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Agenda ltem No. 14
Staff Report
Date:
March LO,2OL6
To
Mayor Hoertkorn and Council Members
From:
HeidiScoble,PlanningManager
Subject:
McGuire Demolition Permit, Design Review, Variance, and Nonconformity Permit, 8
Ames Ave., File No. 20L6-09
Recommendation
Town Council approval of Resolution 1939 conditionally approving a Demolition Permit, Design
Review, Variance and a Nonconformity Permit to allow the remodel of the existing detached
garage and single family residence at 8 Ames Avenue, APN 073-L81,-07.
Project Summary
Owner:
Design Professional
Location:
A.P. Number:
Zoning:
General Plan:
Flood Zone:
lan and Julie McGuire
Chambers and Chambers
8 Ames Avenue
073-t8t-07
R-L: B-20 (Single Family Residence, 20,000 sq.
Low Density (1-3 units per acre)
Zone X (outside of high risk flood area)
ft. min. lot size)
PROJECT DATA
Zoning Requirements
20,000 square feet
Lot Area
Floor
Area
20%
Existing
17,473 square feet
4,270 sq.ft. (24.4%l
Proposed
No change
No change
20%
3,088 sq. ft. (17.6%l
2,951sq. ft. (16.3%)
4,330 sq. ft. (25%)
(FAR}
Lot Coverage
lmpervious
4,860 sq.
Surface
7
ft. (28%l
Project Description
The annlicant is orooosins an interior and exterior remode! to the existins
sinele familv
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residence. The remodel would include modifications to the exterior wall coverings, windows,
exterior doors, and materials (e.g., wood horizontal siding and trim painted "White Chocolate",
wood windows painted "White Chocolate", wood door painted "Heritage Red" and graphite
colored composition shingle roof). The project would also include the demolition of an existing
garage and the new construction of a garage, in addition to the new construction of an
enclosed breezeway/mudroom to connect the garage to the main residence. Lastly, the project
includes enclosing 96 square feet of the existing second floor to deck within the footprint of the
existing residence to accommodate a master bedroom addition. The remaining deck area
within the footprint of the residence would be removed and replaced with a new roof. Lastly,
four trees would be removed to accommodate the new driveway, in addition to the installation
of a new walkway to access the residence.
The project would not result ín an increase in floor area, as the project is designed to distribute
the existing legal nonconforming floor area throughout the project. The project would result in
a decrease of lot coverage and impervious surfaces through the demolition of the existing
garage. Additionally, the main residence would maintain a 37 foot front yard setback, a 15 foot
right side yard setback, a 93 foot left side yard setback, and a 15 foot rear yard setback. The
proposed garage would have a 25 foot front yard setback, a 69 foot right side yard setback, a 1-9
foot left side yard setback from the eave line, and a 78 foot rear yard setback. The project is
designed to maintain the existing roof height of 24.5 feet tall.
The proposed improvements require the following permits.
o A Demolition Permit is required pursuant to Ross Municipal Code (RMC) Section
18.50.020 because the project would result in demolition of more than 25% of existing
walls and exterior wall coverings of the main residence, in addition to the demolition of
the existing detached garage.
a
Design Review is required pursuant to Ross Municipal Code (RMC) Section L8.4t.O2O
because the proposed improvements would result in demolition of more than 25% o1
existing walls and exterior wall coverings.
a
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 residence relative to
floor area and setbacks related to the main residence.
o
A Variance is required pursuant to RMC Chapter 18.48 to allow for the enclosure of an
existing second floor deck that is currently located within the rear yard setback.
Background and Discussion
The project site was established as lot number 7 of the Wordsworth Wood subdivision that was
recorded with the County of Marin in 1923. A single family residence with a detached garage
was constructed on the site circa L94Lfor the St. John's Church. The residence was constructed
2
for the Rector of the church. A Variance to allow a new front entry and the new construction of
a carport that extended in to the left side yard setback was approved on Decernber L2, 1957.
On July 9,1959, the Town Council approved another Variance to allow a second story addition
within the rear yard setback. A variety of building permits have been issued to the residence
relative interior remodels, installation of windows, and deck repair.
The existing residence was constructed prior to the Town's regulations regarding maximum lot
coverage and floor area limits. Therefore, in addition to the nonconforming right side yard
setback and rear yard setback approved by the Town, the project site also has legal
nonconforming lot coverage and floor area.
Advisory Design Group Review
The project received Advisory Design Review (ADR) review on January 26,20!6. The ADR group
supported the proposed project and made recommendations as follows:
o
o
o
o
o
o
The garage should be located outside of the setbacks.
The garage/mudroom connector should be more transparent.
Address the blank wall space where the chimney is proposed to be removed.
Provide a design variant from the garage to the residence.
Consider stone and glass materials.
Provide a materials sample board to show windows, roofing, siding, and color
After the ADR meeting, the applicant revised the design of the project by pulling the garage out
of the front yard setback, added windows to the garage/mudroom connector, made the garage
taller so that storage could be placed about the parking space, reconfigured the driveway in
order to provide additional on-site parking, provided a window and architectural details to
avoid blank wall space, and added architectural details above the garage/mudroom connector
to provide a design variant.
Key lssues
Gøroge Setback
The project plans show that the garage building would be setback 20 feet from the left side
yard setback and that the roof eave would be setback 19 feet from the left side back. The
project site is located within the R-1:820 Zoning District whereby a 20 foot side yard setback is
typically required. However, pursuant to Section 18.L6.050, private garages used only for
parking may be located at least 10 feet from the side yard setback. Therefore, the project is
designed to be consistent with the minimum setbacks requirements.
Point Color
Although the existing residence has been painted white in the last couple of years, the original
color of the residence was a soft green paint color. As allowed by the zoning regulations
(Section L8.4L.O2O(e) of the Ross Municipal Code), the original green paint color was changed
to a white color sometime between 201-1- to the present. The applicant is proposing to continue
the use of the white color and paint the main body of the residence a creamy tone of white
3
called "White Coffee". However, since the applicant is requesting Design Review, it is within the
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standards listed in Section L8.41.100 of the Ross Municipal Code. Pursuant to Section
18.41.100(d) of the Ross Municipal Code, the design criteria and standards suggest that
buildings should use "colors that minimize visual impacts, blend with the existing land forms
and vegetative color...and that do not attract attention to the structures." Additionally, the
design criteria of the Design Review regulations also suggests utilizing soft and muted colors in
the earthtone and wood tone range.
Staff recommends the Council review the proposed white color and determine if the proposed
color is generally consistent with the design review criteria and standards of the zoning
regulations. lf the Council finds the project should be painted a soft and muted earthone, then
staff recommends the Council direct staffto include a condition of approval that would require
the applicant to seek direction from the ADR on a more appropriate color. The ADR review
would occur prior to issuance of any building permit.
Floor Areo
As previously stated, the project site was constructed prior to the Town's regulations regarding
the maximum 20% floor area ratio allowance for properties located in the R-1:820 zoning
district. Floor Area Ratio, as defined by the Town's zoning regulations, includes garages as
counting towards floor area. The applicant is requesting a Nonconformity Permit to allow for
structural alterations to the nonconforming residence and detached garage, as well as to allow
the continued use of the floor area associated with the project site, which includes shifting
existing floor area from the garage to the main residence. As the Nonconformity Permit
regulations of Chapter 18.52 of the Ross Municipal Code does not preclude the scope of the
applicant's project and the requisite Nonconformity Permit findings to approve the project can
be achieved, staff supports the shifting of floor area from the garage to the main resídence.
Side Yard Setbøck Varionce
Although the applicant is proposing to enclose an existing second floor porch within the
footprint of the existing residence that was previously approved for a Variance by the Council,
the deck enclosure is considered to exacerbate an existing nonconformity and therefore a
Variance is required. Upon review of the Variance request, staff suggests the Variance findings
can be supported. Specifically, although the Variance would benefit the applicant by creating a
more functional second floor plan, the proposed deck enclosure within the footprint of the
existing residence would help to address an existing privacy concern between the neighboring
property at 39 Shady Lane and the project site. lf a second story addition and the second floor
deck did not already exist, staff would be more concerned with the proposed Variance request.
However, since the project would enhance the project site from the perspective of reducing
impacts to the surrounding properties, the project meets the intent of the special circumstance
provisions of the Variance findings and therefore can be supported.
4
Public Comment
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receiving four Neighbor Acknowledgement Forms, staff has not received comments as of the
distribution of this report.
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 staffs review of
future building permit plan check and inspection fees.
Alternative actions
7. 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 -additions to existing structures, because it involves an addition to an existing
single family residence, including a detached accessory structure with no potential for impacts
as proposed. 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
1. Resolution l-939
2. Project History
a. Minute History
b. Advisory Design Review Group Minutes from January 26,20L6
3. Applicant project information
a. Project Application
b. Applicant's Response to the ADR dated February L,2016
4. Neighborhood Acknowledgement Forms-
5.
a. 6 Ames Avenue
b. 9 Ames Avenue
c. L0 Ames Avenue
d. 39 Shady Lane
Project plans
5
TOWN OF ROSS
RESOLUT¡ON NO.1939
A RESOLUTION OF THE TOWN OF ROSS APPROVING A DEMOLITION PERMIT, DESIGN REVEW,
VARIANCE, AND A NONCONFORMITY PERMIT TO ALLOW THE REMODEL AND THE NEW
CONSTRUCTION OF A ONE CAR GARAGE AT 8 AMES AVENUE, APN 073.18L-07
of property owners lan and Julie McGuire, has
submitted an application for a Demolition Permit, Design Review, Variance and a
Nonconformity Permit to allow the remodel of the existing detached garage and single family
residence. The project would include an interior and exterior remodel, changes to wall
coverings, windows, exterior doors, and materials, reconstruction and configuration of the
garage, construction of a breezeway to connect the garage to the main residence, and
alteration to exterior decks. The project would include the removal of four trees and include
hardscape improvements at 8 Ames Avenue, Assessor's Parcel Number 073-181-07 (the
"project"); and
WHEREAS, Chambers and Chambers, on behalf
the project was determined to be categorically exempt from further environmental
pursuant
review
to the California Environmental Quality Act (CEQA) Guideline Section L530L odditions to existing structures, because it involves an addition to an existing single family
residence no potential for impacts as proposed. 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
!0,20!6, theTown Council held
a duly noticed public hearingto consider
the proposed project; and
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
Permit, Design Review, Variance, and a Nonconformity Permit for the project described herein,
located at 8 Ames Avenue, subject to the Conditions of Approval attached as Exhibit "8".
The foregoing resolution was duly and regularly adopted by the Ross Town Council at its regular
meeting held on the LOth day of March 2016, by the following vote:
L
AYES
NOES:
ABSENT
ABSTAIN:
Kathleen Hoertkorn, Mayor
ATTEST:
Linda Lopez, Town Clerk
2
EXHIBIT "A,,
Findings in Support of Project Approval
8 AMES AVENUE
APN 073-18L-O7
A. Findings
l. Demolition Permit (RMC S 18.50.060) - Approval of a Demolition Permit for removal of
al
existing single family residence is based on the findings outlined in Ross Municipal Code
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 demolition of an existing garage, in addition
to allowing the remodel to the existing single family residence, which includes the
installation of new windows, doors, and the removal of the existing chimney. 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.
bl
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 same design character, mass and bulk, and materials of the
existing residence, therefore preserving the small town quality and feeling of the town.
cl
The project is consistent with the Ross general plan and zoning ordinance.
With the exception of the existing legal nonconforming rearyard setback and right side, the
nonconforming floor area, the Variance being requested to enclose the second floor
exterior deck that is located within the rear yard setback, the project is consistent with the
Ross general plan's residential land use designation and the R-L:820 zoning district general
development standards.
dl 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 in
the neighborhood.
3
The project would be required
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residing or working in the neighborhood.
ll.
ln accordance w¡th Ross Municipal Code Section L8.4L.07O, Design Review is approved
based on the following findings:
a) The project is consistent w¡th the purpose of the Design Review chapter as out¡¡ned ¡n
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 residence and garage. The project would also minimize visibility from public
vantages through its design, materials, and project siting, and would be consistent with the
development patterns within the neighborhood to relative to the neighborhood.
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 would be required to address drainage and stormwater prior to issuance
of any building permit to allow for the construction of the project.
bl
The project is in substantial compliance with the design criteria of Ross Municipal
Code Section 18.41.100.
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.
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.
The scope of the project is consistent with the allowed structures and uses that may be
permitted withín the Medium Density land use designation of the General Plan and the
single family residence chapter of the zoning ordinance.
lll.
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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:
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 existing residence was constructed on the site circa L94L. Since its original construction
the Town Council has granted a Variance to allow a new front entry and the new
construction of a carport that extended in to the left side yard setback on December 12,
L957. The Town Council also granted another Variance to allow a second story addition
4
within the rear yard setback on July 9, 1959. The project site is also considered to be
nonconforming in floor area and lot coverage as the i"esidence was constructed prior to the
Town's regulations limiting floor area and lot coverage to a Lío/o maximum. Therefore, the
Town's record establishes that the existing nonconformities have been lawfully created.
b)
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
Section 18.41.100.
to relevant design review criteria and standards in
See Design Review Findings above
d)
Total floor area does not exceed the greater of: a) the total floor area of the existing
conforming and/or legal nonconforming structure(s); or b) the maximum floor area
permitted for the lot under current zoning regulations.
The project would not result in any increase to the existing floor area
e)
Granting the permit will not be detrimental to the public health, safety or welfare, or
materially injurious to properties or improvements in 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.
fl
The project will comply with the Flood Damage Prevention regulations in Chapter 15.36.
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.
5
The project has been reviewed by the Ross Valley Fire Department (RVFD). The RVFD has
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The appl¡cant has agreed in writing to the indemnificat¡on provision in Section 18.40.180.
lndemnification requirements have been included as conditions of approval
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The site has adequate parking
The project would prov¡de two on-site vehicle park¡ng spaces, one of which is required
to be covered.
fV. ln accordance with Ross Municipal Code Section 18.48.02O, aVariance ¡s approved based
on the following findings:
L. That there are spec¡al circumstances or cond¡t¡ons applicable to the land, building or
use referred to in the application;
Pursuant to Section 18.48.010(L), Variances shall only be granted because of a special
circumstance to the property, such as size, shape, topography, location or surroundings.
The project site has received a Variance in 1959 to allow the construction of a second story
addit¡on, including a second story deck, to be located within the rear yard setback. The
project would enclose the existing second floor deck within the footprint of the residence,
thus exacerbating the existing nonconformity within the rear yard setback. The special
circumstance associated with supporting the enclosure of the second floor deck it is that
the enclosure of the deck would help to alleviate a surrounding property owner's concern
regarding privacy. Specifically, the property owner at 39 Shady Lane has had on-going
concerns regarding privacy relative to the subject elevated deck and therefore the project
would reduce the impact of the nonconforming residence on the adjacent property owner,
while allowing the property owner of 8 Ames Avenue to remodel the residence with a more
functional floor plan within the footprint of the existing residence.
2.
That the granting of the application is necessary for the preservation and enjoyment
of substantial property rights;
The granting of the Variance would be consistent with other Variances that have been
granted for similar projects in similar zoning districts within the Town. The project would
also allow the property owner to preserve the existing development right to allow the
remodel of the existing residence while working within the Town Council approved building
footprint.
3.
That the granting of the application will not materially affect adversely the health or
safety of persons residing or working in the neighborhood of the property of the
applicant and will not be materially detrimental to the public welfare or injurious to
property or improvements in the neighborhood.
6
The project would not adversely affect health and safety of nearby residents as the project
would be constructed in compliance with the building code and fire codes, therefore the
project is consistent with this finding.
7
EXHIBIT'B'
Conditions of Approval
8 AMES AVENUE
APN 073-18L-07
1. This approval authorizes a Demolition Permit, Design Review, Variance and
a
Nonconformity Permit to allow the remodel of the existing detached garage and single
family residence. The project would include an interior and exterior remodel, changes to
wall coverings, windows, exterior doors, and materials, reconstruction and configuration of
the garage, construction of a breezeway to connect the garage to the main residence, and
alteration to exterior decks at 8 Ames Avenue, APN 073-18L-O7.
2.
The building perm¡t shall substantially conform to the plans entitled, "McGuire Residence"
consisting of 13 sheets prepared by Chambers and Chambers, date stamp received February
24,20L6.
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.
Prior to issuance of a building permit, the applicant shall receive Town approval for the
removal of any trees related to the project. All trees to be removed shall be replaced with
24" box Marin native trees at a l-:2 ratio. The replacement trees shall be planted in locations
to provide additional screening for the property at 9 Ames Avenue.
5.
Prior to issuance of a building permit, the applicant shall submit a Final Landscaping Plan to
show the location of the replacement trees. The Final Landscaping Plan shall be approved
by the Planning Manager prior to issuance of the building permit.
6.
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.
7.
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
during construction may delay the completion of the project and will not extend the
permitted construction period.
Prior
to
8
8.
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.
9.
The project shall comply with the Fire Code and all requirement of the Ross Valley Fire
Department (RVFD).
L0.
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 list 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 issuance 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 (ie temporary seedin nd mulching
or straw matting).
e.
No grading shall be permitted during the rainy season between October L5 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
9
the project. This includes, but is not limited to cutting, 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 1.
f. The drainage design shall comply with the Town's stormwater
ordinance
(Ross
Municipal Code Chapter 15.54). 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 within 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
10
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 all times.
m. TheBuildingOfficial andotherTownstaffshall havetherighttoenterthepropertyatall
times during construction to review or inspect construction, progress, compliance with
the approved plans and applicable codes.
n
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 staffto immediately stop work related to the noncompliance until the
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.
LL
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
Cod e Sectio n 75.25.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 satisfactíon 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 Depos¡t (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 protect¡on 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.
t2
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.
11. 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 action. 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.
13
ATTACHMENT 2
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'Ihe neeting r¿3s eal-led to ord-er by
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aà 8:Ü7
PM.
Present: üor-aneiinen - Kanzee, *lclíe.b, Scoti,, Selfrådge.
"å.bsent : to:-rncilnan - Witter
The ninuies of the regul-ar meeiing of Ju.ne i}, L959 were apþrc
ed. as mal.1ed. to the tor":.nciimen anã the reading thereof roraived.The foLlo'r¡¡ing ïaråxrce Appl"i*atlons !¡ere heardl
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a) Theod.ore L. Zei.ss, 11 ûlive.&yenue - ådd,ålåon of foJ-lowing
1. Pr:npi:euse, 5t frcro west sid.eline.
2, Ðeek at poo]- leve3-, 2r from west såd.eline.
3. Open shed, ûn€ foot from east sj.¿1e1J.ne.
Mr. Zelss presented. the approvíng signatures cf ihe nelghborl
property orÁmêrs.
0n notl-cn of þir. SeJ-friCge, seconded ìry Mr. Scobt arid by unani
'¡ote of the tc'rf,ne1l, ilarlance Applíeation No. 124 was granted.
b) Grace ,f. EastaR, 3-2p Bolånas .Â.venue add-Ltion of enelosed
aa ba*k of house extendång to L2, frorr, west sideLåne.
M?s" Easton presenÈed the approving si-gnatures of the affectec
property oldnÐrs.
ûn mstion of Mr. l.{cNab, seconded. by lvir. Selfridge and by unanj
vcte of the Cor:ncil-, Tarlånce .å,pp3-ícatlon So. 121 was granteå.
e ) Rlchard ÐeRÐsa, 32 FernhilJ. åvenue addition of fa,niiy raÇ
af; rear cf non.-e onf orming d're11Íng wj.th sLåe yard area of 8 r on €
exLy side anå rear yard area. of 35, . The addition w111 not exâ.gg€
ate the non-confor¡nanee.
l4r. Defi.osa presented the approving signatures of the praperty
s'¡ñ:Êrs ta the reål, br:.L si;ated. he could. not secure V, ErÅsbeJ-lrs
sl gnetu-re
-M-a"yar as he r,,¡as rrr vacatloR.
Kanzee pointed. out that a variance id usually gxaxúed. wh
tiae aþgnegate síäe yax& arrae total at least 3t'fr af ti:e '¡¡1'1th cf
LaE, sfu 'rbi"*h in thås ease ¡¡¡ould. be 2ì+t.
Mr,-Sccit stated E]na¿;"Lhi-q ad.ditLon, only 8t from Nhe si*elite
w1LL screen off the swimning po,;J- in hfie Asilell"t s properi;r. H.e f e
li:e üa:.:nr|L shouLå see the ejeva?åan p1-ansr
M:.n ÐeRosa saLå il:e iap oi bine raof will "pe L2t abf:'r'â I"ne gvÖY
þir. Sco'Lt uãã:.n iiate*.'ine f e?N the wat"tar sho:-rlC. be neT*" in ah
ance until the ful-l, pl-ans ccuid þe reviswçå.
l4r. Defrosa eske'L if l]ee Ä"sbel-ls hed v¡rftten ipean
T'rçteslj.ng Lhe vav
re,:eived.'?he tierk advised. i-'nat rc cçnruuni*,atíçn ]naðanä by.!l:,:
tt;.
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møt!ç,*
Jr'¡:r,
séiijrlááu,
sác;inaàd-,'ot
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kp;cLieaTto
üo'¿neíLr*eáeept
cf
Mr.
Scätt,
rcviag -vote
ihe
,t¡as
Cissente'å.
lI¡. L26
Arafited, l¡lî. Scc'it
d.) S.t. íabx.ts -ühureii (Rect,:rrs reslåancà), en<tr of I\ÍLes +y?":::
see¡:nd" stery aãð;iïícn al r*ax l:f non-*oaformíng ú'*elLing1 L7' '-:"
Tê&? praper'fy lina. Aåcl.åti,:n 'L*ee noj; .riã.áã*ráî* vvç1¡,.':anfarwanee'
Rêv. Iïal-latt pres*.need- ti:e approvlng signaf;rrr*s *i i;he neighoo
ång prcpe:ry Õlrúïiars.
^n'r ulanimoug
cã *.*ci+n" of i'4:r. .ilic$als , **,:arr3-eð" by i"'Ii:. Seott afið1'{at"i¡;Ttca
'ï,hæ
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Cntsnnii,
Lnnl*cn.L.1*n Ìii¡- 727 was þranbed'
MINUTES
Meeting of the
Ross Advisory Design Review Group
Tuesday,
Ja
nuary 26, 20L6
1.
7:00 p.m. Commencement
Mark Kruttschnitt, Chair, called the meeting to order and the Advisory Design Review Group
(ADR) members introduced themselves. Mark Fritts, Eric Soifer, Joey Buckingham, and Peter
nelson were present. Heidi Scoble was present for staff.
2.
Open Time for Public Comments
ADR member Eric Soifer identified that the lights were out on Glenwood Bridge
3.
Approval of minutes- None
4.
Old Business- None
5.
8 Ames Avenue, McGuire Residence
Barbara Chambers, project architect, was present and described the site plan, architecture,
materials and colors.
Mark Kruttschnitt commented that the garage should be setback to avoid a variance. Joey
Buckingham concurred. Joey Buckingham also stated that it was a great idea to convert a
portion of the garage and move the floor area to the main residence, however Joey
Buckingham thought the connection from the garage to the main residence could be designed
to provide more of an open atrium aesthetic, such as adding glazing on both sides of the walls,
and still maintain the open views of the landscape and greenscape of the garden.
Eric Soifer suggested that moving the garage closer to the front created the appearance of
excessive mass and bulk. Barbara Chambers stated that she would consider moving the garage
back. Mark Fritts was concerned with the loss of landscaping in the front of the residence and
asked the architect if they would consider adding glazing where the existing chimney once
stood. Mark Fritts also suggesting re-thinking the massing between the garage and the
mudroom.
Property owners Lorainne and Bob Berry, property owners at 4 Ames Avenue stated that they
were concerned with parking on their street and that the project as designed was ok.
The ADR concluded their review by providing the following recommendation
!. The garage should be located outside of the setback
2. The garage mudroom connector should be more transparent
1
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3.
4.
5.
6.
6.
Address the blank wall space where the chimney once was located
Provide a design var¡ant from the garage to the res¡dence
Consider stone and glass mater¡als
Provide a materials sample board to show windows, roofing, siding, and colors
9 Quail Ridge, Sitaram LLC
Bruce Fullerton, project architect, was present and described the site plan, architecture,
materials and colors.
Mark Kruttschnitt commented that he likes the materials. Mark Fritts commented that the
amount of glazing and stucco color was too bright and suggested that the architect consider
toning down the hue.
Peter Nelson commented that he likes the energy efficient design.
The ADR concluded their review by recommending that the architect consider changing the
stucco color and adding more panels.
7.
Town Hall Bollards- 31Sir Francis Drake Blvd.
Heidi Scoble, on behalf of the Department of Public Works, presented a proposed bollard
design that would be placed in front of Town Hall. The ADR unanimously voted against the
design and suggest a smaller pack light that would be visibly less obtrusive.
8.
Staff Communications
Heidi Scoble informed the ADR that 38 Fernhill Avenue would be reviewed by the Town Council
at the February 11th meeting. Heidi Scoble showed the ADR the proposed changes to the
project.
Heidi Scoble requested feedback from the ADR regarding a change of roofing material proposed
for L47 Lagunitas.
9.
Adjournment
The meeting adjourned at 8:30 p.m
2
ATTACHMENT 3
g
7Ål;iffiiåïï.".
TSUN
Post Office Box 320, Ross, CA 94957
Phone (41s14s3-1453, Ext.
Fax (415) 4s3-19s0
näNS
Ë
121
Webwww.townofross.org [email protected]
PLANNING PERMIT APPLICATION
Type
I
(check all thot apply):
Design Review
Voriance(s)
Uittsiae Lot Apptication
Bosement or Attic Exception
Other:
ParcelAddress and Assessor's Parcel lrlo.
Address
Residentiat Second tJnit
Use Permit
Minor Exception
Demolition Permit
B At¡tÈ.S ÂrrF
(po Box ¡n
aotil
2 66 O
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(A
o c{) t-t
Architect (Or dpptícont
Mailing Address
if
not
owneil B A?€,¿ic'-a (-Hav¡
4ç-o M¡t r ÉR
UL V¡,LLerl
rlt\ -z(Al ^ Øv1r->
Existing and Proposed Conditions
7
( /-tAr*¡gçrz:
(For definitions please refer to attached fact sheet.)
sq.
Coverage 17 .!r_V"
Coverage nemoved
137 sq. ft.
CoverageAdded 137 sq. ft.
Existing Lot
t
TSAp-gaø.Jx
ft.
Existing Lot Coveroge 3rO6hq.ft.
Gross Lot Size
Ztp ¿14¿lrt
Stote CA
Emoil
Primary Contact for Applicotion (name)
ßÉ:-e- S
.Ãt)r,¡¡,
f'4t
Phone
1sÞ;. æT
zP q¿{tt5
Evening Phone
Email
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F t y,F.er<--r
Stote
Day Phone
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Owner(s) of Porcel
Maitins
f
!
7
Lot Area
Existing Floor Areo
Existing Floor Areo
sq.
ft
ft
Ratio Z ¿/ .:iLN
Floor Area Removed
Floor Area Added
sq.
o sq. ft.
o
sq.
ft.
L2/t/t5 Version
o'7
Vcrsion 12/1/15
,3"7 sq. ft.
Net Change- Coverage
Proposed Lot Coverage
2 QS I sq.tt,
Proposed Floor Area
6 .ø%
Proposed Floor Area
Proposed Lot Coverage
Existing lmpervious
Existing lmpervious
I
areos Ll*(asq.ft.
Areas 23.a%
Proposed
O
/A
sq.
ft
not¡o
Z¿/ .!l%
lmpervious areos a{,32tæq.ft
Proposed lmpervious
Proposed New Retoining WotlConstruction U
Proposed Cut
o sq. ft.
Net Chonge- Floor Areo
ft. (length)
Areas 26.
N
cubic yards Proposed Fill
O%
ft. (max height)
O
cubic yards
Written Project Description - may be attoched.
A complete description of the proposed project, including all requested variances, 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 518.4L.100).
Fc-rr
n'iore
infollalion
r,isi1 us onlir¡e at wvul\¡,/.towncrlross.c¡rg
2
Vr:rsicn 'r2/1/15
Consulta nt I nformation
The following information is required for all project consultants
Landscape Architect
Firm
pe Arch ite ct
Moiling Address
P roj e
ct
Lo n d sca
state-
Phone
ztP
Fqx
Emoil
Town of Ross Business License
No._
Expirotion Dote
CiviU Geotechnical Engineer
Firm La¡.¡ ¿Er.¡ ¿-e P Oo Ç ¡-g LAAI rt SuU vE V ôR
Project Engineer l" A hl R.EAJc E
fìcl Y¿FMailing Address Í oa lJe.tç ,t ¡< La.¡ tF
Phone
qI<-3ø?e- c?3Ø\
St a t e__4
A-
3J_t9_l_
ztP
Fox
Emoit rtlur^le, nd Ð an/- (.n,v\
Town
of noslgus¡ìesi
Expirotion Date
License No.
Arborist
Firm
Project Arborist
Moiling Address
Stote
Phone
ztP
Fox
Email
Town of Ross Business License
No._
Expiration Date
Other
Consultont
Mailing Address
state-
Phone
ztP
Fox
Emoil
Town of Ross Business License
No._
l'cir rnore inlc¡unation visil- us crnline ¿{
Expiration Date
y;l¡rr¡ry,l¡-¡yu,rrr-rf
ross,cr¡t
3
CHAMBERS + CHAMBERS
ARCHITECTS
McGuire Description of \Øork
¡
Entire house remodel at main level floor plan and upper level floor plan.
o
o
o
New powder room.
Minimal work at the lower level.
o
o
o
o
o
o
o
o
Relocate kitchen, family and living room.
Lower level has substandard head height but is counted in FAR.
New six-foot extension at upper level (above existing family room
New
g
New
garage
rage and
-
removal of decþ.
mud room link to existing home, creates a rear entry to home.
in existing footprint
Doors and \Windows
-
Horizontal Lap Siding
-
reduction in size.
all new painted wood as shown in drawings.
- match existing painted white.
Remove existing decks at rear yard
-
Site and landscape features to remain
reconstruct in a smaller footprint.
-
no work in yard.
420 MILLER ,AVENUE MILL VALLEY CA 94941 415 381 8350 \ø\(Aø.CHAMBERSANDCHAMBERS.COM
CTTIUBERS + CHaMBERS
ARCHITECTS
February 1,2016
Heidi Scoble - Town Planner
Town of Ross
31 Sir Francis Drake Boulevard
Ross, CA94957
RE:
McGuire Residence
8 Ames Avenue
Design Review Submittal Recap and Revisions
Dear Heidi,
We have summarized the changes based on the ADR meeting, feedback and direction. We
assume our application is complete unless you inform us otherwise. Let us know if we can
answer any questions.
o
o
o
o
o
o
o
o
o
Pulled the garage back to within the front yard setback.
Provided windows in the mudroom connection.
Made the garage taller, which includes storage in the upper portion.
The mud room link has a flat roof as Joey suggested - we incorporated a trellis detail on
the top of the mudroom roof.
'We
are working with the neighbor on the fence, parking and landscape.
Provided a window and detail to the pop out on the side elevation at the kitchen
(refrigerator bay).
Reconfigured driveway to provide additional parking.
Moved the washer I dryer to existing location.
Included a legal survey.
Thank you for your time and consideration.
Sincerely,
Chambers
f
Chambers Architects
arbara Chambers
Architect
420uu,rEnAVENUE MTLLVALLEY cA 94941 415381 8326 'ùøv V.CHAMBERSANDCHAMBERS.CoM
ATTACHMENT 4
f,¿
GllX
ROSS
Town of
Ross
Planning Department
Post Office Box 320, Ross, CA 94957
Phone (415) 453-1453, Ext. 121 Fax (415) 453-1950
Web www.townofrosr.org Email [email protected]
NEIGHBOR ACKNO\)ULEDGEMENT FORM
- Written acknowledgement of the proposed development is required from the ownert,
lessees, and occupants
of all abutting property, including property acrots any ttreet,
lane or roadway.
Proj ect Address and Assessor's Parcel No.
f 4,,n*
Owner(s) of Parcel
a
Architect (Or applicant if not owner
I
am a neighbor of the project site identífied above. The applicant has reviewed the project plans
with me and I understand the scope ofwork. My signature below indicates that I am oware of the
project and does not constitute opproval or disapproval ofthe project.
Note: the inþrmation on thisform will become part of
províding personal inþrmation ís optional.
/^-1""
3
Ñeighbor Nfme(s)
the
public recordfor this project and
ó, ll /luno ,,*
J -/tr-2Õ/6
Neighbor
Date
s)
t.tn,rs 4e
Neighbor Address
V/f- /f ]*6 /rY
Neighbor Phone Number and Email
/n
uná ^ (**
6*-'/'
/"!-f
AI te r nate F orm at l4for mat i on
The Town of Ross provides written materials in an alternate format as an accommodation to
individuals with disabilities that adversely affect their ability to utilize standard print materials
To request written materials in an alternate þrmat please contact us at (415) 453-1453,
extension 105
72
ï&$\N
RIOSS
Town of Ross
Planning Department
P. O. Box 320, Ross, CA 94957
Telephone (415) 453-1453 ext. 121
Fax {415)
4s3-1950
www.townofross.org
NEIGHBOR ACKNOWLEDGEMENT 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 applícant 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 meeting regarding the project to the owner of your residence at
least ten days prior to the meeting. You are invited to contact the Town Plannlng Department for
more information.
No. g
/*^
.),r r;p- fu\¿,(-*i,
Project Address and Assessor's Parcel
owner{s} of Parcel
Date of Plans
Tun &
Ò7^1
-tR I -ó 7
2_-t-r6
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.
fi
t approve the plans as
proposed f
ao not approve the plans as proposed for the
following reasons (attach additional material íf
r
necessary):
Note: the informat¡on on this form will become part of the public record for this project and
providing personal information is optional. lf vou have qnv concerns with the plons. the Town
encauraaes vou to discuss them with the apolicant. lf the concerns ore not resalved, please inform
the Planning Deportment and/ar the Town Council. Written comments received by the Planning
Department by 5:00 p.m. the Thursday (7 days) prior to the Town Council meeting will be inctuded
in the Council agenda pøcket. Other written comments should be submitted at least 48 hours
príor to the Council meeting so the Council has ample tíme to review the comments.
Neighbor
Name(s) D.,
Neighbor Signature(s)
Neighbor Address
Date
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Neíghbor Phone Number and
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Jessica Speeckaert
From:
Sent:
Jessica Speeckaert
Thursday, February 18, 2016
1 1 :00 AM
'Doug Kahn'
RE: Chambers + Chambers Neighbor Acknowledgement Form
lo:
Subject:
Hi Doug,
Thank you for your response.
I confirmed with Barbara that she did speak to the 8 Ames owners on this and they are agreeable to providing
replacement screening.
lf you could please make a note of that request underthe "lapprove the plans as proposed" line that would be good
Then sign the document and email it back to me.
Thank you
.]essica S¡rccckacrt
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From: Doug Kahn [mailto:[email protected]]
Sent: Thursday, February 18,2016 10:49 AM
To: Jessica Speeckaert <jessica@chambersandcha mbers.com>
Subject: RE: Chambers + Chambers Neighbor Acknowledgement Form
HiJackie. Yes, I am confirming you met with me. I also wanted to confirm that the neighbors will replace the plant
screening (trees) they take down with something sufficient to screen between the houses-especially from upstairs
bedroom window. Thanks, Doug Kahn.
From: Jessica Speeckaert Ima ilto : iessica @cham bersandcha mbers.com]
Sent: Wednesday, February t7,2Ot6 2:56 PM
To: dougka [email protected]
Subject: Chambers + Chambers Neighbor Acknowledgement Form
Hello Doug,
Thank you for taken the time to meet with Barbara Chambers last Saturday.
The town of Ross requires a sign document to prove we met wíth the neighbors of the project we are working on
Attached is said document.
Could you please sign and send it back to us?
Thank you
-fessica Speeckaert
Town of Ross
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Plannhg Departnent
P, O. Bo)a 32O, Ross, CA
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NEIGH BOR ACKNOWI^EDGEMENT FORM
The Town of Ross requires applicants for development projests to review their plans wíth
abutting neighbors prior to submlttlng the proiect to the Town. These plans should be considered
PRELIMINARY ONIY and there may be modifÌcations made by the applicant or required by the
Town durîng the formal review perlod, including at the public meet¡ng on the projed. The Town
will mail a notice of any public meetlng regarding the project to the owner of your resldence at
least ten days príor to the meeting. You are invited to contact the Town Plannlng Department for
more informationProjeaAddress ¡nd Acsessol's Parc¿l Ho.
Parcel -Eru. .p- ,Írt\ia
Date of Plans
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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 durlng the
formal review procêss.
I am a neighbor of
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approve ¡he plans as proposed
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¿o not epprove the plans as proposed for the
followin g rêasons {atta ch additìonal materia I if
necessary):
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form will become psrt of the publlc
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provÍdîng perconal informatÍon is optìonol. lf vau have onv cgncems wlth theglans, the Town
encaurøaes vau to discuss them wlth the dppl¡cdnt. lf the concerns ore not rcsolved, pleose inlorm
the Planning Depørtment and/or the Tawn Councî|. Wrfüen comments received by the Planning
Depdrtment hy 5:00 p.m. theThursday (7 days) prtorto theTown Councíl meet¡ng will be included
in the CouncÍl agendd packet. Other wrfüen comments shauld þe subm¡tted ot leost 48 hours
prlor to the Councíl meetlng so the Çouncil hos omple tíme to revlew the comments.
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Nelghbor Name{s)
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C,rhern
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Nelghbor Signature(s)
Nelghbor Address
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Neighbor Phone Number and Email
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Town of Ross
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Planning Department
O. Box 320, Ross, CA 94957
Telephone (415) 453-1453 ext. 121
ROSS
P.
Fax (415) 453-1950
www,townofross.org
NEIGHBOR ACKNOWIEDGEMENT 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
PREIIMINARY ONLY and there may be modifications made by the applicant or required by the
Town during the formal review period, includíng at the public meeting on the project. The Town
will mail a notice of any public meeting 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.
Project Address and Assesso/s Parcel No.
Owner(s)of Parcel
Date of Plans
J.-ara
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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.
I am a neighbor of
fl
I approue
the plans as proposed
I
t ao not approve the plans as proposed
forthe
if
following reasons (attach additional material
necessary):
'
Note: the information on this form will become part of the public record for this project ond
providing personal ínformation is optíonal. If vou have anv concerns with the plons, the Town
lf the concerns are not resolved, please inform
the Planning Deportment and/or the Town Council. Wrîtten comments received by the Planning
Department by 5:00 p.m. the Thursdoy (7 days) prior to the Town Council meeting will be included
in the Council øgenda packet. Other written comments should be submitted ot least 48 hours
priar to the Councíl meeting so the Council has omple time to revìew the comments.
enco,uraaes vou to discuss them with the applicant.
Neighbor Name(s)
Neighbor Signat
Date
Neighbor Address
Neighbor Phone Number and Email
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CHAMBERS + CHAMßËRS
.4RC¡TI TEC TS
February 26,2016
Town of Ross
Heidi Scoble - Town Planner
31 Sir Francis Drake Boulevard
Ross, CA94957
Heidi Scoble - Town Planner
Katie Hoertkom - Mayor
Carla Small - Council Member
Elizabeth Brekhaus - Council Member
P. Beach Kuhl - Council Member
Elizabeth Robbins - Council Member
Re
Variance at Rear Deck - closure of upper deck at master bedroom
8 Ames Avenue
Dear Heidi,
We are the rear neighbors of the project site at 8 Ames Avenue. Our property address is 39
Shady Lane. We have reviewed the plans dated February l"t 2016 and have no objection to
owners Ian and Julie McGuire request for a Variance. The purpose of this variance is for
converting the existing nonconforming second story deck into living space. If you have any
questions, please feel free to call us.
John and
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Kim
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