STUDY SESSION

TO: Planning Commission DATE: November 25,2014

FROM: Kari Svanstrom, Senior Planner~

SUBJECT: 160 Corte Madera - Tentative Map, Rezoning, Design Review - Scott Hochstrasser, Applicant- APN's 029-042-52 & 53, 029-051-07, 10, & 11 -File DOS-3244

PROJECT DESCRIPTION

The project site is a 2.57 acre parcel located where Corte Madera A venue and Eldridge A venue intersect, addressed as 144 and 160 Corte Madera A venue, and 93 Eldridge Avenue.

The originally proposed project involves development of five single family houses on the site. Additionally, two of the houses, Lot 3 and Lot 5 would have a Second Dwelling Unit above a detached garage. Three of the existing houses (the Living Doll House, the Trixie Cottage, and the Tillicum Cottage) on the project site would be removed and replaced with new structures. Finally, the project included rehabilitating the Redwood Lodge, and maintaining it as a single family structure. Parking areas, new underground utilities, and a new driveway meeting fire department requirements would also be part of the proposed project improvements.

To implement the proposed project, the applicants proposes to reconfigure the five parcels, which would range in size from 17,932 square feet to 29,913 square feet and to add the Planned Development Combining District (PD) to the existing RS-7.5 and Historic Overlay zoning designations.

The application is undergoing an Environmental Impact Report (EIR) to review potential significant impacts from the proposed development in accordance with the California Environmental Quality Act (CEQA). As part of this process, 'project alternatives' are also examined for relative effect. For this project, a 'Historic Rehabilitation' Alternative was created within the EIR document. This Alternative rehabilitates the two structures at 9 Eldridge and 178 Corte Madera in addition to the Redwood Lodge structure at 160 Corte Madera and includes:

• Demolition of one existing residence (144 Corte Madera Avenue [Living Doll House]) and accessory structures.

1

• Rehabilitation and expansion of two existing residences (9 Eldridge A venue [Tillicum Cottage] and 178 Corte Madera Avenue [Trixie Cottage]).

• Rehabilitation of and addition to the Redwood Lodge. • Construction of two new single family houses. • Inclusion of four residential second units and five garages.

The Draft EIR, which will be available for public comment review until early January, found that there were significant impacts from the originally proposed demolition of the structures at 9 Eldridge and 178 Corte Madera. Because the 'Rehabilitation' Alternative avoids these impacts by rehabilitating these structures, it is considered the Environmentally Superior Alternative. The applicant has modified their current proposal to the City to be the Rehabilitation Alternative described above.

EXISTING CONDITIONS/SITE AND SURROUNDINGS

The project site is located within the incorporated City of Mill Valley and is zoned RS-7.5, which permits single family residential development and associated land uses with a minimum lot size of 7,500 square feet. A Historical Overlay District is located over the portion of the project site where Redwood Lodge is located. The MV 2040 General Plan land use designation for the project site is Single-Family Residential2.

The site has four existing houses, the Redwood Lodge (160 Corte Madera A venue), the Living Doll House (144 Corte Madera Avenue), and the Trixie Cottage (178 Corte Madera A venue) along Corte Madera A venue, and the Tillicum Cottage (9 Eldridge A venue) located along Eldridge A venue. The Redwood Lodge is a designated historic structure by City of Mill Valley.

The surrounding uses are residential on all sides.

PROPOSED ZONING -PLANNED DEVELOPMENT AND HISTORIC OVERLAY

Planned Development Overlay The proposed zoning for the site adds a Planned Development Overlay to the RS-7 .5 zoning. The reasoning for this is the constrained nature of the site, with the historic structures and the Presidio del Corte Madera Creek and associated creek setback requirements running through the property, and the applicant's desire to do an overall master-planned site design. The PD overlay allows the applicant flexibility in their development while still meeting the intent of the underlying Zoning regulations. One of. the main areas of needed flexibility from the development requirements is the Floor Area Ratio, Specifically, the FAR calculated for the entire project is well below what is allowed for the total site size. However, two of the sites individually are 'over' FAR while the other three are under the allowed limits.

Similarly, the interior setbacks for some of the garages/second unit structures do not meet Zoning requirements. Most of the requested flexibility is for setbacks within the project, and thus avoid impacts to outside property owners. All exterior setbacks and all but one

2

setback with adjacent properties outside of the project parcels are met. The applicant is requesting an approximately three foot interior setback for the Redwood Lodge garage where 15 feet is normally required, due to the creek location/ setback requirements and the proposed fire tum-around on the property. This garage is at the base of a steep slope and the walls closest to the property line are just over 3 feet above natural grade (See A1-2.4).

A full analysis of Zoning Compliance for the original project is included in the draft EIR in Chapter 4. This analysis is generally consistent with the Rehabilitation Alternative, with the exception of the discussion below under Creek Setback.

In prior Commission meetings, there was support for the concept of the PD overlay, and staff feels the PD Overlay is appropriate given th~ complexity of the site and the desire to 'mater plan' the project. There were also several public comments in support of this. The Commissioners agreed on the importance of aesthetics, preservation of biological (redwoods and creek/water) resources, and cultural resources (historic structures).

Historic Overlay. In addition to the Planned Development Overlay, the Redwood lodge (which encompasses two parcels) has a Historic Overlay. Staff is recommending, and the applicant has indicated that they are receptive to, adding the Historic Overlay to the entire site. Staff is recommending this as the draft EIR identifies the structures at 9 Eldridge and 178 Corte Madera as historically important structures, and also identifies the many pathways and bridges that the site has as contributing to the cultural resources on the site. A Historic Overlay for the entire site is therefore appropriate to protect these resources.

Creek Setback Ordinance The Creek Setback ordinance requires a 30-foot from top of bank setback for new structures. Existing structures within the setback are allowed to remain and be maintained as existing non-conforming structures. Sheet A0.1 outlines the creek setback and, in yellow, proposed construction.

There are two new structures with construction proposed within the creek setback. The first is construction of a portion of the Redwood Lodge which was recently removed. This portion, at the north side of the structure, was removed to facilitate emergency repairs to the creek completed in 2012. The foundation for this proposed construction is in place.

The second proposed construction is within the existing building footprint for 9 Eldridge. This addition is on the upper floor, and does not change the footprint of the structure, but will likely require new foundations within the creek setback zone.

DESIGN REVIEW

At the last Planning Commission Study Session (2010), the commission expressed general support for the Planned Development Overlay, but wanted to see environmental review and alternatives.

3

Staff has identified the following project design features that the Commission may choose to address further in the Study Session, and which Staff will review further at the time of the Design Review submittal:

• Protection of the redwood trees during construction and in regards to the foundations and roots. The proposal does not propose the removal of any redwood trees, and the applicant had previously submitted an arborist report for the original proposal. Staff has requested it be updated to reflect the current state of the trees, current proposal, and any changes to best practices.

• Proposed construction with the creek setback. No new footprints are proposed within the creek setback, and, given the desire to maintain these structures due to their historic nature, staff feels the minor construction associated with additions is acceptable. In addition, some construction for the Redwood Lodge is required to rebuild the portion that was removed. The draft EIR found that these additions will not negatively affect the health of the riparian areas or creek.

• Heights of the structures, some of which exceed the City's height requirements. The heights that do not meet height limits include: the garage for the Redwood Lodge (See Sheet A1-2.4, 17' vs. 15' height limit for accessory structures); the height of the main structure on Lot #3 (See Sheet A3-1.3); and the height ofthe main structure and garage on Lot #5 (See Sheet A5-1.3).

Again, some of these would be well within the "overall project's" 30-foot double setback requirement and impact mainly the parcels within the proposed project, which should be a consideration Within the flexibility of the PD overlay.

• Impervious surfaces in regards to the increased amounts of run-off. Drainage plans will mitigate this increase and will be reviewed during Design Review.

• Stormwater quality both during construction and post-construction to ensure the City maintains high water quality standards. ·

PUBLIC COMMENTS Staff has received one comment at the time of this staff report, included as Attachment 3.

ATTACHMENTS: ATTACHMENT 1:

ATTACHMENT 2: ATTACHMENT 3:

APPLICANT'S PROJECT DESCRIPTION AND SUPPLEMENTAL MATERIALS PRIOR STUDY SESSIONS MINUTES AND STAFF REPORTS PUBLIC COMMENTS

4

Project Coordination Meeting- Thursday July 27,2006

Redwood Lodge - ~11 Valley Location = Arroyo Corte Madera del Presidio Creek (160 Corte Madera). Property Owner & Applicant: Peter and Mimi Buckley Consultants: Brent Zacharia, Clearwater Hydrology, Alice Rich, and Scott Hochstrasser, IPA, Inc.

Site Location/Surroundings

The proposed project site is located on the on the north side of Corte Madera Avenue, west of its intersection with Eldridge Avenue. The 2.57-acre site is one large unusual parcel with frontage on both Corte Madera Avenue and Eldridge Avenue and is currently developed with 4 homes and various outbuildings. Arroyo Corte Madera del Presidio Creek runs through the entire site and has been contained in a concrete channel for over 75 years. (See photos attached for various reaches of the channel.) Existing homes; Redwood Lodge and Eldrige House take access from Eldridge Avenue; existing Doll House and Nixie house take access from Corte Madera Avenue.

Surrounding land uses include single-family residential uses to the north, south, east and west.

PROJECT DESCRIPTION: The project proposes to allow the subdivision of the 2. 57-ac·re site into five parcels. The new property lines would create a parcel for each of the existing developed home sites. One new home site would be created where historically a private tennis court has existed. Each of the 4 lots with existing homes would be re-developed with a new single­family detached residence and a detached garage/accessory and the new tennis court lot would be developed with a new dwelling unit and a detached garage/accessory unit.

KEY: Creek and Water Qua~ity: The applicant's plan, based on current biological analysis, is to leave the creek channel un-touched and "as is". However, the Redwood Lodge building sits directly ~djacent to the creek. One small corner of the building actually extends beyond the existing concrete channel over the creek (See attached photos Corner of Lodge in Bank and Corner of Lodge in Bank 2.) The plan is to remove the Redwood Lodge building from its current location and build another new home that would be set back from the creek channel wall. The plan also includes demolition of the other 3 houses that existing, none of these buildings actually encroach on the · creek channel. Each of the 4 existing developed sites would be redeveloped,_ generally, in the existing building footprint areas. The 4 replacement buildings and one new home would be set back from the creek as far as it is possible given other constraints on the site.

Best Management Practices Removal of the Redwood Lodge (RL) building would, of course, include removal of the portion of the building encroaching on the creek. The plan includes the following best management practices for removal of existing buildings and construction of replacement buildings:

1. All demo work _over the creek would be done by hand. No change to the existing concrete channel wall would be made. Wood portions of the RL building would be sawn off and the remainder of the house would be removed landward on the site away from the creek.

2. To avoid debris or dust from reaching the creek channel and water, as a result of the house removal, the work would be done in the dry season, the channel would be protected with plastic sheets pulled between the two creek bank walls. The sheets would be used to catch any debris or dust that might escape the site resulting from demo and reconstruction.

3. Contractors removing the RL building and other buildings on the property would be specifically instructed not to use any heavy equipment in the creek channel or in the immediate setbacks. Use of power equipment would be limited to areas landward of the creek walls and all debris removal would be taken landward to the street and trucked away from the site.

4. A fisheries biologist would be on-site to monitor the building removal and replacement at the RL and the other developed house sites located near the creek channel.

Limits of Re-deve~opment

The proposed re-development generally locates new structures in the same location as existing structures to avoid disturbance of the existing park-like nature of the interior of the property. The project includes a rezoning to planned district. The rezoning would allow maximum flexibility for building side and front yard setbacks, allowing for new buildings to be set toward the street frontage and away from the creek channel to the maximum extent feasible. To minimize site disturbance, the applicant has chosen to remove existing deteriorated buildings and replace them with new buildings in generally the same location. Existing accessory buildings close to the creek will also be removed and replaced. The project goal is to retain all heritage trees and mature landscaping, as well as the creek and its channel undisturbed, in their existing natural states. In addition, building mass and bulk on the site would remain generally where it has historically been, thereby minimizing potential new visual impacts.

The proposed site plan has been designed to locate structures on previously developed or open areas, such that disturbance to the natural features of the site, including the creek, its channel, redwood trees and other foliage are undisturbed. The interior of the site is further protected by the proposed location of traffic circulation and parking areas around the perimeter of the site. To avoid development of additional impervious surfaces, re-use of the existing travel ways and parking areas is proposed. (See the attached ~concept" site plan.)

City staff has reported to the Mill Valley Planning Commission that, in their opinion, the proposed rezoning would accommodate redevelopment of the site, consistent with the surrounding existing neighborhood, maintaining its historic Mill Valley setting. The proposed density is not only consistent with the density of the surrounding residential neighborhood, but also with the goals and policies of the Mill Valley General Plan.

STUDY SESSION

DATE: September 13, 2010

TO: Planning Commission

FROM: Amber El-Hajj, Associate Planner

SUBJECT: 160 Corte Madera- Tentative Map, Rezoning, Design Review- Scott Hochstrasser, Applicant- APN's 029-042-52 & 53, 029-051-07, 10, & 11- File DOS-3244

The proposed project has been heard by prior Planning Commission's on 10/10/05 and 5/29/07 and the minutes from those meetings are attached. Since those meetings staff had broken the proposed project into two phases. The first phase and items for discussion at the study session will be the Tentative Tract Map, Rezoning the property to a PD, the correct level of Environmental Review, and Design Review in the sense that building envelopes will be established for the redesigned lots. The Planning Commission will not be addressing specific house designs as that will be done in the future by either the current property owner or a future buyer of the individual lots. l

The applicants have placed stakes along the creek setback on the property so that the Commission can see the portions of the property that are encompassed by that setback. The applicants are proposing PD zoning in an effort to achieve shortened side yard setbacks to move the proposed building envelopes outside of the creek setback as much as possible.

Attachment 1: Minutes from the May 29,2007 Planning Commission meeting. Attachment 2: Minutes from the October 10,2005 Planning Commission meeting.

MILL VALLEY PLANNING COMMISSION

MINUTES

REGULAR MEETING OF MONDAY, SEPTEMBER 13,2010

COUNCIL CHAMBERS, CITY HALL, 7:00PM

26CORTE~ERAAVENUE

PLANNING COMMISSION MEMBERS

CALL TO ORDER: 7:00PM

John McCauley- Chair Heidi Richardson - Vice Chair Chuck Utzman Barbara Chambers David Rand

ORAL COMMUNICATIONS: Time for comments from members ofthe public on issues not on this Planning Commission agenda. (Limited to 3 minutes per person.) None

PLANNING AND BUILDING DIRECTOR'S ORAL REPORT: Report on items being considered by the City Council. Director Moore stated he would like to have a schedule discussion after the meeting.

LIAISON REPORTS: None

APPROVAL OF MINUTES: None

APPROVAL OF AGENDA: It was M/s Richardson!Utzman to approve the agenda. The motion was approved 5/0.

PUBLIC HEARINGS:

NEW ITEMS:

1. 19 Corte Madera Avenue - Robertson - Design Review, Conditional Use Permit & Variance- File No. 3804 (El-Hajj)

A public hearing to consider the application of The Woods Music Hall (Ged Robertson) for a Conditional Use Permit to change the use of an existing commercial building used for community events into a music venue and cafe, a Design Review for minor modifications to the front fayade of the building, a Parking Variance for 11 parking spaces, and a Negative Declaration. The permits are for the first floor of the Mill Valley Masonic Lodge on an existing parcel owned by the Mill Valley Masonic Lodge.

Planning Commission 1 APPROVED

9/13/10

This item has been continued to the September 27 hearing date.

STUDY SESSION:

2. 160 Corte Madera Avenue- Hochstrasser for Buckley- Design Review, Rezone, EIR & Tentative Map- File No. 3244 {El-Haji>

A study session to review a proposal to rezone the existing RS-7.5 lots and add a Planned Development overlay and a Tentative Map to reconfigure and establish building envelopes for the 5 existing lots. The Study Session will also provide an opportunity to discuss the scope of environmental review for the project. The project also includes the removal of 3 existing houses and possibly the Redwood Lodge. The project site includes five parcels which currently contain 4 structures known as 178, 160, and 144 Corte Madera and 9 Eldridge. The combined site is 2.57 acres and is owned by Peter Buckley (Assessor's Parcel Numbers 029-042-52 & 53 029-051-07, 10, & 11 ). The study session will include a review of the proposed site plan and discussion of the environmental review, PD rezoning, building envelopes, and Tentative Tract Map.

Associate Planner El-Hajj gave a detailed over view of the project. She explained the history of the lots, discussed the PD re-zoning and the historical elements of the lodge. She stated that Staff is looking for direction on determining an environmental review process. She answered questions from the Commission regarding the creek setback, other PD zoning examples, the environmental review process, design review issues and historical zoning overlay.

Scott Hochstrasser, environmental planner, gave a detail timeline and description of the project. He discussed issues regarding the historical overlay zoning and the importance of tree and creek preservation to the oWners. He gave a thorough explanation of the channeled creek and the issues regarding building setbacks. He further discussed the affordable housing, cultural significances, the Corte Madera A venue road way boundaries, hydrology studies and the arborist report. He stated the main issue they have left to study is the cultural resources aspect. He stated they would be adding only one unit to the overall project therefore he doesn't feel a traffic study is necessary. He answered questions from the Commission regarding flood zone elevations, setback issues, square footage of the proposed homes, the 2nd unit on lot 5, historical significance of the bridges and stone work, parking requirements and fire truck turnaround issues. He clarified that the owners love the lodge very much and would like to renovate the lodge if it's structurally possible rather than tearing it down. He stated that that determination has not been studied yet.

Commissioner McCauley opened the public hearing.

John Leonard, 49 Molino, stated the Mill Valley Historical Society has a significant interested in the cultural importance of the Redwood Lodge property as a whole and the structures on it. He feels the cultural resources report will be very impbrtant to gauge whether any structures can be saved. He feels that the total square footage of the proposed project verse the existing is important to study as you will see an increase in density. He would like to see the cultural report before the Commission decides on the re-zoning to a PD.

Planning Commission 2 APPROVED

9/13/10

Helen Rutledge, 167 West Blithedale, stated she has great faith that the Buckley's will do a magnificent job within what ever perimeters the Commission decides. If you could see his property up on Fern Canyon then you could see the taste and great care he has for the environment. She said when the project starts she will put ear plugs in but she feels he has the right to tastefully develop his property.

Elizabeth Levy, 126 Corte Madera Ave, questioned if you do not grant a PD then the property would have to be built up the property to the current codes. She inquired if you could build on the current footprint and if so then how many houses could be built without being located in the setbacks. She feels the applicant should have to respect the codes like all the neighbors had too.

Dudley Smolen, 8 Eldridge, stated that the minutes from the previous meetings were well documented and has strong factors that this Commission should take into consideration. He feels the whole of this project are great than the sum of its parts. He stated there could be lots of extra units and an extra 10-12 cars in this area. He feels the added units will significantly add to the traffic issues. He has concerns that the project is over built in an heritage area and is concerned with noise in the canyon.

Sandy Ross, 76 Lee St., stated that the owner has been very patience. She stated he suffered a nasty campaign against his first proposal for the small Greenwood school to be located there. She stated a lesser person would have sold the property to a developer who would have maxed out the site with 11. homes. She stated to only propose 5 homes here is very generous of him. She feels the PD makes sense but feels it's unfortunate that there are not more second units Mill Valley needs them. She feels the City is getting a very well planning our proposal with so many studies as Mr. Buckley has done. She feels the project is beautiful and stated the creek has been moved many times and has now been channeled. She feels the existing buildings are old and dilapidated.

Erdmuth Folker, 183 West Blithedale, agrees with everything Sandy has said and feels the owners have done a wonderful job. She would love to seem him continue on with his project.

Liz Fain, 244 Corte Madera, stated she concurs with the two previous two speakers. She feels the applications have done a thorough and sensitive project. She feels someone will develop the property and it's really important that it's done in the most harmonious way with attention to the environment and in the character with Mill Valley. She feels some of the structures are a mess and need to be tom down but when rebuilt by the Buckley's it will be beautiful.

Carol Simon, 147 West Blithedale, is one of the small lots on West Blithedale. She agrees with the three previous speakers and feels if these lots are going to be-developed then Mr. Buckley is the right one to do it. She likes his plan and feels it will positively impact her property. She feels the PD zoning will give the neighborhood confidence in what will be going in. She hopes no more units would be permitted other than what is proposed today.

Bob Emrich, 173 Magee, remembers when the Buckley's first bought the property and everyone has so many fears about what was going to happened. He has seen what they have done up on

Planning Commission 3 APPROVED

9/13/10

Fern Canyon and feels its park like. He feels they have downsized this project so much to 5 houses which is pretty much what is there now. He feels they have done their research and fears if this doesn't go through a developer will push for more. He urges the Commission to push this through.

Chris Barnes, 181 Magee, stated he walks past this site everyday and feels very fortunate to have Buckley's own and develop this site. He agrees that if you don't approve the project and they sell the lots, the City will pay the price.

Erica Kelly, 186 Corte Madera, feels incredibly lucky to have the Buckley's own this property and hopes the City doesn't let this opportunity go buy.

Stephen Mansfield, 222 Corte Madera, commend the Commission on being very thoughtful and respectful. He stated it makes him feel very proud .ofMill Valley. He feels this couple is trying to develop 5 nice craftsman style homes instead of the dilapidated structures that are there now. He would love to see these developed and work with the applicants. He feels it's important to Mill Valley.

Mr. Hochstrasser stated he is actually blown away by all the comments. He commented on the noise issues and stated that in CEQA it isn't if the issue has an impact but rather if it is significant and adverse. He answered questions from the Commission regarding effective lot areas, the creek impacts and mitigations.

Commissioner McCauley closed the public hearing.

Commissioner Utzman state his main issue has been the creek setback. He doesn't think it's likely that any of these buildings will be saved. He feels that this applicant must be treated like everyone else and if the structure has to come down it will have to be built to current codes. He · feels the channeling creek is a funny situation but 30' is measured to the edge ofthe wall. The 30' creek setback is the determinate thing for him and is not comfortable with lot 1 & 2 lot line. 'i But then the trees get in the way. He thinks we should look at these like brand new lots and the building envelopes need to comply with the setback requirements. He is not comfortable with lot 1 and 4 as they are located in the creek setback. He is concerned about losing all but one of the 2nd ~ts. It would increase the amount of traffic but would like to see more proposed. In general he doesn't think the FAR is too large as these lots are very big. He clarified that if this property were rezoned to a PD the conditions of approval should allow additional second units in the future.

Commissioner Rand stated he was struck by the uniqueness of these lots when he walked around. He commented that this lot is entirely a heritage lot. He was struck by the efforts looking at the guidelines and rules about square footage and F ARs. He feels that the lot is a unique animal and needs to be treated as such. He stated that the process has been going on for 5 years and feels we owe it to the applicant to make a decision. He feels the PD zoning is appealing to him and it will be compelling. He stated that the fact that they fit all these houses on the lots without removing one redwood tree is remarkable. He feels our job to be critical of the project but also to be supportive and encourage these types of projects. He is still puzzled by the creek wall and feels

Planning Commission 4 APPROVED

9/13/10

leaving it alone to fall down is troubling. He would like to take advantage of the fact that it's will be a PD and move forward with this project. He feels that minimization on this lot is critical for this site in regards to adding more second units. He respectfully disagrees with increasing the number of 2nd units. He would like know if the Redwood lodge can be moved out of the setback if it has to come down and if the distance can be increased on lot 4 to move away from the creek.

Commissioner Richardson stated she has similar concerns with lot 4 as it's really in the creek setback. She is concerned about the walls and the channelization. She would to like to see a real historic analysis of the Redwood lodge and the feasibility of maintaining it. She feels that is what the historical overlay is all about and doesn't feel we have very many of these important sites left. She feels it's very important to the community as well. She stated the little doll houses and the lodge together are the whole historic heritage character of the lot. She feels the study will be important to bring out these issues. She feels the entry gate is lovely. She feels the problem with lot 4 is the driveway and is why she asks the questions about the fire access. She agrees that if the Redwood lodge can not be saved then the lot needs to be adjusted. She is guessing it would have to be structural issues why it couldn't be saved. She does think the FAR and lot sizes are apart of the conversation. She can agree to a PD zoning but not with this map as the lodge is in flux. She would like to understand the cut & fill numbers for the sidewalks and driveway next time around. She is concerned about the fire turnaround in the creek setback.

Commissioner Chambers agrees with Commissioner Rand and thinks this is an incredibly sensitive use of this whole parcel. She was stunned on how small the house proposals were with this size of lots. She feels the PD is the only way you can do this project and it wouldn't work any other way with the creek and the trees. She thinks it's a very nice use of the land and thinks it's great that only 3 bay trees are coming out. She stated her only issue is on the lodge as she feels it will be very hard to save. She feels that if you find that you can't save it then she would .like to see it come out of the setback if possible. She feels some infringement on the creek setback on this particle site could be okay. She feels lucky to have this developer like this that cares so much about this land and that proposes such nice small homes on this very lot parcel. She thanked the applicant for the great application.

Commissioner McCauley thinks the main issue is what is happening with the lodge. He thinks through the environmental review process these questions will be addressed. He stated once that is determined then the Commission could focus on each of the footprints and how you feel about the sense of development. He doesn't think the proposal of 5 units is an over intense use but at the same time he does want to understand that if we didn't go with a PD that you don't get to knock down a bunch of redwood trees. He would like to see a comparison on both zoning scenarios. He agrees that it is a stunning piece of property and encouraged the applicant not to wait too long before coming back before the Commission.

Commissioner McCauley summed up that the Commissioners all agree on the first 4 items of importance that include esthetics, biological resources, cultural resources, hydrology and water quality. Other issues form the Commission and the community would include transportation, traffic, geology and soils.

Planning Commission 5 APPROVED

9/13/10

Commissioner Utzman is concerned about the public benefit of not getting second units. He doesn't think it's too dense to add the units and the only concern is the traffic so he would like to have a traffic study.

Commissioner Rand respectfully disagrees that this is a public resource as it is private property.

Director Moore explained that there has not been an environmental determination that this project will need an EIR. He explained in depth the initial study impact report and the rational for the process.

Commissioner Richardson stated that the garage on north property line is not appropriate.

All the Commissioners support the PD re-zoning but Commissioner McCauley stated he will need to sees the alternatives before he can make a decision.

Commissioner Chambers stated that if you have to take down 5 trees to move a structure out of creek setback then she would not support it.

Commissioner Chambers, Utzman and Rand would not require a traffic study if five 2"d units were added to the 5 houses.

It was M/s Utzman/Richardson to adjourn the meeting at 10:30pm.

Any decision made by the Planning Commission on the above items may be appealed to the City Council by filing a letter with the Planning Department within 10 calendar days describing the basis for the appeal accompanied by the $250 appeal fee.

Planning Commission 6 APPROVED

9/13/10

21. To avoid inspection delays by the Fire Department, all requests must be made at least 48 hours in advance.

22. The applicant shall comply with Uniform Fire Code requirements relating to the clearance of flammable brush and weeds. A minimum clearance of 30' from structures and 1 0' from roads and property lines shall be maintained. (For details contact Jeff Davidson, Fire Marshal at 389-4130.)

EXPIRATION OF APPROVAL: 23. This approval shall expire one year from the effective date of approval. Prior to the

expiration of the variance approval, the applicant may apply to the Director of Planning and Building for an extension of one year from the date of expiration. Not more than one, one­year extension may be granted. The Director of Planning and Building may make minor modifications of the approved variance at the time of extension if he/she finds that there has been a substantial change in the factual circumstances surrounding the originally approved setbacks.

24. Ifbuilding permits are issued during the effective life of this variance approval, the expiration date of the variance approval shall be automatically extended to concur with the expiration date of the building permit.

CONTINUED ITEMS:

2. 160 Corte Madera - Design Review, Rezone, Tentative Map, Second Unit Permit. Floodplain Development and Environmental Review- Buckley- File No. 3224 (Schaar)

A Study Session to discuss the applications for Design Review, Rezone, Tentative Map, Second Unit Permit, and Floodplain Development in connection with a project that consists of 4 new residences, of which 3 have Second Units, and the restoration of the historic Redwood Lodge. The scoping of the Environmental Review will also be discussed. Since this a Study Session, no formal action can be taken on this project at the meeting.

Associate Planter Schaar presented the staff report and answered questions from the Commissioners regarding Historic Overlay Zoning, creek setbacks and the EIR process.

Scott Hochstrasser, presented the project and answered questions from the Commission regarding max FAR with and without counting the creek area, creek setback, architectural significances ofbuildings, and reasoning for the proposed additional pedestrian bridges.

Chairperson Campbell opened the public hearing.

Doug Ferguson, 76 Eldridge, stated he likes that there is a model of the proposed project but he could not tell where the existing homes are.

Planning Commission Minutes 6 APPROVED

5/29/07

Leslie Reiber, 125 West Blithedale, thanked the architect for addressing the issues of the neighborhood.

Marilla Pivonka, 121 W. Blithedale, agreed with what the previous speaker said. She feels that Mr. Buckley has been very generous and hopes the project will go through easily.

Mary Roberts, 188 W. Blithedale, stated she attended the neighborhood meeting and would have liked to have the entire Blithedale canyon noticed next time around. She feels the project will bring bottleneck traffic, traffic and noise. She inquired about how long the construction will last. She is concerned about fire safety. She feels that the traffic congestion will be greater over a period of time and the neighborhood will have to live with it. She wants to know if the City has the infrastructure for an additional 8 units.

Heather Soicher, 143 W. Blithedale, would like the intersection of Eldridge and Corte Madera to be addressed and kept walk-able.

Peter Goetz, 60 Eldridge, feels it is a beautiful project but as the potential to be a real big impact on the people of Blithedale canyon. He feels the project is located right at a chocking point. He has concern with all the construction this project will require and feels that a lot of attention will be needed on the construction management. He feels it will be a wonderful project.

Elizabeth Levy, 126 Corte Madera, stated her main concern is traffic on Eldridge and feels it's a very dangerous intersection. She has concerns about losing street parking as the existing is already full. She also has concerns with the extra units on Eldridge and suggested going back to having the units on top of the garage.

Jeff Levenberg, 295 Corte Madera, feels this is a great project and was opposed to having a school there. He feels the use of the project is right on the money and is the best use of the land. He stated he can't think of a better way to configure the lots than what is proposed.

Sonia, 187 W. Blithedale, feels the construction truck traffic is bad now and feels it will become much worse with this project. She wants to know where they are going to park. She stated that Corte Madera A venue is located on the property and wants to know if the applicant is going to move it off the property. She feels it's such a beautiful area and it would be nice if the public could access the creek area.

Jeremy kelly, 186 Corte Madera, commend the applicant on everything that is being done and stated that his wife and him are happy.

Architect replied that they are not moving Corte Madera Ave but will be proposing a Lot Line Adjustment to make it consistent.

Commissioner Utzman inquired why two foot bridges are needed.

Architect replied to access the garden area and for convenience.

Planning Commission Minutes 7 APPROVED

5/29/07

Chairperson Campbell closed the public hearing.

Commissioner Markoff thanked the applicants and the public for their comments. She stated that this application continues to be an interesting and great project and feels it is very nicely done. She reminded those that spoke that a construction management plan with all City departments input will be required. She appreciates that the creek setback issues are being discussed but would like to look at a scheme without building into the creek setback. She has some issues with lot 3 and lot 4. She stated the location of the old garage doesn't make sense as something to rebuild. She feels the current access road makes sense as the current road. She has some issues with an impervious road in creek setback and would like to see some analysis.

Architect stated that they will keep the cars on the perimeter and feels any environmental issues could come out in the EIR.

Commissioner Markoff commented that lot 2 is located mostly on the exiting footprint. She inquired if the applicant looked at putting the garage in another location.

Architect stated yes but the garage on the road seems most appropriate and stated it's a balancing act of impacts to the street and the creek.

Peter Buckley, owner, stated there has been a culvert here for over 50 years and doesn't feel the creek will be impacted negatively.

Commissioner Markoff feels the project is really about 8 structures and wants to be clear to refer it as such. She is still struggling with lot 3 and feels the house needs to be smaller and more site specific. She feels the applicants are doing a great job and will come out well in the end.

Commissioner Cavagnero agrees with the thoughtful process and likes the design from the architect. He stated he lacks comfort with the demolition of the 3 existing houses as they seem to have general architectural significance. He stated he is very uncomfortable building new structures in the creek setback and is not comfortable with removing heritage trees. Some goals are really cool. He would like the applicant to look at the big picture and ask what does the community receive as a benefit for the variances? He would like to know how the applicant is deriving at the FAR stated. He would like to see public access to creek and the public open space preserved.

Commissioner Utzrnan feels it's a nice presentation and feels this site is very sensitive. He shares lots of Commissioner Cavagnero 's concerns and feels he would be a lot more comfortable with the project if the applicant made some significant public contribution. He likes the public access ideas but understands that a pathway throughout all the houses wouldn't work. He feels the construction process will be changeling. He would like to know what the renovations to the lodge would be. He feels the roundabout is very awkward and he doesn't like building in the creek setback. He feels Lot 2 would be reasonable to put in a second unit. He would like to see traffic veer away from the roundabout and is not comfortable with new construction in the 30' creek.

Planning Commission Minutes 8 APPROVED

5/29/07

Commissioner Parton feels there is a lot to balance on this project would like a fairly rigorous approach taken to achieve this. She has the same concerns about the 30' creek setback and feels the applicant has come a long way to protect the heritage trees. She has concerns with the right kind ofbalancing act. She feels the charm of the dwarfed cottages is beautiful and that the site needs to be protected. She requested that the applicant go further with their development goals. She suggested maybe village type concept to really respect creek. She feels the road should be kept away from the setbacks.

Commissioner Campbell thanked the applicants on the excellent presentation and for moving the project .along. He has problems with lot 3 and 4 but could see them working with some tweaking. He feels it is wonderful approach but should stretch it further.

Commissioner Markoff stated to come back with a new approach that has no creek set back issues.

Commissioner Parton commented on the village approach but doesn't think the mapping and rezoning works. She suggested maybe groupings or more then one house on a site. She suggested that lot 3 might be undevelopable and could possibly be used for open space. She feels the project she see's in front ofher is a plan to maximize economic profit. She would like to see how these properties could be developed without any variance requirements and more progressive. She likes the sustainable approach but would like a tighter approach with more open land.

Summary: • Construction management plan - include bottleneck traffic for Eldridge, creek protection,

water, parking noise, traffic and bring back as part of application • Design - no variances and more site specific design. If you do come back with variances

then there needs to be a clear reason why or show public benefits. • More diligent study to losing cultural resource of existing buildings. • Additional unit on lot 4 is not appropriate • Lot 3 is not necessarily developable. Possible public creek access • Would like to see the cultural aspects included in the EIR. Ifil's in a HO zoned then

provide a study. • Study of what is being salvaged, removed, restored if 50 years or older.

Commissioner Cavagnero would like to see the foundations of lots 3 & 4 to be additions to existing structures not new.

Commissioner Utzman regarding lots 3 & 4, if they came back with something sensitive to the sites he would be ok with a front yard setback.

Commissioner Parton feels the trees are a big challenge but feels the balancing is pretty good.

Commissioner Campbell stated the applicant needs to provide a study that proves removing existing structw:es and foundations make sense. He would like to figure out the overall FAR and deduct access road areas.

Planning Commission Minutes 9 APPROVED

5/29/07

Chairperson Campbell closed the hearing.

3. 75 Tamalpais Ave- Design Review and Variance- Pham- File No. 3408 (Schiefer)

A public hearing to consider the revised applications filed for Design Review in connection with the residing of the existing house and addition of floor area. The size of the existing upper level is proposed to be increased 83 sf from 1 ,023 sf to 1,106 sf. The area below the existing house is proposed to be enclosed and converted to a new 1,074 lower level. The overall floor area would be 2,180 sf. The proposal also involves raising the roof of the existing home approximately 2'. A height variance is required to permit a strip of the downhill portion of the new roof located in the single setback to be 27.5' in height where a maximum of25' is permitted.

Associate Planner Schiefer presented the staff report.

Arch- tried to minimize down spouts so flat roof. Based on the plans from DPW. Preffered pipes along topo. Light pollution- photos. Glazing, translucent film. Sustainable wood cedar.

AM- sunshade itself is not above the height limit. No

Chairperson Campbell closed the public hearing as no wished to speak.

Commissioner Cavagnero is concerned with the two roofline views from Tamalpais Ave. and doesn't approve of the white gravel roof. He suggested a slightly pitched roof and has issues ssues of cross canyon, glazing. Is ok with variance. ·

Commissioner Markoff- thank you for coming back and addressing issues. Like it then and likes it now. Nice desing and extent of addressing issues. To drain will have to tilt. Maybe not so white. Looks forward to it being built. Adds design quality to use more fire restiant materials. Justification of variance- she worked out and as nb's don't have issue then okay.

Commissioner Utzman stated his only comment last time was with fire restiant and migigated nicely. Issue with white roof . .

Commissioner Parton stated it's a very attractive design and is fully in support of the project. Agrees with removing bamboo. Presentation to street will be nice, modest size home. Nice home and well done.

Commissioner CaiJ1pbell stated the applicant did nice job and echoes Commissioner Markoff and Commissioner Markoff comments regarding toning down the white roof. He supports the height variance.

It was M/s Parton!Utzman to:

Planning Commission Minutes 10 APPROVED

5/29/07

TO:

FROM:

SUBJECT:

STAFF REPORT

Planning Commission DATE: October 10, 2005

Diane Henderson, Contract Planner( f { -

Study Session to review and comment on a proposed residential development to allow five single-family detached residences and five accessory dwelling units at 160 Corte Madera A venue, Assessor's Parcel Numbers 029-042-52 and 53 and 028-051-07, 10 and11.

RECOMMENDATION: · That the Planning Commission review, hear public testimony, discuss, and provide comments to the applicant and staff on the proposed project.

INTRODUCTION: The purpose of this study session is to allow the Planning Commission to review the development proposal and provide direction to the applicant regarding site planning parameters at an early stage in the process. The meeting will provide an opportunity for the applicant to present the constraints that have impacted the design of the site; allow the public to provide input; and give the Commission the opportunity to expFess what they are willing to consider with regard to development of this site. Specifically, the Commission should consider whether the proposed density and site layout are appropriate for this location.

No formal action (i.e. approval or denial) will be taken at this meeting; rather, initial comments on the proposed project will be given by the Planning Commission. A time for public input is part of the study session. Items for discussion at this study session include: zoning, density, parking and circulation, setbacks from the property lines and the creek, and land use and design compatibility with the neighborhood. The plans that the Commission is reviewing at this time are still conceptual in nature; further refinement will take place as the project proceeds through the application process and the Commission will teview more detailed plans at public hearings for the project.

In order to best provide direction to the applicant and staff, it would be appropriate for the Commission to focus on answers to the questions raised in the Issues section of this report.

SITE DESCRIPTION/SURROUNDING LAND USES: The proposed project site is located on the on the north side of Corte Madera A venue, west of its intersection with Eldridge Avenue. The 2.57-acre site is an unusually large parcel with frontage on both Corte Madera A venue and Eldridge A venue. Parcels 1, 4 and 5 would receive access from Eldridge Avenue; parcels 2 and 3 would receive access from Corte Madera A venue.

Surrounding land uses include single-family residential uses to the north, south, east and west.

PROJECT DESCRIPTION: The project proposes rezoning the site from the RS 7.5-HO (Single-Family Residential with an Historic Overlay) to the RS 7.5-HO-PD (Single-Family Residential with Historic and Planned Development Overlays) to allow the subdivision of the 2.57-acre site into five parcels. The new parcels would range in size from approximately 14,075 square-feet to approximately 37,700 square-feet, and each would be developed with a single-family detached residence and a detached garage/accessory dwelling unit. In addition, parcels 1 and 4 would each also have a detached workshop/studio.

Redwood Lodge would be renovated and the other three residences as well as the accessory structures currently located on the site would be removed. Four heritage redwood ~ees located in a cluster on parcel 3 are proposed to be removed.

The site plan has been designed to maintain and preserve the overall park-like character of this very unique property located just blocks from downtown Mill Valley, while creating a sense of community for the five homesites that will be created. The proposed site plan has been designed to locate structures on previously developed or open areas such that disturbance to the natural features of the site, including the creek, redwood trees and other foliage is minimized. The interior of the site is further protected by the proposed location of traffic circulation and parking areas around the perimeter of the site .

•

Although the plans are in a very preliminary stage, and architectural drawings have not yet been developed, the applicant has indicated that the structures will be designed in accordance with the guidelines and requirements outlined in the Mill Valley Residential Design Review Handbook. The Redwood Lodge will maintain its current massing, bulk and form. The new structures will be designed to fit with the overall character of the Redwood Lodge and the "eclectic California bungalow" character of the surrounding community. The residences and detached garage/accessory dwelling unit structures are likely to be two-story; the workshop/studio structures on parcels 1 and 4 are likely to be single-story. It is anticipated that all structures will be constructed predominantly of wood and will have sloping roof forms, likely gables, hips or sheds.

ISSUES: I. What is the appropriate zoning for this site? The applicant is proposing to retain the existing RS 7.5-HO zoning for the site, but add a Planned Development overlay. The effect that such a rezoning would have is that the underlying density and development standards would remain consistent with the surrounding neighborhood, while the planned district designation would allow flexibility to locate structures on the site such that disturbance to the natural features, including the creek, redwood trees and other foliage is minimized.

The proposed lot sizes exceed the 7,500 square-foot minimum and 60 foot minimum width of the RS 7.5 zoning district. The ten residential units on this site (five primary units and five secondary dwelling units) would reflect a residential density of approximately 3.9 units per acre.

Since architectural drawings are not yet available, the actual calculations for lot coverage, floor area ratio, height and building setbacks are not precisely known at this time. However, the applicant has submitted anticipated approximate figures for site development. The proposed development is anticipated to result in coverage ranging from 12% to 17% on individual parcels (where 40% is allowed.) The RS 7.5 zoning district would allow a maximum floor area of approximately 3,408 square-feet for the smallest parcel to 4,885 square-feet for the largest parcel, and a maximum building height of 25 feet. It appears, at this preliminary stage, that the proposed development of parcels will conform to the floor area maximums with the exception of parcel 5, which appears to exceed the maximum allowed floor area (please see discussion under Issue 7, below.)

The buildings would be required to have exterior yard setbacks of 15 feet and interior yards of one foot per I ,000 square-feet of floor area, with a minimum setback of five feet and a maximum setback of 15 feet. In addition, the Floodplain Management Ordinance requires a minimum setback of 30' from the top bank of the creek. If structures are rebuilt as proposed, where existing structures are currently located, it is likely that many of them would violate required setbacks of the RS 7.5 zoning district and the Floodplain Management Ordinance. However, rezoning the property to a Planned District would allow flexibility in setbacks, and could accommodate such encroachments (please see discussion under Items 3 and 4, below.)

The project would be required to provide two parking spaces plus one guest space per single-family residence and two parking spaces per accessory dwelling unit (units are proposed to be 900 square-feet in size). Information provided at this time indicates that parcel 1 would exceed this requirement, but each of the other parcels lacks one required parking space. However, it appears that there is adequate area on each ofthe parcels to accommodate all required parking on-site.

Staff believes that the proposed zoning will accommodate redevelopment of the site consistent with the surrounding existing neighborhood, maintaining its historic Mill Valley setting.

2. Is the proposed de11sity appropriate? As previously indicated, the proposed ten-unit development reflects a density of approximately 3.9 units per acre, which is less dense than the 5.8 units per acre that the surrounding RS 7.5 zoning allows. There are currently four single-family detached residences on the site. The proposed development would retain and renovate one of those residences (Redwood Lodge) and remove the other three, replacing them with four new primary residences, for a net gain of one primary dwelling unit on the site. In addition, each of the five parcels would have one detached secondary dwelling unit, consistent with the goals and policies of the adopted Housing Element.

•

The proposed density is not only consistent with the density of the surrounding residential neighborhood, but also with the goals and policies of the Mill Valley General Plan.

3. S/10uld new development be located generally in tile area of existing development, even ijtl1is means encroacflments into required setbacks? Strict interpretation of the RS 7.5 zoning would require 15' exterior yard setbacks and 14'-15' interior yard setbacks. However, as presently shown on the preliminary plans, new development on parcels 1, 2 and 4 would have structures encroaching into the required yards. Because the applicant is proposing to rezone the property to a planned development district, such encroachments may be considered by the Planning Commission.

The proposed development generally sites new structures in the same location as existing structures, many of which violate current zoning setback requirements. The applicant has chosen to remove existing deteriorated buildings and replace them with new buildings in generally the same location to preserve the unique park-like setting of the interior of the site. In so doing, heritage trees and mature landscaping, as well as the creek will remain generally undisturbed, in their natural states. In addition, mass and bulk on the site will remain generally where it has historically been, thereby minimizing potential new visual impacts.

4. Sflould struc:tures be allowed to encroacfl wit/lin tlu normally required creek setback? The project site is bisected by a meandering creek that snakes through the entire length of the property. The Floodplain Management Ordinance requires that structures be set back a minimum of 30' from the top bank of the creek. Because the existing structures on this site were built prior to the City having a creek setback standard, existing site development is within 30' of the top bank of the creek.

Proposed development would include encroachment into the 30' creek setback on all five parcels. In addition, the applicant is proposing to construct new pedestrian bridges to cross the creek at several locations throughout the project site, which would also be located within the required creek setback. Providing safe places for pedestrians to cross the creek would discourage alternate means of crossing the waterway, which could cause damage to the existing biotic resources.

Finally, there is an historic.portion of the creek in the southwest area ofparcell (which is referred to as the oxbow portion of the creek), which the applicant has indicated is no longer is an active part of the waterway. Do creek setbacks also apply to this area?

5. Is it acceptable to remove four l1eritage redwood trees from tlris site? Development of parcel 3 includes the proposed removal of four heritage redwood trees. The entire project site is forested with redwood .trees, many of which are heritage trees. It is the applicant's priority to retain as much of the tree cover and other vegetation as

possible. However, the proposed new residence on parcel3 is located such that four redwood trees would be removed. Based on the preliminary tree survey, the trees appear to be heritage trees. All other trees on parcel 3, as well as the remainder of the site, are proposed to be retained.

6. Is tile proposed layout for circulatio11 a11d parki11g, at the perimeter oftlte development, acceptable? The project site has been designed to limit vehicular circulation and parking to the perimeter of the site, thereby retaining the interior for pedestrian circulation only. The intent of this design is to preserve the historic park-like setting of the interior, by limiting potential disturbance.

Parcels 1, 4 and 5 would be served by a driveway from Eldridge A venue, which would generally be located in the area of the existing driveway along the northeasterly property line. Visitor parking would be provided in pullouts adjacent to the driveway, and a Fire Department tum-around would be provided between the residences on parcels 1 and 5. A tum-around would be provided at the terminus of the driveway at the northwest comer of parcel 1. Parcels 2 and 3 would receive access from Corte Madera A venue.

A series of easements would be created througho~t the site to allow common pedestrian access and activity throughout the interior of the property. By restricting vehicles to the perimeter, the creek, trees and flora on the site would be preserved.

7. Is it acceptable to exceed tlte maximum allowed floor area ill developing parce/5? The RS 7.5 zoning district would allow a maximum floor area of approximately 4,245 square.:feet for parcel 5. It appears, at this preliminary stage, that the floor area of the proposed structures for parcel 5 would exceed this maximum. As shown on the preliminary drawings, parcelS would include a 4,250-square-foot primary residence, a 600-square-foot garage, a 900-square-foot secondary dwelling unit and a 360 square-foot shed.

Although the Zoning Ordinance exempts 500 square-feet of garage space and 500 square­feet of the second unit from the total floor area, the proposed development of parcel 5 would still exceed the maximum allowed for this lot by 865 square-feet. Although the Commission has the ability to allow a greater floor area through the planned district process, it should be noted that the proposed residence on parcel 5 is by far the largest of the proposed new homes, and likely could be reduced in size, such that total development for the parcel would not exceed the maximum allowed floor area.

PUBLIC COMMENT: At the time of the staff report, no written public comment had been received. The applicant held a meeting with the neighbors to discuss the project on June 9, 2005, prior to submitting the preliminary plans to the City.

NEXT STEPS: Following the study session, the applicant will take the comments received on this project and prepare more significant plans and application materials, consistent with the direction provided by the Planning Commission. A second study session will be scheduled to review those plans, prior to formal application for project consideration.

Attachments A. Preliminary Project Application Materials

cc: Peter and Mimi Buckley Scott Hochstrasser

MILL VALLEY PLANNING COMMISSION

MINUTES

REGULAR MEETING OF MONDAY, OCTOBER 10,2005

COUNCIL CHAMBERS, CITY HALL, 6:30pm

PLANNING COMMISSION MEMBERS

26 CORTE MADERA A VENUE

Bill Crockett, Chair Maureen Parton, Vice Chair Antonina Markoff Fred Campbell Chuck Utzman

Commission Member(s) Absent: Bill Crockett

Planning Director Walsh, Associate Planner Schiefer, Associate Planner Semonian, Contract Planner Henderson and Planning Aide Uhl were present.

CALL TO ORDER:

Chairperson Parton called the meeting to order at 6:30p.m.

ORAL COMMUNICATIONS: Time for comments from members of the public on issues not on this Planning Commission agenda. (Limited to 3 minutes per person.) None

PLANNING DIRECTOR'S ORAL REPORT: Report on items being considered by the City Council. Associate Planner Schiefer reported that the appeal of Toast and 44 Bungalow has been approved. The council asked that the city look at conditions regarding parking in the downtown area.

LIAISON REPORTS: None

APPROVAL OF MINUTES: It was M/s CampbelV Markoff to approve the minutes of August 22, 2005 and September 12,2005. The motion carried 4/0.

APPROVAL OF AGENDA: It was M/s CampbelVMarkoff to remove item number 1, 29 Matilda, ·off the consent calendar. The motion carried 4/0.

PUBLIC HEARINGS:

CONSENT ITEMS:

1. 29 Matilda- Design Review- Linsteadt- File No. 3220 (Schiefer)

A public hearing to consider the Design Review for the demolition of the existing 1,104 sq.ft. residence and replacement with a new 1,840 sq.ft., 2 story residence with 1 car garage. The existing residence is setback 15'7"

1 Planning Commission Minutes 10/10/05

APPROVED

Any decision made by the Planning Commission on the above items may be appealed to the City Council by filing a letter with the Planning Department within 10 calendar days describing the basis for the appeal accompanied by the $100 appeal fee.

6. 160 Corte Madera I Redwood Lodge - Environmental Review, Rezoning. Conditional Use Permit, Tentative Subdivision Map and Design Review - Hochstrasser for Buckley- File No.3244 (Henderson)

A Study Session to consider the applications for environmental review, rezoning, conditional use permit, tentative subdivision map and design review. The project would involve rezoning the site from the RS 7.5 (Single-Family Residential) with an HO (Historic) Overlay to a RS-7.5-HO-PD, Planned Development District, to allow the subdivision of the 2.57-acre site into five parcels, each with a single­family detached residence and a detached garage/accessory dwelling unit. In addition, two of the parcels would each also have a detached workshop/studio. Redwood Lodge would be renovated and the other three residences as well as accessory structures on the site would be replaced. Four heritage redwood trees are proposed to be removed.

Contract Planner Henderson presented the staff report.

Peter Buckley, applicant, stated he has owned the property for quite some time and has always wanted to have a school located there. He gave a brief history ofthe property and stated that he feels the site is very beautiful. He very much so wants to keep it that way.

Scott Wolfe presented a slide show and a project timeline. He stated he's had lots of meetings with neighbors and is planning on coming back with architectural designs. He explained that the owner came to them with green ideas to build on this site which is very rare. This site is very special and beautiful. He explained that the foundations are barely holding up and a remodel is not feasible. The current zoning would allow 9 houses on site but want to propose something less impactful.

Chairperson Parton opened for public comments.

John Leonard, 49 Molino, Mill Valley historical society, expressed the historic significance of the property. He expressed that what is being proposed is not being considered in a letter from Peter Buckley. It is stated in the historical overlay that this is one of the core properties to be protected. He claims it refers to the parcels and that when 80% is replaced that is not consistent with historical overlay.

Besty Bickle, Mill Valley Streamkeepers, stated that allowing the houses in the creek setback is wrong. She is saddened to :r:eplace some of the old structures with new houses. She stated that the stream is as historical as redwoods and is very important to Mill Valley. She explained that Blithedale Canyon has the largest salmon population in Marin.

Frank Anderson, 1 Winwood Place, expressed that setting aside the creek issues and historic overlay if someone has to develop this site he is glad that Peter is the one to do it. He will take all the appropriate measures to protect the site.

Hal Beaver, 157 W. Blithedale, has issues with all the proposed rezoning. He feels that if the City gives him that then everything will fall into place. He feels that Peter is really putting in 10 units not 5 units. He wants to see him build the project but has issues with second units.

24 Planning Commission Minutes 10110/05

APPROVED

Lesile,125 W Blithedale. Is concerned with density of second unit. She loves the redwoods and is concerned about the trees on lot #3.

Dudley, 8 Eldridge, is speaking for a couple of neighbors and the good of the canyon. He is concerned about the heritage redwoods, maintaining the creek setbacks, perimeter parking, and traffic exiting onto Eldridge. He expressed he has had a hard time getting variance for creek setbacks and believes Peter shouldn't be given special consideration.

Commissioner Parton closed the public hearing.

Commissioner Markoff thanked all who showed up to express their concerns. She feels the project needs to be noticed at a bigger scale. She thinks in the end this could be a really great project and does have a significant value in the community. She feels this project does impact Blithedale Canyon a great deal. She appreciates that the owner shows a great appreciation for the site and for Mill Valley. She would like to see the applicant cover all the critical problems and the property to stay a public place. She wants to know if these sites will be sold off as private lots. She is curious about the HO district and needs more information. She is in support of minimal grading with little or no runoff into creek. She would like to maintain the forest and would not be in support of any building that would require the removal of any -trees. She feels the creek restoration is very important and is the real question. Aesthetic enchantments, balance of historic structures and mitigate impact on creek. This needs to be a model of preservation. Traffic issues need to be studied. Keeping cars away from creek is fantastic. If not, show us. She doesn't see the need to exceed FAR other than for historic preservation.

Commissioner Utzman expressed it's nice to see someone with a real interest in the site. He stated he concurs with Commissioner Markoff. He is concerned about losing historical overlay and wants to see public access to the creek. He doesn't want to see a closed off site. He is not comfortable with the houses being so close to the creek but is strongly supportive of the second units.

Commissioner Campbell stated he is pleased with applicant's enthusiasm, his history of protection and the neighbor involvement. He is in agreement with fellow Commissioners. He feels that there is no reason to take away any heritage redwoods, creek protections, or historical overlay. Thinks there are creative solutions to keep house #3 away from the creek. He feels that the PD Zoning is appropriate but feel the density is to great. He is not happy with #3 and suggests maybe staying with four parcels might be a better idea. He stated there is a big plus for 2nd units, but that five major structures plus five 2nd units might be too much. He feels the new units must comply with creek setbacks. He feels the circulation is good but that a parking and traffic study is needed. He also feels there is no reason to exceed FAR.

Commissioner Parton thinks that this site is extraordinary and an exciting project. She enjoys the deep appreciation and values for this site. She concurs with Markoff with the greater public noticing of this project. She would like the public to have access to the creek and doesn't like gated communities but likes the low rock walls. She would like more information on the implications of the HO zoning. She feels the density is appropriate but is governed by all other aspects. She doesn't agree with taking out heritage trees. The circulation and parking look appropriate but does not support exceeding FAR in parcel #5. She believes this project will be a win I win for the community.

Closed hearing 11 :20

25 Planning Commission Minutes 10/10/05

APPROVED

Kari Svanstrom

From: Sent: To: Subject: Attachments:

Dear Kari Svanstrom,

jonathan jacobs <jjmvca@hotmail.com> Thursday, November 20, 2014 11:35 AM Kari Svanstrom · Redwood Lodge Redwood Lodge MVHS Review 1992.pdf

I am a past member of the Historical Society Board of Directors and have been active in historic architectural preservation for many years. Preserving Redwood lodge has been of particular interest. Would you please put me on the mailing list for announcements regarding this historical property?

I am attaching the lead article from the Mill Valley Historical Society Annual Review published in 1992. It gives the history of Redwood Lodge and the Billings family who built it as recounted by Jeanne Keiler, the surviving member of the family who was still living in the house, in an oral history interview I did with her that year. •

I think it should be included in the packets distributed to the Planning Commission membf;lrs and the members of the City Council. Can you do that?

Thanks for your attention.

Jonathan Jacobs

1

Redwood Lodge is one of the remaining early l'vlill Valley houses in Blithedale canyon. It is now nestled in a grove of large redwood trees but when the house was built they were young, second grovvth redwoods just beginning to replace those logged in the canyon in 1851. Jean Keiler, granddaughter of the original owners, still lives there and on a gray, lVlarch afternoon she graciously showed me through the house and entertained me with tales of her family, its past residents.

George E. Billings was 17 years old when he came to SF with his family from Cazenovia, N. Y. in 1868. He held several jobs before going to work for the Hall Ship­building Yards in San Francisco (the Hall family also had a shipbuilding· yard ~n Bainbridge Island in the Puget Sound area). He must have done well there. In 1874 he married Susanna Maria Hall, his bosses daughter. The couple set up housekeeping in San Francisco.

In 1890 Henry Bridge, a yachting friend, told him about the Tamalpais Land and Water Co. auction advertised to take place in Mill Valley. The two went to the auction together planning to buy property in Cascade can_yon . The lots they were interested in there went to a higher bidder so instead they bought, ben.veen them. all the lots along the creek on Corte !\ladera Avenue from Bigelow (no-w Eldridge) to Winwood Place. Billings purchased lots 206, 207, 208 and 209 for the then grand sum of $2,125. The Billings' at first used the site as a camping place after sailing over from San Francisco. Apparently they enjoyed that very much and built a summer home on the property in the follo'vving year, 1891.

By 1896 the l\ilill Valley and 1Y1ount Tamalpais Scenic Railway was was built 4nd in operation from the depot do"l.\'ntown to the summit. The right of way ran alongside the Billings property across the creek from Redwood Lodge with a stop on Eldridge at what was then the southeast corner of the property.

In 1901 the Billings' enlarged the original summer house which they

by Jonathan Jacobr1, Architect

called Redwood Lodge. The Billings ' house in San Francisco escaped the 1906 earthquake and fire but the family. like many others, had come to Mill Valley for safety at the time, and, considering the gracious amenities of suburban living offered by 1\-iill Valley, decided to make Redwood Lodge their year 'round home. They then then made further additions to the house.

Redwood Lodge is a Shingle Style house with some features showing the influence of the Craftsman Style. The plan was originally asymmetrical but since Mr. Billings "liked to add rooms from time to time," according to his granddaughter, Mrs. Keiler, it has also become, over the years, very irregular & picturesque as 'vvell. \Valter Ratcliff of Berkeley was a f'riend of Ceo. E. Billings, "although younge1~" and was one of the "tennis regulars." He was the architect for at least some, if not all, of the building. The roofs are of the hip type with operable skylights and attic dormers. The front porch has a skylight and bracketed columns. A basement at the rear of the house was used for storage of home canned goods.

The living room and dining room are unpainted redwood paneling (as is most of the rest of the house) with sloping soffits and boxed beams. There is a large. Craftsman Style fireplace of clinker brick in the living room and a smaller fireplace of smooth surfaced buff brick in the dining room. i\n office alcove adjoins the living room with a spindlework screen above head height and a panel of glass brick-like lenses above (marked "PH Jackson & Co., Steel locking frame with reinforced lenses,

Patel. N0v 22, 1904") that allows natural light to filter down from an operable skylight in the roof of the sewing room above. Both of these features probably date from the 1906 additions. There are handsome, glazed, sliding pocket doors between the living room, the dining room & the open stair well. There are large, alm~st square windows lining the dining room and the breakfast porch. These windows originally had thumb grips so they could be lifted slightly, then tilted a little so that they would slide into slots in the sills where they were completely out of sight and the dining areas became, in effect, outside dining porches. The stair­case, with its large square newel posts undecorated except for a four­sided convex curve at their top, rises in a stain.ve!l open to the upper floor, turns 90 degrees and ascends'into what might have been a "billiard room or game room" in the parlance of the time, the predecessor of our present day recreation or family room. When the family decided to live in the house year 'round a master bedroom and bath were added at this level and the room became lV\.rs. Billings' sewing room.

The house contains a variety of Craftsman Style wrought iron and hammered copper light fixtures typical of the pe1·iod. Some have glass shades and some have bare bulbs, also typical of the period, although the carbon filament bulbs in use then gave

· a softer light than bare modern bulbs. In addition to being in the ship

building business, .Mr. Billings was also a notable yachtsman. He was a founding member of the Corinthian Yacht Club in Tiburon. An elaborate gold frame on the living room wall

holds an equally elaborate engraved and calligraphed document inscribed to "Commodore Ceo. E. Billings,'' for his services to that org·anization and also contains a handpainted cameo showing the Nixie, 1\'lr. Billings' schooner, in full sail. There is a handsome photograph of the Nixie in a period, dark, oak frame riding at its mooring in Sausalito with the old houses rising steeply up the hillside behind it. The nameplate from the transom is also hanging in the living room, placed there after Mr. Billings became absorbed with tennis and the Nixie was sold.

A significant feature of the house is its grand tennis court. "George E.", as he was called by his friends and family, built it at his wife's I'equest. According to the family's story. he picked up a 1·acquet to t1y it out one day and liked the game so much he became a great tennis e1~thusiast. His enthusia~m is well demonstrated in old photos that show a crowded two story spectators' gallei}' and a roofed pergola all wedged into a circle of young, secol!d growth redwoods. There are nautical looking banners strung along the top wire of the fence and t\1\'o large U.S. flags stretched between trunks oF redwoods-one showing 38 stars and the other 40. One of' the Famous tournaments seems to be in progress on ·the court. He had four special lights hung on a line over the court and guests came fro~ all over for the regular Thursday night tennis foursomes and occasional tournaments. His granddaughter remembers the children being allowed to stay up late to chase the balls th<~t were hit over the fence into the Railway right of way (later bought by the Keilers when the

Railway ceased operations and the land was sold in the 1930's) and to partake of the refreshments and socializing that were a regular part of those occasions.

The stone walls, paths and landscaping were done by Manuelo Faustino. The Billings' diverted part of the creek to form an island. They had Faustino build several graceful stone and concrete bridges across the creek (they are still in use). He built handsome concrete and stone walls along part of the creek with slots for boards to dam it in the summer to form a swimming pond reportedly deep enough for diving. The family also kept a small rowboat there. The slots can still be seen although the creek hasn't been dammed for some years. The island had a log cabin on it where guests could change clothes for swimming or tennis but the years have taken their toll and the roof has fallen in.

There are several other buildings on the property. Tillicum (Friend­ship) Cottage, now 9 Eldridge, was built in 1902 as a guest house so that friends of the Billings' only daughter, lYlay, cou.ld stay over for weekends in lYlill Valley. When May married Roy \.Vard they lived there for a time and their daughter Jean "\vas born there. It is an interesting building with an asymmetrical and irregular plan with decks and French doors

and some rooms at 45 deg1·ees to the rest of the plan. lt has hip roofs with enclosed soffits and some interesting pivoting windows that can be seen on the Eldridge Avenue side. The old siding of long shingles, 16 inches "to the weather," is still there. They knew how to make quality shingles in those days, but they have been, unfortunately, painted white.

The Nixie Cottage is at 178 Corte 1\'ladera Avenue. lt was built as a guest cottage for an English tennis f'riend of Mr. Billings. The exterior is an exceptionally good example of the Craftsman St:yle. It has an asymmetrical plan with a variety of projections and the entrance stairs face the side instead of the street, an interesting feature. It has hip roofs with dormers, a shingle exterior, and a variety of Craftsman Style windows.

Mr. Billings was very fond of his three granddaughters, Marion, Jean and Susannah, and built the "Live Doll House" for rhem. It is a Crafts­man Style shingle cottage with hip roof and casement windows and is at 144 Corte Madera /\venue.

The Billings' stable was moved across the street to number 8 Eldridge, where it now stands, <J.nd was converted to a rental unit. It was later sold and has been extensively remodeled. The garage next to it, however- is another fine example oF the Craftsman Style and still has many interesting features in original condition.

Redwood Lodge, in its park-like setting, is a real Mill Valley treasure. r t is still lived in by a descendent oF the family that built it and who has preserved its integrity all these years, certainly no small accomplishment in this day and age. \Ve have l'v\rs. Keiler to thank for that.