN . PROPOSED BUILDING FACADES & ARTICULATIONS EMULATE AP PROVED DESIGN . SHEET INDE X SHEET NUMB ER SHEET NAME 1 TITLE SHEET 2,1 LOWER GARAGE PLAN MAIN LEVEL FLOOR PLAN 4,1 SECOND FLOOR· RES IDENTIAL PLAN .. , THIRD FLOOR PLAN 51 FOURTH FLOOR PLAN 6.1 FIFTH FLOOR PLAN 71 ROOF PLAN BO EXTERIOR RENDERING S 8.1 EXTERIOR ELEVATION S 82 EXTERIOR ELEVATIONS· DESIGN EVOLUTION 9,0 EXTERIOR REND ER IN GS 91 EXTERIOR ELEVATIONS 92 EXTERIOR ELEVATIONS· DESIGN EVOLUTION 100 SECTI ONS 11 0 DET AILS 12 GROUND LEVEL. PLANTING PLAN 13 LEVEL l PLANTING PLAN ,. LEVELS MATERIALS Pl/IN 15 PLANT MIITERIAL SCHEDULE 16 PLANT MATERIAL IM AGERY 17 SITE PLAN· LI GH TIN G 18 LEVEL 2 FLOOR PLAN· LIGHTING PLAN 19 OVERALL ROOF PLAN. LIGHT ING PLAN VICINITY MAP t ) I ., •' •" . ... J LANDSCAPE DIAGRAM FRON T YARD SETBACK: LANDSCAPED LANDSCAPE PROVIDED : 53% LANDSCAPE REQUIRED SO% ii '"'="= LANDSCAPED 1813 SF 930SF 51% SO% USEABL E OUTDOOR AREA 1850 SF LOT COVERAGE DIAGRAM PROJECT NORTH DESIGN DESCRIPTION PROPO SED OCCUP ANCY Rl ,1, MUL TU AM ILY RESIDENTIAL (HI GH DENSITY) TH~ r'ROPO SED DESIGN IS A 103-SUITE ASSISTED LIVING AND Mfri.10RY CARE COri.lMUNHYTO BE DEVELOPED, OWNED AND OPERATED BY AEGIS LIVING IT WI LL f'ROVIDE ASSISTED LIVIN G (5"1 RESIDENT SUITES) AND MEMORY CARE (49 RESIDENT SUITES) SE RVICES LIC[NSW BY THE STATE AS II RE~tDENTIAL CARE FACILITY FOR TH E ELDERLY. IT Will EMPLOY APPROXIMATELY JOO PEOPLE OVER TM REE SHIITS, WITH TII[ MAXIMUM SHIFT H AVING APPROXll\1ATELV 34 STAFF, TH E BU ILDING Will BE A FIVE-STORY STRUCTURE WITH PARKING IN A SUB TtRRANEAN GARAGE lO BE LOCATED AT nu: CORNER Of MISSION AND LINCOLN AVENU ES ANO IS WITHIN WALKING DISTANCE TO DOWNTOWN, THE RETAIL DISTRICT, THE TRANSIT CENfER AND THE SMART RAIL STATION THE PROPOSED DESIGN IS A 103-SU ITE ASS ISTED LIVING AND M Eri.lORY CARE COMMUNITY TO Bf DEVELOPED, OWNED AND OPERATED BY AEGI S LIVING IT WILL PROVIDE ASSISTED LIVU~G (5'1 RESIDENT SUITES) AND MEMORY CARE (49 RESIDENT SUITES) SERVICES LICENSED BY THE STATE AS A RESIDENTIAL CARE FACILITY FOR TH[ [LDERLY 11 WILL EMPLOY APPROXIMATELY 100 PEOPLE OVER THREE SH IFTS, WITH THE MAXI MUM SH H-1 HI\VING APPROXIMATELY 3~ STAFF THE BUILDING WIL L BE A FIVE-STORY STRUCTUR E WIT H PARK IN G IN A SUBT ERRANEAN GARAG E TO B[ I OCATEO AT THE CORNER Of MISSION ANO LI NCOL N AVENUES ANO IS WITH IN WALKING DISTAN CE TO DOWNTOWN, THE RETAIL DISTRICT, THE lRANSIT CENTER ANO THE SMART RAIL STATION THE LAYOUT OF THE BUILDING TAKES ADVAl~TAGE OF THE NATURAL SLOPE /\CROSS THE SITE, GIVING STREET LEVEL ACCESS TO THE PURI re ENTRANCES AND COMMONS AMENITY SPA CES PROVIDED FOR TH E RE SIDEN TS COMMONS SPAC ES ON THE GROUND LEVE L INCLUDE AMENITI ES SUCH AS DINING VENUES, TERRACE WELLNE Ssli:ITNESS SUITE, AND CINEMA/AUDITORIUM ADDITIONAL RESIDENT LOUNGES ARr LOCATED ON THE UPPERFLOORS OF THE BUILDING IN ADDITION TO A FIFTH FLOOR TERRACE, THE BUILDING Wi ll l lAVE A COM t\ERCIAL-GRADE KITCHEN THAT PROV IDES Al l RESIDENT MEALS IN THE DINING VENUES ON THE. GROUND LE VEL TH E INDIVIDUAL RESIDE NT SUITES HAVE A SMALL WET BAR AREA (CI\SEWOAK. A BAR SINK AND A SMALL REFRIGERATOR), BUT THE SE ARE NOT INTEND ED FOR THE PRODUCTION OF M EALS THERE ARE TWO ENTRANCES AT THE STREET LEVE L: ONE PRIMARY PEDESTR IAN ENTRANCE r:ROM MI SS ION ANO A COVERED VEHICULAR DROP OFF ON LINCOLN THE STREET LEVEL ALSO PROVIDES MISSION AVENUE ACCES S TO TH E PARKING GARA GE CO NTAINING TI SPACl:S TOTAL {INCLUDING£ ADA SPACE S) A5 WELL AS A l URN OUT LANE FOR FIRE ACCESS ON MISSION AVENUE AND ANOTHER ON LINCOLN AVE FOR LOAD ING TH IS CONFIGURATION HAS BEEN PREVIOUSLY REVIEWED AND APPROVED AS PART OFTHE ORIGINAL BUI LDING PERMIT APPROVALS THE RE ISA rOTAL OF 40 PARKING SPA CES MEMORY CARE Will BE LOCATED ON LEVELS 2 ANO 3 OF TH E BU IL DING AND CONTAINS THE NEEDED INFRASTRUCTURE TO PROVIDE A SAFE, COMFORTABLICAND CARING ENV1RONMEN1 FOR THE RES IDENTS THE EXISTING SLOPE ON THE SITE ALLOWS FOR THE ENTIRE NORTH FACE FA~ADE OF THE MEMOR Y CARE COMMONS SP ACES TO OPEN ONl O A PRIVATE AND SECURED OUTDOOR TERRACE DEDICATED TO THE MEMORY CARE RESIDENTS (AND SPEC l~ICALLY DESIGNED TO ACCOMMODATE THEIR NEEDS) COMMON SPACES DEDICATED TO MEMORY CARE INCLUDE DINING ROOM , ACT IVITY ROO M/MUSIC ROOM, 8ATHTIQUE SPA, LOUNGES AND A SERIE S OF M EMORY-SK ILL SlATIONS THE FORTH AND FIFT H RESIDENflAL FLOORS (UPPER TWO\ WILL Bf DE SIGNAT ED FOR ASS ISTED LIVING TOTALING 49 SUITES THESE Will HAVE EXTERIOR BALCONY ACCESS FROM DESIGNATED SUITES ON THE MISSION AND LIN COLN AVf.NUE SIDES THERE Will ALSO BE ACCESS TO l HE: CORN ER TOWER H.OOF DE CK FROM THE ELEVATOR LOBBY ADJACENT TO THE MAIN TOWER FEATuRE IN ADDITION TO PROVIDING EXCELLENT DIRECT CAR E FDR THEIR RESIDENTS, AEGIS TAKES EXTRAORDINARY CARE TO CREATE COHESIVE DESIGN S THAT RESON ATE WITH THE COMMUNITl[S WITHIN WHI CH THEY RES IDE, WHILE PROV IDING AN IMMER SIV E EXPER IENCE FOR THE OCCU f'ANTS OF THE BUILDING THIS WORKS NOT ONLY TO CREATE A SENSE OF Pl ACE FOR THE RESIDENTS, RUT ALSO RESULTS IN EASILY IDENTIFI ABLE BUILDINGS THAT ARE ANCHOR S OR ICON S WITHIN THE COMMUNITY AS EACH OF THEIR PROPERTIE S AR( UNIQUE, DESIGN Al WAYS BEGINS WITH AN UNDERSTANDING OF THE HISTORY OF A PLACE THIS PROJECT EMPLOYS A CALIFORN IA MISSION REI/IVAL ARCH ITECTURAL STYLE FOLINO IN TH E NEARBY M ISSION SAN RAFA EL. IT BEGIN S WITH SIMPLE MASSING, DEEP OPENINGS. OFFSE TS IN Pl.ANES.AND SE TBACKS TO BREAK DOWN TH E SCALE ENTRIE S, THE ARCADES, THE BLUE TILED BUTTRESSED 'BELL' TOWER, TH E ARCHED COI/ER ED DROP OFF (MAIN VEH ICU LAR ENTRY) ARE ARTICULATED W'ITH CORNICES, ACCENTS AND SIM PLE FORM CHANG ES THE EAVE LINE ATTHE TOP OF THE BUILDING IS COMPOS ED OF WOODEN BEAMS AND RAFTERS SUPPORTING THE CON TR ASTING CLAY TILE ROOF TH E DESIGN WAS REFINED FOR THIS SU8MIT1AL TO REDUCE THE SENSE OF SCALE OF THE BUILDING, AS WELL AS TO CREATE A BETH':R "HANDSHAKE' BETW EE N THE NEIGHBORING PROPERTIES IN ESSENCE , THE PREVIOUS DESIGN PRESENTED IN MAY INSERTED A FLOO R BETWEEN LEVELS 2 ANO 3 INTO THE HIGHLY REGARDED 201 B APPROVED DESIGN WHI LE THE APPROAC H RETAINED MANY OF TH E CHARACTER ISTICS OF TH E 201 B BUILDING, THE ORB FELT HIE OVERALL RESU LTING SCALE LOST lHE GRANU LARITY OF-THE ORIGINAL SUB MITT Al ANO WITH IT, THE ESS ENC E OF THE Of!IGINAL DESIGN . THIS SUBMITTAL REPR ESEN TS A FUNDAMENTAL CHANGE IN THE DESIGN APPROACH INSTE AD OF INSERT ING A FLOOR BETWEEN 2 AND 3, THE APPROACH WAS TO DELICATELY ADD SPACE TO THE TOP DFTHE BUILDING THE BUILDING NOW LARGELY READS LI KE THE ORIGINAL PROPO SAL, BUTTHE ADDITIONAL RENTABLE SPACE NECESSARY TO MAKE THE PROJE CT A REALITY ARE CAREFULLY FIT ON TO THE TOP FLOOR TH E DRS LAMENTED THE LOS S OF THE ROOFTOP AREA, WHICH WAS IMPR OVED IN THI S VERSION BY ADDING A WALK OUT ROOF TERRACE AT THE CORNER OF THE FIFTH LEVE L. THIS WILL BE MUCH MORE WELCOMING FOR RESIDENT S ANO COALESCES AROUN D THE TOWER ELE MENT FURTHER , BY ERODING THE UNITS FROM AROUND THE TOWER AND SURROUNDING IT WIT H A ROOF TERRACE . IT ALLOWS lHE TOWER TO REGAIN IT 'S VISUAL PROMINENCE FO RM THE GROUND LEVEL THE WALL PLANES ALONG MISSION AND LINCOLN WERE CAREFULLY REVIEWED, AND THE TOP FLOOR WAS DE- EMP HASIZED BY A SUBTLE CHANGE OF COLOR AND THROUGH REFINED, ARCHITECTURAL DETAILING AT THE EAVES AND BALCONY RAIL THE GABLED ROOF AT THE WEST END OF THE BUILDING WAS BROUGHT BACK TO TH E FOURTH LEVEL, AND THE CORNER UNITS WERE FITTED WITH BALCONIES ON THE CORNER S TO FURT IIER REDUCE THE SENS E OF SCALE THE EYE NOW NATURALLY RE STS ON TH E TOP OF LEVEL FOUR RATHER THAN TAKING IN THE ENTIRE FIVE LEV ELS AS IN THE PREVIOUS SUBMITTAL FURTHER, THE VIEWS TO THE BUILDING FROM THE NORTH AND WEST WE RE REDESIGNED TO DE-E MPt-iASIZ( THE SENS E OF SCALE AND TO CREATE Sl~IILAR PRO PO RTIONS TO THE ADJ.A.CENT BUILDINGS USE ABLE UNIT SPACE WAS REPL ACED WITH BALCONY SPACE TO ELIMINATE THE WALL S AT THE TOP FLOOR CORNERS THIS RESU I TS IN EFFECTIVE CHANGES IN SCALE TO BOTH HORIZONTAL AND VE RTICAL PLANES WE LOOK FORWARD TO DI SCUSSING IN FURTHER DETA IL lHE REVIS ED A(GIS SAN RAFAEL SUBMITTAL AT TH E CON TINU ANCE MEETING OF THE DRl3 UNIT SCHEDUL E UNITTIPE COUNT AREA TOTAL LEVELS l"l,1 ,<LS 1~9 129 15 6902 " 9817 LEVEL.:1 1~·: ,~s 11374 9398 27 10771 LlVLL3 11~-• I•• l e9JS ,.. 8935 LEVEL 2 l<N.S l•• l•m 26 8972 Gr•Htllot•I 103 384% I NOT FOR CONSTRUCTION l♦/\1M Ankrom Moisan 38 NORTHWEST DAVIS, SUITE 300 POR TLAND, OR 97209 503 245 7100 1505 5TH AVE, SUITE 300 SEATT LE. WA 987 01 2065761600 l014 HOWARD STREET SA N FRANCISCO.CA94103 <11S 252 7063 © ANKROM MOISAN ARCHITECT S. INC ;; "' s;/" "' <( u ....J w ~ ...J <( w O:'. <( z <( LL l/l <( w c::: ::J u z ....J ....J z w ....J > <( w <( <( z u. V\ Q <( O:'. V\ l/l z ~ <( l!l ~ l/l w 0 u <( 0 V, DO <( RtVISION DATE REASON FOR ISSUE NOT FOR CONSTRUCTION THESE DOCUMENTS ARE INTENDED ONLY TO ILLUSTRATE GEN EA.AL DESIGN ELEMENTS. DEVIATIONS MAY EXIST BETWEEN THESE DOCUMENTS AND DOCUMENTS THAT HAVE 8EEN REVIEWED AND APPROVED BY THE CITY OF SAN RAFAEL PLANNING AUTHORITIES, TITLE SHEET ORB Exhibit 7 1 ·~------=':...' •..:o_· _____ , ____ ..:"...:·':...· ___ ~,_ _____ _'.c,.~·c::'·------,t------...;'"1!.:.!!:...._-_·_-_-_·_·-_··_-_·"·'---·-------• -----•--·;,:·:-~.--·-·---·--·-··--· 1 t•O ' ---,-------"-·-_o· ____ -__ -,(-·-·-_ .. -__ -_··_-_.....:;28:.,_' ..:' __ -_· • __ ·-_·_-__ -,,,•·_-_·-_-_.,!!1;:~.,!_7'_-_-_-_· -··-· ---·-·-•·-··-··-·•-·•---7 i ., " 1 ! ft\ ~ i I I I ! i ! ! ! ! ! ! ! ! i ' i i i I I i ! I i i ! j !I i I ~I L.•-··-··-··-··--·--- LOWER GARAGE PLAN - C i....- i ,. -.. -- I SI.\IAJ I 2 10.0 b b I 0 n ':' - cs I. ttt t-Htr ':._~~u~ .l,/1 I i: .fl ~f -----~ EXHAUST i; ,.,.;,,• st ~,.(j 70Sf ;: D STORAGE ·-I I _.J !: 0 ;: ii i: .1-----c;:,1 -----·----. i: I• i' I J : i ' J ! i ' MAlmENANCE OFFICE 400SF ,_ LEVEL PJ PABKJNG 37 STALLS ,---, BOH LAUNDRY 492SF r rn I (!) tL_ STAFF LOUNGE rw □ 286SF tttt ' SOILED LAUNDRY STAGING fl 81 SF ELEVATOR LOBBY 161 SF ELEV1 ELEV2 7 STAFF RR 9BSF LU l~-f.OUIPM(N f 'Wsr r7l \.. ~ ! • 7 }SF !SF C i 'C , SECUR ED LONG-TERM WALL MOUNTED BICYCLE PARKING 0 rs. 0 ' CJ u 7 C] I;,;;;;,-.... EJ ;---_____ Q ____________________ D _____ _ D ~---------,Dr------, ~-~=~1 _________ _! L_J I l L-------- I I ' : I : -·-• ~?~TL~E~B-~LO.l~_'~~O~ -·-··--- FLOOR LINE FOR PREV1DUS SENIOR LIVING PROPOSAL STORAGE 215 SF NORTH ! I i i ! ! i i ! j i i j I ! ! ! 16 ": "' I !ii 32 NOT FOR CONSTRUCTION 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503,245 7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206 576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 9.4103 415 252 .7063 <0 ANKROM MOISAN ARCHITECTS. INC.. ;; "' '<I" "' 6 ....I LJ.J cf ..J ~ w < z <( LL l/l < lJ.J 0::'. ::::i u z ....I ...J z lJ.J ....I ~ w < <( V'I z LJ.. 0 <( V'I vi "' ~ z ~ ~ <( l/l w 0 u < 0 l/l 00 <( Al II • °"" REASON FOR ISSUE LOWER GARAGE PLAN ORB Exhibit 7 1 I , I I I I I I I I I I I I I I I I I I I I I I , I I I I I I I I I I I I I I ROLL-U P l II I I I I I I I I I I ' I I I I I I I I I ' I I I I I I I I I I I I ~-,-----.., , "--------'r- KITCHEN 1022SF = = , OUTLINE OF ~ 1 /I BUILDING ABOVE \ ljt=t::I.Jf-'-1! I I I I I .:i---VIDEO & ENTRY I I PHON E ----------i i 100 I I I i i i I ________ ___j El RR 68SF 4==u=-.::i:==-=~ PRIVATE DINING 346SF 11 MERCADO (DINING) 112B SF DINING 2003S1= '------~!1,-,-----,----------------· DECELERATION LANE FOR GARAG E ENTRY MAIN LEVEL FLOOR PLAN .. MISSION AVE MAIL ROOM 240SF 11 11 1 1 11 11 I t I -----------------~ COVERED DROP OFF 43095F 0 MAIN ENTRY 160SF BISTRO 1229SF r-------. --- b ENTRY l 30Sf: . , , 1 1 , , If '' JUICE BAR 232 SF l;:i,,.,, -------lt:::::::::r _______ , i I j ----i, 2r.•2· l . ~ . ! •••• '•,❖ l' I' ~;:~)i~·: L • i l ,· . -I · i. i. i ,· r j - : i I i ' J IL i j I' I, ' I I I ' I I I I I I I I .15".6" ' I I I. j l, '# I :, l •"· ~>-' ... ~•,' \ / •/·, " ,,. .),,.,, .,, .J 7.-;~-~.-ii 4 ~~·.~~., ~ 1 o· StACEt SD)f YAtro sET sA cK NORTH 83'TRAVEL LU ~ > g <{ z ....J "' ~ 0 u >-z ::J OUTLINE OF 8UILO\NG A80VE 16 NOTFOR CONSTRUCTION 38 NORTH WEST DAVlS, SUITE 300 PORTLAND, OR 97209 5032.-15.7 100 1505 5TH AVE, SUITE 300 SEATTLE. WA 98101 2D6 .5761600 101.-1 HOWARD STREET SAN FRANC ISCO, CA 94103 415.252.7063 ©A NKROM MOISAN ARCHITECTS. INC. a "' '<I" "' 6 __, lJ.J <( LL ...J <( w 0::: < z <( u. V, < lJ.J u ::, 0:: z __, __, z lJ.J __, :;i: lJ.J < z i'f VI 0 <( 0::: VI vi z !!2 C, ~ <( V, w 0 u < 0 Vl 00 <( REVISION DATE REASON FOR ISSUE MAIN LEVEL FLOOR PLAN DRB Exhibit 7 - Ill ' •M 1 ~.:l 1n / -ON' ~ I 1'"1 1n t u I " ['>.u:_~ ~>~t "" L. LNi ~= --r\ - ~ I ~ 7 I l\d I IN.> ••s I l I LN,\ ~ i\ vu ~ -It>~ J ~ ~ / L1::::::.._ LIU r '~ I~/ ' r,'\ I r OUTLINE OF NEW BALCONY ABOVE . ~ 0 --------u~-I ~ o--~---'Co a 1 ~ ' I lN.S II I I LNS ~ 1S I I I rv l}J ' I 1J ? \N.S Ltl.5 LN.> II ,, rOLNl~rn r Ul'.f HAV!,.; ,, omc J1 IN.Ji I =~c ~ 1) I I ·' ELECTRICALC . RR I, ;;:;a;;;;a WOl,IN-G d1 r\ = I: ~ ~ rl ,/ v . ,, I~ C: -,,-, (iijJ ' . l><~l 1.N.S \._ ELEV1 ELEV2 1 ~ . ij I!'..: M nlllQUf a SE/MOY VlST ttlUU ,J: f-- u•- ---· ---I ,,, =r, \E 'N()OV = =·~ ►lR[ DO OR c::Jl D I r.Gl n I\ ,r' fl{VA IOR LO~ E -~ ;;,, - ___ , - --~ -~ STJ .ll I tu., 1 '\__ lr - ~1 lr ~Lr [l lF I lf ~lF D - l' ' .. ' vu - LN-5 vu l~..S LN.S LN .S lN,S "" INS I .. ", lb --L ~ -------------------~ --~--------------------- I - 1 SECOND FLOOR -RESIDENTIAL PLAN I J J I f I f Ii I ' I I I I I I ' I I ' ' I I I I J I I I I I I ,I I I I J I I I I I I ' =-I J I ;;; j I ·1 I I I j I I I I ~ I I I J I I I I I I I I I ' I I • I ' I I I I I I 11 I I I I I I ' I :-I -.,-OUTLINE OF I ~ I BU ILDING ABOVE c: I I I I I ' ' I J I I .. ii f I f I I I I \_-,~s~:r~,:, YAA D SETBACK NORTH I I I I I I I I I I I I I I I ,. NOT FOR CONSTRUCTION 38 NORTH WEST DAVI S, SU ITE 30 0 POR TLAND, OR 97209 503 2-45 7100 lS0S 5TH AVE, SU ITE 300 SEATTLE, WA 98 101 206 S761600 1014 HOWAR D ST REET SAN FRANCISCO, CA 94103 41s.252 7063 C> ANKROM MO ISAN ARCHITECTS, INC, 0 0'1 s:t 0'1 <( u -' UJ 'ii ....J <( w er: <( z <( LL V, <( UJ 0:: ::::i u z -' -' z UJ -' ~ UJ <( z 'ii Vl 0 <( V\ vi er: !!! z I.!) ~ <( V, w 0 u <( 0 V, 00 <( Rl.V&10N DATE REASON FDR ISSUE SECOND FLOOR- RESIDENTIAL PLAN DRB Exhibit 7 1 ,o.o : -· -·-·---·--·--··-··-.... --·--· -··--··--·· I i i I l -· ____ _J r ·-----------·-··-··-··- / I i i i LN,S 00 j;_ ___________ I-------------' ! ! ! i ! i i i I i I i i ' ! ! i i j I I i l ! i i i ! L ---·- L3 FLOOR PLAN I NS 0 Ll"5 I N;S IN,S l,N.$ lN.S l N.OINING I NS LN,S Ltt.S LN.5 lN,S lN.S IN,S "'-' ! ! i i j j i i j i l .i j i l j i i ' ! I l i j i ! i j j I ! i i I i -· ----------__ j NORTH I i i ! I j ! i l ! 16 32 NOT FOR CONSTRUCTION l♦/\,M Ankrom Moisan 38 NORTHWEST DAVIS, SU ITE 300 PORTLAND, OR 97209 503 2-15,7100 1505 5T H AVE, SUITE 300 SEATTLE, WA 91!101 2065761600 1014 HOWARD STREET SAN FRANC ISCO, CA 941 03 41 S 252 ,7063 © ANl<ROM MOISAN ARCHITECTS, INC 0 O'\ <t O'\ <( u ....J w i'.l: ..J <( w er. < z <( LL l/l < w u => 0::: z ....J ....J z LJ.J ....J > LJ.J < <( <( z LL VI 0 <( er. VI vi z l/l l!) ~ <( l/l w 0 u < 0 l/l 00 <( RfVISION DATE REASON FOR ISSUE L3 FLOOR PLAN DRB Exhibit 7 1 ! i i i , I i 'Al..5 '·-··-··-----· -··--·--··-··-··-·-·--··-··--•-·--·-_.,_ -•-·-•-·---·-·-··-___ _J I ,oo ALS A\.S II Al..S ALS A ALI, M..S . --------------------------------------- ! l L ·-•·--·-.. ---··-··-··-·--·--··--______ .. ____ •-••-•~••--~•------··-· ~•-••-•--•~•-••-•·-••-••---••--••-••-•-• -· ---•-----·--H-•o-•O-••-♦-- L4 FLOOR PLAN 1/B"s.\•,o~ "'·' All I __________ .J V TTttnnnn nn q I . ,§ -·-··-· ---··-··-··-·---· -----·--·-··-·-·-··-··-·-· J ~ NORTH I i i ! I I i j j j i ! i I / ! i 1 i i i i j ! 16 32 NOTFOR CONSTRUCTION l♦/\,M Ankrom Moisan 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503 245 7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 9B101 206 5761600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415252 7063 ID ANKROM MOISAN ARCHITECTS, INC ;; a, 'SI" a, < u _, LI.J ~ ....J < w "' <( z < LL (/) <( LI.J :::J u c::: z _, ...J z LI.J _, > LI.J <( < < z u. V\ Q < "' V\ (/) z (/) ~ ~ < (/) LU 0 u <( 0 (/) 00 < Rl.V!SION ""I[ REASON FOR ISSUE L4 FLOOR PLAN DRB Exhibit 7 ' l i 1M l L_._,,_ 1 LS FLOOR PLAN ' ,ao AJ..S AL!, ' i i I I I l f l l ! I ·-·--· - j AU r-·----··- ' j I j AU . I I C l ! ! I i i j i i ! i j / I i j I f j I ' I i i i i i ' -----··-·-·-··-·-·--___ J NORTH ! ! ! ! I i r j I I I I ! ! i ! I I ! ! ,. NOT FOR CONSTRUCTION 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 5032-457100 1 SOS 5 TH AVE, SUITE 300 SEATTLE, WA 98101 206 5761600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 41S2S2.7063 «l ANKROM MOISAN ARCHITECTS, INC. ci cr, "<I" cr, < u _J w cf ...I < w "' <( z < LL Vl <( w u 0::: :::::, _J z _J z LJ.J _J ~ LJ.J <( z cf Vl 0 < "' Vl vi z !!! < l!) ;;i: l/1 w 0 u <( 0 Vl 00 < !l[V!<IO DATE REASON FOR ISSUE LS FLOOR PLAN DRB Exhibit 7 i1 1 10.0 ,- i I I I I I I L __________________________ _ ROOF PLAN , IOQ --------------· -------------------___ j -, I I I ,- ROOF TOP M!:CHAN1C'.Al. I I I , I I I I I ------------j I _ ____ _j --·-·-·--.. ----·-·-------··-··-·- -··-· -··-··----------·-·-----·•-------·------------··-··----·7 r-------------------J I I ------·----·--·----··----------··-··-- NORTH ! j j i ! i i •• NOT FOR CONSTRUCTION (♦/\,M Ankrom Moisan 38 NORTHWEST DAVIS, SUITE 300 PORTLAND. OR 97209 503,2-15 .7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206.576 1600 1014 HOWARD STREET SAN FRANCISCO, CA 941 03 415 2S2 7063 ll> ANKROM MOISAN ARCHITECTS, INC. a CJ'\ s:t CJ'\ < u _J w ~ ..J < w er:: <( z < u.. Vl <( w 0:: ::) u z _J w _J z > _J < w <( z ~ VI 0 < VI vi er:: Vl z CJ ~ < Vl UJ 0 u <( 0 Vl 00 < IUYl)IOM DATE REASON 'f Ofl l»u{ ROOF PLAN DRB Exhibit 7 VIEW FROM INTERSECTION -MID DAY VIEW FROM INTERSECTION -NIGHTTIME VIEW FROM SOUTHWEST NOT FOR CONSTRUCTION (♦/\tH Ankrom Moisan 38 NORTH WEST DAVIS SUITE 300 PORTLAND, OR 97209 503 245,7100 1505 5TH AVE, SU ITE 300 SEATTLE, WA 98101 206 5761600 1014 HOWARD STREET SAN FR ANCISCO, CA 9410 3 41 5 252 7D63 © ANKROM MOISAN ARCH ITECTS, INC. a er, '<I" er, < u -' w ~ ...J < w c:r'. <( z < LL Vl <( w ::::i u c::: z -' -' z w -' > w <( < < z LL V'l Q < c:r'. V'l Vl z ~ < l!) :;;;: Vl w 0 u <( 0 Vl 00 < ftli~C~ DAT E REASON FOR ISSUE EXTERIOR RENDERINGS ORB Exhibit 7 ------ • 1 ~~;_; ELEVATION -PROPOSED DESIGN -+-------+---------------2 : 6 ?,~_TH ELEVATION -PROPOSED DESIGN -::..::...I - --~-I -__ a~ ___ JL ----------------------__ It _ I --• --- 1 LPs',E.~ A.'.1.YD,\n,t.~ POINT 24'•0 ' KEY MAP A 2 ◄1 NOT FOR CONSTRUCTION l♦/\,M Ankrom Moisan 38 NORTHWEST DAVIS, SUITE 300 PO RTLAND, OR 97209 503 245.7100 1 SOS 5TH AVE, SUITE 300 SEATT LE, WA 98 101 206 576 1600 1014 HOWARD STR EET SAN FRANCISCO, CA 941 03 415 25.17063 © ANKROM MOISAN ARCHITECT S, IN C 0 °' <:I" °' <{ u _J LJ.J <{ LL ..J <{ w er: <( z <{ LL VI <( LJ.J ::::J u c::: z _J c.J z LJ.J _J > <{ LJ.J <( z ~ Vl Q <{ er: Vl Vl z Vl ~ ~ <{ Vl w 0 u <( 0 Vl 00 <{ R.IM$&0N DATE Rtl,,.~FOR ISSUE EXTERIOR ELEVATIONS DRB Exhibit 7 1 2 II I Ill I II __ II I I II II I II I BIBI II EAST ELEVATION -ORB IN MAY 2021 IL <> ar -r $ -,.!.•~ ~ 1r-2· !! - ..::;_= ........... --IBBJEll!la•ua•1.1i1-----=-~-=-=:::::::=-~~_l;$ EAST ELEVATION -PROPOSED ORB DESIGN liHi'•1"•0• SOUTH ELEVATION -ORB IN MAY 2021 SOUTH ELEVATION~ PROPOSED ORB DESIGN '{{'.';~~ 1➔•"G RH!~~~ ~ ' ~\'.~ LI MIT 1'1f(HE0.~ ♦ ovr8~:~ • r 1!1 1'•?' EVEl S .,, .. r NOT FOR CONSTRUCTION l♦/\,M Ankrom Moisan 38 NORTHW EST DAVIS, SUITE 30D PORTLAND OR 97209 503 245 7100 1505. 5TH AVE, SU ITE 300 SEATTLE, WA 98101 2065 76 1600 1014 HOWARD STRE ET SAN FRANCISCO, CA 94103 415252 7063 © ANKRO M MOISAN AR CH ITE CTS, IN C. 0 (j\ <:I" (j\ < u __J UJ < LI- ....J < w 0:: <( z < LL Vl <( UJ ::::) u 0:: z __J __J z UJ __J > w <( < ~ z V'I 0 < 0:: V'I vi z ~ \.!:J ~ < Vl w 0 u <( 0 Vl 00 < ~MIO.,. DATE REASON FOR ISS UE EXTERIOR ELEVATIONS - DESIGN EVOLUTION DRB Exhibit 7 ,..---------------------------------------------------------------------------------------------------------~ < VIEW FROM SOUTHEAST VIEW FROM NORTHEAST NOT FOR CONSTRUCTION l♦/\™ Ankrom Moisan 38 NORTHWEST DAVIS, SU IT E 300 PORTLAND, OR 97209 503 245 7 100 1505 511-i AVE, SUITE 300 SEATT LE, WA 98 101 206576 1600 1014 HOWARD STREE T SAN FRANCIS CO , CA 94103 4152527063 © ANKRO M MOISAN ARCHITECTS, INC 0 "' st "' <( u ....I w i'E ...J <( w c:: <( z <( LL Vl <( w :::::J u 0:: z ....I ....I z w ....I > <( w <( <( z u_ Vl 0 <( a:: Vl vi z Vl l.!J ~ <( Vl w 0 u <( 0 Vl 00 <( Ftf Vl!i,ION DATE REASON FOR ISSUE EXTERIOR RENDERINGS ORB Exhibit 7 1 2 I_ __ I__I_ Ill _I __ ----------------------------------- ------_I JI __ WEST ELEVATION -PROPOSED II B'"• 1 ,0 □ m ~-- ______________ IJ_MIU'IT_IHl.£18.1.c::-$ UMIT (RO'~o u--o• ----------t.~~ LEV L -39 .'}- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ~NmGJ!EFI_::.~~~.--. 1 ► NORTH ELEVATION -PROPOSED 1/8"= 1'-0" KEY MAP 2 ,,, NOTFOR CONSTRUCTION l♦/\,M Ankrom Moisan 3B NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503 245,7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 9B101 206 576160D 1014 HOWARD STREET SAN FRANCISCO, CA 941 D3 415252 7063 © ANKROM MOISAN ARCHITECTS, INC 0 O'I st O'I <( u ....J LJ.J <( u. ...J <( w 0:: <( z <( LL l/1 <( lJ.J u :::i 0::: z ....J ....J z lJ.J ....J ~ lJ.J <( z ~ Vl 0 <( 0:: Vl Vi z l/1 c:, ~ <( l/1 w 0 u <( 0 l/1 00 <( I DATE REASON FOR ISSUE EXTERIOR ELEVATIONS DRB Exhibit 7 1 WEST ELEVATION -ORB IN MAY 2021 2 ~-~~_} ELEVATION -PROPOSED ORB DESIGN LIMIT PIT(.HE0 8 ~?.°o~ $ .";°°;~ ~ LIMIT PITCH[b .AOOF -----11'·0 ' -----l?.~ NORTH ELEVATION -ORB IN MAY 2021 NORTH ELEVATION -PROPOSED ORB DESIGN 1/16"='1'-0" LIMITPrTCHE0 8 ~?.0:. ♦ .~~o;. f,; lJ_MII.fl1£HQ}RQ.0f ,r -o· -B~?.o:, $ NOTFOR CONSTRUCTION l♦/\,M Ankrom Moisan 38 NORTHWEST DAV IS, SU ITE 300 PORTLAND, OR 97209 503 2-45 7 100 1505 5TH AVE., SUITE 300 SEATT LE, WA 98 10l 206 576 1600 1014 HOWARD STREET SAN FRANC ISCO, CA 94103 415252 7063 © ANKROM MOISAN ARCHITE CTS, IN C ;; °' st °' <{ u _J UJ <{ u.. _,J <{ w "' <( z <{ LL Vl <( UJ ::::i u 0::: z _J _J z UJ _J > UJ <( <{ <{ z u.. VI 0 <{ "' VI vi z ~ CJ ~ <{ Vl w 0 u <( 0 Vl 00 <{ Al.11611)~ DATE R(I\\.QN FOR ISS UE EXTERIOR ELEVATIONS - DESIGN EVOLUTION ORB Exhibit 7 2 LAUREL PLAC E I 1 cp cp I I ---7 BUILDING ~ECTldN -WEST J EAST 10:,~(\.PIACF BUILDING SECTION -NORTH -SOUT ~ 0 I cp cp cp 0 I cp I I j I """"il'-'""'11;. -+ -------8~?-~~' $ =~t-==~~=~~-----~-:--~-----:--rt--+ _ . ______ LE~ . _____ ....,,--..,..._ ____ r---11'.,;-'--- ----_,::.~: $ I 61 '-r KEY MAP NOT FOR CONSTRUCTION 38 NORTH WEST DAVIS, SUITE 300 PORTLAND, O R 97209 503 245 7 100 1505 ST H AVE, SUITE 300 SEATTLE, W A 98101 206 576,1600 1014 HOWARD STREE T SAN FRANCISCO, CA94 103 415 152 7063 it) ANKROM MOISAN AR CHITECTS, INC ;; a-, "<I" a-, <{ u _J LJ.J <{ LL _,J <{ LU tY < z <{ LL 1/) < LJ.J u ::J a:: z _J _J z LJ.J _J > LJ.J < <{ <{ z LL V\ Q <{ tY V\ 1/) z !!! <{ ~ ~ 1/) w 0 u < 0 1/) 00 <{ RMY0."11 DATE REASON i°!OA" l "5Ut SECTIONS ORB Exhibit 7 ffi ffi ffi , I • I ffi ffi I I I 11 I I 11 1. TILE ROOF 2. BLUE ROOF TILE 3.TIMBER DETAILING 4. WROUGHT IRON 5. STUCCO 6 . FABRIC AWNINGS 1 cp cp -=a=~~~-----I-_---_-_- -- AL S I ALS LN S LNS DIN ING PARK ING WALL SECTION I I --,--------- I I --1-- --·cf - -_l~1!"'11t!.!•~~n 34'•0" LANDSCAPE PUBUC SIDE'NALK :: NOT FOR CONSTRUCTION (♦/\™ Ankrom Moisan 38 NORTHWEST DAVIS, SUITE 300 PORTL AND, OR 97209 503 2457100 1505 5T H AVE, SUITE 300 SEATTLE, WA 98101 206 57 61600 1014 HOWARD STREET SA N fRANCISCO, CA 94 103 41 5252.701>3 t) ANKROM MOISAN AR CHITECTS. INC. ;; "' 'SI' "' <{ u ...J w <{ LL _J <{ w et: <( z <{ LL VI <( w u ::i c::: z ...J ...J z w ...J > w <( <{ ~ z Vl 0 <{ °' Vl vi z VI l!l ~ <{ VI w 0 u <( 0 VI 00 <{ ld-Yl~ON """ R!J.$O>l<OH ~U[ DETAILS ORB Exhibit 7 TERRA COTTA STYLED PAVER AT TERRACE I I ~I ffi1 11. ~i I ENTRANCE TO UNDERGROUND GARAGE = UL_= ___ .... _ PRO,Pt:Kl ,T,ll~E f PROPERTY LINE 01 GROUND LEVEL PLANTING PLAN ________ _) L d-r L ... PORTE COCHERE SAD ., •<),- ;T 21i I r,,o ,. 'I I Fl PROPOSED BUILDING ~ A.D 1:::==i[j l [ r h I WATER FEATURE s AD ---FIRE ACCESS ---- MISSION AVENUE MISSION AVENUE LANDSCAPE : SIDE YARD SETBACK AREA: 1,813 SF LANDSCAPE AREA: 910 SF LANDSCAPE PERCENTAGE PROVIDED: 50% LANDSCAPE PERCENTAGE REQUIRED: 50% COVERED PARKING/ DROP OFF ENTRANCE NOTE: I UJ ::, z g; <( z 6 () z :J -. Q.S..§.PP (N) CONCRETE CURB & GUTTER, S .C .D. (N) CONCRETE SIDEWALK, s.co, M 1, SEE SHEET 16 FOR PLANT MATERIAL SCHEDULE & IMAGERY, North 0 5' ID' 20' ~Ii.-_,..- SCALE: 1 • = 10'-0" 38 t\ORTHWEST DAVI S sum: 300 PORTLAND OR 97209 503 2-15 7I00 1505 511-1 AVE, sum: 300 Sf.AlTI E, WA 98101 2065761600 1014 HOWARDSTR£ET SA:'\ FRANCISCO, CA 9~ 103 '115252 7063 .................... , .. ------....-- L'llX!sc.apeAn:hllcclllIT' 232SlrFr.mdsDr.iM'ltl<l SanArnclrro.CA9491iO POOW(4l5172l0005 Far: (4l5j721-03l0 [Jruit lnfo~~udiogrcm com www.~udiogrttnmm "' .... "' .... "' <C u _, '1l <C .....:I "- µ,l ~ <C z µ., <C V) <C '1l 0:: ::::> z z '1l > <C <C z C/) 0 C/) en ...... V) CJ ::;] µ,l 0 <C 0 00 RMS"l:S-D,l'IT u _, _, _, '1l <C ... ~ z <C V) u V) <C Rf~:,.,•mRtsStJ[. GROUND LEVEL PLANTING PLAN PLANNING Exhibit 7 PARAPET WALL, S.A.D. w z :J ~ w a.. 0 "' a.. _j=====b ~ - PROPERTY LINE 0 O oOO Oo I Q '"'·" SE: == "R POTS ,r~ L ;PROPOSE[) BUILDING SAD. l~R BIOFIL TRATION 0 T ' ~ _.r;:=:::::::::;;== L _rr===;t l - c.:::::::. l n =i L I I I -----------------------------P ROPERTYLINE --------------------____ _J 01 LEVEL 2 PLANTING PLAN NOTE: 1 SEE SHEET 16 FOR PLANT MATERIAL SCHEDULE & IMAGERY- PEDESTAL PAVING SYSTEM- NEUTRAL COLORS TO COMPLIMENT THE MISSION STYLE OF THE ARCHITECTURE WOOD TRELLIS WITH BRONZE HARDWARE North 0 5" 10 20 ~~-----, SCALE: 1" -I o·-o· l♦/\'" Ankrom Moisan 38 NORTHWEST DAVIS SlJITf. 300 PORTI.AND OR 97209 503 2i15 7 JOO 1505 5TH AV E, sum: 300 SEATn.E. WA 98101 206576 1600 1014 HOWARD STREET SAIi: FRA~C1SCO, CA 94 I 03 415 2527063 Lmdscapc'Arr.hllll:IUIT' 232SlrfrnllruDrak!'BM:I SanAnsckro.CA9◄960 Phonl>::(◄1517210!05 fac (~15!721 0010 EfTlililWotlsiid'ogrt.'CII.CDm www,51udklf.remrom "' .... "' .... "' < u _, '"' < >---1 '1< µ-1 c2 <r: z i:...... < V) <r: '"' P::: :::> z z '"' > <r: < z C/) 0 C/) en >---< {/) c., 5E µ-1 0 <r: 0 co u _, _, _, '"' < '1< < ~ z < {/) u V) < :\'IS!O.~ O,\T[ REMO~fC>RIS$1.lt LEVEL 2 PLANTING PLAN PLANNING Exhibit 7 IOP i i l I r ·-· _,, __________ ·-· -··-·- ' L ___ ,,_ -·- 01 ~;~!H FLOOR MATERIALS PLAN 10.C} ! i i ! i ! i i -··----··----·--··--·-· ----_______ j " . r· -_.,_ -·-------··--· -··---·-· - --_ .. _ -· ____ ., ____ ,,_ -··-.. -··-· ____ .. _ -··-··-··-- ' ! ! ~ OUlOOOft fEAAACE r --- ,, II 11 DECORATIVE PA.JING EXAMPLE -NEUTRAL COLORS VEGETABLE PLfNTERS I ' ! ! i i ! I i TrU<O North ) NOTE: 1. SEE SHEET 15 & 16 FOR PLANTING SCHEDULE & PLANT IMAGERY. North 2. SEE SHEET 17 FOR PLANTING DETAILS ASSOCIATED TO ALL FLOOR LEVELS 0 5' 10' 20 30: ~ SCALE: 1• -10'-0" NOTFOR CONSTRUCTION l♦/\,M Ankrom Moisan 38 NORTHWEST DAVIS, SUITE 300 PORTlANO, OR 97209 5032457100 1505 5T H AVE, SUITE 300 SEATTLE. WA 98101 206576 1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 41525270&3 IO ANKROM MOISAN ARCHITECTS, IN C STUDIO LandmpeArchrlerture 232SirFrancisDrake81va SimAnsl'lmo,CA949fiO Phone:(415)111090'> Fa: !4 1S)72l-091C Em.it1:nro@s1ucWogrunu1m WWW studiogfl'en com "' 'Sf" U'l 'Sf" "' < _J u ...1 w w <( i'.£ LL ~ <( z O::'. < V, w z :::::, z <( w ~ (_/) z 0 (_/) vi V, C) ~ w 0 <( 0 co u ...1 ...1 ...1 UJ i'.£ < ct: z < V, u V, < REVISION DATE REASON FOR ISSUE 09.17 ,19 LANDSCAPE LIGHTING MATERIALS PLAN SHEET TITLE PLANNING Exhibit 7 PLANT MATERIAL SCHEDULE -AEGIS LIVING ABBREV BOTANICAL COMMON NAME SIZE SPACING MATURE SIZE/ PLANT TYPE TREES CAR BET CARPINUS BETULUS 'FASTIGIATA' AMERICAN HORNBEAM 24" BOX "BLEACHED"/DECIDUOUD MUS BAS MUSA BASJOO JAPANESE BANANA 25 GAL 4'O.C. 12'/ HERBACEOUS OLE EUR OLEA EUROPAEA 'SWAN HILL' SWAN HILL OLIVE TREE 36" BOX 15'+/EVERGREEN PHO DAC PHOENIX DACTYUFERA DATE PALM 10' BROWN 30'O.C. 30'+ /EVERGREEN TRUNK PISCHI PISTACIA CHINENSIS CHINESE PISTACHE 36" BOX PER PLANS 30'/ DECIDUOUS SHRUBS & GRASSES ALS SPP. ALSTROEMERIA SPECIES PERUVIAN LILY 1 GAL 1' ANG SPP. ANIGOZANTHOS SPECIES KANGAROO PAWS 1 GAL 2'-0" AST SPP. ASTER SPECIES ASTER 1 GAL 1·-0· BUX SEM BUXUS SEMPERVIRENS 'SUFFRUTICOSA' DWARF BOXWOOD 1 GAL 1•.o· 2'/ EVERGREEN BUX TOP BUXUS SEMPERVIRENS 'TOPIARY' TOPAIRY BOXWOOD 15 GAL+ . CAR DIV CAREX DIVULSA BERKELEY SEDGE 1 GAL 1'-8" 12"/ EVERGREEN DIA REV DIANELLA REVOLUTA 'LITTLE REV' LITTLE REV FLAX LILY 1 GAL 1·-6· 18" / EVERGREEN ERY SPP. ERYSIMUM 'BOWLES'S MAUVE' WALLFLOWER 1 GAL 1·-6• IRI SPP. IRIS SPECIES BEARDED IRIS 1 GAL ,•.5• LIRGIG LIRIOPE GIGANTEA GIANT LILY TURF 1 GAL 1"-6" 18"/ EVERGREEN LIRMUS LIRIOPE MUSCARI BLUE LILY TURF 1 GAL 1·-0· 12"/ EVERGREEN LOM LON LOMANDRA LONGIFOLIA 'BREEZE' DWARF MAT RUSH 1 GAL 2'-6" 2' I EVERGREEN LON JAP LONICERA JAPONICA JAPANESE HONEYSUCKLE 1 GAL 3•.o· 2' / EVERGREEN LOR CHI LOROPETALUM CHINENSE FRINGE FLOWER 5 GAL 4'-6" 3'-6' I EVERGREEN LYC COR L YCHNIS CORONARIA ROSE CAMPION 1 GAL 1·-0· NIC SPP. NICOTIANA SPECIES TOBACCO PLANT 1 GAL 1·-0· PAP BOL PAPAVER ORIENTALE 'BOLERO' ORIENTAL POPPY 1 GAL 1'-0' PAP BUR PAPAVER ORIENTALE 'BURNING HAERT' ORIENTAL POPPY 1 GAL 1'-0' PHIXAN PHILODENDRON XANADU PHILODENDRON 1 GAL 3•.o· 2' / EVERGREEN ROS SPP ROSA SPECIES GROUNDCOVER CARPET ROSE 'PINK' 1 GAL 3'·0" 18" TO 2' I SEMI-EVERGREEN STR REG STRELITZIA REGINAE BIRD OF PARADISE 5 GAL 4' 4' TO 6' I EVEGREEN TEU LUC TEUCRIUM X LUCIDRYS GERMANDER 1 GAL 1' VINES GEL SEM GELSEMIUM SEMPERVIRENS 'MARGARITA' HARDY CAROLINA JASMINE 1 GAL 4'-0 6'-8' TRAILING/EVERGREEN BIO-FILTRATION PLANT SCHEDULE -AEGIS LIVING ABBREV BOTANICAL COMMON NAME SIZE SPACING MATURE SIZE/ PLANT TYPE BIO-FILTRATION ACE CIR ACER CIRCINATUM VINE MAPLE 5 GAL . DECIDUOUS ACH MIL ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL 1·-0· PERENNIAL CHOTEC CHONDROPETALUM TECTORUM SMALL CAPE RUSH 1 GAL 2'-0" 2' / EVERGREEN CAR DIV CAREX DIVULSA BERKELEY SEDGE 1 GAL 1'-6" EVERGREEN FRACHI FRAGARIA CHILOENSIS BEACH STRAWBERRY 1 GAL 1' EVERGREEN PERENNIAL IRICAN IRIS DOUGLASIANA 'CANYON SNOW DOUGLAS IRIS 1 GAL 1·-0· PERENNIAL IRI DOU IRIS DOUGLASIANA DOUGLAS IRIS 1 GAL 1' PERENNIAL LOB CAR LOBELIA CARDINALIS CARDINAL FLOWER 1 GAL 1·-0· RHA CAL RHAMNUS CALIFORNICA 'EVE CASE' COFFEEBERRY 5 GAL 4·.o· EVERGREEN ROS CAL ROSA CALIFORNICA CALIFORNIA WILD ROSE 1 GAL 1' DECIDUOUS 'PLANT UST PER THE MARIN COUNTY STORMWATER POLLUTION PREVENTION PROGRAM, BIORETENTION FACILITY PLANT MATRIX, JUNE,2014 TYPICAL SEASONAL ANNUALS & PERENNIALS @ L2 & ROOF DECK PLANTERS ABBREV BOTANICAL COMMON NAME SIZE SPACING MATURE SIZE/ PLANT TYPE ALS SPP. ALSTROEMERIA SPECIES PERUVIAN LILY 1 GAL BAG SPP, BACOPA SPECIES BACOPA 1 GAL DIG SPP. DIGITALIS SPECIES COMMON FOXGLOVE 1 GAL LOB SPP. LOBELIA SPECIES LOBELIA 1 GAL PAP BOL PAPAVER ORIENTALE 'BOLERO' ORIENTAL POPPY 1 GAL PAP BUR PAPAVER ORIENTALE 'BURNING HEART' ORIENTAL POPPY 1 GAL PRI SPP. PRIMULA SPECIES PRIMROSE 1 GAL VIO SPP. VOILA SPECIES VIOLA 1 GAL WUCOLS RATING MEDIUM MEDIUM LOW MEDIUM LOW MEDIUM VERY LOW LOW MEDIUM MEDIUM LOW MEDIUM LOW MEDIUM MEDIUM MEDIUM MEDIUM WUCOLS RATING MEDIUM MEDIUM LOW LOW MEDIUM MEDIUM MEDIUM MED LOW MEDIUM WUCOLS RATING NOTFOR CONSTRUCTION (♦/\TM Ankrom Moisan 3B NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503 2'157100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206 5761600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415.252.7063 © ANKROM MOISAN ARCHITECTS, INC STUDIO Landmp~Archll&ture 23ZS1rFranc1sDrakeBlvd San.4tiselmo,CA94960 Phone(415)7l1-0905 Fax (4151721-0910 Email mfo~~udiogreen com www :;tudiogreen com a, '<I' L/'l '<I' a, _J 6 _J w LJ.J <( ~ LL <( "' <( z 0::: <( V1 LJ.J z ::i z <( LJ.J ~ U) z U) 0 vi V1 (.') ~ w 0 <( 0 00 u _J _J _J LJ.J <( u. ~ z <( V1 u V1 <( ltEVISdON !!All W.SON FOR l!WI PLANT MATERIAL SCHEDULE SHEET TITLE PLANNING Exhibit 7 PLANT CHARACTER IMAGERY TREES & PALMS CARPINUS BETULUS 'FASTIGIATA' MUSABASJOO PHOENIX DACTYLIFERA PISTACIA CHINENSIS (STREET TREE ALONG LINCOLN) SHRUBS & GROUNDCOVER BUXUS SEMPERVIRENS 'SUFFRUTICOSA' euxus SEMPERVIRENS 'TOPIARY' LOMAN ORA LONGIFOLIA 'BREEZE' ALSTROEMERIA SPECIES LONICERA JAPONICA ANIGOZANTHOS SPECIES CAREX DIVULSA LOROPETALUM CHINENSE DIANELLA REVOLUTA 'LITTLE REV' ERYSIMUM 'BOWLES'$ MAUVE' VINES BIO-FILTRATION PLANT MATERIAL GELSEMIUM SEl\4PERVIRENS 'MARGARITA' CHONDROPET ALUM TECTORUM LIRIOPE GIGANTEA PHILODENDRON XANADU OLEA EUROPAEA LIRIOPE MUSCARI ROSA SPECIES L YCHNIS CORONARIA IRIS OOUGLASIANA 'CANYON SNOW TEUCRIUM X LUC10RYS NICOTIANA SPECIES PAPAVER ORIENTALE 'BOLERO' PAPAVER ORIENTALE 'BURNING HAERr NOTFOR CONSTRUCTION l♦/\.,, Ankrom Moisan 38 NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503245 7100 1505 srn AYE. SUITE 300 SEATTLE, WA 98101 206.576.1600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 415 2S2 7063 ID ANKROM MOISAN ARCHITECTS, INC, landsaipeArchilecture mSll"FmimllfakeBlvd San Mselmo CA9'l960 Phone:(415)721-0905 Fax: [Wi)721--09 10 Emag inlo@studic&tetll(Cm www st\.'l:!11,green com "' 'St u, 'St "' <C _J u w ...J LJ.J <( i1: LL ;;; <( z 0::: <C V, LJ.J z ::::, z <( UJ ~ (f) z 0 (f) vi C) !!) :;;!; w 0 <( 0 00 R~N l)AT[ u ...J ...J ...J LJ.J i1: <C "' z <( Vl u Vl <C RU,50~ J:OR·fSSU f. PLANT MATERIAL IMAGERY SHEET TITLE PLANNING Exhibit 7 I ·a • -. '"j a rr-·~ 1 ) SWJ SWJ 0 1 :II °;ldL -, . I , ! ~ ~~ f" ·,' I::·: '1 .1 o,. ·tJ 04 .3 -•l-.3 __ .:'.i_a __ 2.a '3·(_; 's .o ··o ·,' . ' 6ft \., i • )' I \. ,0 -io9 Q1 9 11 ·,., \., ~. .. , ~ . ... .. , 11::: ·,' •s ,4 ·,., ~ •e .t ·9 .4 ·,' SF1 -----~] --.l~Q \o 2 ·,, C\_e ·,' 'g8f1 0 '4 ,e .r ~~~ ~ -, ' s..l .. , \... ~-", I '>-• I ·,., ·2 2 '2 ,4. "22 ·2 _, ____ ___:c,,___,:,:.::;_...;.:!:==:.J::....:~ ~.--~~~..,. 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'o!, ~ -, ' ' ., CEILING MOUNTED LIGHTING FOR COVERED PARKING AREA 5P1,5P2 30" AND 19" TALL DECORATIVE POLE-TOP LUMINAIRES WITH LED CANDELABRA BASE LAMPS IN WARM WHITE COLOR TEMPERATURE(2700k) AT MAIN ENTRY AND DRIVE ENTRY TO COVERED PARKING 551 RECESSED STEPLIGHT AT PATHWAYS 5W1, 5W2 19" AND 30" TALL DECORATIVE WALL SCONCES WITH LED CANDELABRA BASE LAMPS IN WARM WHITE COLOR TEMPERA TURE(2700k) 5W3 WALL PACK FOR SECURITY AND EGRESS LIGHTING AT BUILDING EXITS NOT FOR CONSTRUCTION l♦/\,H Ankrom Moisan 3B NORTHWEST DAVIS, SUITE 300 PORTLAND, OR 97209 503 245 7100 1505 5TH AVE, SUITE 300 SEATTLE, WA 98101 206 5761600 1014 HOWARD STREET SAN FRANCISCO, CA 94103 ◄152527063 © ANKROM MOISAN ARCHITECTS, INC GLUMAC engineer.,fora5UStainablefutUTe wwwol.Jmaccorn T 206 262 1010 F 2062629~65 PPaJ eCI ~anage, Adan, Le111gang Job Na 051900116 SITE PLAN - LIGHTING PLANNING (..) ...J ...J ...J w ~ ~ z ;'5 (..) Cl) <t Exhibit 7 ·,' sw, s . SS 1 ·, SS1 ~-- 0 ~~~~~ 2 -FLOOR PLAN -LIGHTING 't'- SS1 't' ss, .. 2 .9 .. 3 .5 ~3 .7 .. '4 .5 ••• , :..-1 swi<,, · ''' -s\1#7---·•-.i !L, /mi\ ~ 0 c, ll 5W4 TRELLIS-MOUNT DOWNLGIHT SCONCE 551 RECESSED STEPLIGHT 5W1 19" TALL DECORATIVE WALL SCONCES WITH LED CANDELABRA BASE LAMPS IN WARM WHITE COLOR TEMPERATURE(2700k) ROJEC NORTH NOTFOR CONSTRUCTION 38 NORTHWEST DAVIS, SUITE 300 PORTlAND, OR 97209 503 245 7100 t505.5TH AVf:.. SUITE J00 SEATTLE, WA 98101 2065761600 1014 HOWARD STREET SAN FRANCISCO, CA 9'1103 ◄15 2527063 Cl ANKROM MOISAN ARCHITECTS, INC GLUMAC .. ~ 1111f,111Nft !M •tll1~tl'vnu • • l6iltf"",i.._ ....... ))1i, ~'WA llllUH wwwgll--- l ,.,._JM.'Klt.l '-~ Pro1 Klllll•n1g!f Ad1n1 L""'ll~ ... ,'-er,,,..., .. 0 m ..,. m <( 0 ...J UJ ...J <( u.. w ~ < z LL <( ~ V) UJ ::::, z z UJ < > <( en z en 0 ui (!) V) ~ w 0 < 0 IX) 0 ...J ...J ...J UJ <( u.. ~ z <( V) 0 V) <( REWK>H DJ TE. RE,\SON FOR fSSUF. LEVEL 2 FLOOR PLAN -LIGHTING PLAN PLANNING Exhibit 7 I , ... r ·-- I i I ,- 1 I I I I I I I I I I I L __________________________ _ , 10.0 I r ! i i i i I ! ! ; ! i i ! ' _____ ,,_,__,,_., ____ ,,_,._,, _______ ,, __ -·-··-··j ,------ --------.-, I I I I I I I I I I I __________________________________ j I _____ .....1 -· -··-··-· ---· ----·-··-·-·----·--·----7 r--------------------J I I SC1 ! i I j I ! I i i I ! ; j I I FLEXIBLE FACADE TAPELIGHT ' TOWER i Interior light~ng reflecting off of the interior walls and window op~hings will provide a ni1be glow, visible from/ the exterior. i t ----·---·--, ____ ,,_,._,,_,, ____ , -·----_,._ ·-·-··----.. ---··-.. -·-·-__ .J I 0 !? 1 ?.e~Q--FLOOR PLAN • LIGHTING i i_-=. ______________________________________________________________ __. NOT FOR CONSTRUCTION l♦/\™ Ankrom Moisan 38 NORTHWEST DAVIS, SUITE JOO PORTLAND, OR 97209 503 2-45 7100 1505 5TH AVE, SUITE JOO SEATTLE, WA 98\01 2065761600 101 ◄ HOWARD STREET SAN FRANCISCO, CA 94103 -415 2527063 Q ANKROM MOISAN ARCHITECTS, INC , GLUMAC 11nginD11rsforosuslainablelullfTB 16111Fd\hlwe S..ol e2210 SaattloWA00\0\ www gUmac co"' T2061Sl1010 F206.162111165 "ra1K1il,lan■gu1 Ad■ml-"11 fob No OS.1900Uti 0 m ..;-m c3 ...J LU ..J ~ w ~ ~ z ~: z z c( ~ (/) z 0 (/) iii C) ~ w O c( ~ (.) ...J ...J ...J LU ~ ~ z c1i (.) ~ A&.11-0!10,N DATE MASON FOR 1.65uE OVERALL ROOF PLAN -LIGHTING PLAN PLANNING Exhibit 7 Community Development Department – Planning Division Meeting Date: August 3, 2021 Case Numbers: ED21-010 Project Planner: Renee Nickenig – (415) 485-3397 Agenda Item: 3 REPORT TO DESIGN REVIEW BOARD SUBJECT: 292 Fairhills Drive – Recommendation from Design Review Board on Environmental and Design Review Permit for a new 12” – 48”, 997 sq. ft. deck, including a request to reduce the front setback by one-half the required 20 ft. front setback (10ft.), and construction of approximately 78 ft. of 5 ft. retaining wall within the Hillside Development Overlay District; APN: 010-142-04; R20-H Zone; Samina Saude, Applicant; Tim Cornwell, Owner. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land-Use Project Site: Hillside Residential (HR) R20-H Single-family residence North: HR R1a-H Single-family residence South: HR R20-H Single-family residence East: HR R20-H, R1a-H Single-family residence West: HR R20-H Single-family residence Lot Size Lot Coverage (Max.) OR Natural State (Min.) Required: 20,000 sf Proposed: 39,640 sf (existing) Standard: 6,000 sf/30% max. lot coverage Proposed: 5,054 sf (79.3% natural state) Grading Setbacks Total: 101 cu. yd. Cut: 85 cu. yd. (pool); 16 cu. yd. (spa) Required Existing Proposed Front: Side(s): Rear: 20 ft. 12 ft. 6 in. 10 ft. 20 ft. 12 ft. 6 in. 95’ – 241’ (from existing residence) 10 ft. 12 ft. 6 in. 61’-6” – 102’-11” (from backyard additions) SUMMARY The project proposes to construct a deck (over 30” tall) located ten feet from the front property line, where a minimum 20 ft. front yard setback is required in the underlying R-20 District. As the project site is located in the Hillside Development Overlay District, pursuant to Section 14.12.030(B) of the San Rafael Municipal Code (SRMC), a structure may encroach into a required yard or setback for a distance of not more than one-half (½) of the required yard or setback, subject to recommendation of the design review board that the decreased setback minimizes the impact of hillside development and grading. The Board’s recommendation will be applied the required administrative design review for a new deck higher than thirty inches (30”) on a residential hillside lot (SRMC Section 14.25.040(C)(1)). 2 Staff is seeking recommendation only on the proposed setback reduction for the deck structure. The remaining project features comply with the applicable zoning regulations and are not subject to discretionary Design Review Board review. Specifically, staff asks the Board to consider the following: • Whether the decrease the front setback from 20 ft. to 10 ft. minimizes the impact to the hillside development and grading. The project also proposes the construction of 5 ft. concrete retaining walls at the west and north sides of the project site. Pursuant to SRMC Section 14.16.140(A)(2)(a) retaining walls over 4 ft. tall on parcels within the Hillside Development Overlay District may be permitted with environmental and design review subject to recommendation from the Design Review Board. Specifically, staff asks the Board to consider the following: • Whether the construction of the 5 ft. retaining wall is necessary to minimize grading and/or tree removal. BACKGROUND Site Description & Setting: The subject lot is set on a hillside with a downward slope to the southwest. The polygonal lot is oriented to the south/southwest, with the residence at the lower quarter of the property. The majority of the property is sloped and covered with vegetation. The front (southwest) property line faces Fairhills Drive, partially following the curve of the road. The property primary looks over the turn in the road and does not have a direct neighbor across the street. The surrounding neighbors are slightly upslope at the west, and downslope at the east and southeast. The neighbor at the north is significantly up the hill and looks down onto the hillside portion of the subject property. PROJECT DESCRIPTION The project proposes installation of the following improvements in the south and western yard area of the lot: a new pool, an outdoor shower, a separate spa, a deck, garden walls/retaining walls, a concrete patio, a pergola, an outdoor shower, an outdoor kitchen, two planting areas, and artificial turf. The majority of the project aspects comply with the zoning ordinance, can be reviewed administratively, or do not require separate Planning review. The new deck is proposed to be setback 10 ft. from the front property line at the closest point, which requires recommendation from the DRB to reduce the required setback by one-half (1/2). The new deck will be set on piers 12” to 48” above grade. IPE decking will be installed as the deck floor, with 42”-tall steel guardrails and cables. Five (5) ft. retaining walls are proposed to partially frame the proposed outdoor shower, the spa, and the existing flagstone patio. In total approximately 77 ft.-8.75” on concrete retaining wall is proposed. The deck, patio and other improvements are located on a portion of the lot that is generally a flat area of dirt, but will result in some tree removal. PLAN CONSISTENCY General Plan 2020 Consistency: The project is consistent with the General Plan 2020 policies in that: a) the project is being reviewed appropriately through design review and review of the Hillside Design Guidelines (CON-12. Preservation of Hillsides; CON-12a. Hillside Design Guidelines); and b) as proposed the project will preserve the unique qualities of the Fairhills Neighborhood (CD-3. Neighborhoods). 3 Zoning Ordinance Consistency: The proposed 12” – 48”, 997 sq. ft. deck requires administrative design review as it is within the Hillside Development Overlay District (SRMC Section 14.25.040(C). The portion of the deck that is within the side setback meets the required 3 ft. setback for uncovered decks over 12” (SRMC 14.16.020(E)(2)(b). However, the deck is also proposed to encroach into the required 20 ft. front yard setback by one-half (1/2), which requires recommendation by the Design Review Board. Chapter 14.12. – HILLSIDE DEVELOPMENT OVERLAY DISTRICT (-H) Section 14.12.030(B) – Setbacks The property is in the Hillside Development Overlay District, which allows structures to encroach into the required yard or setback for a distance not more than one-half (1/2) with recommendation from the Design Review Board that the decrease minimizes the impact of hillside development and grading. The underlying R20 district requires a 20 ft. front yard setback, and the project proposes a minimum 10 ft. front yard setback. This reduction is allowed with a recommendation of the design review board. Section 14.12.030(C) – Natural State Properties in the Hillside Development Overlay District are required to have a minimum natural state area, which is defined as all portions of lots that remain undeveloped and undisturbed. The required natural state is calculated as twenty-five percent (25%) of the lot area plus the percentage figure of average slope (not to exceed eighty -five percent (85%). The subject site therefore requires a minimum 67.2% of the lot to be in a natural state (25% + 42.19% average slope ). The lot would retain 79.3% natural state area with this project , which complies with the standard. ANALYSIS Grading The impact of grading for the proposed deck and front yard setback reduction will be minimal. Piers will be installed along the retaining wall to support the deck structure and minimize overall earthwork on the sloped portion of the site. The majority of the work planned will take place on existing flat portions of the site, and the proposed deck will cantilever over the hillside. The applicant is currently proposing only to cut a total of 101 cubic yards to accommodate the proposed pool and spa. The 5 ft. retaining walls partially response to the steep slope at the rear of the property and will be along the edge of the existing flat proportion of the site. Hillside Design Guidelines The Hillside Design Guidelines provide minimal direction on decks but prescribe that overhanging decks or decks elevated on poles be avoided so as not to have the primary building seem more massive on downhill lots. In this case the deck will be minimally elevated but will not have a direct relationship to the primary residential structure. NEIGHBORHOOD CORRESPONDENCE Property owner and occupants within a 300 ft. radius were notified via mailing 15 prior to the hearing date. The hearing information has also been posted at the property. At the time of writing, no public comment has been received. RECOMMENDATION 4 Staff recommends that the Board recommend approval for this project based on the items discussed above. Although the deck will be set within the required front yard setback, the supportive piers and utilization of existing flat land will minimize the impact of hillside development and grading at the site. The construction of the 5 ft. retaining walls will result in some tree removal but will minimize grading at the site by utilizing existing flat land. EXHIBITS 1. Vicinity Map 2. Reduced Project Plans cc: Samina Saude, Applicant Tim & Sara Cornwell, Owners Fairhills Property Owners Association Leslie Mendez, Planning Manager -..... I 10 6S 28 ~ / 32 -1.. ------i,. 23 21 ,,._ 155 151 3 43 18 /" / 25 ---- 2fA 21 24 20 ~~ 209 ~ ..... ;.,> 2W 3H 325 20 _,. ---- 218 2n 271 212 ~ 11 17 208 7 ~ 21 280 41 63 San Rafael 55 49 -----...~ ... F . :hill-, . .\.:' air s 45 3 4 40 30 71 79 9 78 Exhibit 1 N 8 0 ° 2 5 ' 0 6 " E 6 5 . 5 6 ' N 27°28'16" E 6 9 . 5 4 'N 56°04'36" E 77.72'N 20°51'36" E 64.93'N 21°21'24" W 124.03'S 22°11'0 6 " W 1 5 1 . 8 5 ' S 7 8 ° 2 9 ' 0 6 " W 5 9 . 9 8 'N 76°13 '54" W 65 .58 ' S 32°45'09" W 95.68'S 50°19'54" E 41.78'S 24°34'54" E 110.48'NEW POOLNEW CONCRETEPATIO(12' X 14'-7")32'-0"17'-0"4'-8 12"2'-0"2'-0"SPA(16'-6" X 32'-0")(6' X 6')NEW OUTDOOR SHOWER BENCHDNDNDN+ 128.00+ 128.00+ 0.50+ 0.50+129.50 (18" HIGH)NEW CONCRETEGARDEN WALLNEW IPE DECKNEW OUTDOOR KITCHENNEW IPE STAIRS TO MIRROREXISTING MASONRY STAIRSEXISTING MASONRY STAIRSNEW 42" GUARDRAIL ANDHANDRAIL,TYP.NEW WOOD DECKNEW TURFNEW PLANTER BEDNEW CONCRETERETAININGWALL+128.00NEW 42" GUARDRAILNEW RETAINING WALL BELOW+ 128.009'-4 1/2"+ 133.00 (5'-0" HIGH)+130.00+ 128.009'-8 1/2"17'-8"9'-6"15'-7 1/4"25'-7 15/16" 12'-10 3/16" 11'-1" +133.00 (5'-0" HIGH) 8'-3" +133.00 (5'-0" HIGH)12'-0"+133.0014'-6 1/4"20'- 0 "10'-0"10'-0"10'-0" 10' - 0 "10'-0"10'-0"10' -0"10'-0"12'-6"20'-0"SIDE YARD SETBACK12'-6" REAR YARD SETBACK REAR YARD SETBACK REAR YARD SETBACK R E A R Y A R D S E T B A C K REAR YARD SETBACK REAR YARD SETBACK REAR YARD SETBACKREAR YARD SETBACKSIDE YARD SETBACKFRONT YARD SETBACK FR O N T Y A R D S E T B A C K EXISTING RESIDENCEEXISTING GARAGEEXISTING SHEDEXISTING DRIVEWAYEXISTING FENCEEXISTINGFLAGSTONE PATIOEXISTING FLAGSTONE PATIONEW 42" GUARDRAIL, TYPEXISTING MASONRYRETAINING WALL10'- 0 " LE G A L E N C R O A C H M E N T PE R H I L S I D E O V E R L A Y 10'-0"NEW CONCRETE WALKWAYNO IMPROVEMENTSTO NATURAL HILLSIDENO IMPROVEMENTSTO NATURAL HILLSIDEEXISTING FENCEEXISTING FENCENEW SYTHENTIC TURFNEW SYNTHETIC TURFLINE OF RETAININGWALL BELOW (12" - 30" HIGH)LINE OF RETAININGWALL BELOW (2'-0" -6'-0" HIGH)LEGAL ENCROAC H M E N T PER HILSIDE OVE R L A Y POOL EQUIP PAD BELOWEXISTINGFLAGSTONENEW TURF(4'-0" DEEP) (7'-0" DEEP)DN EXISTING GARAGEEXISTING DRIVEWAYEXISTING DECKEXISTING PATIO20'-11" 34'-3"NEW PERGOLANEW 42" STEEL ANDCABLE GUARDRAILNEW RETAINING WALLNEW CONCRETE GARDEN WALL3'-6"POOL4'-0"NEW CONCRETE RETAININGWALL BEYONDNEW OUTDOOR SHOWERNEW WOOD DECK(T.0. DECK VARIES FROM 12" TO48" ABOVE EXISTING GRADE)EXISTING GRADE BEYOND1'-0"N 80°25'06" E 65.56'N 27°28'16" E 69.54'N 56°04'36" E 77.72'N 20°51'36" E 64.93'N 21°21'24" W 124.03'S 22°11'06" W 151.85'S 78°29'06" W 59.98'N 76°13'54" W 65.58'S 32°45'09" W 95.68'S 50°19'54" E 41.78'S 24°34'54" E 110.48'EXISTING ABANDONED ANDFILLED POOLDN+ 128.0020'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-6"20'-0"SIDE YARD SETBACK12'-6" REAR YARD SETBACK REAR YARD SETBACK REAR YARD SETBACK REAR YARD SETBACK REAR YARD SETBACK REAR YARD SETBACK REAR YARD SETBACKREAR YARD SETBACKSIDE YARD SETBACKFRONT YARD SETBACKFRONT YARD SETBACK EXISTING RESIDENCEEXISTING GARAGEEXISTING SHEDEXISTING DRIVEWAYEXISTINGFLAGSTONE PATIO10'-0"LEGAL ENCROACHMENTPER HILSIDE OVERLAY 10'-0"NO IMPROVEMENTSTO NATURAL HILLSIDENO IMPROVEMENTSTO NATURAL HILLSIDELEGAL ENCROACHMENTPER HILSIDE OVERLAY EXISTING PATIOEXISTING DECKEXISTING WOOD DECKEXISTING FENCEA 0.1PROJECT INFORMATION REVISIONS:SHEET TITLE:SHEET NUMBER:SCALE: 1/8"= 1'-0"292 FAIRHILLS SAN RAFAEL, CA 94901 APN: 010-142-04 CORNWELL RESIDENCEDATE: 02.03.2021NORTHSSDCSAMINA SAUDEDESIGN & CONSULTINGsaminasaude@gmail415.317.6303PROJECT DESCRIPTIONTHE PROJECT IS AN UPDATE TO THE EXISTING BACKYARD INCLUDING THE ADDITIONOF A NEW POOL, SPA, IPE DECK, GARDEN WALLS, RETAINING WALLS, A NEW PATIO,AN OUTDOOR SHOWER, AN OUTDOOR KITCHEN, TWO PLANTING AREAS ANDARTIFICIAL TURF.THE WOOD DECK WILL BE SUPPORTED BY THE NEW RETAINING WALL TO THESOUTHWEST AND PIERS THAT WILL EXTEND DOWN TO THE EXISTING GRADE.THERE ARE NO MODIFICATIONS TO THE HOME, DRIVEWAY, GARAGE OR REMAININGNATURAL STATE OF PROPERTY.SITE & BUILDING DATAAP: 010-142-04ZONING: R20-HLOT SIZE: 39,640 SFEXISTING RESIDENCE: 2,858 SFEXISTING GARAGE: 453SFEXISTING DECK: 746 SF________________________________EXISTING TOTAL: 4057 SFEXISTING RESIDENCE: 2,858 SFEXISTING GARAGE: 453SFEXISTING DECK: 746 SFNEW DECK: 997 SF________________________________TOTAL LOT COVERAGE: 5054 SFNATURAL STATE31,445 SF PROPOSED (79.3%)SHEET INDEXA 0.1 COVER SHEETA 0.2 SITE PLANA 0.3 MATERIALS PALETTEA 0.3 SITE PHOTOS2PROPOSED SITE PLAN132" = 1'-0"AREA OF WORK1VICINITY PLANNTS3PROPOSED SITE SECTION1/8" = 1'-0"01 03.12.2021 PLANNING RESPONSE3EXISTING SITE PLAN132" = 1'-0"02 06.10.2021 PLANNING RESPONSE• .. • I• • • • • • • • ' _,,/' •/ ,,,,;jk...,_ • • .. I• • • • . v,,,--------\;_ --1 • --·· • I : • • ---. • • ~~~~i~~x~~· ... • mnn1m11111111 < - ---• • .. • • • I I I I __J. '" "" ·• ,,,_,,.,/"' ,.,:>::_,,, • ' !. /i~) / " • / • •292 Fairhills Dr, San Rafael, CA 94901 3monwalk-t,o,-m. Boyd M~orlal f'ark San Rafael 0Tutll B81Wolf!Utl Dominican University of Calllornla ~ l \ Exhibit 2 N 8 0 ° 2 5 ' 0 6 " E 6 5 . 5 6 ' N 27°28'16" E 6 9 . 5 4 ' S 32°45'09" W 95.68'S 50°19'54" E 41.78'S 24°34'54" E 110.48'NEW POOLNEW CONCRETEPATIO(12' X 14'-7")32'-0"17'-0"4'-8 12"2'-0"2'-0"SPA(16'-6" X 32'-0")(6' X 6')NEW OUTDOORSHOWERBENCH DNDNDN+ 128.00+ 128.00+ 0.50+ 0.50+129.50 (18" HIGH)NEW CONCRETEGARDEN WALLNEW IPE DECKNEW OUTDOOR KITCHENNEW IPE STAIRS TO MIRROREXISTING MASONRY STAIRSEXISTING MASONRY STAIRSNEW 42" GUARDRAIL ANDHANDRAIL,TYP.NEW WOOD DECKNEW TURFNEW PLANTER BEDNEW CONCRETERETAININGWALL+128.00NEW 42" GUARDRAILNEW RETAINING WALL BELOW+ 128.009'-4 1/2"+ 133.00 (5'-0" HIGH)+130.00+ 128.009'-8 1/2"17'-8"9'-6"15'-7 1/4"25'-7 15/16"12'-10 3/16"11'-1" +133.00 (5'-0" HIGH) 8'-3" +133.00 (5'-0" HIGH)12'-0"+133.0014'-6 1/4"20' - 0 "10'-0"10'-0"10'-0"12'-6"20'-0"SIDE YARD SETBACK12'-6" REAR YARD SETBACK REAR YARD SETBACKREAR YARD SETBACKSIDE YARD SETBACKFRONT YARD SETBACK FR O N T Y A R D S E T B A C K EXISTING RESIDENCEEXISTING GARAGEEXISTING SHEDEXISTING DRIVEWAYEXISTING FENCEEXISTINGFLAGSTONE PATIOEXISTING FLAGSTONE PATIONEW 42" GUARDRAIL, TYPEXISTING MASONRYRETAINING WALL10' - 0 " LE G A L E N C R O A C H M E N T PE R H I L S I D E O V E R L A Y 10'-0"NEW CONCRETE WALKWAYNO IMPROVEMENTSTO NATURAL HILLSIDENO IMPROVEMENTSTO NATURAL HILLSIDEEXISTING FENCEEXISTING FENCENEW SYTHENTIC TURFNEW SYNTHETIC TURFLINE OF RETAININGWALL BELOW (12" - 30" HIGH)LINE OF RETAININGWALL BELOW (2'-0" -6'-0" HIGH)LEGAL ENCROACHMENTPER HILSIDE OVERLAYPOOL EQUIP PAD BELOWEXISTINGFLAGSTONENEW TURF(4'-0" DEEP) (7'-0" DEEP)DN EXISTING GARAGEEXISTING DRIVEWAYEXISTING DECKEXISTING PATIO20'-11"34'-3"A 0.2SITE PLAN REVISIONS:SHEET TITLE:SHEET NUMBER:SCALE: 1/8"= 1'-0"CORNWELL RESIDENCEDATE: 02.03.2021SSDCSAMINA SAUDEDESIGN & CONSULTINGsaminasaude@gmail415.317.6303NORTH292 FAIRHILLS SAN RAFAEL, CA 94901 APN: 010-142-0401 03.12.2021 PLANNING RESPONSE02 04.05.2021 DESIGN UPDATEI I I I I ___ J ------------·---------... ........... "' " \ \ l I I I • I• • -----::=] lljl II II I I II 11 I _D . I 7 I ' I I I • • • ' -----------\ ~--~-------___c,~ ~__:::·---:__ -.:::::---~•c=lc--c---------------'-cc_-------....1 I .L-I -----.---cl:C~-----1 -, I ----r----~~c,-----=---__ ---i __ ,,,-I I ___ _/-------------I I I -----·1 L----------1----------I I ---------___ ,,::---7 ----::-:---L~---------1-----------, __ ,,,, ·u . , 7'~~:;P-Rt1P-__ ,,-)~,,.-/--, \ / D -----•• • • .. .. • -I II 11 I I 11 l I I I ---------I I I -, ---I L I 7-- -___:: =--.r-------• • • • • • I I I I I I I l~-1 I , • • Exhibit 2 A 0.3MATERIALS PALLETTE REVISIONS:SHEET TITLE:SHEET NUMBER:SCALE: 1/8"= 1'-0"CORNWELL RESIDENCEDATE: 02.03.2021SSDCSAMINA SAUDEDESIGN & CONSULTINGsaminasaude@gmail415.317.6303292 FAIRHILLS SAN RAFAEL, CA 94901 APN: 010-142-04 SYNTHETIC TURFCONCRETE PAVERSIPE DECKSTEEL CABLE GUARDRAIL, IPE TOP CAPCONCRETE POOL COPINGIPE POOL SURROUNDCONCRETE SITE WALLSCONCRETE OUTDOOR KITCHEN02 06.10.2021 PLANNING RESPONSEExhibit 2 A 0.4EXISTING PHOTOS REVISIONS:SHEET TITLE:SHEET NUMBER:SCALE: 1/8"= 1'-0"CORNWELL RESIDENCEDATE: 02.03.2021SSDCSAMINA SAUDEDESIGN & CONSULTINGsaminasaude@gmail415.317.6303292 FAIRHILLS SAN RAFAEL, CA 94901 APN: 010-142-04FRONT YARD @ BOTTOM OF DRIVEWAYFRONT YARD @ FAIRHILLSVIEW OF AREA OF WORK FROM EXISTING PATIOAREA OF WORKSTEEP SLOPE LOOKING UP FROM PATIO02 06.10.2021 PLANNING RESPONSEExhibit 2 LIGHT STRIP AT B.O. SHELFOUTDOOR LIGHTING, TYP OF 5OUTDOOR COOKTOPGFCIGFCIIPE WALL AT SPAOUTDOOR LIGHTING, TYP OF 4128.0 - T.O. DECK136.0 - T.O. PERGOLA133.0 - RETAINING WALL131.5 - GUARDRAIL120.0 - T.O.POOL EQUIP PADPOOL EQUIP PADLINE OF EXISTING HOMEOUTDOOR STAIRSBEYOND128.0 - T.O. GRADE133.0 - RETAINING WALL129.5 - GARDEN WALL124.0 - GRADE AT WEST SETBACKA 0.5ELEVATIONS REVISIONS:SHEET TITLE:SHEET NUMBER:SCALE: 1/8"= 1'-0"CORNWELL RESIDENCEDATE: 07.29.2021SSDCSAMINA SAUDEDESIGN & CONSULTINGsaminasaude@gmail415.317.6303292 FAIRHILLS SAN RAFAEL, CA 94901 APN: 010-142-042DECK ELEVATION1/8" = 1'-0"1SITE WALL ELEVATION1/8" = 1'-0"7 ~ ~ I E-= " " " " " ' ------------' L _______ _ r----------7 ' ' ' ' L--,-------' ' ' ' ' ' ' ' ' ' " ~ ~ ~ ~ ~ ' ' ' ---_1~, ~ ~ ~ ~ I I ' I ,, ' ' I L __ ·. ________ _J Exhibit 2