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Home My WebLink AboutDRB 2022-02-08 Agenda Packet Design Review Board Regular Meeting Tuesday, February 8, 2022, 7:00 P.M. AGENDA Virtual Meeting Watch on Webinar: https://tinyurl.com/drb-2022-02-08 Telephone: (669) 900-9128 Meeting ID: 816 4876 6170# One Tap Mobile: US: +16699009128,,81648766170# CORONAVIRUS (COVID-19) ADVISORY NOTICE In response to Assembly Bill 361, the City of San Rafael is offering teleconference without complying with the procedural requirements of Government Code section 54953(b)(3). This meeting will be held virtually using Zoom. How to participate in the meeting: • Submit public comments in writing. Correspondence received by 10:00 p.m. the Tuesday the week before the meeting will be provided with the agenda materials provided to the Board. Correspondence received after this deadline but by 12:00 p.m. the day before the hearing will be conveyed to the Board as a supplement. Correspondence received after this deadline will not be distributed to the Board but will be saved in the project administrative record. Send correspondence to the project planner or to PlanningPublicComment@cityofsanrafael.org; or send in writing to Planning Division, CDD; 1400 5th Ave. 3rd Fl.; San Rafael, CA 94901. • Join the Zoom webinar and use the 'raise hand' feature to provide verbal public comment. • Dial-in to Zoom's telephone number using the meeting ID and provide verbal public comment. Any member of the public who needs accommodations should contact the City Clerk (email city.clerk@cityofsanrafael.org or phone at 415-485-3066) who will use their best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. Members of the public may speak on Agenda items. CALL TO ORDER RECORDING OF MEMBERS PRESENT AND ABSENT APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS PUBLIC NOTIFICATION OF MEETING PROCEDURES ORAL COMMUNICATIONS FROM THE PUBLIC Remarks are limited to three minutes per person and may be on anything within the subject matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on agenda items will be heard at the time the item is discussed. CONSENT CALENDAR The Consent Calendar allows the Board to take action, without discussion, on Agenda items for which there are no persons present who wish to speak, and no Board members who wish to discuss. 1. Approval of the Design Review Board Meeting Minutes of January 19, 2022 Recommended Action – Approve minutes as submitted 2. 558 Fairhills Drive Proposed three-foot (3’), 23-square-foot setback encroachment into the minimum 12.5- foot side yard setback to allow a kitchen and dining room expansion of an existing single-family hillside residence; APN: 010-101-01; Single-Family Residential-Hillside Development Overlay (R20-H) District; Darin Stroop, applicant; Jacob and Bridget Peterson, Owners. Project Planner: Steve Stafford steve.stafford@cityofsanrafael.org Recommended Action – Approve project as presented ACTION CALENDAR 3. 300 Smith Ranch Rd. (Las Gallinas Valley Sanitation District) Conceptual Design Review of a proposal to construct a new three-story, approx. 15,000 sq. ft. Operations Control Center (OCC) for Las Gallinas Valley Sanitation District (LGVSD) including operations control for the wastewater treatment plant, a laboratory, administrative offices, conference rooms, and multi-function classrooms for public use. The proposal also includes the creation of a new Corporation Yard with the construction of a new one-story, 3,000 sq. ft., carport maintenance building providing a secured surface parking lot for LGVSD vehicles. The new OCC would replace an existing Administration Building and the new Corporation Yard would replace an existing carport structure; APNS: 155-121-20, -27 & -29; Public/Quasi-Public (P/QP) District Zone; Michael P. Cortez, Applicant; Las Gallinas Valley Sanitation District, Owner. Project Planner: Steve Stafford steve.stafford@cityofsanrafael.org Recommended Action – Accept report and provide feedback DIRECTOR’S REPORT BOARD COMMUNICATION ADJOURNMENT Any records relating to an agenda item, received by a majority or more of the Commission less than 72 hours before the meeting, shall be available for inspection online. Sign Language interpreters may be requested by calling (415) 485-3066 (voice), emailing city.clerk@cityofsanrafael.org or using the California Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available in accessible formats upon request. Minutes subject to approval at the meeting of February 8, 2022 Design Review Board Regular Meeting Wednesday, January 19, 2022, 7:00 P.M. MINUTES Virtual Meeting Watch on Webinar: https://tinyurl.com/drb-2022-01-19 Telephone: (669) 900-9128 Meeting ID: 890-1108-8757# One Tap Mobile: US: +16699009128,,89011088757# CORONAVIRUS (COVID-19) ADVISORY NOTICE In response to Assembly Bill 361, the City of San Rafael is offering teleconference without complying with the procedural requirements of Government Code section 54953(b)(3). This meeting will be held virtually using Zoom. How to participate in the meeting: • Submit public comments in writing. Correspondence received by 5:00 p.m. the Wednesday before this public hearing will be provided with the agenda materials provided to the Board. Correspondence received after this deadline but by 5:00 p.m. the day of the hearing will be conveyed to the Board as a supplement. Send correspondence to the project planner and to planningpubliccomment@cityofsanrafael.org • Join the Zoom webinar and use the 'raise hand' feature to provide verbal public comment. • Dial-in to Zoom's telephone number using the meeting ID and provide verbal public comment. Any member of the public who needs accommodations should contact the City Clerk (email city.clerk@cityofsanrafael.org or phone at 415-485-3066) who will use their best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. Present: Chair Paul Board Member Blayney Board Member Kent Board Member Kovalsky Vice Chair Rege Absent : Board Member Summers Also Present: Leslie Mendez, Planning Manager Dave Hogan, Contract/Project Planner CALL TO ORDER Chair Paul called the meeting to order at 7:01 p.m. He then invited Planning Manager Leslie Mendez to call the roll. All board members were present, except for Board Member Summers. APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS None PUBLIC NOTIFICATION OF MEETING PROCEDURES Chair Paul invited Planning Manager Leslie Mendez 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. ORAL COMMUNICATIONS FROM THE PUBLIC None CONSENT CALENDAR Chair Paul invited public comment; however, there was none. Member Kent moved and Member Kovalsky seconded to approve the Minutes as submitted. 1. Approval of the Design Review Board Meeting Minutes of December 7, 2021 Approved minutes as submitted AYES: Members: Kent, Kovalsky, Rege & Chair Paul NOES: Members: None ABSENT: Members: Summers ABSTAIN: Members: Blayney Motion carried 4-0-1 ACTION CALENDAR 2. 33/41 Ross Street Terrace Request for a Lot Line Adjustment for property line adjustment, Exception, and Environmental and Design Review Permits to allow for the following: (1) Construction of a single-family residence on vacant hillside Lot 59; (2) Construction of a single-family 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@cityofsanrafael.org Dave Hogan, Contract/Project Planner presented the Staff Report. Staff responded to questions from the Members. Applicant gave a presentation. Applicant responded to questions from the Members. Chair Paul invited public comment. Speakers: Amy Likover, Victor Kunin, Benjamin Karnow, Jeannie and David Campbell, Jay Ginwala, Victoria DeWitt, Marco Berti, Maria Kunin, Len Rifkind, Peter Marks, Michael Simler, Jessica Yarnall Loarie, Melinda Benedict, Patrick Killian, Daniel Kelly Staff and Applicant responded to further questions from the Members. Members provided comments. Leslie Mendez, Planning Manager went through findings with the Members to determine consensus. Chair Paul moved and Member Kovalsky seconded to recommend denial of project based on not making four findings for recommendation of exceptions for natural state and driveway. Members discussed motion to determine consensus. AYES: Members: Chair Paul NOES: Members: Blayney, Kent, Kovalsky & Vice Chair Rege ABSENT: Members: Summers ABSTAIN: Members: None Motion failed 4-1 Member Blayney moved and Member Kent seconded to approve project with stipulation that they can meet the 63% or 65% of a natural state. Members discussed motion. Motion modified to approve the project with stipulation to meet natural state in proportion to nonconforming lot size to conforming lot size (approximately 2/3); and with the following conditions: 1) that the color scheme should be darker for the retaining walls and hardy siding on the houses; and 2) faster growing tree species should replace the proposed Ironwood and Magnolia Trees. AYES: Members: Blayney, Kent, Kovalsky, Rege & Chair Paul NOES: Members: None ABSENT: Members: Summers ABSTAIN: Members: None Motion carried 5-0 3. Annual Meeting 2022 Annual Meeting of Design Review Board for 2022 to include: a) Election of Officers for 2022 Design Review Board meetings; b) Distribution and Review of Design Review Board “Rules of Order;” and c) Distribution and Review of Scheduled meeting for 2022 Project Planner: Leslie Mendez Leslie.Mendez@cityofsanrafael.org Leslie Mendez, Planning Manager presented the Staff Report. Leslie Mendez, Planning Manager presented 3.a Election of Officers. Discussion amongst the Members regarding Chair and Vice Chair Position. Member Kent moved and Member Blayney seconded to keep the rotation based on the same tenure and to elect Vice Chair Rege as Chair and to elect Member Kovalsky as Vice Chair for 2022. AYES: Members: Blayney, Kent, Kovalsky, Rege & Chair Paul NOES: Members: None ABSENT: Members: Summers ABSTAIN: Members: None Motion carried 5-0 Leslie Mendez, Planning Manager presented 3.b Review of Design Review Board “Rules of Order”. She noted that she has one recommendation to allow the Chair to both limit, as well as, extend speaker time. Members provided comments. Member Blayney moved and Member Kovalsky seconded to accept the recommendation. Discussion between Members and Staff regarding timely correspondence from the public. AYES: Members: Blayney, Kent, Kovalsky, Rege & Chair Paul NOES: Members: None ABSENT: Members: Summers ABSTAIN: Members: None Motion carried 5-0 Leslie Mendez, Planning Manager presented 3.c 2022 Meeting Schedule. DIRECTOR’S REPORT Planning Manager reported on the following items: • Senate Bill 9 (SB 9) Update • Objective Standards will be brought to the Design Review Board this year • Gratitude for Chair Paul’s service as Chair for the year BOARD COMMUNICATION • Members asked questions regarding the status of various projects. ADJOURNMENT Chair Paul adjourned the meeting at 10:03 p.m. ___________________________ LINDSAY LARA, City Clerk APPROVED THIS _____DAY OF____________, 2022 _____________________________________ LARRY PAUL, Chair Community Development Department – Planning Division Meeting Date: February 8, 2021 Case Numbers: PLAN21-031/EX21-012 Project Planner: Steve Stafford – (415) 458-5048 Agenda Item: 2 REPORT TO DESIGN REVIEW BOARD SUBJECT: 558 Fairhills Drive – Proposed three-foot (3’), 23-square-foot setback encroachment into the minimum 12.5-foot side yard setback to allow a kitchen and dining room expansion of an existing single-family hillside residence; APN: 010-101-01; Single-Family Residential-Hillside Development Overlay (R20-H) District; Darin Stroop, applicant; Jacob and Bridget Peterson, Owners. PROPERTY FACTS General Plan Designation Zoning Designation Existing Land-Use Project Site: Hillside Residential (HR) R20-H Single-family residence North: HR R20-H Single-family residence South: HR R1a-H Single-family residence East: HR R20-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: 10,598 sf (existing) Standard: 3,179 sf/30% max. lot coverage Existing/Proposed: 2,647 sf (52.2% natural state) no change? Grading Setbacks Total: None Required Existing Proposed Front: Side(s): Rear: 20’ 12.5’ 10’ 20’ 8.5’ 60’+ 20’ 9.5’ 60’+ SUMMARY The project proposes to expand both the kitchen and dining room areas over an attached understory garage which currently encroaches approximately 4’ into the 12.5’ interior required side yard setback. The project proposes to extend into the interior required side yard setback no further than the exterior walls of the existing attached garage or 3’ into the interior required side yard setback. As the project site is located in the Hillside Development Overlay (-H) 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 (Board) that the decreased setback minimizes the impact of hillside development and grading. Staff is seeking recommendation only on the proposed setback reduction for the kitchen and dining room addition. The remaining project features comply with the applicable zoning regulations and are 2 not subject to discretionary Design Review Board review. Specifically, staff asks the Board to consider the following: • Whether decreasing the required interior side yard setback from 12.5’ to 9.5’ minimizes the impact to hillside development and grading. BACKGROUND Site Description & Setting: The subject site is located at the southeast corner of Fairhills Drive and Rustic Way. It is upsloping from both street front, trending southwest to northeast, with an approximately 27.25% average cross-slope. It is a wide and narrow parcel 10,598 sq. ft. in size where a minimum of 20,000 sq. ft. is required in the R20-H District. The existing attached garage is located approximately 4’ into the required 12.5’ interior side yard setback. The site is surrounded by larger (20,000+ sq. ft.) single-family hillside residences. Figure 1: Vicinity Map PROJECT DESCRIPTION The project proposes to remove an existing covered side yard porch and built-in planter and extend the existing kitchen and dining room area. Twenty-three square feet (23 sq. ft.) of the proposed new 190 sq. ft. kitchen and dining room addition would encroach 3’ into the required 12.5’ interior side yard setback, The project also proposes a 30 sq. ft. foyer addition and 525 sq. ft. of new uncovered decking along the front and street side elevations which comply with the R20-H District setback requirements though still require an administrative-/staff-level Environmental and Design Review Permit for uncovered decking greater than 100 sq. ft. on hillsides. ANALYSIS Grading There are no grading impacts for the proposed project encroachment in that the kitchen and dining area addition would be constructed directly above, or on top of, the existing attached garage, which is already encroaching approximately 4’ into the required interior side yard setback. The proposed addition would not encroach beyond the existing exterior walls of the attached garage. 3 Hillside Design Guidelines The Hillside Design Guidelines provide no additional direction on setback reductions beyond the standard prescribed in SRMC Section 14.12.030(B). PLAN CONSISTENCY General Plan 2040 Consistency: The project is consistent with the General Plan 2040 policies, in that; a) the project is being reviewed appropriately through design review and review of the Hillside Residential Design Guidelines (Community Design and Preservation Element Policy CDP-1.3A; Hillside Residential Design Guidelines); and b) the project will provide for effective public involvement in the review of the project through the noticing of all meetings and hearings (CDP-4.2; Public Involvement in Design Review). Zoning Ordinance Consistency: Chapter 4 – Residential Districts The project is consistent with the property development standards for the R20 District, including maximum lot coverage. The site is allowed a maximum 3,179 sq. ft. of lot coverage, based on 10,598 sq. ft. of lot area, and the project proposes to increase lot coverage from 2,256 sq. ft. to 2,647 sq. ft. Chapter 12 – Hillside Development Overlay (-H) District SRMC Section 14.12.030(B) – Setbacks The site is located within the Hillside Development Overlay (-H) 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 project minimizes impacts on hillside development, in that; it will not encroach any further into the required side yard setback beyond the existing attached garage. The existing garage encroaches 4’ into the 12.5’ side yard setback while the project proposes to locate the proposed kitchen and dining room addition above the garage while encroaching 3’ into the same side yard setback. Since the project proposes to locate the kitchen and dining room addition above the existing garage, it will result in no grading impacts to the site. Additionally, if the setback reduction is recommended for approval, an equal or compensating increase is required in the opposing setback. The underlying R20 District requires a 12.5’ side/street side yard setback. The project proposes to decease the interior side yard setback 3’, from 12.5’ to 9.5’, while correspondingly increasing the street side yard setback 3’, from 12.5’ to 15.5’. This reduction is allowed with a recommendation of the Board. SRMC Section 14.12.030(C) – Natural State Parcels located within the Hillside Development Overlay (-H) District are required to maintain a minimum percentage of the lot in its natural state area, undeveloped and undisturbed. The required natural state is calculated as 25% of the lot area plus the average cross-slope, which is not to exceed 85%. The subject site is required to maintain a minimum 52.25% of the lot, or 5,532 sq. ft., in its natural state (25% + 27.25% average slope). The project proposes no change in the existing natural state; the project proposes to maintain 55.25% of the lot, or 5,533 sq. ft., in a natural state, which complies with the hillside development standards. NEIGHBORHOOD CORRESPONDENCE Notice of hearing for the project has been conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the project site, the Fairhills Property Owners Association, and all other interested parties a minimum of 15 calendar days prior to the date of this hearing. Additionally, 4 notice was posted on the project site, at the southeast corner of the Fairhills Dr. and Rustic Way intersection, a minimum of 15 calendar days prior to the date of the Board meeting. As of the writing of this staff report, staff has received no public comments. RECOMMENDATION Staff recommends the Board recommend approval for this project based on the items discussed above. The proposed addition to the single-family residence, which encroaches 3’ into the required 12.5’ interior side yard setback, would create no grading impacts and, therefore, minimizes hillside development impacts. EXHIBITS 1. Plans Property Lin e 2 0 ' - 0 " F r o n t S e t b a c k 2 0 ' - 0 " F r o n t S e t b a c k 520518 516 522 520 524 Rustic Way Fairhills Drive 528 532 534 536 538 540 542 544 516 514 512 510 508 506 508 510 512 518 522 524 526 520 528 (e) Driveway Existing Pool 0 5 10 20 (E) 12'-6" Side Setback (E) 12'-6" S i d e S e t b a c k 23 sq.ft. over setback shaded area indicates proposed 190 sq.ft. addition proposed 9'-6" Side S e t b a c k 15'-6" pro p o s e d Si d e S e t b a c k (e) Living Room (e) Bedroom #1 (e) Terrace (garage below) dn dndn 1/A3.4 1/A3.2 Dining Room dn proposed outdoor shower 6'4" x 3'6" Office/Gym (e) Master Bedroom Kitchen new 2 x Ipe wood deck (typical) 1/A2.1 new 2 x Ipe wood steps 1/A3.3 1/A3.1 shaded area indicates proposed 30 sq.ft. Finish Floor (e) +531.2' Adjacent Residence Existing Landscape to remain No proposed changes N46^03'08" W 1 4 0 . 5 3' S 1 6^ 2 8 ' 1 7 " W 7 5 . 2 8 ' S 38^53'30" W 25.65' S 49^50' E 2 9 . 1 8'N 25^58 '15 " E 83 .67 ' Adjacent Property Adjacent Property (e ) w ire fence (e) wood fence (e) wood fe n c e Property Line Existing Landscape to remain No proposed changes 6'-10" addition 3'-0"3'-6"addition5'-5" addition 5'-6"addition(e) wood deck (e) hot tub (e) walkway planter planter (e) planter (e) walkway (e) pool deck (e) 12" oak (e) 10" oak (e) 12" oak (e) 8" oak (e) 6" oak (e) 9" oak (e) 28" pine (e) 14" redwood 36" pine (e) pool euipment (e)(e) (e) 24" oak Finish deck +531.1' 251 sq. ft. of proposed deck greater than 30" above grade Finish deck (e) +529.7' 526 Finish deck +531.1' 6'4" x 3'6" shower Proposed Site Plan 11/8" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW n DATE: DRAWN BY: APN: 010-101-01 D A0.1 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop Cover Sheet Site Plan A0.1 A0.2 A1.1 A1.2 A1.3 A2.1 A3.1 A3.2 A3.3 A3.4 Cover Sheet - Site Plan Existing Site Plan Existing Floor Plan Proposed Floor Plan Roof Plans Sections Exterior Elevations South Exterior Elevations West Exterior Elevations North Exterior Elevations East Architectural Sheet Index: Project Directory: ASSESSOR'S PARCEL NUMBER: ZONING DISTRICT: TYPE OF CONSTRUCTION: AVERAGE SLOPE: SAN RAFAEL FIRE DEPARTMENT 010-101-01 R20-H Single Family Residential (Hillside Development Overlay District) - 27.25 New square footage added above existing garage and front porch Project Data: Owners Jake & Bridget Peterson 558 Fairhills Drive San Rafael, California 94901 Phone: 415- Project Description: Vicinity Map: Project Location n n.t.s. Architectural Designer Darin Stroop 1472 Filbert Street #604 San Francisco, California Phone: 415-939-8440 email: darin1472@gmail.com Reconfigure/Remodel existing interior w/new flooring, finishes, fixtures, lighting ect. Replace existing windows and siding On Site parking: NO Proposed Changes - 2 existing (1 covered) Existing Floor Area: Main Floor: Garage Total: 1,684 Sq. Ft. 480 Sq. Ft. 2,164 Sq. Ft. Proposed Floor Area: Main Floor (existing) fireplace/chimney (removed) proposed addition Total: 1,684 Sq. Ft. -3 Sq. Ft. +220 Sq. Ft. 1,901 Sq. Ft. Lot Coverage: 30% of lot size Existing Lot Area:10,598 Sq. Ft 1 Boundary Survey Civil New outdoor shower at Master Bedroom Wardrobe Land Surveyor Philip A. Danskin & Assoc. Sonoma, California Phone: 707-938-2520 email: 30% x 10,598 sq. ft. = 3,179 sq. ft. allowed 2,256 sq. ft. existing Gross Building Square Footage: 2,500 sq. ft. + 10% of lot (1,060 sq.ft.) = 3,560 sq. ft. allowed 2,164 sq. ft. existing 2,381 sq. ft. proposed New wood deck at Living Room Total with Garage:2,381 Sq.Ft. Existing covered Porches:92 Sq. Ft. Covered Entry Porch: 20 Sq.Ft. 2,632 sq. ft. proposed Existing terrace above garage:480 Sq. Ft. Area of proposed decks greater than 30" above grade: 251 Sq.Ft. New wood deck at living room: New wood deck at outdoor shower: 432 Sq.Ft. 26 Sq.F.t. Total:458 Sq.Ft. Existing house, garage, porch, driveway, walkways, steps, pool, pool decks, Proposed addition and decks = 5,065 sq. ft. Natural State 25% + average slope 27.25% = 52.2% of property required to remain in its natural state Total lot area: 10,598 sq. ft. - 5,065 sq. ft. = 5,533 sq.ft. Natural State Required: 52.2% = 5,532 sq.ft. Natural State Proposed: 52.2% = 5,533 sq.ft. \..--- \ \ ---- ' ' ' \ ' ' ' ' ' ' --\\; _-c-------0-~ \ ,---"''-----·--, \~~>c "- --~ ~ = = = ~ _cc = = = = = -~ 00 -----.--- '\ ~ > ' ' 4) "' ' "' \ • • • • • -- \ \ \ ::_______-----~-----=--~---~--=-~-=== - --c:::::::, = -- --=--::::_,~~- \ ____ _ ■■ ••• ------0 558 Fairhill8 Dr, San Raf,ml , CA 94901 •"' ' Lincoln l'ark & Hi de Lo141' 1•rospec1 Hi dgeft Apanmems I RemPFI T /st "' \I 11 9 Lift 1lla Lincoln v · Apar1mems I RemP Fl l';ir! t' 12'-6" Side S e t b a c k Kitchen Living Room Bedroom #2 Bedroom #1 Master Bedroom Dining Porch Entry Porch Terrace (garage below) A 8 3 ABDF CHJKM IK E 2 1 10 9 10 4 7 6 Driveway 5 dn dn dndn 2/A3.3 2 A3.1 2/A3.4 2/A3.2 Existing Floor Plan 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW n DATE: DRAWN BY: APN: 010-101-01 D A1.1 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop Existing Floor Plan 0---- 0---- -------- 0--- 8== L_ 11 - L__ ---- T _J I ~ ----------------- -- / I I L _l .= J I J} I I j• ,, ,, ' ' r-T ~ ~ . . T~' . ~ • [ [ ' " . • I ! -y 11 ----------- 0 ------ :::::..------------□ " --- --,_ rrc Ii I ' I ==i □ I ;,~'ill y • .• ' .•.• CJ ' -; / ,,--I I / ! I ,, ' I ,--.--/ • I □ ' IJ I ~ IJ J ,' .r-J I I I _,. I I I I I I I '- ,[' i L ~ ••• [ I I I I I I I I I I I I I I I I ' I --- ~ --------------V -------- ---1------------ I =i:J ------0 n ' ' ' ----0 Jl L \,,, Sil I I I~ ' 1:C) 1 LJ ~~:J -----/ I ----/ ' 1)5= I I 7 I -( ~ -I I r ----,\ \ I D1 :i d I -_ _,,,..,./ [ - ~ I 7 < \ ' ------ L_ ---- [ " ' --------0 ' ' ' ' ' ' ' ' - ' --_. ' ----0 ,, ' ' ' ' ----- I --------- C I / " -------· -------------------------- -----0 0 Property Lin e 12'-6" Side S e t b a c k 2 0 ' - 0 " F r o n t S e t b a c k 520 524 526 528 532 524 526 528 Driveway Pool 12'-6" Side Setback new walls removed walls AM New Door Schedule A B C D E F G H J New Window Schedule 1. 2. 3. 4. 5. 6. 7. 8. 9. (e) Living Room (e) Bedroom #1 Terrace (garage below) 8 3 ABDF CHJK IK E 2 1 10 9 4 7 6 5 dn dndn 2/A3.3 2/A3.4 2/A3.2 Dining Room A 1 dn Office/Gym (e) Master Bedroom d w 6 7 (e) B C Foyer 30" sinkd/w Kitchen 3'6" x 8'0" island 36" Ref. 36" oven range 11'-4" opening closet Finish Floor +531.2' new 2 x Ipe wood deck (typical) D E F H 2 3 4 new wide plank hardwood flooring (typical) 5 J new 2 x Ipe wood deck (typical) new wide plank hardwood flooring (typical) G 48" opening 10 L L 1 Laundry (e) wh (e) furnace 12'-0" x 16'-3" + 8'-0" clg. 11'-4" x 11'-11" + 8'-0" clg. + 8'-0" clg. 15'-4" x 23'-2" + 8'-0" clg. 11'-0" x 15'-4" + 8'-0" clg.11'-2" opening10'-2" x 13'-0" Driveway 2/A2.1 2/A2.1 1/A2.1 1/A2.1new 2 x Ipe wood steps 70" television36" gas fireplace(e) closet(e) 8 9 6'2" x 7' wardrobe 6' x 3'1" shower 6'4" x 3'6" shower Proposed Floor Plan 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW n DATE: DRAWN BY: APN: 010-101-01 D A1.2 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop Proposed Floor Plan 11 ~ . r ' _____ ,.- V ----- 0 0 ---- 0 0 :r - -----::\ -----\ ---- 00 11 I ' I ---------1 \ 0--- 8== 0 \ -~ >\ --\ I \ J --l- 0 0 (- -~l '+---~~~~~,-----~~l .~, ~, ~J~ L ~ I I II , O ---1 ~I lrr-7 _,l JL ~ ~ --------r 0 ------i 0 ----------- uuuu I I· T I I I I [ _J \1 1 1 Ill\. 1J1 1\1 J\. m~ --~-; I • 11 ·-----~ ~II\\ u1U ~ll~1~n\~1_1111_1"~"~~ ---=-~ __;--..--· I ~-------, L.J 11 t_ I I 0 □ I I r-~--------------~---j -¢>---- 0 r L ,-..,...---.--,,~~ I I l --~-----c!-----~-----1 5'0" x 3'6" CASEMENT WOOD CLAD SINGLE LIGHT \ g'o" X 5'0" MULLED CASEMENT WOOD CLAD SINGLE LIGHT 2'6" x 3'6" CASEMENT WOOD CLAD SINGLE LIGHT 14'6" x 6' 4" MULLED CASEMENT WOOD CLAD SINGLE LIGHT 9'0" x 5'0" MULLED CASEMENT WOOD CLAD SINGLE LIGHT 6'0" x 5'0" CASEMENT WOOD CLAD SINGLE LIGHT 3'0" x 3'2" CASEMENT WOOD CLAD SINGLE LIGHT 6'0" x 5'0" CASEMENT WOOD CLAD SINGLE LIGHT 2'0" x 3'0" OPERABLE SKYLIGHT 12'0" x 7'0" WOOD CLAD SLIDING DOOR UNIT TEMP GLASS 3'0" x 7'0" WOOD SINGLE LIGHT DOOR/SIDELIGHT UNIT TEMP GLASS 8'0" x 7'0" WOOD CLAD SLIDING DOOR UNIT TEMP GLASS 8'0" x 7'0" WOOD CLAD SLIDING DOOR UNIT TEMP GLASS 8'0" x 7'0" WOOD CLAD SLIDING DOOR UNIT TEMP GLASS 8'0" x 7'0" WOOD CLAD SLIDING DOOR UNIT TEMP GLASS 2'6" x 7'0" WOOD SINGLE LIGHT DOOR TEMP GLASS 3'0" x 7'0" x 1-3/4 WOOD SOLID CORE WOOD PAINT GRADE 7'0" x 17'0" 1-3/4" ROLL-UP WOOD GARAGE DOOR T.B.D. \ ~ 0-- \ I I I I I I I I I I I I ' I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ~ - - ( .. I I I _ I ,... / 7 -7 I I ---1 I I I 0 ---0 [Ji \ ' I I 'o 'cJJ =: :: F f"l__, ~~-,---,_,Ii-=::::J ,1==::::='::"::=="::"='~~ ~= i~~ Iii I~~ 11~/h -I _j_J ? ~ ~ '.>•)' I \• / < .,.- :] J 0 n ~ 0 --0 0 ---0 t_ :::::::::-------------- ----------,0 ~ A 8 3 A B D F C H I K E 2 110 7 6 57 A 8 3 A B D F C H K I K E 2 110 7 6 510 K L 1/A2.1 1/A2.1 2/A2.12/A2.1 1/A3.3 1/A3.1 1/A3.4 1/A3.2 (n) tar and gravel roof system to match existing (typical) (n) new painted fascia and gutter system to match existing (typical) J (E) Chimney & fireplace to be removed Proposed Roof Plan 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW n DATE: DRAWN BY: APN: 010-101-01 D A1.3 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop Roof Plan Existing Roof Plan 21/4" = 1'-0" n Q,-I I I I -lf : 11 -.r;v;~ I o 1 :IQ ~_Jl I I Ir:::--I ~ O '[ [ [ I 0- I I I I I I I I I 7 _ 0-□ l r l _j l LJ l r [ 0::----l '7 __ r -1- I o~ I ~----1 L I I I I I I I I I I I _, ___ - I JC _-_ _ JC __ V -----0 Qr--I -J 0 -0 - - I I I I I I I I I I -0 , _ 0 0 0 --L: - -L! I I I I I I I I I I I I I -----0 -0 ~ I _J ~=======L 71-o 1' .r:?i ~\_:---= ----l I I I I ➔ I I I I I --.::::: < -0 0 - 0 -0 MKECAHJL2/A2.1 Kitchen(e) Bedroom #1 Dining RoomLaundryMaster Bathroom (e) Garage H wardrobe 1012/A2.1 (e) Bedroom #1Foyer/ Hallway Living Room South Section 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW DATE: DRAWN BY: APN: 010-101-01 D A2.1 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop Sections West Section 21/4" = 1'-0" NEW CEDAR OR REDWOOD POST AND RAIL "CABLE BULLEr' RAILING SYSTEM (TYPICAL) -~) ==-~...-..... <; •• • • .!,•""·"~ I ===-;?$-g.§:❖:.-...... -I =====--c-;;;;;§g.§§§:r-·:«--.?· :❖ - " ~1XI --,-- 0 f (' ~ ';, ~ -- '--- ' lI( ~--'~I' 111 rr-7 IL_ . . II _J I II I I I ~4 1 l NEW GAS FIREPLACE T.B.D. --- lJ I ' r I I ,,; ~ If 1 / l y t 11 II l _J I>\ L L -~ --·---,,-.,.~•,!,•,•····~-=:;,~?:-~ .. -;;:::,~-== ==""" ---· \ --,-~' .• a 1.c<>'' I I I I ' 1=--- ~ • "l. ~ ' -----,,.-- 0 I "' (E) T.O. PLATE $ (E) MAIN FLOOR $ + 100.0' -----------10 ~ o?t, D d 9 :1~;> ;c,C,, t, ~ ~ NEW SPRAY FOAM '" 't> ~ 2 INSULA mN PER mLE 24 ~ ' ~ 0 ~ REQUIREMENTS (TYPICAL) 9 6'-10" ,;-,: ,:1r0/', _____ 6"~ 't> ~ t> C , ADDITION ILJI NEW CEDAR OR REDWOOD POST AND RAIL "CABLE BULLET" RAILING SYSTEM (TYPICAL) r~~=-=-=-=-=-=-=-=---===-----------------------------lf ----------------------l ;:;:;;;;;;:;;-;;;;~;;:;;;;;;;;;;:;;;.l l ==i ------• ; ~al • + ___ ___s .d i;======== )~\ --- --- • • • 0 I "' ---__.,.--- (E) T.0. PLATE $ (E) MAIN FLOOR $ (E) T. 0. PLATE $ -----0 ABDFIKML2/A2.1 B C E G 8 6 ABDFIKM Proposed South Elevation 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW DATE: DRAWN BY: APN: 010-101-01 D A3.1 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop South Exterior Elevations Existing South Elevation 21/4" = 1'-0" - ' <::_-<: _<- 111 I I I '---------J 1- I ',-- I ',--',--',--',-- '1 ' ----- EXISTING WOOD RAIUNG TO BE REMOVED EXISTING WINDOW TO BE REMOVED I I 111 ~--1111 I -I - 1 111 II I I I 11 ii: 1 1 II ---~-·-----.--.--- O Cr () 0 0 0 I I NEW CEDAR OR REDWOOD POST AND RAIL "CABLE BULLET" RAILING SYSTEM {TYPICAL) l I I ------_j I ,, ' 1l ::: : . ~-r ',- ,,- 6'-10" ADDITION NEW TAR AND GRAVEL ROOF SYSTEM ITO MATCH EXISTING OVER WATERPROOF ! MEMBRANE T.B.D. OVER SHEATHING AND ROOF FRAMING {TYPICAL) ~~'+-'--------iL_----+-------ci=-J+''l--!~:::-:::-:::-:::-:::-!:::-:::-:::-::;-~J L'::===J ----~\ \- \- \- \- \- \ I I ~!--~=2-=~--- 0 -0 --_j ----- - I _I I _I II 1, -I EXISTING WINDOW TO BE REMOVED \ IL EXISTING BRICK CHIMNEY I TO BE REMOVED Fl --------ff-~----------_, EXISTING WINDOW TO BE REMOVED ./ '////// 1/ /;//// ,,.,,,,,,..,,,,,,✓• "'" /.//// 0 -, ' ' ' ' /2 1///// ,YH,1// //// / / / /. //// ,/ , f NEW HEAVY GAUGE GALVANIZED "HOG WIRE" {TYPICAL) I EXISTING WINDOW TO BE REMOVED EXISTING WINDOW TO BE REPLACED ' ----- ---- 0 I co (E) T.O, PLATE $ {E) MAIN FLOOR $ + 531.2' -----0 / ffe' .,,,1 • ' <-----5 ,,,, (" l ' '11~:> ~="-I I-=====--1--=I =J NEW IPE WOOD DECK WITH REDWOOD 4X POSTS AND 2X RAILS WITH "CABLE BULLE, RAILING SYSTEM 0 -', • 0 I co (E) T.O. PLATE $ (E) MAIN FLOOR $ + 531.z' -----0 156710941/A2.1 9 3 1 2 4 15671094 Proposed West Elevation 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW DATE: DRAWN BY: APN: 010-101-01 D A3.2 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop West Exterior Elevations Existing West Elevation 21/4" = 1'-0" I I --- ~-------I ' ----,---- EXISTING l'llN DOW 1.--:=JL TO BE REMO VED -1 [ / I I- 1 -1 ·_J -l __ l_ EXISTING PO RCH rr r TO BE REMO VED ➔ EXISTING SID ING TO BE REMO VED " , I -- -- -- -... , ! o o EXISTING DOORS AND LANDING TO BE REMOVED ' ,. / f I_ --I- o o II T EXISTING DOOR TO BE REMOVED ! o I NEW TAR AND GRAVEL ROOF SYSTEM TO MATCH EXISTING OVER WATERPROOF MEMBRANE T.B.D. OVER SHEATIHING & ROOF FRAMING (TYPICAL) /j f I / y 0111 I I I I ,~----~ ' EXISTING DOOR TO BE REMOVED EXISTING BRICK CHIMNEY TO BE REMOVED I ,--L____l __ _ = -= -.:: ---------: -----~------~' --------~ I ------=------ ' '-- G ~ !_II - l I_II_ 11 L i1 7 I □ o - - - - - - - 1=- ---------------·---------- --,1 -I --11 --,' --\ ~ ----7 --- ' • 0 I <D (E) T.O, PLATE $ (E) MAIN FLOOR $ + 531.2' -------- ,- ' ' ' ' ' ' ' ' ' i------t------j ' ' ' ' I i _ _J ----- --~ ----I--_____ _ EXISTING SIDING TO BE REMOVED EXISTING l'llNDOW TO BE REMOVED -------==----==---~ -----0 , , , , , , ,, I b I ; / I <D I I _ ==·===, I LQ_ I !j !· ---__,,~ NEW HEAVY GAUGE GALVANIZED "HOG l'llRE" (TYPICAL) NEW IPE WOOD DECK WITIH REDWOOD 4X POSTS AND 2X RAILS l'llTH "CABLE BULLET" RAILING SYSTEM (E) T.O, PLATE $ (E) MAIN FLOOR $ + 531.2' --.J_jo_ ____________ l_C=-t;'f:'.:==lt:=====t=:=j~..,$ 0 -----0 MKECAHJL2/A2.1 AHG J 7 MKECAHJ Proposed North Elevation 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW DATE: DRAWN BY: APN: 010-101-01 D A3.3 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop North Exterior Elevations Existing North Elevation 21/4" = 1'-0" $ (E) T.O. PLATE $ (E) MAIN FLOOR + 531.2' $ (E) T.O. PLATE $ (E) MAIN FLOOR + 531.2' b I <Xl • 0 I <Xl I , __ I ,_ I I ,_ I -.. -.. rn I I II I EXISTING WINDOW EXISTING \\1NDOW TO BE REMOVED TO BE REPLACED 0 // ///, ./Ua. Of~ . ,, \- 0 -~~~~ -i==== 1 11 I I u\.1 . ra NEW STAIN GRADE CEDAR OR REDWOOD POSTS, FENCE AND DECK AT OUTDOOR SHOWER 0 0 r TI L ll T II I I ' ' ' ' ~ Lt---,,.,-----,--=----_---,;:::_-=--=----n,.:-----;;--, ---ir:=====-c---, I_ -11-11 I Jl ' II Jl L ll L EXISTING \\1NDOW TO BE REPLACED 0 L ll I EXISTING WOOD r = =-==-1 ,,, I __ '=-=====-=R=Al=UN=G=cT=Ol=BE=RE=MO=rrVE=D------===c==i' II II EXISTING PORCH TO BE REMOVED EXISTING DOORS TO BE REMOVED EXISTING \\1NDOW EXISTING SIDING TO BE REMOVED TO BE REMOVED I I I I I L ---- --- I II_Jl_7 --/ ________ I -/ I -/ --/ -1..._ --- -----0 ~ ~~ d b : 1 ~~ f ,erne ~, =.c = ~~ 1, S"'7 ,£ -o I TO MATCH EXISTING OVER WATERPROOF I ~ ~~ 2_~ Cl, MEMBRANE T.B.D. OVER SHEATHING .., .., ·-6'-10· ~ ,, = 3 AND ROOF FRAMING (TYPICAL) -I~---------+- 1, ~ ADDITION NEW BOARD SIDING TO MATCH EXISTING (TYPICAL) 0 t,,.,.,.,,.:.,.;,,,,;;,.:: " ,_ ~ ~ r,--- 0 0 ¥ L--~~~l ~ul ~-NEW CEDAR OR REDWOOD ,, ,, POST AND RAIL "CABLE BULLET" RAILING SYSTEM (TYPICAL) L --------------_...J... __ --- -----0 108321541/A2.1 F6 108321 Proposed East Elevation 11/4" = 1'-0"Design Review Submittal - November 15, 2021Nov. 15 2021 DESIGN REVIEW DATE: DRAWN BY: APN: 010-101-01 D A3.4 ISSUE: Peterson Residence 558 Fairhills Drive, San Anselmo, California 94901 1472 Filbert Street 604 San Francisco California 94109 415-441-1436 darin stroop East Exterior Elevations Existing East Elevation 21/4" = 1'-0" - -------<--=--- ' I --I • I . I . 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(Las Gallinas Valley Sanitation District) – Conceptual Design Review of a proposal to construct a new three-story, approx. 15,000 sq. ft. Operations Control Center (OCC) for Las Gallinas Valley Sanitation District (LGVSD) including operations control for the wastewater treatment plant, a laboratory, administrative offices, conference rooms, and multi-function classrooms for public use. The proposal also includes the creation of a new Corporation Yard with the construction of a new one-story, 3,000 sq. ft., carport maintenance building providing a secured surface parking lot for LGVSD vehicles. The new OCC would replace an existing Administration Building and the new Corporation Yard would replace an existing carport structure; APNS: 155-121-20, -27 & -29; Public/Quasi-Public (P/QP) District Zone; Michael P. Cortez, Applicant; Las Gallinas Valley Sanitation District, Owner PROPERTY FACTS General Plan Designation Zoning Designation Existing Land-Use Project Site: P/QP P/QP LGVSD Facilities North: Unincorporated Marin County A2 Silveira Ranch South: Parks, Rec. & Open Space POS-WO Open Space/McInnis Park East: Parks, Rec. & Open Space POS-WO Open Space West: Parks, Rec. & Open Space POS-WO Open Space/McInnis Park Landscaping (Min.) Floor Area Ratio (Max.) Required: 10% (38,608.4 sq. ft.) Proposed: Unknown Allowed: 1.0 FAR (386,083.6 sq. ft.) Proposed: Unknown Height * Parking Allowed: 36’ Proposed: 39’ (Proposed OCC Building) Required: Parking Study Required Proposed: 29 Spaces (Existing) * Building height is measured from an established exterior finished grade elevation to top of roof deck of a flat roof building. SUMMARY The project is being referred to the Design Review Board (Board) for conceptual design review of a submittal proposing to construct a new, three-story, approx. 15,000 sq. ft. Operations Control Center (OCC) for Las Gallinas Valley Sanitation District (LGVSD) which includes an operations control area for the treatment plant, a laboratory area, administrative offices, conference rooms, and multi-function classrooms for public use. The new OCC would replace an existing 3,600 sq. ft. two-story Administration Building. Landscape improvements are proposed between the surface parking area and Smith Ranch Rd. and around the new OCC. The proposal also includes the creation of a new Corporation Yard with the removal of an existing 2,160 sq. ft. Laboratory Building and the construction of a new one-story, 3,000 sq. ft., Carport/Maintenance Building; however, the conceptual review 2 provides no specific details on this portion of the project and the Board’s review is limited to the proposed new OCC Building. When the project is submitted as a formal application, it will require the following approvals by the Planning Commission, with the recommendation(s) of the Design Review Board (Board): • An Environmental and Design Review Permit, for the new OCC Building Staff is seeking the Board’s input on the proposed OCC Building and associated landscape improvements only. While the conceptual project also proposes to replace an existing 2,160 sq. ft., single-story Laboratory Building with a new 3,000 sq. ft. Carport/Maintenance Building, the submittal provides no specific details other than the location (see Sh. A0.0 Site Plan and Sh. L1.0 Planting Plan). Staff requests that the Board provide recommendation(s) on the following specific concerns: Architecture • Whether the proposed contemporary architecture, with its predominant design features of primarily glass exteriors, is appropriate given its potential reflective properties. • Whether the proposed four-story scale of the project appropriately relates to the current one-and two-story scale of existing development on the project site. • Whether the proposed contemporary architecture, characterized by glass exterior elevations and butterfly roof forms, adequately relates to the more utility design of the existing corrugated metal and stucco plaster structures and buildings on the project site. BACKGROUND Site Description & Setting: The LGVSD facility is comprised of seven (7) separate parcels, most (five parcels) of which are located within unincorporated County of Marin. The project site is proposed on both parcels located within the City of San Rafael. These two parcels are approximately 386,084 sq. ft. in combined area and are located at the end of Smith Ranch Road. The project site has a slight grade change (3-5% average cross-slope; northwest-to-southeast trending) and is currently developed with a few relatively small (up to 3,600 sq. ft.) single-story facilities buildings scattered among the wastewater treatment plant. Silveira Ranch is located immediately north of the project site, while Marin County open space is located immediately east, west and south of the project site. 3 Figure 1: Vicinity Map PROJECT DESCRIPTION Use: The project proposes to replace an existing, two-story 3,600 sq. ft., single-story Administration Building with a new 15,000 sq. ft., four-story OCC Building. The project also proposes to replace an existing 2,160 sq. ft., single-story Laboratory Building with a new 3,000 sq. ft. Carport/Maintenance Building. The project further proposes to remove an existing 3,000 sq. ft. carport structure over the existing surface parking lot. Site Plan: Proposed changes to the existing site plan for the LGVSD facility are currently limited to providing a new fire access gate and ‘hammerhead’ turnaround. Architecture: The project proposes a new four-story OCC Building of contemporary architecture with predominant design features including a glass exterior elevations and butterfly roof forms. Floor Plans: The project floor plans propose operations control, laboratory, conference room, individual offices, restrooms and lockers, board room, education center and classroom areas. Parking: The project proposes to convert a portion of covered parking to uncovered parking in the surface parking lot by removing an existing 3,000 sq. ft. carport structure. The number of parking spaces (29) would remain unchanged. Landscaping: The project generally proposes landscape improvements between the surface parking area and Smith Ranch Road, and around the new OCC Building. The conceptual project submittal provides few specific 4 details other than “landscape planting, inspired by local native landscape of oak trees, grasses and native low-maintenance plantings; display for recycled water and drought-resistant plantings”. Grading: The conceptual submittal does not provide preliminary grading calculations or civil drawings. ANALYSIS Conceptual project review focuses on conceptual design approach and gives the Board and the applicant an opportunity to work collectively to achieve a quality design. Staff requests the Board provide broad comments on the general design approach presented for the new OCC Building and associated planting improvements, and the specific concerns listed below. General Plan 2040 Consistency: The General Plan land use designation for the project site is Public/Quasi Public (P/QP). The P/QP land use designation applies to public schools, libraries, post offices, churches, public hospitals, and institutional facilities such as Dominican University and Marin Academy. It also is applied to major utility properties and public facilities. The project would be consistent with the following more general design-related General Plan Policies: • Land Use Element Policy LU-1.10 (Intensity of Non-Residential Development). The maximum allowable FAR on the project site is 1.0 FAR or approx. 386,083.6 sq. ft. Both the existing FAR on the site and the proposed project would comply with the FAR limits. • Community Design and Preservation Element Policy CDP-1.2 (Natural Features). The new OCC Building is proposed to be built into the existing hillside topography, preserving more of the natural features on the project site. • CDP-1.5 (Views). Similar to CDP-1.2, the proposed location of the new OCC Building would preserve existing public views, since it would be built into the existing hillside topography and the proposed height of the OCC Building would not exceed that of the background hillside. • CDP-4.2 (Public Involvement in Design Review). Public involvement in the design review process includes this conceptual project review by the Board, which complies with all noticing requirements of SRMC Chapter 29. • CDP-4.3 (Creative Architecture and Design). The proposed design of the new OCC Building is contemporary architecture with predominant design features that include glass exterior elevations and butterfly roof forms. The conceptual project submittal would not be consistent with the following General Plan Policies: • LU-1.17 (Building Height). The proposed building height of the new OCC Building appears to be 39’ while the maximum allowable building height is 36’. Upon formal project submittal, the project will be required to meet the maximum building height limits. The conceptual project submittal does not provide adequate details to determine consistency with the following General Plan Policies: • CDP-4.10 (Landscaping). While the conceptual project submittal proposes landscape improvements between the surface parking area and Smith Ranch Rd., and around the new OCC Building, detailed landscape plans will be required at formal project submittal. 5 • CDP-4.11 (Lighting). While exterior site and building lighting currently exists throughout the project site, comprehensive lighting plans with photometric study will be required to demonstrate compliance with the City’s adopted lighting levels for building entrances/exits, pathways, parking areas and property lines. Zoning Ordinance Consistency: Chapter 9 – Public/Quasi-Public (P/QP) District The project site is located within the Public/Quasi-Public (P/QP) District. The proposed project will require consistency with the applicable property development standards for the P/QP District, including maximum building height (36’) and minimum landscaping (10%). As conceptually designed, the project would not be consistent with the maximum building height; it appears the proposed building height is 39’ where a maximum of 36’ is allowed. No landscape details are provided other than showing landscape improvements proposed between the surface parking area and Smith Ranch Rd., and around the new OCC Building with a note that landscape plantings will be “inspired by local native landscape of oak trees, grasses and native low-maintenance plantings; display for recycled water and drought-resistant plantings”. The formal project application submittal will be required to update the landscape plans to provide details on the total square footage of landscaping required for the site, the total square footage of landscaping proposed and specific planting details (i.e., plant species, and number, container size and location of each new planting). Chapter 16 – Site and Use Regulations Light and Glare Section 14.16.227 (Light and Glare) requires all building colors and materials and building and site lighting to be designed to avoid creating undue off-site light and glare impacts. Glossy finishes and reflective glass are discouraged; site and building lighting shall be shielded to conceal light sources from view off-site and avoid spillover onto adjacent properties. Lighting levels, generally, should meet the following minimum amount necessary to provide a sense of security: • One (1) foot candle at ground level overlap should be provided in all exterior doorways and in all vehicle parking areas; • Minimum one-half (1/2) foot candle at ground level overlap should be provided along all outdoor pedestrian walkways; and • Less than one (1) foot candle at ground level overlap should be provided at all property lines. The conceptual project proposes a new four-story OCC Building of contemporary architecture with predominant design features of primarily glass exterior elevations and butterfly roof forms. No details are provided in the conceptual submittal on the reflectivity of the proposed glass exterior. Staff requests the Board’s comments on the following: • Whether the proposed contemporary architecture, with its predominant design features of primarily glass exteriors, is appropriate given its potential reflective properties. As a condition of formal project approval, a photometric study shall be submitted for the project indicating that the project will comply with the lighting levels prescribed by the Zoning Ordinance. Water-Efficient Landscape Section 14.16.370 (Water-Efficient Landscaping) requires all new landscape and irrigation improvements to comply with Marin Municipal Water District’s (MMWD) most recent water-efficient landscape requirements. As a condition of formal project approval, landscape, irrigation and grading 6 plans shall be submitted to MMWD for review and approval prior to Building Permit or Grading Permit issuance. Chapter 25 – Environmental and Design Review Permit Pursuant to Section 14.25.040 (A) (1) (e) (Improvements Subject to Review) of the Zoning Ordinance, the project will require Environmental and Design Review Permit approval by the Planning Commission with the recommendation of the Board, in that; it proposes to construct a new public/quasi-public structure. The pertinent review criteria for Environmental and Design Review Permits, pursuant to Section 14.25.050 (Review Criteria; Environmental and Design Review Permits), are as follows: • Site Design. Proposed structures and site development should relate to the existing development in the vicinity. The development should have good vehicular and pedestrian circulation and access. Safe and convenient parking areas should be designed to provide easy access to building entrances. The traffic capacity of adjoining streets must be considered. Major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills should be preserved and enhanced from public streets and public vantage points. In addition, respect views of St. Raphael’s Church up “A” Street. • Architecture. The project architecture should be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale and building design. The design should be sensitive to and compatible with historic and architecturally significant buildings in the vicinity. Design elements and approaches which are encouraged include: a) creation of interest in the building elevation; b) pedestrian-oriented design in appropriate locations; c) energy-efficient design; d) provision of a sense of entry; e) variation in building placement and height; and f) equal attention to design given to all facades in sensitive location. • Materials and colors. Exterior finishes should be consistent with the context of the surrounding area. Color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High-quality building materials are required. Natural materials and colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should be colored, textured, sculptured, and/or patterned to serve design as well as a structural function. • Walls, Fences and Screening. Walls, fences and screening shall be used to screen parking and loading areas, refuse collection areas and mechanical equipment from view. Screening of mechanical equipment shall be designed as an integrated architectural component of the building and the landscape. Utility meters and transformers shall be incorporated into the overall project design. • Landscape Design. Landscaping shall be designed as an integral enhancement of the site and existing tree shall be preserved as much as possible. Water-conserving landscape design shall be required. A landscaped berm around the perimeter of parking areas is encouraged. Smaller scale, seasonal color street trees should be proposed along pedestrian-oriented streets while high- canopy, traffic-tolerant trees should be proposed for primary vehicular circulation streets. The review criteria for Environmental and Design Review Permits require that the proposed site and building design of all new development ‘relate’ to the predominant design or ‘character-defining’ design elements existing in the vicinity of the project. Site Design The LGVSD facility is located at the end of Smith Ranch Rd. and is surrounded by unimproved agricultural land (Silveira Ranch) to the north and west and primarily unimproved Marin County parks/open space to the south and east. The existing site design is primarily the wastewater treatment 7 infrastructure: covered digester and uncovered clarifier tanks, piping and a small network of private access roadways. The conceptual submittal proposes to construct the new OCC Building at the entrance to the project site, into the existing hillside topography, preserving more of the site for wastewater treatment infrastructure. No grading calculations are provided by the conceptual submittal though the height of the new OCC Building would not exceed that of the hillside backdrop. Staff supports the proposed site design of the project as it takes advantage of the natural features while preserving them; the project tucks the new OCC Building into the hillside while preserving it. Architecture The predominant design of the existing few structures and buildings on the project site is corrugated metal and stucco plaster with red tile roof trim. The project proposes a new four-story OCC Building of contemporary architecture with predominant design features including a glass exterior elevations and butterfly roof forms. The project proposes ‘standalone’ architecture intended to create a visual landmark on the LGVSD site where existing development design focuses more on utility than aesthetics. Staff finds the proposed architecture of the OCC Building meets all of the design elements and approaches which are encouraged, including: a) Creating interest in the building elevation; b) Being pedestrian- oriented design; c) Being an energy-efficient design; d) Providing a sense of entry; e) Providing variation in building placement and height; and f) Providing equal attention to design from all facades. Staff requests the Board’s comments on the following: • Whether the proposed 4-story scale of the project is appropriate, given the current 1-and 2-story scale of existing development on the project site. • Whether the proposed contemporary architecture, characterized by glass exterior elevations and butterfly roof forms, adequately relates to the more utility design of the existing corrugated metal and stucco plaster structures and buildings on the project site. Colors and Materials The conceptual plans do not include a Colors and Materials sheet. As stated previously, staff finds the proposed glass exterior elevations provided by the triangular-shaped, new OCC Building would not be consistent with the context of the existing structures and buildings on the project site, which is corrugated metal and stucco plaster with red tile roof trim. However, staff also finds the project proposes ‘standalone’ architecture on the LGVSD site where existing development design focuses more on utility than aesthetics. Landscape Design The project generally proposes landscape improvements between the surface parking area and Smith Ranch Rd., and around the new OCC Building. The conceptual project submittal does not provide specific details; however, the development standards for the site include a 10% landscape requirement or 38,608.4 sq. ft. of landscaping, based on approx. 386,083.6 sq. ft. in combined area within the project site. NEIGHBORHOOD CORRESPONDENCE Notice of hearing for the proposed project has been conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the project site and the project architect a minimum of 15 calendar days prior to the date of this Board meeting. Additionally, notice was posted on the project site, at the end of Smith Ranch Rd., a minimum of 15 calendar days prior to the date of the Board meeting. No public comments have been received on the proposed project. 8 CONCLUSION This review is for a conceptual project with much of the details not provided. At the time of formal project submittal, staff will require the plans include the appropriate level of details to allow staff, the Board and the Planning Commission to adequately review the proposed project. Staff requests the Board provide direction on the proposed four-story scale of the OCC Building and the proposed contemporary architecture, which is characterized by glass exterior elevations and butterfly roof forms. Staff also requests the Board provide direction on additional plans, details and materials that the Board would like to see when the proposed project returns for formal review. EXHIBITS 1. Conceptual Plans (https://documentcloud.adobe.com/link/review?uri=urn:aaid:scds:US:5e19f6b3-db56-4c94-8ffc- 1b5af147aa5b) cc: Mike Cortez (email) Irene Huang (email) Fani Hansen (email)