15. 100 Winding Way Staff Report

Transcription

71t
TS,\4\
ROSS
Agenda ltem No. 15
Staff Report
Date:
March IO,2016
To:
Mayor Kathleen Hoertkorn and Council Members
From:
Heidi Scoble, Planning Manager
Subject:
Alvarez Demolition Permit, Design Review, Variance, and Nonconformity Permit, 100
Winding Way, File No. 20L7
Recommendation
Town Council approval of Resolution L940 conditionally approving a Demolition Permit, Design
Review, and a Nonconformity Permit to allow the remodel of the existing three story single
family residence, detached three car garage, and a new pool house and denying a
Nonconformity Permit to allow the continuation of a 34.5 foot height and denying the Variance
to allow an exception to the 3O-foot maximum height limit to allow an addition that would be
34.5 feet height tall at 100 Winding Way, APN 072-1OL-26.
Project Summary
Owner:
Design Professional:
Location:
A.P. Number:
Zoning:
General Plan:
Flood Zone:
Nancy and Michael Alvarez
Michael Rex Associates
100 Winding Way
072-LOr-26
R-L: B-54 (Single Family Residence, 5 Acre Minimum Lot size)
Very Low Density (0.-i. unit per acre)
Zone X (outside of high risk flood area)
PROJECT DATA
Lot Area
Floor
Area
Zoning Requirements
Existing
Proposed
5 Acres
L27,592 square feet - Gross
1L6,360 square feet- Net
No change
10%
6,404 sq.
(FAR)
L
ft.
(5.5%)
10,245 sq. ft. (8.8%l
Lot Coverage
lmpervious
LO%
5,036 sq.
23,862
ft. (4.3%l
sq.ft.
(2O.5%)
7,397 sq.
26,L64
ft. (6.3%)
sq.ft. (22.4%l
Surface
Project Description
The applicant is requesting a Demolition Permit, Design Review, a Nonconformity Permit, a
Variance, and a Hillside Lot Permit to allow a 3,433 square foot floor addition and remodel of
the existing residence and pool house. Specifically, the applicant is proposing a 3,433 floor area
addition for a totalfloor area of 7,99L square feet to accommodate a 5 bedroom residence and
a three car garage. The residence is proposed with a maximum height of 34.5 feet tall. The
garage is proposed to be L0.5 feet tall. The applicant is also proposing to demolish the existing
31-7 square foot pool house and replace it with a725 square foot pool house. The pool house is
proposed to be L3.83 feet tall. Additionally, the project would include a complete interior and
exterior remodel, changes to wall coverings, windows, and exterior doors, and new materials,
in addition to landscape and hardscape improvements. No changes to the existing garden shed
and barn would occur as a result of the project.
The project would change the existingL9TO's themed architecture is a more modern design.
The applicant is proposing to replace the existing board and batten brown painted siding,
bronze colored aluminum windows, and composition shingled roof with a natural stained
vertical cedar board siding, black colored aluminum framed tempered glass windows, and a
neutral grey Class "A" metal standing seam metal roof. Other proposed materials related to the
project include red cedar wood enclosed roof eaves, wood decking, metal railings painted
black, and metalframed awnings painted black.
The proposed improvements require the following permits.
a
A Demo¡¡t¡on Permit is required pursuant to Ross Municipal Code (RMC) Section 18.50.020
because the project would result in demolition of more than 25% oÍ existing walls and
exterior wall coverings of the main residence, in addition to the demolition of the existing
detached garage.
o
Design Review is required pursuant to Ross Municipal Code (RMC) Section L8.4L.O2O
because the proposed improvements would result in demolition of more lhan 25o/o of
existing walls and exterior wall coverings, adding more than 200 square feet of floor area,
and adding more than 1,000 square feet of new impervious surfaces.
o
A Non-Conformity Permit is required pursuant to Ross Municipal Code (RMC| Section
18.52.030 to allow for the structural alteration to a nonconforming three story residence
and to allow the existing roof height to maintain a nonconforming roof height of 34.5 feet
tall.
2
o
A Variance is required pursuant to RMC Chapter 18.48 to allow a maximum roof height of
34.5 feet, where a maximum height of 30 feet may be permitted, for a new addition to the
existing residence.
o
A Hillside Lot Permit is required pursuant to RMC Chapter 18.39 because a portion of the
project site is located in a Hazard Tone 3, thus triggering the review of the project.
Background and Discussion
The existing residence was constructed in t974 prior to the Town's regulations regarding Design
Review regulations. A ministerial building permit was issued by the Town for the construction
of a three story residence with a maximum height of 34.5 feet tall.
Advisory Design Group Review
The applicant did not request Advisory Design Review (ADR), however, staff requested the ADR
to informally review the project on February 23,20L6. ln generalthe ADR suggested the project
provides a unified design and supports the project with the following recommendations:
a
Consider adding a stone materialto the lower level building walls to provide the aesthetic of
anchoring the building to the earth.
a
Consider reducing the amount of glazing and making the windows less boxy and less
commercial
Consider removing the glazing on the garage doors as it appears unnecessary
a
Key lssues
rmíties
The Town of Ross's first regulations regarding the maximum number of stories and heights has
been in effect since February LL,1960. The regulations state that the maximum building height
requirement is two stories and an attic, but no more than 30 feet. The existing residence was
approved by the Town for the construction of a three story building and has an existing height
of 34.5 feet tall.
Existi ng No nco nfo
The applicant is requesting a Nonconformity permit to allow the continuance of a three story
residence and to allow the existing 34.5 feet tall height. ln order for a Nonconformity Permit to
be approved, to project must be determined to be consistent with the findings in Section
L8.52.040(f). Upon review of the findings, staff is unable to make Nonconformity Permit finding
(3). Nonconformity Permit finding (3) states that in order for the Town Council to be able to
approve a Nonconformity Permit, the project must "substantially conform to relevant design
review criteria and standards in Section 18.4L.L00 of the Ross Municipal Code, even if design
review is not required." Furthermore, Section 18.4L.L00(n) of the Ross Municipal Code states
that where feasible, nonconformities should be eliminated.
Although the record is unclear as to how the existing residence was approved by the Town to
be three stories, it would be fair to allow the continued use of the residence with three stories
3
provided that the project is redesigned to comply with the 3O-foot maximum height limit.
Reducing the height to 30 feet tall would be consistent with the aforementioned Design criteria
and standard (n). Therefore, staff is recommending a condition of approval that would require
the residence to be redesigned to not exceed a maximum height of 30 feet because based on
the scope of the project, which includes a new roof and roof structure, there is an opportunity
to redesign the project and ceiling heights to conform to the maximum height limitation of 30
feet.
Varidnce to allow relief from Height
ln order to approve a Variance, the Council is required to make three requisite findings. The
findings relate to special circumstances, ensuring there be no grant of special privilege, and that
the use is consistent with the zoning regulations. Upon review of Variance request, staff is not
able to support the request for a new addition to have a 34.5 foot maximum height on the basis
that there are no special circumstances associated with the project that would deprive the
property owner with a right enjoyed by other properties in the vicinity. As the existing
nonconforming roof structure is going to be removed, there is an opportunity to design a
conforming roof height to allow for an addition to the residence. Therefore, staff is
recommending the Variance be denied and a condition of approval that would require a
maximum height of 30 feet tall.
Imperuíous Surlaces
The project is proposingto add2,3O2 square feet of new impervious surfaces as a result of the
project. To address the drainage impacts of the project, the applicant has prepared a drainage
plan with two on-site detention basins. Based on the size and topography of the lot, staff
suggests the proposed drainage plan, which includes the retention basins, is sufficient in síze to
accommodate the drainage associated with the new impervious surfaces. Therefore, staff is not
recommending any special conditions to require pervious materials related to the increase in
impervious surfaces.
ADR Comments
The comments raised bythe ADR are helpful and would enhance the design elements related to
the project, however, the comments are related to elements of the project that would not be
visible from adjacent properties or any public vantage point. lf the Council is able to take action
to approve the project, staff would encourage the applicant to consider and incorporate the
ADR comments and modify the architectural plans at the building permit level. Town staff
would be able to authorize those design changes administratively consistent with Section
18.41.090, Administrative Review, of the Ross Municipal Code.
Public Comment
Public Notices were mailed to property owners within 500 feet of the project site. Apart from
four Neighbor Acknowledgement Forms supporting the project, staff has not received
comments as of the distribution of this report.
4
Fiscal, resource and timeline impacts
lf approved, the project would be subject to one-time fees for a building permit, and associated
impact fees, which are based the reasonable expected cost of providing the associated services
and facilities related to the development. The improved project site may be reassessed at a
higher value by the Marin County Assessor, leading to an increase in the Town's property tax
revenues. Lastly, there would be no operating or funding impacts associated with the project as
the project applicant would be required to pay the necessary fees for Town staff's review of
future building permit plan check and inspection fees.
Alternative actions
L. Continue the project for modifications; or
2. Make findings to deny the application.
Environmental review (if applicable)
The project is categorically exempt from the requirement for the preparation of environmental
documents under the California Environmental Quality Act (CEQA) under CEQA Guideline
Section L530L -odditions to existing structures, because it involves an addition to an existing
single family residence and existing garage. The project is also categorically exempt from the
requirement for the preparation of environmental documents under the California
Environmental Quality Act (CEOA) under CEQA Guideline Section L5303(e), Class 3 - New
construction or Conversion of Small Structures, because the project consists of the new
construction of a detached accessory structure for a pool house. No exception set forth in
Section L530L.2 of the CEQA Guidelines applies to the project including, but not limited to,
Subsection (a), which relates to impacts on environmental resources; (b), which relates to
cumulative impacts; Subsection (c), which relates to unusual circumstances; or Subsection (f),
which relates to historical resources.
Attachments
L. Resolution L940
2. Project History
3. Applicant project information
4. Neighborhood Acknowledgement Formsa. 102 Winding Way
b. 110 Winding Way
c. 20 Winding Way
d. 9 Morrison Road
5. Project plans
5
ATTACHMENT
1.
TOWN OF ROSS
RESOLUTION NO. 1940
A RESOLUTION OF THE TOWN OF ROSS APPROVING A DEMOLITION PERMIT, DESIGN REVEW,
A HILLSIDE LOT PERMIT, AND A NONCONFORMITY PERM¡T TO ALLOW THE REMODEL AND
THE NEW CONSTRUCTION OF A THREE STORY RESIDENCE, THREE CAR GARAGE, AND A POOL
HOUSE, AND DENYING A NONCONFORMITY TO ALLOW THE CONTINUED USE OF A 34.5 FOOT
HEIGHT LIMIT AND A VARIANCE TO ALLOW FOR A 34.5 FOOT HEIGHT FOR A NEW ADDITION
AT 1OO W¡NDING WAY, APN 072-1OL-26
on behalf of property owners Michael and Nancy Alvarez,
has submitted an application for a is requesting a Demolition Permit, Design Review, a
Nonconformity Permit, a Variance, and a Hillside Lot Permit to allow a 3,433 square foot floor
addition and remodel of the existing residence and pool house. Specifically, the applicant is
proposing a 3,433 floor area addition for a total floor area ol 7,99L square feet to
accommodate the 5 bedroom residence and three car garage. The residence is proposed with a
maximum height of 34.5 feet tall. The garage is proposed to be 1-0.5 feet tall. The applicant is
also proposing to demolish the existing3IT square foot pool house and replace it with a725
square foot pool house. The pool house is proposed to be 13.83 feet tall. No changes to the
existing garden shed and barn are proposed. The project would include a complete interior and
exterior remodel, changes to wall coverings, windows, and exterior doors, and new materials,
in addition to landscape and hardscape improvements at 100 Winding Way, Assessor's Parcel
Number O72-LOL-26 (the "project"); and
WHEREAS, Michael Rex Associates,
the project was determined to be categorically exempt from further environmental
pursuant
review
to the California Environmental Quality Act (CEQA) Guideline Section L530L additions to existing structures, and Section 15303, New Construction and Conversion of Small
Structures, because the project involves an addition to an existing single family residence and
new construction of a detached accessory structure where there is no potentialfor impacts. No
exception set forth in Section L530L.2 of the CEQA Guidelines applies to the project including,
but not limited to, Subsection (a), which relates to impacts on environmental resources; (b),
which relates to cumulative impacts; Subsection (c), which relates to unusual circumstances; or
Subsection (f), which relates to historical resources; and
WHEREAS,
WHEREAS, on March 10,20L6, the Town Council held a duly noticed public hearing
the proposed project; and
to consider
WHEREAS, the Town Council has carefully reviewed and considered the staff reports,
correspondence, and other information contained in the project file, and has received public
comment; and
NOW, THEREFORE, BE lT RESOLVED the Town Council of the Town of Ross hereby incorporates
the recitals above; makes the findings set forth in Exhibit "A", and approves a Demolition
L
Permit, Design Review, a Hillside Lot Permit, and a Nonconformity Permit to allow the
continued use of a three story building, subject to the Conditions of Approval attached as
Exhibit "C". Furthermore, as set forth in Exhibit "8", the Town Council of the Town of Ross
hereby denies a Nonconformity Permit and Variance to allow for a 34.5 foot height limit for the
main residence for the project described herein, located at 100 Winding Way, subject to the
Conditions of Approval attached as Exhibit "C".
The foregoing resolution was duly and regularly adopted by the Ross Town Council at its regular
meeting held on the 10th day of March 2OL6, by the following vote:
AYES
NOES:
ABSENT:
ABSTAIN
Kathleen Hoertkorn, Mayor
ATTEST:
Linda Lopez, Town Clerk
2
EXHIB¡T,,A,,
Findings in Support of Project Approval
100 Winding Way
APN 072-10t-26
A. Findings
l. Demolition Permit (RMC S 18.50.060) - Approval
of a Demolition Permit for removat of
existing single family residence is based on the findings outlined in Ross Municipal Code
al
Section 18.50.060 as described below:
The demolition would not remove from the neighborhood or town, nor adversely affect, a
building of historical, architectural, cultural or aesthetic value. The demolition will not
adversely affect nor diminish the character or qualities of the site, the neighborhood or
the community.
The Demolition Permit is required to allow the complete demolition of the existing pool
house, in addition to allowing the remodel to the existing single family residence, which
includes the installation of new floor area, windows, doors, and a roof. The demolition
related to the project would not negatively affect the aesthetic value of the existing
residence as the entire scope of the project would result in a remodel of an existing
residence that would maintain a similar mass, bulk, and scale as the existing residence.
b) The proposed redevelopment of the site protects the attributes, integrity,
historical
character and design scale of the neighborhood and preserves the "small town" qualities
and feeling of the town.
The project would retain the an enhanced design character, mass and bulk, and materials of
the existing residence, therefore preserving the small town quality and feeling of the town.
Additionally, due to the location and topography of the project site, visibility of the project
site is limited from public vantage points and from adjacent properties.
c)
The project is consistent with the Ross general plan and zoning ordinance.
With the exception of the existing nonconforming three story residence and nonconforming
height, the project is consistent with the R-L:B5A zoning district. A condition of approval
would require the project to limit the new roof height of the main residence, therefore
bringing the project site into greater conformity with the zoning regulations.
d) The project will not, under the circumstances
of the particular case, be detrimental to the
health, safety or general welfare of persons residing or working in the neighborhood and
will not be detrimental to the public welfare or injurious to property or improvements ¡n
the neighborhood.
3
The project would be required to comply with the Town's Building Code and Fire Code
requirements, therefore ensuring the health, safety, and general welfare of the residence
residing or working in the neighborhood.
ll.
ln accordance with Ross Municipal Code Section L8.4L.070, Design Review is approved
based on the following findings:
al The project is consistent with the purpose of the Design Review chapter as outlined in
Ross
Municipal Code Section 18.41.010:
The project would meet the purpose of the Design Review chapter through its high quality
design and materials. The project is designed with a similar architectural style and materials
of the existing residence. The project would not impact the "small town" character of the
Town because the project is designed to maintain the overall mass, bulk, and style of the
existing development pattern of the property and because the project site is not readily
visible from any public vantage point. Additionally, the project would not impact any unique
environmental resources due to the location of the project site relative to any sensitive
wildlife habitat, species, and/or creeks. Lastly, the project is designed to address drainage
and stormwater and would be required to construct those improvements as part of the
building permit process.
b)
The project is in substantial compliance with the design criteria
Code Section 18.41.100.
of Ross Municipal
The project would be consistent with the design review criteria and standards relative to
having a nominal impact on the existing site conditions by providing an architectural design
that is compatible with the architecture, materials, and colors of the existing residence with
the condition that the nonconforming roof height be reduced to a maximum height of 30
feet. Lastly, the project would address health and safety through the issuance of a building
permit to ensure compliance with the building, public works, and fire code regulations.
c)
The project is consistent with the Ross General Plan and zoning ordinance.
W¡th the exception of the nonconforming three story residence and the nonconforming
height, the scope of the project is consistent with the allowed structures and uses that may
be permitted within the Very Low Density land use designation of the General Plan and the
single family residence chapter of the zoning ordinance. Additionally, the project findings to
support the nonconforming three story residence can be achieved and a condition of
approval would require the maximum height of the residence be limited to 30 feet,
therefore demonstrating that the project would be further consistent with the zoning
regulations.
lll.
Non-conformity Permit (RMC 5 18.52.040|- Approval of a non-conformity Permit to allow
reconstruction of the existing residence in its existing nonconforming location is based on
the following findings:
4
al The nonconforming structure was in existence at the time the ordinance that now
prohibits
the structure was passed. The structure must have been lawful when
constructed.
The Town of Ross's first regulations regarding the maximum number of stories and heights
has been in effect since February L1,, L960. The regulations state that the maximum building
height requirement is two stories and an attic, but no more than 30 feet. The existing
residence was approved by the Town for the construction of a three story building and has
an existing height of 34.5 feet tall.
The record is unclear as to whether the third story was approved as an attic consistent with
the regulation in effect at the time the residence was constructed. As such, with the record
being unclear, it would be fair to allow the continued use of the residence with three stories
provided that the project is redesigned to comply with the maximum height of 30 feet. A
condition of approval is required to l¡m¡t the maximum height of the residence to 30 feet
prior to issuance of a building permit.
bl
The town council can make the findings required
permit for the structure.
to approve any required demolition
These findings have been made under the demolition findings above.
cl
The project substantially conforms to relevant design review criteria and standards in
Section 18.41.100.
See Design Review Findings above.
d) Total floor
area does not exceed the greater of: af the total floor area of the existing
conforming andlor legal nonconforming structure(sl; or bl the maximum floor area
permitted for the lot under current zoning regulations.
The project is designed to be below the maximum floor area requirements for a property
located in the R-1:B5A zoning district.
e)
Granting the permit will not be detrimental to the public health, safety or welfare, or
materially injurious to properties or improvements ¡n the vicinity.
The project would allow for an overall improvement to the building exterior and
improvement to the functionality of the building interior. The project would also be
required to comply with the Town's Building Code and Fire Code requirements, therefore
ensuring the health, safety, and general welfare of the residence residing or working in the
neighborhood.
f)
The project will comply with the Flood Damage Prevention regulations in Chapter 15.36.
5
The project site is also located within Zone X (outside L-percent annual chance floodplain)
flood zones. Flood insurance is not required for this property. Furthermore, any
improvements to the existing residence would be required to comply with applicable
building codes relative to flood zones, as well as any other Federal Emergency Management
Agency requirements.
gl The fire chief has confirmed that the site has adequate access and water
supply for
firefighting purposes, or that the project includes alternate measures approved by the fire
chief.
The project has been reviewed by the Ross Valley Fire Department (RVFD). The RVFD has
provided stated that the project can be approved subject to the installation of fire
sprinklers, smoke detectors, and carbon monoxide detectors.
hl
The applicant has agreed in writing to the indemnification provision in Section 18.40.180.
lndemnification requirements have been included as conditions of approval
¡l
The site has adequate parking.
The project would provide for a minimum of 4 on-site vehicle parking spaces as required
by the zoning regulation. Three parking spaces would be covered, where two covered
parking spaces are required.
lV. ln accordance with Ross Municipal Code Section 18.39.060(bl, a Hillside Lot Permit
approved based on the following findings:
is
(1) The project complies with the stated purposes of this Chapter;
The project has been designed to meet the purpose of the Hillside Lot Permit by preserving
the goals of the General Plan, by not impacting any sensitive environmental resource, and
by incorporating public health and safety measures as supported in the above findings.
(2) The project complies with the development regulations of Section 18.39.090, or that
the Town Council has considered and approved a variance; and
The project has been designed to comply with the Hillside lot regulations related to
landscaping, consideration of views, public safety requirements related to the fire and
building code, and on-site drainage.
(3) The project substantially conforms to the hillside development guidelines in Section
18.39.090. (Ord.620 (partf, 2OLO; Ord. 534 (partl, L996; Ord.521(part), 19931.
The project has been designed
to conform to the Hillside lot guidelines
6
related to
landscaping, consideration of views, public safety requirements related
building code, and on-site drainage.
7
to the fire
and
EXHIBIT'8,
Findings in Support of Project Denial
100 Winding Way
APN 072-101-26
l.
Non-conformity Permit (RMC 5 18.52.040) - Approval of a non-conformity Permit to allow
'a 34.5 foot tall nonconforming roof height for the main residence is denied the following
findings:
3. The project
substantially conforms to relevant design review criteria and standards in
Section 18.41.100.
The project is determined to be inconsistent with Design criteria and standards (n). Design
criteria and standard (n) states that where feasible, nonconformities should be eliminated.
Since the scope of the project include the new construction of a roof, there is an
opportunity to eliminate the nonconforming height.
4.
ln accordance with Ross Municipal Code Section 18.48.020, a Variance is denied based on
the following findings:
L.
That there are special circumstances or conditions applicable to the land, building or
use referred to in the application;
The project is determined to be inconsistent with this finding as there is no special
circumstance associated with the project that would deprive the property owner with a
right enjoyed by other properties in the vicinity. As the existing roof structure is going to be
removed, there is an opportunity to design a conforming roof height to allow for an
addition to the residence.
8
EXHIBIT,,C"
Conditions of Approval
100 Winding Way
APN 072-10L-26
L. This approval authorizes a Demolition Permit, Design Review, a Nonconformity Permit, and
Hillside Lot Permit to allow a 3,433 square foot floor addition and remodel of the existing
residence and pool house. The project approves a3,433 floor area addition for a total floor
area of 7,99L square feet to accommodate the 5 bedroom residence and three car garage.
The residence is approved with a maximum height of 30 feet tall. The garage is approved
with a maximum height of L0.5 feet tall. The project includes the demolition of the existing
3L7 square foot pool house and the new construction of a725 square foot pool house with
a maximum height of 13.83 feet tall. No changes to the existing garden shed and barn are
proposed. Lastly, this approval includes a complete interior and exterior remodel, changes
to wall coverings, windows, and exterior doors, and new materials, in addition to landscape
and hardscape improvements at 100 Winding Way, Assessor's Parcel Number 072-L0I-26.
2.
The building permit shall substantially conform to the plans entitled, "Alvarez Residence",
consisting of 28 sheets prepared by Michael Rex Associates date stamp received February
L7,2OL6. The building permit shall also conform to the approved materials listed on Sheets
A2.5 and A3.1 of the project plans.
3.
issuance of a building permit, the following conditions of approval shall be
reproduced on the cover sheet of the plans submitted for a building permit. The property
owner shall certify on the building permit plans that they have read and agree to the
following conditions.
4.
The maximum height of the main residence is limited to 30 feet tall.
5.
Except as otherwise provided in these conditions, the project shall comply with the plans
submitted for Town Council approval. Plans submitted for the building permit shall reflect
any modifications required by the Town Council and these conditions.
6.
No changes from the approved plans, before or after project final, including changes to the
materials and material colors, shall be permitted without prior Town approval. Red-lined
plans showing any proposed changes shall be submitted to the Town for review and
approval prior to any change. The applicant is advised that changes made to the design
Prior
to
during construction may delay the completion of the project and will not extend the
permitted construction period.
9
7.
Prior to Building Permit lssuance, the applicant shall submit proposed exterior lighting
fixtures if any new lighting will be installed as a result of the project. All lighting shall be
shielded (no bare bulb light fixtures or down lights that may be visible from down-slope
sites). Exterior lighting of landscaping by any means shall not be permitted if it creates glare,
hazard or annoyance for adjacent property owners. Lighting expressly designed to light
exterior walls or fences that is visible from adjacent properties or public right-of-ways is
prohibited. No up lighting is permitted. lnterior and exterior lighting fixtures shall be
selected to enable maximum "cut-off' appropriate for the light source so as to strictly
control the direction and pattern of light and eliminate spill light to neighboring properties
or a glowing night time character.
8.
The project shall comply with the Fire Code and all requirement of the Ross Valley Fire
Department (RVFD).
9.
The project shall comply with the following conditions of the Town of Ross Building
Department and Public Works Department:
a.
Any person engaging in business within the Town of Ross must first obtain a business
license from the Town and pay the business license fee. Applicant shall provide the
names of the owner, architects, engineers and any other people providing project
services within the Town, including names, addresses, e-mail, and phone numbers. All
such people shall file for a business license. A final líst shall be submitted to the Town
prior to project final.
b.
A registered Architect or Engineer's stamp and signature must be placed on all plan
pages.
c
The building department may require the applicant to submit a deposit prior to building
permit íssuance to cover the anticipated cost for any Town consultants, such as the
town hydrologist, review of the project. Any additional costs incurred by the Town,
including costs to inspect or review the project, shall be paid as incurred and prior to
project final.
d.
The applicant shall submit an erosion control plan with the building permit application
for review by the building official/director of public works. The Plan shall include signed
statement by the soils engineer that erosion control is in accordance with Marin County
Stormwater Pollution Prevention Program (MCSTOPP) standards. The erosion control
plan shall demonstrate protection of disturbed soil from rain and surface runoff and
demonstrate sediment controls as a "back-up" system (i.e., temporary seeding and
mulching or straw matting).
e.
No grading shall be permitted during the rainy season between October 15 and April 15
unless permitted in writing by the Building Official/Director of Public Works. Grading is
considered to be any movement of earthen materials necessary for the completion of
10
the project. This includes, but is not limited to cutt¡ng, filling, excavation for
foundations, and the drilling of pier holes. lt does not include the boring or test
excavations necessary for a soils engineering investigation. All temporary and
permanent erosion control measures shall be in place prior to October
f.
1.
The drainage design shall comply with the Town's stormwater ordinance
(Ross
Municipal Code Chapter L5.54). A drainage plan and hydrologic/hydraulic analysis shall
be submitted with the building permit application for review and approval by the
building official/public works director, who may consult with the town hydrologist at the
applicants' expense (a deposit may be required). The plan shall be designed, at a
minimum, to produce no net increase in peak runoff from the site compared to preproject conditions (no net increase standard). As far as practically feasible, the plan shall
be designed to produce a net decrease in peak runoff from the site compared to preproject conditions. Applicants are encouraged to submit a drainage plan designed to
produce peak runoff from the site that is the same or less than estimated natural,
predevelopment conditions which existed at the site prior to installation of
impermeable surfaces and other landscape changes (natural predevelopment rate
standard). Construction of the drainage system shall be supervised, inspected and
accepted by a professional engineer and certified as-built drawings of the constructed
facilities and a letter of certification shall be provided to the Town building department
prior to project final.
g.
An encroachment permit is required from the Department of Public Works prior to any
work wíthin a public right-of-way.
h.
The plans submitted for a building permit shall include a detailed construction and
traffic management plan for review and approval of the building official, in consultation
with the town planner and police chief. The plan shall include as a minimum: tree
protection, management of worker vehicle parking, location of portable toilets, areas
for material storage, traffic control, method of hauling and haul routes, size of vehicles,
and washout areas.
The applicant shall submit a schedule that outlines the scheduling of the site
development to the building official. The schedule should clearly show completion of all
site grading activities prior to the winter storm season and include implementation of an
erosion control plan. The construction schedule shall detail how the project will be
completed within the construction completion date provided for in the construction
completion chapter of the Ross Municipal Code (Chapter 15.50).
j.
A Final construction management plan shall be submitted in time to be incorporated
into the job.
k. A preconstruction meeting with the property owner, project contractor,
project
architect, project arborist, representatives of the Town Planning, Building/Public Works
It
and Ross Valley Fire Department and the Town building inspector is required prior to
issuance of the building permit to review conditions of approval for the project and the
construction management plan.
l. A copy of the building permit shall be posted at the site and emergency contact
information shall be up to date at alltimes.
m. The Building Official and other Town staff shall have the right to enter the property at all
times during construction to review or inspect construction, progress, compliance with
the approved plans and applicable codes.
lnspections shall not be provided unless the Town-approved building permit plans are
available on site.
o
Working Hours are limited to Monday to Friday 8:00 a.m. to 5:00 p.m. Construction is
not permitted at any time on Saturday and Sunday or the following holidays: New Year's
Day, Martin Luther King Day, President's Day, Memorial Day, lndependence Day, Labor
Day, Veteran's Day, Thanksgiving Day, and Christmas Day. lf the holiday falls on a
Sunday, the following Monday shall be considered the holiday. lf the holiday falls on a
Saturday, the Friday immediately preceding shall be considered the holiday. Exceptions:
1.) Work done solely in the interior of a building or structure which does not create any
noise which is audible from the exterior; or 2.) Work actually physically performed solely
by the owner of the property, on Saturday between the hours of L0:00 a.m. and 4:00
p.m. and not at any time on Sundays or the holidays listed above. (RMC Sec. 9.20.035
and 9.20.060).
p.
Failure to comply in any respect with the conditions or approved plans constitutes
grounds for Town staff to immediately stop work related to the noncompliance untilthe
matter is resolved. (Ross Municipal Code Section 18.39.100). The violations may be
subject to additional penalties as provided in the Ross Municipal Code and State law. lf a
stop work order is issued, the Town may retain an independent site monitor at the
expense of the property owner prior to allowing any further grading and/or construction
activities at the site.
q.
Materials shall not be stored in the public right-of-way. The project owners and
contractors shall be responsible for maintaining all roadways and right-of-ways free of
their construction-related debris. All construction debris, including dirt and mud, shall
be cleaned and cleared immediately. All loads carried to and from the site shall be
securely covered, and the public right-of-way must be kept free of dirt and debris at all
times. Dust control using reclaimed water shall be required as necessary on the site or
apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging
areas at site. Cover stockpiles of debris, soil, sand or other materials that can be blown
by the wind.
t2
r
Applicants shall comply with all requirements of all utilities including, the Marin
Municipal Water District, Ross Valley Sanitary District, and PG&E prior to project final.
Letters confirming compliance shall be submitted to the building department prior to
project final.
s.
All electric, communication and television service laterals shall be placed underground
unless otherwise approved by the director of public works pursuant to Ross Municipal
Code Sectio n L5.25.L20.
t.
The project shall comply with building permit submittal requirements as determined by
the Building Department and identify such in the plans submitted for building permit.
u
The applicant shall work with the Public Works Department to repair any road damage
caused by construction. Applicant is advised that, absent a clear video evidence to the
contrary, road damage must be repaired to the satisfaction of the Town prior to project
final. Damage assessment shall be at the sole discretion of the Town, and neighborhood
input will be considered in making that assessment.
V
Final inspection and written approval of the applicable work by Town Building, Planning
and Fire Department staff shall mark the date of construction completion.
w.
The Public Works Department may require submittal of a grading security in the form of
a Certificate of Deposit (CD) or cash to cover grading, drainage, and erosion control.
Contact the Department of Public Works for details.
x.
The applicant shall submit an erosion control plan with the building permit application
for review by the building official/director of public works. The plan shall include a
signed statement by the soils engineer that erosion control is in accordance with Marin
County Stormwater Pollution Prevention Program (MCSTOPPP) standards. The erosion
control plan shall demonstrate protection of disturbed soil from rain and surface runoff
and demonstrate sediments controls as a "back-up" system. (Temporary seeding and
mulching or straw matting are effective controls).
y.
The Soils Engineer shall provide a letter to the Department of Public Works certifying
that all grading and drainage has been constructed according to plans filed with the
grading permit and his/her recommendations. Any changes in the approved grading
and drainage plans shall be certified by the Soils Engineer and approved by the
Department of Public Works. No modifications to the approved plans shall be made
without approval of the Soils Engineer and the Department of Public Works.
The existing vegetation shall not be disturbed until landscaping is installed or erosion
control measures, such as straw matting, hydroseeding, etc, are implemented.
L3
il
All construction materials, debris and equipment shall be stored on site. lf that is
not physically possible, an encroachment permit shall be obtained from the
Department of Public Works prior to placing any construction materials, debris,
debris boxes or unlicensed equipment in the right-of-way.
The applicant shall provide a hard copy and a CD of an as-built set of drawings, and
a
certification from all the design professionals to the building department certifying
that all construction was in accordance with the as-built plans and his/her
recommendations.
10. The applicants and/or owners shall defend, indemnify, and hold the Town harmless along
with the Town Council and Town boards, commissions, agents, officers, employees, and
consultants from any claim, action, or proceeding {"action") against the Town, its boards,
commissions, agents, officers, employees, and consultants attacking or seeking to set aside,
declare void, or annul the approval(s) of the project or alleging any other liability or damages
based upon, caused by, or related to the approval of the project. The Town shall promptly
notify the applicants and/or owners of any act¡on. The Town, in its sole discretion, may tender
the defense of the action to the applicants and/or owners or the Town may defend the action
with its attorneys with all attorneys fees and litigation costs incurred by the Town in either case
paid for by the applicant and/or owners.
L4
ATTACHMENT 2
Town Council Minute Excerpt
May LO,2OL2 Meeting
a.
100 Windint Way, Variance No. 1872
Michael and Nancy Alvarez, 100 Winding Way, A.P. No. 72-IOL-26, R-1:B-5A (Single Family
Residence, S-acre minimum lot size), Very Low Density (.1 - L units per acre). Application for
setback variance to allow major repairs to a redwood shed structure within the side yard
setback between the shared driveway and south property line. The site conforms to floor area
and lot coverage requirements and no changes to floor area or lot coverage are proposed.
The project description hos changed since the mailed public notice. A second shed will be
demolished.
Mayor Small opened the public hearing on this item, and seeing no one wishing to speak, the Mayor
closed the public portion and brought the matter back to the Council for action.
Mayor Small asked for a motion.
Council Member Strauss moved and Council Member Martin seconded, to approve 100 Winding Way,
Variance subject to the findings and conditions outlined in the staff report. Motion carried unanimously
Hunter absent.
100 Windins Wav Conditions:
L.
2.
3.
4.
5.
6.
7
,
8.
A building permit is required for the project.
Any person engaging in business within the Town of Ross must first obtain a business license
from the Town and pay the business license fee.
No changes from the approved plans shall be permitted without prior Town approvai. Red-lined
plans showing any proposed changes shall be submitted to the Town Planner for review and
approval prior to any changes.
Failure to secure required building permits and/or begin construction by May 10, 2013, will
cause the approval to lapse without further notice.
This project is subject to the conditions of the Town of Ross Construction Completion Ordinance.
No extension of the constructíon time is granted by this approval and the proposed
modifications shall fall under the existing building permit for the project.
The Town Council reserves the right to require additional landscape screeníng for up to three (3)
years from project final.
No CHANGES FRoM THE APPRoVED PLANS, BEFoRE oR AFTER PROJECT FINAL, SHALL BE PERMITTED WITHOUT
pRIoR Towru APPRoVAL. Re o-IIIv¡o PLANS SHoWING ANY PRoPoSED CHANGES SHALL BE SUBMITTED TO THE
Tow¡¡ Pu¡¡rueR FoR REVTEW AND AppRovAL pRroR To ANy cHANGE.
The applicants and/or owners shall defend, indemnify, and hold the Town harmless along with
its boards, commissions, agents, officers, employees, and consultants from any claim, action, or
proceeding against the Town, its boards, commissions, agents, officers, employees, and
consultants attacking or seeking to set aside, declare void, or annul the approval(s) of the
project or because of any claimed liability based upon or caused by the approval of the project.
The Town shall promptly notify the applicants and/or owners of any such claim, action, or
proceeding, tendering the defense to the applicants and/or owners. The Town shall assist in the
defense; however, nothing contaíned in this condition shall prohibít the Town from participating
in the defense of any such claim, action, or proceeding so long as the Town agrees to bear its
own attorney's fees and costs and participates in the defense in good faith.
,,...
I Íi
11.
X
ox
Jv
âr
;. i..t
:?,',,.-' ,.1...i
¿.:
l
1¿,ì{,;.rrÍ. ï:lÌ
?
J.
Oflr
oflr Ïnc.
l¡¡,.r
, âgents for
ELTUABETH HAY BIIC}ïTEL Makln Grade
( 72-L0l--12) Acre Zone ,
Dlvislon of 11 plus acres lnto tv¡o
parcels
t"ñ*li'h3;
äåi:;3,
:. ":;å " ¿h:å"å î' iilå
southerly property Ilne.
Parcel 2 5.T net acres. contaLnins
existing-residence, guesú house, puñp
house ancl -sreenhou.ie-10r fron. piopðriv
llne.
s
.
4\
eT
i
.
í
lfr,
Donald Brever erplafned the rot spr-it, A report
was read from Flre chi.ef cas.son requestrng.â
frnä
hydrant 1n the vlcj.nf ty of the east
end. çf ¡¡"
-Foïio;ir.,Ë^'ã
exlsrÍng
and tfakin 0radå.
lengthy rij_roadr,ray
scussion concer:ntng r*i"r- ã"ã-rr*" r1nes.
Mr. Jones moved granting tr¡e'-su¡aiur"i""-iiì,r-,-iüä-t
conriltion bhat, a-fi"e hircirant (No. 7[-ñïorr:Ttp;tbe lnstalred gt a pornt' to be ôrtðÃ"n
uï-trre Flre
CJrfç¡ ¿¿ the lnteriecrion of thà,-d;j.";i;"y
anri Makin Grader- and that the prlvãl"-"oä¿access
fromMakfn Grade to_ütnAi.nq VIay Ue ílept óp*rr--rrrrtil--such
t1r¡e as the hyclrant lnstailatlon.is-ãó*pi*t;d. ----Mr. chase secondeci the raotlon, rirrðrl-;;ä unanimously
passed..
'
It{r- Jones further noved that the forrolfng three
condJ.tlons. recommend.ed b1' Town n"eiñãär-fioii';"¡ii , :
-¡¡t54^¡v\/¿
be requlreá:
.. . r:
,
.
1...Ffli"e ol a finat map
fndicati.nfi the prono.secl water line
easenlent for servlce to parcel z,
..
2. -Recelpt of hati.cfactory evldence from
I
:
L
.
.
Sanita.r¡' Díst::ict No. l_, Märin ¡tuniðiñãi-'tr'/aber DlstrJ.ct, pacific'Gas & Er.ectrj.ð ãna
Þaciflc Telephóne & Telegraph that afl ..t nscessary servlces ancl utilfiles can be.
provldeci. as addf.tlonal bull-clings' .are
co.¡lstructed
,
.
,
!
ì,
r
3. Utllit¡¡_ services for
each respectlve
. servÍces requlred belng placed underground,
Mr. chase secondedtthe' motlon, whrch wa.s unanfnously ,i
passed..
'
Mr, Erwln B. Holton, a nelghbor, ral.sed the questfon
of setbacks and lt was derõrmrnåd that me-zi-läel-ïroo,r
thg property Llne to the f,rrest hou.se shal]. bé ¡h;
sldellne,
4r a
nt of
l)
IUo
Co¡:ür
Itlia
üunc
ù
agï'ee
rcÕt
oi"rn .ijJngilleeï'
offian 'co't¡ij-te C ongress:ir¿¡i1 l,Ii1-'-i¿ir.r S. ìia iLiiai'ci,
ì{*ti: ccl:,ies to Sec re'üû.jîy of Co:iu:rerce ¿nd :) ,ci: C3-ri.r'.s cn,
q.llesti-on '! nô' tl:le neces sity of ân em:rl¿l Ìil:Õ
$!^â.i:L to
: v -l-LL(j å. I:ìo,p siior,¡ing nrinici::al- boirntÌa F': rirq
r ð"t great
exi€hs o';o'cayilayers.
¡-.
..*¿l
V
i:r
I-¿
io
l4
'l
fl"¿bCi
io¡:a-i.cl
1-
irì]:n3r ilai,:_in Grecle (ze-icr_:_zi iicre
of Dêcirtei- :iroperí;y.
:;ivision of 6,2 ¿c:.es into .ûiiree Farceis:
iro::ti-on
zoflen
i'a¡'cel 1 'uo contain 3"¿i ac::es
ïesidence, green, house, gl.ass horise ancl
Þun.ï hotrse"
.rarcel i tõ coniairr i,B acres
ParceL 3 to contain 1,0 aci'es
$
5.ú
l.-lr, ;-oies nroved^appT.ovai of ihe infcr¡nai
-ûhe
sr.rbd.iv:'-sion,
sribject'io
follûr..rj"ng conciitiorrs :
io Su-bstantial progr eris being nade tor¡ard,
instal-l-ati"on of the fire hydr'ãnt âu'i the iniersecti-on
of tiic ririver+ay_ access and liaiiin Crade , i. e.
coinpletion o'f ¡,ì-ans, nego.tiaî:ion r..¡ith a
cont:.actotand' instailation ¡.¡ithi-n niuety da¡'s.
2, triling af a parcel flâpr
3u ;J-i ätiiit¡' sei^vices to tfte ner+ parcels to ìre
i:1a ccd. unclergròüncl.
o cl:ase seconcled
passcd"
)'lt
2o
5- \j
¡
tlie motion, viricli
r,,ras unanirnousl¡,'
llerroicl Ð, _liqglrel (Hill-ocir Trrist), canyon Roaci
(portion ??-CI31-30; containi;g-tt'ir"*,- O .26C,
ecresj l'tcre Zone.
Cirernge of i:,otnclar;r ì-inc bei;rçeen üe5-_e,h'bcrs to
i*prcve u.cility of existínp; T:uilding sico,
:r;.rirlication j-s condition¿i--ri-.roir cor,ril ç'tion of
'iechnical r¿a'Lterîs, i,e. cLose saLe ã;ec cxtensi
of certai"n utiiities.
rîdcLi'cionai iots are not being
o;:1.
created.
i';f o ; oncg, agen'r fc,r. ilr, PigcheL, e:11:,-f ained. t.li¿t the
.::eq:cs'c is ìreiiig nade tç nove the Pisce1 Líne orc:: so
;l¡ð setbacit iiné can be taiccn froil iand. r.¡itl: tlie l-east
y¿l-ue, l.¡l:ich l'ril-I inpiove the ,iosi'cioä of a ]rou.se ol
Resol-rit:'-on IIo , 895.
7.
Approving ancl Adoptlng Parcel luiap of a Subdlvi,sion of
E. lI'. Bechtel Property, Ross.
Mr. Jones ¡noved adop'cion of Resol-ut1on itio. 895, v¡hictr
appróved ancl adopis the parcel rnap ancl auihorises
the ltfayor and Clerlc to execute any documenis anq
agreemenis necessary to effeciuate said. land dlvlslont
upon receipt of a bond and execution of an agreement
by the ordrrer guaranteeing constructlon of utilities
and. improvements as required by the Tor'rn Staff .
1tirs. 0sterloh second.ed the motion, which was
unanimously passed.
(_)
Resolution No. 896.
Establishing Neir Garbage Ccrllection Rates.
I'lr. Jones mðved. ad.optlon of Resolution No. 896,
together with a let1"er from Marin Sanitary Service
agieeing to furnish, witirout cliarge, a total of four
nionthly plck-ups and disposals from debris boxes
said- boxes having
located i,¡ithin the 'Iov¡n lj-mits,.Mr.
Chase second.ed
a capacity of 20 cubic ya.rc1-s.
the motÍ.on., rvhlch t^ras unanl'.mously passed.
]vlayor .Allen reported that use of ihe debris box 1s
bei.ng abused þecaUse resj.dents oT tl"reir garcleners are
dumpËing i¿hole trucliloads. Ivirs. 0sterloir !9..Sq9!!9q
j.nsta11áüion of a gign, indicating f'OR I';0TJSEIíOLDERS
.
{
O}TLY t
c).
nformal Subrli.vi.s
åÌ
r\
I
Grade (72-La]-].2) Acre Zone.
Portion of Bechte 1p ronertv.
Division oA 6.2 acres lnto three Parcels.
The engineer
map showing
\,\ ,\,
for l4r. Flynn presäntecl
Parce]- 1..to contain
Parce1 2 to contain
Pa.rce.L 3 'Uo contaln
an
,amended.
acres
acres
1 o acres
J
t
Lf
I I
a
.loi.¡n Eng.íneer Hoffman recomrnended -cha.t further cliv1sl.on
of Parcél 1 is noi possible becau,se rhe Code states
loi
'r in d.eterr:rining v¡hetl,rer a. tot conLalns the ninimum
parcel
shallor
l.ot
a.reâ requiredr-the ciepth. of su.ch
i:lot exceed foúr times l,he fron'bage thereof Llpon the
street o 1ane, court or road-t/alr uÞon vhi.ch the sarne
fronts
rrr
irfr. Jones sta''r,ed ihat Fi.re Chief Cassonts report on
the Bechtel lot split in<l1cabed tl-re neecl fo:: a hyci.rant
neí{l1 t,he existing'hou-se if the roacl.way is io be closed.
shoulcl requj.re
and. he felt i,iris- furtlrer partitioning-uhorough
l'nvestiga'r'Íon
a second. h¡rd-rant. I'{r. Châse saitl' a
should 'oe irade conce::nj-ng ttre need ío:: a second hyd-r¿nf '
ivir. Flynn requested thst tbe Council grant p:relimina::y
' J.
anproval.
i
s
neecled.
Mayor .AlLen r1id. not think a second hydrani
luh:. Cha,çe moved b,ha.t the matter be ca::ri.ed over to tl:e
May meeting.\ Mr.. Jones seconded the nrotion, r..¡hlch passed
by a four to
l_0
on.e
vote, Mr. Allen dissentlng.
Va::iances,
1
D¡. .an¿ tqrs. O. Culn lhornso+, t+Lr5 Lagunltas Road
A let'ber frorn Dr. Thomson was a.cknor,¡ledeed, in whi.ch
he asked that the variance be r^¡ithd.::awn becau.se he
felt a l-0 foot chain linlc fence i¡ouIcl. not enhance the
\ / J
uo*l'
É&e
lvt
community.
Lgrr.j.s ,and Bar'baïe Ltur4bo.fg, 102 Ivy Drive !7311\3-12¡
1O,0OO sq. f¡. zone. Variance and. hill side l-ot
apfilicatlon.
N-o-?,-.3.6.e
Requesi to eonst:ruct bed.l:oom and bath under existing
garâge and enc3-ose staj.rwayl wiih storage at west
i,¡all of garage and enelose deck areâ to provi-de
d-iníng roomr .oD J-ot iravirig an ave"nâge sJ-ope in
excesã of 3O/r. Previous pppticatlon for use permit
l'¡i thd:: avrn .
?
J.
$
\s
+.
Mr. Lundborg explained the nerrl p-"I-ans, r^¡hich the
cou.ncil fot-r.nd Ïtere greatl-v improved' Iifr. Chase
moved app::oval 'o.f the aFpllcprt'ionsr.Mrs' 0sterloh
seconcleb. anrl the motion-was unaninóus1¡¡ pas'sed..
Don.atd. llavid. Foster, 7.5 Bolinas Ave. Q3-O52-A7)
ffi'Ujr-,161
Constructlon 6¡ \r3rr x 4'9" half-bath
d.eck aliea of non-conforming house.
in existing
Mr. Cecí1. Gotifrey, cotttractor, e:cìrJ-aine<i that' Mr'.
Foster's health :i.óquires the nel'¡ roo1l1. lnlr. Maglnis
¡rovecL granblng the vai:Íance, Mr. Chase seconcled and'
the rnotion !'ras unanimoitsly passed'
Juci
lJ
73-2r
2
shi1li
re
ell
\.3
Lagunitas
Road
one.
Addltion',öf 19t' k'14t,: Itvlng roon and
modificai-'r-orrs to non-con:foi:ning house.
Mr. SÏrill-lnger explained that his ç'l'¡o acre lot is
65 feet in liiclttr änC 6I+0 feet long ancl iherefor any
cónstruction recluires a variance because of tlie'Lhenarro$ne'ss of the 1o1;. lir' Jones saicl the sl:ape of
lot constl"tuted a hardslilp and moved grani:lng
lhg
variance, Mr. Þlaginis'seõonded- the motion, which
passed unánimousIY'
;
rl,
tiì
.1r
,.
'I
-2Mn._{aglnf s moved granttng the hlllsld,e lot
gpplleatlon' rybJoct to ùhe folrowlng condttfong¡
I. A detalled drainage plan be subrnítted,,
subJect to approval
tfre Tor,rn
and
prlon to tssua_nce ofofa bull_dlng Engfneen
peionlt.
2. A1l newly oxposed slopes tð Ëe p}anted ln
a m&r]nên aocoptabl0 to ühe Bulld1ng rnspocton.
3. AlL ¡,ecommonda.tlons of the *ppifc"rrãrt
englneer Ín h1s leùber of Dec . Z'3', I}TS to be
adhered to.
4. - ¡i negf stonod. englneer to be ¡"etalned by ühe
appllcants üo- lnspeõt alt gr.ad.ing, forrndations,
wa1Ls. and. dnaltrs.go instaLLãtlon, -äna prlon to
lssua-nco of an occupancy pormit, turnish-a
Statement of 0ompLlanoe- tó the iown that aL1
such work he.s boen accompllshed ùo
saflsfactfon and. s,acondlåg to plan. hls
5. Upper surface drain tõ Ue irrutaffed. pnlon to
any constructtôh.
6, Headwalls buiLt at catchbasln, as appnoved,
Þy tr¡e Town Engineen, to contnor ärrvewäy runoff,
A negaüLve envlnonrriental lmpact statäment,
7.
be propared, by Eown Englneen a¡rã ftled wlth the
County.
Mtt. Chase seconded the moülon, rrhlch H*s unantrnously passed,.
I
6,
o
Subdt
a
se
end. of Monnlson Road
01Or
Request to allow propÕrty lrne ad,justmenü betr¿een
land of NlcoLateen an¿ f-an¿ of Flfna (?a-fOf-it+i
Lot 1 (¡'tynn)
wltle.B6-Ác,
Lot 2 (Nlcolalsen) wltl "ontÀk
contaln 1.J2 Ao.
Mn. t{lcolatsen oxplalnod, i¡rat I,Ír. nfynn-wfsfrãs
to stralghten the_pnopenty lLne for åtanb.lng
purposos. Mo!. Flynn stated
that pLantfng Is
needed for prlvacy.
Îvfu". Jones rroved.- gi'antrng the lot i.lne ad,Jusümont,
subJec!. to apnlicantf g furnlshlng å pa:rcät maó
end' retter of consent fr.om all prop"*ty,ortr.ersr
IIns.'Osüer1oh second.ed..,thå notiðn, .,whlðh-wag
passed,.by unanlmous. vote of tho, Cáuncii,, l",,
An
\f I'
' .' :
7.
Igrlg4-Qss.
l.
.
i,l -,',
n
esE H
3l+
r ZOI1O.
Request to aIl-or¡ I 5 s{. ft, addltlon on south
side of exletln g non -conformlng house to pnovtde
space for whlrl pool fac11ity.
Lot Ane a
l.6.2L s Q. ft.
Presenù Lot cover agê 2I, vø
rt
No
oo
Il/'$. 1b
. . :.
e
Mr
ey
d
, OOO. eq.
Proposed
2l.. BI+il
.f!
.'
tl
ATTACHMENT 3
Staff Use Only
u<,
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Town of Ross
Date:
Planning Department
Post Office Box 320, Ross, CA 94957
Phone {415} 453-1453, Ext. 121
Fax {415) 453-1950
Web www.townofross.org Email [email protected]!.g
PLAN NING PERM IT APPLICATION
Type of Applicdtion (check
all that apply):
Desígn Review
Variance(s)
X
Residentiol Second Unit
Use Permit
Minor Exception
Demolitian Permit
e Lot Appl i cat on
Basement ar Attic Exception
Ather:
Hi I I sid
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No'n\,-
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parcelAddress and Assessor,s parcel No. 100 WÌnding Way, Ross ApN: 072-10i-26
Nancy and Michael Alvarez
Owner{s} of Porcel
Mailing Address (PO 9ox Ìn Rass ,¡ P.O. Box 1530
State
Ross
Phone !Y56-3206 _
Emoit [email protected]
Evening phone
Doy
- sâme -
1750 Bridgeway, Suite 8211
Sausalitr¡
Sfafe____9å.- 7¡p 94965
phone
415-335-'1400 x 0014
Email
[email protected]
Michael Matsuura, Architect
Primary Contact for Applicatíon {nome)
Existing and Proposed Conditions
6ross Lat Síze _
Existing
127,592
(For definirion¡ piease refer ro attached facr sheet.!
sq.
f¡
sq,
Lat Areo
ft.
Existing Floor Areo
1'16.360
,
Existing Lot
4.3 y,
Coveraqe
0 . sq.,ft. Floor Area Removed
Coverags
Remaved
Coveroge Added
94957
ztP
Michael Rex Architects
Archítect (Or applicant if not
Mailing Address
cA
2,361 sq. ft.
ft
9,4A4 s q.fr.
5.5
€xisting Floar Area Rstia
Floor,Areo Added
sq,
0
3,841
%
sq. ft.
sq. ft.
12/ f l LS Vers ion
NetChange-
Coveroge +2,361
P
Proposed Lot
Coverage
sq. f¡.
Net Chonge- Floor Area
+3,841
sq. ft.
sq.tt.
Proposed Floor Area
14,245
sq. ft.
6,4
%
l'/- sq. ¡¡.
Êxisting lmpervious lreds-|1 .-%
Existing lmpervious 4¡sq5 i'? '$
Praposed Floor Area
Proposed
Cut
\.Þ.?
cubic yards
8,8
%
Proposed lmpervious Areas 79,1b&sq" ¡¡.
areas t8 .-%
+, 1_@hou>L
Proposed lmperviaus
a
Proposed New Retaîning Wall Canstructian
Ratio
g,
ft. (max height) 4*-$6an4+
:'
*.>' <*.* *-- &7oo\ h<>s><Proposed F¡ll I .þ.?. .
cubic yards
!þ.'
"L4'
ft. {length}
Written Project Description - mqy be attached,
A complete description of the proposed project, includine all requested vaíances. is
required. The description may be reviewed by those who have not had the benefit of
meeting with the applicant, therefore, be thorough in the description. For design review
applications, please provide a summary of how the project relates to the design review
criteria in the Town zoning ordinance (RMC 5i"8.41.100),
-
See Attached Project Description
-
2
Consulta nt lnformation
The following information is required for all project consultants
Landscape Architect
Firm
Denler Hobart Gardens LLC
raj e ct La n dsca e Arch itect
Maìling Address PO Box'1207
p
P
Janell Hobart
Srare__Çô_
Ross
Phone
41 5-51 8-1653
janell@denlerhobartgardens. com
Emøil
Town of Ross Business License
zt P
___94s57._
Fax
No._
Expiratian Ðate
Civil/ Geotechnical Engineer
Firm
LTÐ Engineering, lnc.
Project Engin gç¡
Glenn Dearth
Maíling Address 1050 Northgate Drive, Suite 315
San
5to fc
phone
Fax
415446-7402
CA
ztP
94S03
415446-7419
odearthô LTÐe no tneennq.com
Emaíl
Town of Ross Eusiness License Na.
Expiratian Aate
Arborist
Firm
Froject Arborist
Mailing Address
Stofe
Phone
Emoil
Tawn of Ross Busíness License
Other
Consultant
Mailing Address
No.
_
Expiration Ðate
Stote-
Phane
Email
Town of Ross Eusiness License No.
i;-1i'lj,l;¡.,'¡¡'¡
AP
Fax
r¡i¡_:-':i'ji:
_
ztP
Fax
Exp¡rot¡on Date
r.,,t-.i":..,i..
1.|:.:"1-.,.,_::,..;.:..-_
_
)
December
2t,7Al5
Members of the Town Council
Clo Ms. HeidiScoble, Planning Manager
Town of Ross
P.O. Box 320
Ross,
iliilFAi:.1.
th)(
4 i': l. --l I ! Í: fl I :1
CA 94957
RE: RENOVAÏION TO THE ALVAREZ RESIDENCE . lOO W¡NDING WAY
DESIGN REVIEW AND NONCONFORMITY PERMIT APPLICATION
-
APN 072.101-26
Dear Members of the Town Council,
Architect for the proposed Project and on behalf of Michael and Nancy Alvarez, owners of the property
at 100 Winding Way in the Laurel Grove area of town, we submit this Design Review and Nonconformity permit
application seeking your approval to allow a major renovation of their existing home, as shown on our plans
As the
dated December 21, 2015.
Project Objectives:
After living in the house for many years, where they raised two children, the time has finally come for Michael
and Nancy to overcome the home's frustrating architectural and construction problems stemming from the
1973 design. The 8 ft. ceilings tn theír main living level, combined with heavy ceiling beams and broad roof
overhangs, cut off the wonderful view of Mt. Tam and deprive the interior of sunlight, leaving the interior spaces
dark and gloomy. Deck joists and roof rafters are exposed to weather and are rott¡ng. The roof's extreme slope
reduces useable living space on the top floor. The roof decks are rarely used; the east deck is too cold and the
west deck too hot. The interior spaces are tight and dated.
Michael and Nancy asked us to simplify the building's current form, which is chopped up and overly complex.
They wish to expand the interior spaces and open them out more fully to the outdoors. They prefer a home that
is brighter and happier, which capturesthe síte's sweeping vista while honoring its beautifulnaturalsetting. The
proposed design is the product of a two-year + study, where multiple options were considered until the right
one was achieved
-the
one you see here.
Project Description:
The existing 4,558 sq.ft. house sits in the middle af a2-9 acre site that is so large and densely forested, barely
another house can be seen. Though the proposed renovation would expand the home's size to 7,gg1 sq.ft., the
residence will remain in the same location and be no higher than the existing structure. The existing hipped roof
would be replaced with a gabled-shaped roof. A two-story addition with a roof deck is proposed on the home,s
southeast corner. There will still be a 3-car Garage, but it will be pulled back further into the hillside to allow
more room for cars and emergency vehicles to turn around. The small 260 sq.ft. Pool House will be replaced
with a larger 725 sq.ft. Pool House, in the same general location west of the existing pool.
A colored "Sample Board" showing the proposed exterior colors and materials is included in the submittal. The
colorswill bemutedandearthtone,sothehousewill continuetoblendinwell withitssetting. Theroofeaves
will remain broad to add shadow and reduce glare from window glazing. The existing dark painted wood siding
and trim will be replaced with light color toned natural cedar, protected
with a clear sealer. The new siding will
ho
^---r
-- - ! r
^l:-L!|..
u= r¡arfi¡¡l
vríL;L<ii 1i vÃ eo !.-.,;^íìdvint 5írgntiy
eaSed
.Juf5¡de
edges between boarcis.
The existing dark compositíon roofing will be replaced with a standing
seam metal roofing having a medium
toned warm matt gray color, which matches the existing roof material and color
on the existing barn located on
the east side of the entry drive. Door & window sash and the deck guardrails
will be metal having a painted
satin bl¿ck finish. Decking material will be natural lpei, or a similar sustained-yield
hardwood. Lighting will be
kept to the minimum necessary for safety and have shielded lamps that
direct the light
downward.
lherewillbenoincreaseinrun-offfromthesite. Pavingwillbereducedaroundtheexistingpoolandsloped
towards planting beds' storm water from roofs will be directed in subterranean pipes
to new bio-swales.
An Arborist Report will be provided soon after the date of th¡s letter,
which will certify that the southeast
addition and the adjustment in the Garage's location will not compromise the health
of the nearby oak trees.
The report will also define measures to be taken to protect trees in
the vicinity of the construction work.
Nonconformity Permit:
The existing house was constructed with a Building Permit in 1g73.
The elevation of the finished grade and the
híghest roof ridgeline noted on the approved plans show a building height
of 3s'-3 5fg,, on the south flev¿tion
(which our plans note as the East Flevation), and 32'- 6" on the tast
Elevation (which our plans note as the south
Flevation)" Therefore, the existing house is legal nonconforming due lo the Building
Height exceeding the
current 3o ft' height limit. Because the new roof is proposed at the same height,
we ask approval for a
Nonconformity Perm¡t under section 18.52.030 of the Ross Municipal code to
enlarge and reconstruct
the home
without exacerbating the nonconforming buílding height.
Neighborhood Outreach:
Even though the occupants of homes on adjacent property, or beyond,
cannot see the house, Nancy Alvarez is
contactinB neighbors to review the plans with them and ask for their feedback
and support. she will provide a
summary of her outreach efforts following the Christmas and New year holidays.
Because of the home,s
seclusion, we are not anticipating the proposed renovation will negatively impact neighbors.
Conclusion:
with the exception of the Building Height, for which a Nonconformity permit is requested,
the proposed project
conforms to all other development standards in the R-1:B-A Zoning D¡stríct (which
we,re using,
because the
existing home predates December 14, L989). The finished home will contínue to
blend in with its natural setting
and avoid impacting neíghbors in any way. Because the Findings can be made
in sectíon 1,g.41.100 in the Ross
Municipal Code for Design Review and in Section 18.52.040 (f) for the Nonconformity permit,
and because of the
good reasons noted above, we ask the Councíl to approve this application
as proposed.
Thank you for providing your thrughtful csnsideration of this application.
Sincerely,
tt ..)
,_ , //r/
y'ø,u1r'
Míchael Rex, Architect
1750 BRIDGEWAY
8211
SAUSALIIO CALIFORNIA 94S65
'
(415) 331-1400
,:
MICHAELRËXARCHTTECTs COM
ATTACHMENT 4
Town of Ross
Planning Department
T&[Vl.{
ROSS
P. O. Box 320, Ross, CA 94957
Telephone {415) 453-1453 ext. 121
Fax (415f 453-1950
www.townofross.org
NEIGHBOR ACKNOWTEDGEMENT FORM
-The Town of Ross requires applicants for development projects to review their plans with
abutting neighbors prior to submitting the project to the Town. These plans should be considered
PRELIMINARY ONLY and there may be modifications made by the applicant or required by the
Town during the formal review period, including at the public meeting on the project. The Town
will mail a notice of any public meet¡ng regarding the project to the owner of your residence at
least ten days prior to the meeting. You are invited to contact the Town Planning Department for
more information.
4 L- lo
Project Address and Assesso/s Parcel No.
'll
Owner(s) of Parcel
Date of Plans
lA- lb - ?-ò t{
I am a neighbor of the project site identified above. The applicant has reviewed the project plans
with me and I understand the scope of work. I understand that the plans may change during the
formal review process.
^/
p
r
.nnrove the plans as proposed
fl
not approve the plans as proposed for the
following reasons (attach additional material if
r Uo
necessary):
Note: the informotion on this form will become part of the public record for this proiect ond
providing personal informotion is optionol. lf vou hove anv concerns with the plons, the Town
encouroaes vou to discuss them wíth the opplicont. lÍ the concerns ore not resolved, please inform
the Plonning Deportment and/or the Town Council. Written comments received by the Plonníng
Department by 5:00 p.m. the Thursdoy (7 doys) prior to the Town Council meeting will be included
in the Council ogenda packet. Other written comments should be submitted ot least 48 hours
prior to the Council
so the Council has omple time to review the comments.
Neighbor Name(s)
-/
'l tr¿S
14
Date
Neighbor Signature(s)
ô
Neighbor Address
ba
A
Neighbor Phone Number and Email
ls
/L
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&.^
Town of Ross
711
Ï$$,VN
ROSS
Planning Department
P. O. Box 320, Ross, CA 94957
Telephone (4151 453-1453 ext. 121
Fax (4151 453-1950
wurw.townofross.org
NEIGHBOR ACKNOWLEDGEMENT FORM
-The Town of
Ross requires applicants for development projects to review their plans with
pRELIM¡NARY ONLY and there may be modifications made by the applicant or required by the
Town during the formal review period, including at the public meet¡ng on the project. The Town
will mail a notice of any public meeting regarding the project to the owner of your residence at
more information.
toz
'/ø
owner(sl of Parcel
Date of Plans
lZ- /b - 2þ lç
the project plans
fl I ¿o not approve the plans as proposed for the
ffi I approve the plans as proPosed
I am a neighbor of the project site identified above. The applicant has reviewed
necessary):
Note: the information on this form will become Port of the public record for this proiect ond
providing personal informotion is optionol. lf vou have onv concerns with the plans. the Town
please inform
encouraoes vou to discuss them with the opplicont. tÍ the concerns ore not resolved,
the Planning Depørtment and/or the Town Council. Written comments received by the Plonning
Deportment by 5:00 p.m. the Thursdoy (7 days) prior to the Town Council meeting will be included
in the Council agendo packet. Other wr¡tten comments should be submitted ot leost 48 hours
prior to the Council meeting so the Council has omple time to review the comments.
n/e
Neighbor Name(s)
Date
Neighbor Address
o
q
n/
ú
&'
Town of Ross
TSVI.{
ROSS
Planning Department
P. O. Box320, Ross, CA 94957
Telephone (415) 453-1453 ext. 121
Fax (4151 453-19s0
urww.townofross.org
NEIGHBOR ACKNOWLEDGEMENT FORM
-The Town of Ross requires applicants for development
projects to review their plans with
pRE¡MINARY ONLY and there may be modifications made by the applicant or required by the
Town during the formal review period, including at the public meeting on the project. The Town
will mail a notice of any public meet¡ng regarding the project to the owner of your residence at
least ten days prior to the meet¡ng. You are invited to contact the Town Planning Department for
more information.
Project Address and Assesso/s Parcel
N".
4ó
/ÒÒ
-
lol -16
Owner{s) of Parcel
Date of Plans
/ Z-
/lê'
plans
I am a neighbor of the project site identified above. The applicant has reviewed the project
-t
þ
ronrove the plans as proposed
¿o not approve the plans as proposed for the
necessary):
fl
¡
Note: the information on this form will become part of the public record for this proiect ønd
providing personol information is optional. lf vou hove anv concerns with the plans. the Town
pleose inform
encouroaes vou to discuss them with the applicont. tÍ the concerns ore not resolved,
the Planning Deportment ond/or the Town Council- Written comments received by the Plonning
Ðepartment by 5:00 p.m. the Thursdoy (7 doys) prior to the Town Council meeting will be included
in the Council ogendo pocket. Other written comments should be submitted at leost 48 hours
prior to the Council meeting so the Council hos omple time to review the comments.
Ne
lû f'l\- lü'
or
Date
Nei
2
Neighbor Address
flf
CrT)[r/4
/(f
RECEIVED
Planning Departmeil
Town of Ross
71t
TSIN
ROSS
Planning Department
P. O. Box 320, Ross, CA 94957
Telephone (415) 453-1453 ext. 121
urwrâr.townof ross.org
lt,lAn
-
1
2016
Fax (415) 453-1950
Town ol Ross
NEIGHBOR ACKNOWTEDGEMENT FORM
The Town of Ross requires applicants for development projects to review their plans with
PRELIMINARY ONLY and there may be modifications made by the applicant or required by the
Town during the formal review period, including at the public meet¡ng on the project. The Town
will mail a notice of any public meeting regarding the project to the owner of your residence at
more information.
Owner(s) of Parcel
ûts
/0Ò
¿ 072 -/ 6l'-/ry
H ìc\a
Date of Plans
?
({
I
I am a neighbor of the project site identified above. The applicant has reviewed the project plans
ffipprove
the ptans as proposed
fl
not approve the plans as proposed for the
r Ao
necessary):
Note: the informotion on this form will become part of the public record for this project and
providing personol inþrmotion is optional. lf vou have onv concerns with the plons, the Town
encourqoes vou to discuss them with the opplicont. lf the concerns ore not resolved, pleose inform
the Plonning Deportment ond/or the Town Council. Written comments received by the Plonning
Department by 5:00 p.m. the Thursday (7 doys) prior to the Town Council meeting will be íncluded
in the Council ogendo pocket. Other written comments should be submitted ot leost 48 hours
prior to the Council meeting so the Council hos omple time to review the comments.
L
Neighbor Name(s)
L
Neighbor Address
It5- "/ts- /y
L
ATTACHMENT 5
ABBREVIATIONS
PROJECT TEAM
RENOVATION TO THE
rti!
ALVAREZ RESIDENCE
1OO
BRI!ô!:vÂY
F.rx.1ri lrr t{6r
Mkr*ru|
&¿orMDd
WINDING WAY
ROSS, CALIFORNIA 94957
APN 072-tI-26
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olsFM st¡nd¿rd 1r-74{.
projedonindoding¿$embleruringthegyps!h
pånel ônd lheath ¡9 prc¡uds ßted inlheGF5!m
Asôdatoñ r¡e Re5 *añ(e Der q¡ Ma¡ua¡
e lhe uñdeßrd. ol¿ iloorprôJecia¡¿sembtS*
meet!he pelo¡fr¡nce.dterÌa in ac(ord¿nce wÌththe
t€n Froced!¡e5 5ellofrh in StM Standa¡d 12-7A-3
expor.d rool dec( onthe
e¿ver 5hall con5 Í olonÊ al
b ¡gnûôñÌ.nf¿ntn¿¡enal
c. one l¿yer otsl3rnch lypeX gyprum,heãthrn!
appl éd behrnd an èserio¡covernq ôn the undeß'de
7.
Ud.doøprddoñ.
rhe underlloor¿reâ ol
b¿ €n.lored to
b! lding! thãll
compliesùth lhe r€qurem€ntsoflhe N¿¡on¿l trre
Pole<ton A$o(aton (NFPA) 13-Rand local slandards.
Inrall ¿ f rc sp¡¡klè¡ rystem th¡oughout rhe Pool Holse útrh
complie5wth lhe reqlireme¡ls oflhe Nâto¡al F¡r€ Prolecùôn
Assooaton (NFP¡I 13-R a¡d local råndârds.
Pl¿ns sh¿ll be submilred
c.Noncomb!(bleñ¿te¡i¿l
d, Any mare¡al úatcomplies with the pedormðn(e
reqùfemenc ol sFM srând¡rd 12-74{awhe¡
¡tuded etâno¡wall (ovenng r¿bo e thêr
non.Õmb!f bl.of 9nr!on{ê,ßbntmâte¡al
1.
d. lhe êtedo¡ podron ol¿ l-hou/fte ¡ssùdvê ereno/
w¡ll as¿mblyâpplied tolhê !ndê6ide orthe rloor
ind!din9 ¿fêmbllet u5in9 th.gyp!!m pán€länd
2.
Detsn M¿n!ãl
lhe un¡eßide ol¿ tloorå$eñb¡ythãr ñeeß the pâlo/ñ¿¡ce íten¿
¡na(o¡d¿n.ewththeteilÞ¡ocedlressêttonhinsFMstandðrd12-74-
Eßload roôl.aE¡.d rod..wdBlhe
expord !nd$ de oi endose¡ rool eave, hðúng either¿
boxed-in rooleave sofiwirh à hod¿o¡Èl !ndûride, or
iosng ¡¡frertlißwith ¿¡ e*Èior.ove¡ n9 ¡pplisd:loth¿ !ndeßide
the r¿fte¡t¿ils, sh¿ll be proteded byõñe olthe lollow ng
tðißo¡sofft ndudingäsemb¡ies!singth¿9Wsum
p¡nel ¿nd she¿thin9 prodlRs lßted n the GWs!m
Assocèton FrcResßt¿n¿e ÞÊrqn Mnld
e BÒrêd-nrôÒleavesolrt¿sedble5ùt¡¿hon¿ont¿l
!¡deßrdeth€tmeetthe pedorm¿nce côlerla n
ì:
bellwandre(erve p¡marysour<eof pwer
ând shâll be
rnt€rconné€ted as¡osound¿n¿larm¡udrblernallsleeprnq¿re¿s
ofthe dwdlng unit ¡nwhich thry¿re lo(ated. Smoke ðl¡ms
musr be ¡n*alled pe¡ månufacture/s spec¡f c¿nons.
Smoke al¡Imsshall
o rl oiñ
_uu
-q\
N ;.^.=
>
O u¡ - li<
e¿9
3
d<-*
cârbon mo¡dide ål¿¡ms 5hall be located as follows:
å. Oußide ofthe sleepr¡g ârea i¡ the immedrat€ Mcinity oflh€
b. on every l€vel ¡ncluding lhe basement¿¡d in hàb¡tab¡eattics.
nil conslruc¡ioD côùoñ mnoxid€ al¿rmsshall be 11N and
powe¡Íiômthebuildngwrr¡gwlh
rccevepnmãrysourceof
bat€ryb ack-up. h sisting consùuclioñ, carbon moñoede
àlårmsåre pèhired ro bê solet banery operatêd úere repâñ
or ålte¡atons do not resull rn the reñdål olwãll ånd ceilin9
f¡¡sh€s, orlhere rs¿ccess by means of ¿ltç bâseme¡t, or c¡¿ü
Fo¡
3.
*r;niMMr2raNuaiv2ors
ÞEI6N RMM REVsIONS
7f'.',"*m
Whe¡€ morelhan oñe caóon monoxrd€ ¿l¡rm rs requred, lh€
alarms shall be rnlercon¡eded in ¿ manne. thal å(tivaùon ofone
alarmshàllacûvâteãlltheotherâlårms.
e¿W-Uñ ber
3.Ud.t¡d.dãpp.d¡Ecr
oJ
Men rcqu ¡ed bythe
ehfoting ðgencythe !nde6ide ololerhang ñ9 appe¡dages
!hallbeenclosedto gr¿de nà.rordancewithths¡àq!lrem€ñ¡olthß
.h¡pre¡ orlhê !ndeßÌde olthe erpo3ed !ndedoor rhall.ônsßt ol ohe
No¡(ómbù* ble rãte¡¿l
lqnnionr€sßbnt m¿teiðl
. o¡el¿yeroi5/3-inúlypexgypsumlheathlng
ôppli¿d bêhind rn.te¡io¡covenng on ìhe !¡deßide
¿.
IgntionresßÞnt nãþn¿l
c Onelayer.iSl8-i¡chlypeXgyps!ûsheathi¡g
¡pplie¡ behind ¡n eserio¡ covedng on the ùñdeß ¿e
olìhe rafrert¿ils orsolt
d rhe.neñorpoeôôólã !-hou¡freress¡veexeror
a
b
F Lô =ã*
,.
^'}
2.
*tudur¿l coluñnr a¡d be¿ñs
donolrequûe protedion
a,
b.
zu
2U)ZLQ
i¡ the
ac(€sstoe¿ch sles¡ñg are¡.
baseme¡! and inh¿bilableanics.
c.
H
I
J
re Reerañ(e
3
loc¿ted ås follds:
¿nd ¿t a point <ent¿llylocated
.,,
CARBON I\¡ONOXIDE ALARMS
e.
G¿bl€ eñd overh¿n9s ¡nd ¡ool¡sembly projedons
beyond ãn enÊrorwall otherth¿n!tthe
lówer ènd orlb¿ ràft¿rl¡ij
d târdå ând ôthÊr¿khûêturâl Íin bÒård!
smoke ålàrmsshåll be
a. Iñ all de€p¡ñq rcoñs
coftrdor or ¡!€aEunq
b. On each l€v€l,iñîhe
fromthe building wñnq úth bâtlery back-up
rhe¿thhqp¡odld!ßtedrntheGypslmArÒ.åtoñ
F
U
AVegelat¡on Manãgeme¡t Pl¿n deignd rn acco¡dance nth
RossVãll€yFrrc sl¡¡dård +220 sh¡ll be submrted dtrecllyto the
Fire Depadment foÌ reew.
Asépêrâledefered permt ß requtred forlhspl¿¡.
S[,4OKE DETÊCTORS
1.
ñ¡rei¡l may be oroôyh¿tenal lh¿t
othêfrEê.ompl esw th Chapler3 S¿d o.327 orthecrclhe¡ the
dê.kLn9 rulã.ê maleral ¿omFl èr w thrhe pedornðnce /eq!ûemenE
ASTM E &wilh â clãs Ê llamÊ sFread rånng
fre
UJ
&&ng rl¿..i
fhewalkhq sul¿.e materâl
olde.ks,Þor.hei,bãko¡iåsandrÞß5hallbe.on{r!c!éd
úith oie ôlthe following ñateraß,'
a lgnllo¡rerúbntmôte¡iðlth¿tcompiesùirhthepedoha.ce
rhe Ro$ Calley
VEGETAT]ON IVANAGEMENT PLAN
DECKNG
1,
d¡edlyto
Depañm€nl f or approval.
W¡ll
rhe rollour¡q m¡r.naßdo ñorreq! re p¡ote.toñ
¿ SoldwoodrafrerÞisontheerÞoredlndeß¡eôi
open rooleaws h¿vnq a mlnim!m¡oñi¡¿l
dimeñson or2 nch (503 hð)
b sotrdwoôd blo.k n9 ñ(â¡l.d bê&€ênrafrerr¿i5
o¡thê árpoied lndêßidê Õtopèn fooJeãv8 hâvn9
¿ m dm!ñ ñonnål drmen!Ònôi2 n.h (508
,{ró5
fAxlr5.rJr.i16J
ña¡r reedence
wh¡ch
requnements of both sFM st¡ñd¿fd
12-74{¿id SFM Slanda¡d 12-74'5
b &erorfre ret¿¡d¿ntteate¡ wood
Arhtrèdu¿¿lhn bo¿rds
d.lhe e*eno¡podon ola t-holrl¡e ¡e,lsdve enerio¡
!¡ll ¿$embly¡pplied tolhe un!eßide olthe
deck derqñed lor ene¡ o¡fre e¡pos!/e r.ctd 'ool
nq
arreñbles!3 hgthe Eypr!ú pênel¿nd she¿th n9
F.oduds lùt€d inthe Gw5um a$odation F re Re5ßta¡(e
cnLilìokNr{
Marn House
Inslã¡l ¿ f r€ spflnkler system throughout the
1.
w¿ll ¿$eñblyðppiied tothe !ndeß de oilhêlloor
ollnen.lo:ed ¡ool
1.
Eñeñor dooß sh¿ll.omplyNith
6-
eten¿s over¿n ene¡
FIRE-sPRINKLER NOTES
3.
2.
¿.
b V.hts.Õmplyrngwûhthêrêqu¡êm.n$lorveñnÞrÒñ
opên'ñgr¡ôtedabovem¿ybe'hsblle!Òntheunde6de
of¿¿vå! ànd cornicè5 in ¿..ordan.esth eithe¡ one
ollhelo¡loùiñ9(oñdiùons
r lhe¿ft,csp¿cebernqvennlãtedrsl!lly
proteded by¿n ãltoñãuc spilnkler rÞt.ñ
in*alied in ôccord¿nc€ Nth sed oñ
903 3.1.1 althe C¿l tornia Build n9 code
!embt
¡nd
ê Bècoñntudedolmu[ pãne gl¿¿¡9wthå m ¡rñuñ
oronereñpered pane meerñ9 the requ¡emenß
orCBC Seclon2406 $levGlazi¡g, Þr
b Ês conçtldêd or glà* block!¡iB, or
.. H¿ve 3 lùê{esùl¡ñ(ê 6ün9 ôr notlessthãn 20
n n!te5 whênte*êd a.co¡drn9 ro NFPA2s7, ôr
d Ê€tert¿dtoõeètthepelom¿¡ce€qu¡eñeñBot
AÍ¡hirêdur¿l tnm bdãrd!
eall (ovenn!s rhãll extènd tom thâ1op olthefÕu¡dãton
to the.ooi, and tern'nôle ¿t2,ich (50.3 ñh) roñin¿l
solid uoo¡ bloclnq beMeen ¡ðfreß ¿t dll rooloverh¿n9s,
o¡in the Gse olen.losêd s3ves,terminste 3tthe
de
olthe lollowng
p¿nel¿ndshe¿rhñ9prodldrlrtsd ñthåGypsw
A$ocLà¡Òn t re Ree$ñ.e Dei qn Mañlal
e. Po/ch ce ling ãrembl e5 rth å hoi¿on!¿l undâ6lde
th¿t meetths pelorm¿n(¿ (ileriã in à..ord¿n.ê
with the te* procedlrss sstlofth in SÊM St¡nd¡¡d
b,lhe eteror pônion ol¡ l-hour lre res *ive eneior
w¿ll assembly des gñed lôr erero/lre exposure
ñ.lud ñq ¿$ehbles !rnq the qyps!m p¿nel
6nd sheèthin9 prodldslßted n thÊGyps!mArocàtion Fte Rêsßlancâ
lndeß
shall be proteded byone
ed to the !¡dèß d¿ ofthâ.eili¡g
¡*ehbtind!dins ¿$ehblles u,in9 the gyp!w
¿ one lãyeroi 5/3rn.h lype X gyps!m sh¿ãthrng
¿ppÌed behrñd th¿ enènÕr (ov.ñn9 Õ¡ då¡d ng
on the eúer or side olthe t¿ñn9.
3.oFn rooleåwr lh€
L Eenor udowi
d¿
w¿ll ð$embly¿ppl
b. rhê ñaiênaß !5ed !h€ll be noncombusùbie.
VenB lo(al€d !ndè¡the rool.oven¡9,
alonq rhe ndge o1 /oôt,w thrhe erposed sùl¿ce or
theventcove¡ed by ñoncomb!sìible w re mesh, ñ¡y
lndeß
a Noncohbu*¡blenâteú¿l
zed
Any olthêrÒllowng sh¡ll bé deêmèd lo
meetthe a*embt pedorm¿nce rûe¡a ¿ñd
The exposÊ¿
b.
ADDRESS NUMBERS
1.
Addres numbeß¿l lèa514"1ållmurbein plåce ôdjacentlo lhe
Íiont door. In ådd¡ùon prov de ådd.es numbeß v¡ sble fom
ther¡eel(if nolexisting). Numþe6shallb€rntemôlly
illumnared (backll, placed lo a hghl or be'ef ed¡ve numbeE.
They may ont be i¡lehållyilluminated or illumi¡ated byan
adja(e¡r light conrolled by pholocell and swlched
d lhee*ênÕrpôôonoJal-holrlrerê$tveeneror
wdll¿reñbly¿pplied tothê un¿€ßide olthe lloor
rnclud n9 ¿$eûblies !si¡9 the gyps!m p¿nel ¿nd
sherth nq prodlcs lÈred inthe Gypslm Aeo.¡Jtion
ont
bya
breålersorwll¡eñarnillumnateda¡nrghr.
ñ;;---------ì!;
Fùe Res sÈn(e Desrsn M¿iu¿l
. rhê!ñdeß
de
rn ¿c<ordance
!ith thel€*
or¿íoor¿3sembtthåt6eeBrhepeñorñ¿nce rten¿
pro.ed!¡es iet lonh iñ 5FM Standa.d 12-74-
6NOrÉD
3
rhetolloúin9 ñ.teñ¡L do noÙ€qui¡e p¡otecdon.
a. Gàblè end overh¡ngi a¡d roora$emblyproled onj
bêyond ôn efeiorùr¡l orherth¿n ¿tìh€
HêåW{ mbêrdtud!61 (ol!mnr ônd be¿ñ3
do notreqlre protedon
BUtrDINGNOIESAND
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15. 100 Winding Way Staff Report

Transcription

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