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HomeMy WebLinkAboutTC Agd Pkt 2010-05-05TOWN OF TIBURON Regular Meeting Tiburon Town Hall Tiburon Town Council 1505 Tiburon. Boulevard May 5, 2010 Tiburon, CA 94920 Regular Meeting - 7:30 p.m. Closed Session - 7:00 p.m. Interviews - 7:20 p.m. AGENDA TIBURON TOWN COUNCIL CLOSED SESSION - 7:00 p.m. CONFERENCE WITH LABOR NEGOTIATOR (Section 54957.6) Bargaining Unit: Tiburon Police Association Negotiators: Town Manager and Director of Administrative Services INTERVIEWS FOR VACANCIES ON TOWN BOARDS AND COMMISSIONS - 7:20 p.m. (Parks, Open Space & Trails) • Mindy Canter, 167 Blackfield Drive CALL TO ORDER AND ROLL CALL Councilmember Fraser, Councilmember Fredericks, Councilmember O'Donnell, Vice Mayor Slavitz, Mayor Collins CLOSED SESSION ANNOUNCEMENT, IF ANY ORAL COMMUNICATIONS Persons wishing to address the Town Council on subjects not on the agenda may do so at this time. Please note however, that the Town Council is not able to undertake extended discussion or action on items not on the agenda. Matters requiring action will be referred to the appropriate Commission, Board, Committee or staff for consideration or placed on a future Town Council meeting agenda. Please limit your comments to three (3) minutes. PRESENTATION • Presentation of Heritage b: Arts Preservation Award: Roger Felton, Recipient CONSENT CALENDAR All items on the Consent Calendar may be approved by one motion of the Town Council unless a request is made by a member of the Town Council, public or staff to remove an item for separate discussion and consideration. If you wish to speak on a Consent Calendar item, please seek recognition by the Mayor and do so at this time. 1. Town Council Minutes -Adopt minutes of April 7, 2010 meeting (Town Clerk Crane Iacopi) 2. Fee Waiver Request - Approve request by Victoria Tuorto on behalf of Hilarita Residents Association for a fee waiver to file an appeal to the Town Council (Director of Community Development Anderson) 3. Downtown Historic Building Inventory - Update Town resolution to included revised addresses/parcel numbers and buildings that have since been replaced (Director of Community Development Anderson) 4. Tiburon Peninsula Recreation Master Plan - Authorize Town Manager to negotiate and execute a service agreement with Sports Management for preparation of Recreation Master Plan/Recreation Needs Assessment (Town Manager Curran) ACTION ITEMS 1. Appointments to Boards and Commissions - Consider appointments to fill vacancies on Boards and Commissions (Town Clerk Crane Iacopi) PUBLIC HEARINGS 1. 5 Stevens Court Precise Plan Amendment - Consider amendment to Fraige Precise Plan to extend existing building envelope and create a new landscape envelope to accommodate existing and proposed decks for property located at 5 Stevens Court (Planning Manager Watrous) Address: 5 Stevens Court APN: 058-111-26 Applicants: Thomas and Susan Gallagher TOWN COUNCIL REPORTS TOWN MANAGER'S REPORT WEEKLY DIGESTS • Town Council Weekly Digest -April 23, 2010 • Town Council Weekly Digest -April 30, 2010 ADJOURNMENT GENERAL PUBLIC INFORMATION ASSISTANCE FOR PEOPLE WITH DISABILITIES In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Town Clerk at (415) 435- 7377. Notification 48 hours prior to -.the meeting will enable the Town to make reasonable arrangements to ensure accessibility to this meeting. AVAILABILITY OF INFORMATION Copies of all agenda reports and supporting data are available for viewing and inspection at Town Hall and at the Belvedere-Tiburon Library located adjacent to Town Hall. Agendas and minutes are posted on the Town's website, vATNA,w.ci.tiburon.ca.us. Upon request, the Town will provide written agenda materials in appropriate alternative formats, or disability-related modification or accommodation, including auxiliary aids or services, to enable individuals with disabilities to participate in public meetings. Please send a written request, including your name, mailing address, phone number and brief description of the requested materials and preferred alternative format or auxiliary aid or service at least 5 days before the meeting. Requests should be sent to the Office of the Town Clerk at the above address. PUBLIC HEARINGS Public Hearings provide the general public and interested parties an opportunity to provide testimony on these items. If you challenge any proposed action(s) in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing(s) described later in this agenda, or in written correspondence delivered to the Town Council at, or prior to, the Public Hearing(s). TIMING OF ITEMS ON AGENDA While the Town Council attempts to hear all items in order as stated on the agenda, it reserves the right to take items out of order. No set times are assigned to items appearing on the Town Council agenda. Cc-/ TOWN COUNCIL DRAFT MINUTES CALL TO ORDER Mayor Collins ec th~egula` eeting of the Tiburon Town Council to order at 7:30 p.m. on Wednes y, April 7, 2010, in T wn Council Chambers, 1505 Tiburon Boulevard, Tiburon, California. ROLL CALL PRESENT: COUNCILMEMBERS: PRESENT: EX OFFICIO: Collins, Fredericks, Fraser, O'Donnell, Slavitz Town Manager Curran, Town Attorney Danforth, Director of Administrative Services Bigall, Director of Community Development Anderson, Director of Public Works/Town Engineer Nguyen, Chief of Police Cronin, Town Clerk Crane Iacopi Prior to the regular meeting, the Council met in closed session, beginning at 6:30 p.m., to discuss the following: CLOSED SESSION CONFERENCE WITH LABOR NEGOTIATOR (Section 54957.6) Bargaining Unit: Tiburon Police Association Negotiators: Town Manager and Director of Administrative Services INTERVIEWS FOR VACANCIES ON BOARDS & COMMISSIONS (Joint Recreation Committee - One Vacancy) • Park Allen, 699 Hilary Drive (Jt. Recreation Committee) CLOSED SESSION ANNOUNCEMENT. IF ANY Mayor Collins said that there was nothing to report form the closed session. ORAL COMMUNICATIONS Director of Community Development Anderson introduced the Town's new Building Official, Fred Lustenberger. He said that Fred had over 10 years of experience working as Sonoma Town Council Minutes #05 -2010 April 7, 2010 Page 1 County's senior building inspector, and that he had worked for a number of other counties and municipalities, as well. Anderson said that Mr. Lustenberger had a degree in Public Administration from USF and that he lived in Sepastopol with his wife and children. The Council welcomed Mr. Lustenberger to the Town of Tiburon. He said that he was pleased to have the opportunity to work as the Town's building official. On another matter, resident Peter Brooks informed the Council that a resident had planted some fruit trees in a park adjacent to Claire Way which, he said, Town staff had told him to remove. He asked for reconsideration of this action. Council asked for staff comment; staff said they were unaware of the action described by Mr. Brooks and would find out more about it. PRESENTATIONS • BERST update (John Kunzweiler, Town representative to Marin BERST) Mr. Kunzweiler reported on the progress of the Building Energy Retrofit and Solar Transformation committee. He said the goal of the group was to reduce energy use in buildings in an effort to comply with the carbon reduction requirements of AB 32 and Title 24. He said the group was comprised of I I jurisdictions and a technical advisory group, which had met numerous times. Kunzweiler said the core of the project was science and building-based, rather than political. Kunzweiler distributed a handout entitled, "Marin Model Green Building Requirements." He said this model program had recently been adopted by the County of Marin and the City of San Rafael, and was currently under consideration by the Town of San Anselmo and others. He said adherence to these guidelines would reduce energy use in new homes (and remodels), reduce the carbon footprint in construction, and provide a set of design standards and guidelines to builders and homeowners. Kunzweiler said that the issue facing Tiburon was that the model's requirements represented a significant change over the Town's current Green Building ordinance. He said the Town used a "Build it Green" point system which was based on 60 points; he said the ordinance recently adopted by the County was based on much higher points. Kunzweiler said that the County's ordinance included commercial buildings, but that the silver and gold LEED ratings were fairly standard. He said that energy-rated commercial buildings were shown to have a 50% or higher value in the marketplace than non-energy-rated buildings. In response to a question from Councilmember O'Donnell about standardization of building codes, Mr. Kunzweiler said that standardization would come in the form of points and not the building codes, per se. He said that the guidelines were a way of standardizing energy requirements county-wide for the benefit of builders and homeowners. Town Council Minutes #05 -2010 April 7, 2010 Page 2 Councilmember O'Donnell asked how a house could achieve net zero energy, especially in an age where electric consumption driven by computers and other devices was increasing. Mr. Kunzweiler said that studies had shown that solar energy could help attain that goal, but he also noted that the design of a home was important in that regard. Councilmember Fredericks said that as a result of solar installation at her home, she now generated more energy per year than she consumed. Councilmember Fraser asked Director Anderson if the Town had encountered any problems with its Green Building program. Anderson replied that staff had learned that the [Tiburon] point totals were too easily attainable, and that even in a slumping economy, staff had seen "buy-in" to the concept. He said that applicants were sometimes building LEED-certified homes in Tiburon that far exceeded the Town's Green Point requirements. Councilmember Fraser asked if the Marin model program was cost neutral or whether there was a projected increase in cost. Mr. Kunzweiler said that the Tiburon Planning Commission would start processing these guidelines and evaluate their economic viability. He said that the Commission would then report to the Town Council. Council thanked Mr. Kunzweiler for his report. • Neighborhood Disaster Preparedness and upcoming Medical Triage Center Preparedness Exercise (Laurie Gordon, Emergency Preparedness Coordinator) Laurie Gordon gave the report. She gave Council an overview of the Emergency Operations Centers in Tiburon and Belvedere (alternate EOC), the emergency telephone notification systems (TENS and MEANS), and other forms of communicating with residents in the event of disaster (Town electronic newsletters). Ms. Gordon said that residents were signing up to be disaster service workers and that the Emergency Volunteer Center was at the Belvedere Community Center. Gordon said that the CERT program had never really taken off in Tiburon, and that there was only one neighborhood that was attempting to create a program. Ms. Gordon said that these volunteers would be utilized at the volunteer center or medical center. Ms. Gordon said that there would be a medical volunteer training at Del Mar School on April 17 from 10 am to 12 pm. Town Council Minutes #05 -2010 April 7, 2010 Page 3 Ms. Gordon said that the Joint Disaster Advisory Council meet bi-monthly and the next meeting would take place on May 18 in the Tiburon Town Council Chambers. She invited all interested persons to attend these informative meetings, and gave out her e-mail address for more information. Council thanked Ms. Gordon for a great job in communicating with residents. Mayor Collins also suggested the possibility of using Channel 26, public access television, in San Rafael. He said that it was essentially free of charge and useful information could be broadcast in that way, as well. CONSENT CALENDAR 1. Town Council Minutes -Adopt minutes of March 3, 2010 meeting (Town Clerk Crane Iacopi) 2. Town Council Minutes - Adopt minutes of March 17, 2010 meeting (Town Clerk Crane Iacopi) 3. Town Council Minutes -Adopt summary of March 23, 2010 Council-Staff retreat (Town Manager Curran) 4. Commendation for Service to Town of Tiburon - Adopt resolution commending Town Clerk Crane Iacopi for 15 years of service to the Town of Tiburon (Town Manager Curran/Director of Administrative Service Bigall) 5. Fair Housing Month Proclamation - Adopt proclamation declaring April Fair Housing Month as requested by the Fair Housing Agency of Marin County (Town Clerk Crane Iacopi) Councilmember O'Donnell made a change to Item No. 3, summary of March 23, 2010 Council- Staff retreat minutes. MOTION: To adopt Consent Calendar Item Nos. 1 -5, as amended. Moved: Slavitz, seconded by Fraser Vote: AYES: Unanimous ACTION ITEMS 1. Appointments to Boards and Commissions - Consider appointments to fill vacancies on Boards and Commissions (Town Clerk Crane Iacopi) • Joint Recreation Committee - (Vacancy created by appointment of Erin Tollini to the Planning Commission) Town Council Minutes #05 -2010 April 7, 2010 Page 4 Item continued at Mayor's request. 2. General Plan Implementation Annual Status Report - Consider acceptance of annual General Plan implementation status report (Director of Community Development Anderson) Director Anderson said the report had been prepared by staff, reviewed by the Planning Commission, and forwarded to Town Council for acceptance, pursuant to state law. Anderson said that the Town uses the annual report as a tool to gauge progress on General Plan implementation and an opportunity to revisit programs annually. Since the last review of the status report in 2009, the Director said staff recommended three implementation programs (excluding Housing Element programs) for abandonment. He said the programs all related to Paradise Drive maintenance. However, upon further review, Anderson said that staff recommended the three programs be downgraded to "medium" priority and categorized as "ongoing" because of the importance of these programs to the Town's long-term goals. Anderson said that staff would continue to monitor these (3) programs: • LU-f - The Town, in conjunction with LAFCO and the County of Marin, shall conduct a study to establish the true cost and other implications of annexing Paradise Drive and work to create with the County of Marin and LAFCO a viable financing plan which would make annexation of properties in the Paradise Drive area feasible and fiscally acceptable to the Town. • C-d - The Town shall work with the County of Marin and LAFCO to formulate a long- term plan for maintaining and improving Paradise Drive. C-e - The Town shall work with the County of Marin and LAFCO to identify and implement a financing strategy for maintenance and improvement of Paradise Drive. Mayor Collins opened the matter for public comment. There was no public comment. Councilmember Fredericks said that she currently served on a committee that monitored air traffic (the Regional Airport Planning Committee). She said this should be noted in the report (page 11). MOTION: To accept the report, as presented. Moved: Fraser, seconded by O'Donnell Vote: AYES: Unanimous Town Council Minutes #05 -2010 April 7, 2010 Page 5 PUBLIC HEARINGS 1. Appeal of Tree Removal Permit for 100 Ned's Way - Consider appeal of the Design Review Board's approval of a tree permit to remove six eucalyptus trees; File T2009-31 (Director of Community Development Anderson) Address: 100 Ned's Way (Hilarita Apartments) APN: 058-151-39 Applicant: Hilarita Tiburon Ecumenical Association Appellant: Victoria Tuorto (Hilarita Tenant's Association) Director Anderson said that on November 12, 20095 the Hilarita Tiburon Ecumenical Association (HTEA) applied for a tree permit requesting the removal of six blue gum (eucalyptus globulus) trees amidst a row of approximately forty (40) trees located along the Tiburon Boulevard frontage of the Hilarita Apartments. Anderson said that due to the level of public comment on the application, the permit was referred to the Design Review Board (DRB) for review and action. Anderson said the DRB considered the item at meetings on January 21 and March 4, 2010, and conditionally approved the tree permit application at the latter meeting. He said that a copy of the DRB resolution conditionally approving the project, and its Landscape Replacement Plan as modified by the Board, is attached to the staff report as Exhibit A. On March 11, 2010, Anderson said, the appellant filed a timely appeal, attached as Exhibit B. He reviewed the grounds of appeal and staff's responses, as detailed in the written staff report. Director Anderson said that subsequent to the filing of the appeal, HTEA representatives informed Town staff that they had been contacted by Wildcare, a wildlife organization based in San Rafael. He said the Wildcare official stated he had seen evidence, during a mid-March site visit, of a Red tailed hawk nesting in one of the eucalyptus trees proposed for removal, and recommended that tree work be postponed until nesting season was over at the end of summer. HTEA subsequently agreed to postpone tree work until at least October 1, 2010, according to Anderson. He said that Red-tailed hawks are not a threatened or endangered species. The Director reviewed the appeals process, including the new policy which allows a rebuttal by the applicant, as well. Mayor Collins opened the public hearing. Appellant Vicky Turoto, resident of Ned's Way, presented her appeal. Ms. Tuorto contended that the application should be subject to the CEQA review process to determine if an EIR was in order prior to taking further action. Ms. Tuorto said that the trees slated for removal were mature and healthy, and perhaps "scenic" Town Council Minutes #05 -2010 April 7, 2010 Page 6 [per CEQA]. She said that the trees had been "ravaged" by recent trimming; she described the way they looked before and said they had provided "beautiful screening." Ms. Turoto said that the Hilarita (HTEA) was employing a piecemeal approach in their application which was in contradiction to CEQA guidelines. She said that while HTEA claimed to want to remove the six blue gum eucalyptus this year, she said the ultimate goal was to remove all 30 trees. She referenced the landscaping plan which described the "eventual removal" of all the other eucalyptus trees along Tiburon Boulevard. In the second ground of her appeal, Ms. Tuorto said that the proposed replacement trees [required as a condition of approval by the DRB] would not take root in that location; she said that she had consulted three arborists who agreed with her. In her third ground, Ms. Tuorto said that the Hilarita was a HUD project and that HUD sought to provide decent housing for its residents. She said that the effect of the removal of the trees was being underestimated by the applicant. She said that the existing trees provided screening to the apartments and kept out sun and wind. In her fourth ground, Ms. Tuorto said the replacement trees, the Brisbane Box, would only grow to a height of 30 - 40 feet which would not screen the upper units like the existing trees. Ms. Tuorto reviewed all the exhibits to her appeal. Among these exhibits, she noted an article from the Landmarks Society archives that said the trees had been planted in the 1950's and were drought tolerant. Council thanked Ms. Tuorto for her presentation. Councilmember Slavitz asked Ms. Tuorto what she most liked about the trees in question. Ms. Tuorto said that they were a windbreak, a carbon monoxide break, and that they shielded the apartments from lights from cars, as well as the sun. She said the apartments were "hot boxes" during the warmest months and that she had to have fresh air as opposed to air conditioning in her unit. Councilmember Slavitz asked if she would be opposed to the trees being replaced with "nicer trees." Tuorto said that the proposed trees would never be the same height and that the existing tall trees were screening the top apartments. Slavitz referenced the excerpt from the Ray Moritz [arborist] report in one of Ms. Tuorto's exhibits; he said the report stated that eucalyptus trees were "failure-prone" and fire hazards. Ms. Tuorto said that she had lived at the Hilarita for 15 years and that there had never been a fire or limb failure. She said that there was asphalt on both sides of the row of trees that would prevent the spread of fire. She suggested that the management could also clean and pick up the bark around the trees once or twice a year if that were a concern. Town Council Minutes #05 -2010 April 7, 2010 Page 7 Ms. Tuorto added that oak trees were rated No. 1 for failure, while the Blue Gum eucalyptus was rated No. 4 out of the 11 species described as being prone to failure. Councilmember Fraser said that there might be misinformation surrounding the current application. He asked Ms. Tuorto if she was certain that these were the only trees to be removed, would she still be opposed to the application. Ms. Tuorto said that she had a "bad feeling" when the trees were being trimmed, so much so that she called upon the Town for help. She said that Director of Community Development Anderson directed her to the Police Department; she said that no police were available and that Anderson himself had stopped the work. She said that the trimming was a "disaster" and that she felt the fate of the trees in question would also not go well, in accordance with the permit. She added that Design Review Board member Kricensky had commented that it would cost the Hilarita more to remove the trees than to maintain them. Councilmember Fredericks said that she had visited the site and had "googled" the area to look at the affect of sun and shade. She said that she had determined that the shade from the eucalyptus trees barely touched across the parking lot to the edge of a row of trees in front of the units. She said that she was confused by Ms. Tuorto's comments about the trees providing shade to the units. Ms. Tuorto said that the trees had recently been reduced in size and had been windowed "tremendously" which affected the amount of shade. She said the only way to experience the difference was to actually be in her unit. Ms. Fredericks asked Ms. Tuorto if the shade (prior to the trimming) actually reached her unit. Ms. Tuorto said "absolutely," and said the trees had been over 100 feet tall. Mayor Collins opened the hearing to the applicant. Linda Tilton, representing the John Stewart Company, property managers for the Hilarita, described the history of the application. Ms. Tilton said that they had initially been contacted by an uphill neighbor who complained about view obstruction. Since the neighbors had lived there since 1955, Ms. Tilton said they had rights under the Town's view ordinance. Ms. Tilton said that the eucalyptus trees had needed [maintenance] work in 2002, and that seven years later, the Hilarita proposed to do more maintenance. She said that Bartlett Tree Service had recommended against topping the trees. She said that there were only six trees in that row that were slated for removal and that the Hilarita had offered to plant 18 replacement trees (a 3:1 ratio). She said that the matter had been reviewed extensively in public meetings. Town Council Minutes #05 -2010 April 7, 2010 Page 8 Councilmember Slavitz asked Ms. Tilton if the six trees were the only ones slated for removal, now and in the future. Ms. Tilton said that the DRB had asked for a "what if', that is, what the Hilarita's approach would be in case something happened to the other trees. She said their response to the DRB request was what had led to confusion about the possible removal of other eucalyptus trees. Councilmember Fredericks asked if she was possibly misreading a sentence in the Landscape Architect's report that stated the Hilarita "would eventually replace the remaining trees." Charles Quick, Vice President of the Hilarita Board, replied to the question. Mr. Quick said he was responsible for Buildings and Grounds. He said that the front row of (eucalyptus) trees was costly to maintain, and that this, coupled with the view complaint, had led to the proposed removal of the six blue gums. He said there was no discussion by the Board of removing all the trees, or piecemeal removal, and that the term had only been used by the Planning staff in response to a complaint by a tenant. Councilmember Fredericks asked Mr. Quick for his response to the aforementioned sentence. He replied that the removal of the other trees "would not happen in our lifetime." He said that it was a course of action, not a plan. Ms. Fredericks said that the written statement said otherwise. Councilmember Fraser pointed out a lack of clarity in the situation led him, as well as others, to be confused. He said that the tenants did not understand the Hilarita's agenda and that he was not sure he did, either. He asked Mr. Quick to clarify the current and long-term agenda. Mr. Quick said that there had never been any discussion about removing any of the shorter [compactus] trees in the row in question; he said that it had never been on the table, nor was it the intention of management, to remove those trees. He said that the Hilarita Board was the ultimate decision-making body for the Hilarita, not the John Stewart Company. He said once again that the confusion came in trying to respond to the DRB's request for information, but that there was no plan to remove the trees. Mr. Quick said that the Hilarita Board met every month and that this issue had been discussed for 30 months. He said that the Board was comprised of 18 people-7 residents, 9 representatives from local churches, one Town-appointed representative, and one community-at-large representative. He said it was not fair to make the Town a referee in the matter. Mayor Collins asked how many trees had been removed in the 30-month period. Ms. Tilton said that 12 had been removed and that they had planted 15. The Mayor asked why the trees had been removed; he also asked whether the eucalyptus trees had been costly to maintain. Town Council Minutes #05 -2010 April 7, 2010 Page 9 Mr. Quick replied that the row of eucalyptus had been "impossible to maintain" made worse by having an "aberrant species in the mix." He said that the reason for the work on those trees was to make their maintenance more manageable, as well as to address the uphill neighbor's view complaint. Mayor Collins asked whether cost was a factor in this decision; Mr. Quick said that it was not. Continuing with the applicant's presentation, Mr. Quick responded to the issue of shade. He said that there was never any shade on any building at the Hilarita for seven months out of the year. He described the arc of the sun at the summer solstice and some other celestial information. Tony Goard, Hilarita Maintenance Supervisor, responded to the Mayor's question regarding tree removal on the property. He said the Tiburon Fire Protection District had asked the Hilarita to remove some of the trees on the property. He said that other trees, such as some pine trees, were sick and had to be removed. He aid that when the DRB asked for a plan for future tree removal, the Hilarita had come up with a plan that stated they would remove trees as needed, or due to sickness. He also stated that the [eucalyptus] trees had been thinned so that they could fight off a certain type of beetle. Councilmember Slavitz asked Mr. Goard about the appellant's statements concerning screening, wind and sun. Mr. Groad said that he would not contest Ms. Tuorto's statements; he stated that he lived in the top units. Ms. Tilton added that some of the Hilarita residents were pleased with the new views opened up by this tree work. Mayor Collins asked Design Review Board Chair, Bryan Chong, for his comments. Mr. Chong said that when the DRB considered the application, they heard from people on both sides who were passionate about the issues affecting their community. He said the DRB found the application to be a bit "haphazard" and decided that it wanted to see a more holistic plan. At the second hearing, Chong said the DRB reviewed a long-term plan that considered the type of trees that might need to be replaced and approved the application, with conditions of approval. The conditions included evaluation of future applications and a follow-up to see how the replacement trees were faring. Councilmember Slavitz asked if there had been any discussion of screening at the meetings. Chair Chong said the DRB thought the replacement planting would actually improve the screening, as well as provide view and wind protection. Mayor Collins opened the hearing to the public. Town Council Minutes #05 -2010 April 7, 2010 Page 10 Chris Darling, Ned's Way, landscaper for 44 years, said he had a company called "Happy Tree" that had performed the work in 2002 for $9,500; he compared this to Ms. Tilton's current estimate of $20,000. He also contested the idea that topping of the trees was not appropriate. Mr. Darling said that the ground beneath the eucalyptus trees was inhospitable for planting, unlike the Reed School site where mature trees had been removed and new ones were planted. He said that no plant would be successful in the Hilarita location, and therefore, he contended that the Hilarita landscape plan was unrealistic. Mr. Darling said that the eucalyptus trees were planted by the Army Corps of Engineers to provide screening from the southerly winds, and that iceplant had been planted to combat erosion. He suggested that the Council "save" the trees and allow the Hilarita to go back to a more "natural", utilitarian landscape. Eunice McCarthy, Ned's Way, said that she depended upon the eucalyptus trees for shade in her unit from 4 p.m. on. She said that the Hilarita management had lent her an A/C unit. Ms. McCarthy said she was disturbed by the statement that the removal of six trees would not have much of an impact on the tenants. She said that the trees "shelter us and we enjoy them; they are part of our environment." James Hardy, Hilarita resident, asked if the trees were on Cal/Trans or Hilarita property. He said that he, too, used to be a member of the Hilarita Board responsible for maintenance and grounds. He said that in 2000, then Chairman of the Board, Hank Bruce, said the eucalyptus trees were probably not on Hilarita property but that the Hilarita was "probably liable" for them. Council asked staff to respond to the property line question. Director Anderson said that the issue had come up at the DRB meeting. He said the Town had not seen a survey, but that Cal/Trans had recently placed stakes apparently marking the approximate right-of-way line. He said that it was "in their court" for the Hilarita to sort out the property line issue. In response to further questions, Anderson clarified that the Board's approval is conditioned upon the Hilarita securing any required Caltrans permits prior to tree removal work. Anderson noted that the process is for the local agency to grant approvals first, followed by state agencies such as Caltrans. There being no further public comment, Mayor Collins opened the hearing to rebuttals by the appellant and applicant. Appellant Tuorto said that the trees now did not look like the trees in the photo in the application. She said that the issue of limbs falling onto power lines was addressed at the DRB when it was noted that PG&E came out once a year to trim around the telephone/power lines. She said that when "Happy Tree" did the work in 2002, and topped the eucalyptus trees, they "looked fantastic." Town Council Minutes #05 -2010 April 7, 2010 Page 11 Ms. Tuorto said that the Brisbane Box trees would grow 40-60 feet in Australia but only 30-40 feet here. She said there was an additional "late mail" letter from a resident of Lagoon View Road opposing the removal of the trees. During the applicant's rebuttal, Keith Lester, President of the Hilarita Board, said that the board was comprised of volunteers from local churches who were "trying to do the right thing every step of the way." He said the property belonged to them in perpetuity and that "we're in it for the long haul." He said that they had not thought of every eventuality, but that the DRB had wanted assurances for the future. Lester said that while he personally "hated" eucalyptus trees because of the damage they can cause, it did not influence his decision-making in this matter. Mayor Collins closed the public hearing. Councilmember Fredericks said that even the most undesirable trees can bring pleasure to the people around them; however, Fredericks said that she agreed with the findings of the DRB in this matter. Councilmember Fraser said that he sensed the heart and soul put into the appeal by the residents. He agreed that vegetation is a pleasing thing and "speaks of life." He said that eucalyptus trees had issues, as do all trees. He said that he thought the DRB did a good job of reviewing the matter and establishing a process that made sense. Fraser said that he was still troubled by the misunderstanding or confusion regarding the Hilarita's long-term goals. He suggested that this might be clarified or restated in the permit. Councilmember O'Donnell quoted Rodney King who said, "why can't we all just get along?" He said he thought everyone essentially had the same goals to have foliage, a barrier from the sun and wind, and a landscape that was aesthetically pleasing to residents and passersby. O'Donnell said that the DRB did an excellent job in its review; he said it was very thoughtful to look forward and require a long-term plan. However, he, too, said he saw how this could be mistaken for a current plan; he said he viewed it rather as a way of safeguarding the trees for the future. O'Donnell also said that he concurred with staff's comments that this application did not meet the requirements for CEQA review. Vice Mayor Slavitz thanked the Hilarita residents for an unemotional and reasonable presentation of a difficult issue. He said he questioned the logic of removing healthy trees, but noted that eucalyptus trees did not have a good safety record. He said that the removal of six trees was not "minor" but he hoped their removal would be mitigated by the planting of the 18 replacement trees. Town Council Minutes #05 -2010 April 7, 2010 Page 12 The Vice Mayor recommended that HTEA "take to heart" the concerns of the residents and to respond and mitigate to what is being lost; he counseled everyone to "come together" as a community. Mayor Collins said that the reference to "piece-mealing" might not be off base; he said that the HTEA had six permits to remove 21 trees and that adding the (six) trees in question would bring the total to 27 trees to be removed from the property. He said that only eight of these trees were diseased or dying. The Mayor said that the six eucalyptus trees appeared to be healthy and had no evidence of safety issues; he said that the HTEA application stated only that "they're too big." He asked why the trees could not simply be lowered; he noted that Mr. Quick said that cost was not an issue. The Mayor also noted that HTEA had trimmed the trees without a permit which he found troubling. He said that he would vote to leave the trees in place. MOTION: To deny the appeal and direct staff to return with a resolution of findings. Moved: O'Donnell, seconded by Fredericks Vote: AYES: Fraser, Fredericks, O'Donnell, Slavitz NOES: Collins TOWN COUNCIL REPORTS Councilmember Fredericks said that she was going to attend a League of California policy committee meeting on Thursday in Southern California; she said the topic to be discussed was possible suspension or deferral of AB 32 and SB 375 because these bills were projected to cost cities a possible $30 million. She said she would report back to the Council on the outcome. TOWN MANAGER'S REPORT • Request by Richardson's Bay Audubon Center for letter of support for Ramsar Designation regarding San Francisco Bay Town Manager Curran said that Richardson Bay Audubon Center had asked the Town to send a letter supporting its request to designate the San Francisco Bay Estuary as a "Ramsar Wetland of International Importance." Curran said that she initially thought this designation might led to further regulatory issues down the road but, upon further research about the designation, she was assured that this was not the case. Council concurred with Curran's recommendation. Town Council Minutes #05 -2010 April 7, 2010 Page 13 MOTION: To send a letter of support nominating San Francisco Bay Estuary as a Ramsar Wetland of International Importance. Moved: Fredericks, seconded by Slavitz. Vote: AYES: Unanimous On a separate matter, the Town Manager said the organizers of the Classic Car Show had approached the Town and the Chamber to seek closure of Main Street from 5 - 9 p.m., following the Classic Car Show on Saturday, June 19, 2010. Curran said they proposed to move several of the classic cars from the Paradise Drive location, after the event wrapped up at 4 p.m., over to Main Street for the duration of the evening. She said the downtown merchants had expressed their support to the Chamber. The Town Manager said that any special event permit applications that sought new street closures were brought to Council for their consideration. Councilmember Slavitz suggested that the street closure might be in lieu of the Friday Nights on Main (FNOM) street closure the night before. Town Manager Curran said the Chamber sought to "brand" the FNOM concept and have it take place consistently the same night and time for the duration of the event in order to make it easier for people to remember it. After a brief discussion, Council endorsed the idea of the Main Street closure on Saturday, June 19, from 5 - 9 p.m. on a trial basis this year, and asked for consideration to be given to uphill neighbors by not allowing amplified music. WEEKLY DIGESTS • Town Council Weekly Digest - March 19, 2010 • Town Council Weekly Digest - March 26, 2010 • Town Council Weekly Digest - April 2, 2010 ADJOURNMENT There being no further business before the Town Council of the Town of Tiburon, Mayor Collins adjourned the meeting at 10:07 p.m. RICHARD COLLINS, MAYOR Town Council Minutes #05 -2010 April 7, 2010 Page 14 ATTEST: DIANE CRANE IACOPI, TOWN CLERK Town Council Minutes #05 -2010 April 7, 2010 Page 15 TOWN OF TIBURON 1505 Tiburon Boulevard Tiburon, CA 94920 To: From: Subject: Reviewed By: BACKGROUND Mayor and Members of the Town Council Community Development Department Town Council Meeting May 5, 2010 Agenda Item: C( 100 Ned's Way (Hilarita Apartments): Request for Waiver of Appeal Fee by Victoria Tuorto Representing the Hilarita Residents Association The Town Council recently heard an appeal of a tree permit decision involving certain eucalyptus trees at the Hilarita Apartment complex. The appeal was filed by Victoria Tuorto on behalf of the Hilarita Residents Association. Ms. Tuorto filed for a timely request for waiver of the appeal fee of $300 pursuant to the Town's adopted fee waiver policy. The appeal fee was collected at the time of filing. ANALYSIS The fee waiver request and verification letter are attached as Exhibit 1, and the Town's fee waiver policy (Resolution 31-2001) is attached as Exhibit 2. Based upon the staff-verified non- profit tax status of the Hilarita Residents Association, and its lack of ability to assess fees from its members or raise revenue to recoup costs, the fee waiver request meets the Town's criteria for up to 100% reimbursement as set forth in sections 4A and 5 of the policy. RECOMMENDATION Staff recommends that the fee waiver be granted in full. A motion to approve this item as part of the consent calendar will authorize staff to reimburse the $300 filing fee. EXHIBITS 1. Fee waiver request letter and verification letter from Hilarita Residents Association. 2. Tiburon Fee Waiver Policy (Resolution 31-2001). Prepared By: Scott Anderson, Director of Community Development TOWN OF TIBURON PAGE 1 OF 1 cc To The Town of Tiburon: E C E I V E MAR 15 2010 TOWN CLERK March 12, 2010 TOWN OF TIBURON On March 1 1, 20101 1 filed an appeal to the decision of the Design Review Board, number T-2009-31. 1 am applying for a waiver for the appeal fee of $ 300.00 for the following reason. I filed the appeal on behalf of Concerned Residents of Hilarita Housing who are all members of the Hilarita Residents Association (HRA). The HRA is a nonprofit public benefit corporation which is organized for charitable purposes and not for the private gain of any person. The HRA's purpose is to promote resident participation in the physical and social betterment of the Hilarita Community. The tax id # is 68- 0236382. I look forward to your consideration of this request. Thank you kindly. Yours truly, Victoria Tuorto EXHIBIT NO. I ~ ( A J---~ April 8, 2010 Re: Appeal to the Design Review Board's decision to allow the removal of 6 Blue Gum Eucalyptus Trees. To The Town of Tiburon: This appeal, filed by Victoria Tuorto, was filed on behalf of the Hilarita Residents Association, a non-profit corporation. President, Hilarita Resident Association: athomas Ford RESOLUTION NO. 31-2001 A RESOLUTION OFT HE TOWN COUNCIL OFT HE TOWN OF TIBURON ESTABLISHING A POLICY TO GOVERN THE PARTIAL AND TOTAL WAIVER OF TOWN FEES WHEREAS, the Town of Tiburon assesses fees upon project applicants for the purpose of recovering the administrative and processing costs of such project applications; and WHEREAS, Section 3.01.08 of the Town's Zoning Ordinance provides that the Town Council may waive any fees required under the Ordinance for any public, quasi-public body, district or agency of the Federal, State, County or Municipal government; and; WHEREAS, such fees are set by resolution of the Town Council, the current resolution being Resolution No. 11-2001; and WHEREAS, on March 17, 1999, the Council adopted Resolution No. 3323, establishing a policy governing applications for fee waivers; and WHEREAS, the Council finds that the relocation of overhead electric and communication lines to underground conduits serves the public interest and wishes to promote undergrounding projects by absorbing the project costs associated with Town permits; and WHEREAS, the Council therefore intends to amend the Town's Fee Waiver Policy to extend to undergrounding projects. NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of Tiburon as follows: Resolution No. 3323 is hereby repealed and replaced by this Resolution. 2. The Town shall waive fees for projects to relocate overhead electric and communication lines to underground conduits. Notwithstanding the foregoing, in the event that a project involves work that is not directly associated with the undergrounding of public utilities, Town fees shall be assessed against those portions of the project that Town staff finds are not directly associated with the undergrounding portion of the project. Work considered not directly related to the undergrounding portion of the project shall include, without limitation, work to improve individual electric services. 3. With respect to all other projects, any public, quasi-public body, district or agency of the Federal, State, County or Municipal government may apply for a total or partial waiver of Town fees as set forth in this Resolution. S: ladanforthlResosTee Waiver policy. 2001.doc ~FTxT~~Im NO. 4. In considering a fee waiver application, the Council will consider the following factors: A. Whether the applicant is a governmental agency, a charitable non-profit organization, a private individual or a for profit organization. A private individual or for-profit entity shall not be eligible for a fee waiver unless substantially all of the benefit of the project will accrue to a charitable, non-profit organization. B. If the applicant is a non-profit entity with the power to impose dues or fees, or otherwise has the power to raise revenue to fund the project from project beneficiaries, the extent to which the project will benefit residents of the Town of Tiburon that are not subject to such power. For example, if the applicant has dues paying members, the Council will consider waiving fees only to the extent that the project will benefit non-member residents in the Town of Tiburon. C. The extent to which the project will benefit the general public of the Town of Tiburon. 5. If the Council finds the applicant is eligible under Section 4.A of this Resolution, and does not have the power to fund the project's costs by raising revenue from the project's beneficiaries, the Council may grant a waiver of up to 100% of the otherwise-applicable fees. The Council shall determine the amount of the waiver granted based on the percentage of project benefit that will be realized by the general public of the Town of Tiburon. 6. If the Council finds the applicant is eligible under Section 4.B of this Resolution, the Council shall determine the amount of the waiver based on the percentage of project benefit that will be realized by those residents of the Town that are not subject to the applicant's revenue- raising powers. In no event shall the waiver exceed 50% of the otherwise-applicable fees. 7. This resolution shall only apply to fees imposed pursuant to the Schedule of Fees adopted by the Town Council to recover the Town's internal processing and administrative costs. The project applicant shall remain responsible for paying the cost of any outside consultants or other costs incurred by the Town in connection with the processing of the project application. Such outside costs include, without limitation, the cost of retaining plan-checkers and environmental consultants. S: WanfortkResos Tee Waiver policy.2001.doc 2 PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Tiburon on June 6, 2001, by the following vote: AYES: COUNCIL MEMBERS: Bach, Gram, Matthews, Slavitz, Thompson NOES: COUNCIL MEMBERS: None r~5 ANDREW THOMI'SON, YOR TOWN OF TIBURON ATTE D CRANE IACOPI, TOWN CLERK S: Iadanforth lResos Tee Waiver policy. 2001.doc 3 TOWN OF TIBURON 1505 Tiburon Boulevard Tiburon, CA 94920 To: From: Subject: Reviewed By: BACKGROUND Mayor and Members of the Town Council Community Development Department Town Council Meeting May 5, 2010 Agenda Item: cc-3 Update List of Street Addresses Associated with the Local Historic Building Inventory of Downtown Buildings In February 2001, the Town Council adopted Resolution 07-2001 creating a Local Historic Inventory of Buildings Located in Downtown Tiburon and authorized the Building Official to apply the California State Historic Building Code (SHBC) to these buildings. Application of the SHBC provides certain exemptions from standard building code requirements, helping to preserve the historic character of the buildings. ANALYSIS The current Resolution and street address list are attached as Exhibit 1. Over the last nine years, changes have occurred to buildings on the list, including the demolition of the Harbor Light Building at 20-22 Main Street, and to building street addresses that necessitate updating the street address list to reflect current conditions. No new buildings are being added to the list, but one building is being removed (Harbor Light) and an updated list of street addresses associated with the buildings is set forth. The accuracy of the street address list has taken on increased importance with implementation of the Town's new building permit tracking software. STAFF RECOMMENDATION Staff recommends that the Town Council adopt the Resolution (Exhibit 2) updating the Local Historic Inventory's list of street addresses. EXHIBITS 1. Resolution No. 07-2001. 2. Draft Resolution. Prepared By: Scott Anderson, Director of Community Development`s S: WministrationlTown CouncibStaffReports 1201WMay S DRAFTSIhistoric inventory update report.doc TOWN OF TIBURON PAGE 1 OF 1 RESOLUTION NO. 07-2001 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON ADOPTING A LOCAL HISTORIC INVENTORY OF BUILDINGS LOCATED IN DOWNTOWN TIBURON AND AUTHORIZING APPLICATION OF THE CALIFORNIA STATE HISTORIC BUILDING CODE W EREAS, the Town Council of the Town of Tiburon does resolve as follows: Section 1. Findings. A. California Government Code Sections 37361 and 25373 enable the legislative bodies of municipalities to provide for "the protection, enhancement, perpetuation, or use of places, sites, buildings, structures, works of art and other objects having a special character or special historical or aesthetic interest or value". B. In 1998, the Town of Tiburon authorized the preparation of the Downtown Historic Resources Study and in 1999 accepted the study and its recommendations. Those recommendations included preparation of a Local Historic Inventory and preparation and adoption of Downtown Design Guidelines in lieu of the formation of a formal historic district. C. The Town has caused to be prepared by a qualified consultant a Local Historic Inventory of buildings in Downtown Tiburon for the purposes set forth in Finding (A) above and for the purpose of application of the California Historic Building Code to said buildings. D. Adoption of the Local Historical Inventory promotes the general welfare by accomplishing the following: (a) Safeguarding the Town's heritage as embodied and reflected in the buildings listed in the Inventory; (b) Encouraging public knowledge, understanding and appreciation of the Town's past; (c) Encouraging the preservation of diverse and harmonious architectural styles and design preferences reflecting phases of the Town's history in its Downtown area; (d) Fostering community pride and a sense of identity based upon the recognition and use of historic buildings; (e) Promoting enjoyment and use of historic buildings; (f) Protecting and enhancing the Town's historical attraction to visitors; (g) Identifying and resolving conflicts between the preservation of historical resources and alternative land uses. E. The buildings listed in the Local Historical Inventory are known to conform to the requirements for designation in a Local Historic Inventory. Tiburon Town Council Resolution No. 07-2001 2/7/01 1 Er11IBIT NO. F. Inclusion of the buildings within the Local Historic Inventory will afford the protection of historic resources as provided by hr California Environmental Quality Act with respect to Cultural Resources. G. Inclusion of the buildings within the Local Historic Inventory will allow application of the California State Historic Building Code to the buildings included therein. NOW, THEREFORE BE IT RESOLVED that the Town Council does hereby adopt a "Local Historic Inventory of Buildings in Downtown Tiburon", attached hereto as Exhibit 1, and BE IT FURTHER RESOLVED that the Town Council hereby authorizes the Building Official to apply provisions of the California State Historic Building Code (SHBC) to those buildings listed in the "Local Historic Inventory of Buildings in Downtown Tiburon". PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Tiburon on February 7, 2001, by the following vote: AYES : COUNCILMEMBERS : Bach, Gram, Matthews, Slavitz, Thompson NOES: COUNCILMEMBERS : None ABSENT: COUNCILMEMBERS: None ANDREW THOMPSO , MAYOR TOWN OF TIBURON ATTEST: D N/E IA CRANE IACOPI, TO CLERK Local inventory reso.doc Tiburon Town Council Resolution No.07-2001 2/7/01 2 TO WY OF TIB URON LOCAL HISTORIC INVENTORY FOR DOWNTOWN TIBURON LIST OF B UILDINGS INCLUDED AND ELIGIBLE FOR CALIFORNIA STATE HISTORIC BUILDING CODE EFFECTIVE FEBRUARY 7, 2001 Main Street (Lower) 13-19 Main Street 16-18 Main Street 20-22 Main Street 21 A Main Street 26 Main Street 27-29 Main Street 30 Main Street 31 Main Street 32 Main Street 34 Main Street 35 Main Street 38 Main Street 55 Main Street Main Street (URper) (a.k.a. Ark Row) 72 Main Street 104 Main Street 106 Main Street 108 Main Street 110 Main Street 112 Main Street 116 Main Street 118-120 Main Street 122 Main Street Tiburon Boulevard (a~, Juanita Lane 1694-1696 Tiburon Boulevard /scott/hist inventory address list.doc 1 RESOLUTION NO. A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON AMENDING RESOLUTION NO. 07-2001 AND UPDATING ITS LOCAL HISTORIC INVENTORY OF BUILDINGS LOCATED IN DOWNTOWN TIBURON THAT ARE ELIGIBLE FOR APPLICATION OF THE CALIFORNIA STATE HISTORIC BUILDING CODE WHEREAS, the Town Council of the Town of Tiburon does resolve as follows: Section 1. Findings. WHEREAS, on February 7, 2001, the Town Council adopted Resolution No. 07- 2001 adopting a local historic inventory of buildings located in Downtown Tiburon and authorizing their eligibility for application of the California State Historic Building Code; and WHEREAS, since that time changes to the buildings (including demolition of the Harbor Light Building) and building street address have been made that warrant updating of the list to reflect current condition; and WHEREAS, no new buildings are being added to the inventory; and WHEREAS, all findings set forth in Resolution No. 07-2001 are hereby incorporated by reference. NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of Tiburon that an updated list of the buildings on the local historic inventory of buildings in Downtown Tiburon, attached hereto as Exhibit "A" and incorporated herein, is adopted. BE IT FURTHER RESOLVED that the Town Council hereby authorizes the Building Official to apply provisions of the California State Historic Building Code (SHBC) to those buildings listed in the aforementioned Exhibit "A". PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Tiburon on , 2010, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: Tiburon Town Council Resolution No. --1--12010 1 EXHIBIT NO._____ RICHARD COLLINS, MAYOR TOWN OF TIBURON ATTEST: DIANE CRANE IACOPI, TOWN CLERK S:\Administration\Town Council\Staff Reports\201 0\May 5 DRAFTS\historic inventory update reso.doc Tiburon Town Council Resolution No. --1--12010 EXHIBIT `A ' TOWN OF TIB URON LOCAL HIS TORIC INVENTOR Y FOR DOWNTOWN TIBURON LIST OF BUILDINGS INCLUDED AND ELIGIBLE FOR CALIFORNIA STATE HISTORIC BUILDING CODE EFFECTIVE FEBR UAR Y 71 2001 REVISED MAY S. 2010 Main Street (Lower 135 155 17, 19 Main Street 16, 18 Main Street 21 A Main Street (on pier) 24, 26 Main Street 271 29 Main Street 30 Main Street 315 33 Main Street 32 Main Street 345 36 Main Street 35 Main Street 38 Main Street 55 Main Street Main Street (Upper) (a.k.a. Ark Rows 72 Main Street 104 Main Street 106 Main Street 108 Main Street 110 Main Street 112 Main Street 116 Main Street 118, 120 Main Street 122 Main Street Tiburon Boulevard A Juanita Lane 1694, 1696 Tiburon Boulevard Resource # from Survey Inventorv 001 002 004 005 006 007 008 009 010 011 012 013 014 015 016 017 018 019 020 021 022 023 Source: Downtown Tiburon Historic Resources Inventory, prepared by 3D Visions, January 2001 SAAdministration\Town Council\Staff Reports\2010\May 5 DRAFTS\historic inventory address list.doc 1 TOWN OF TIBURON 1505 Tiburon Boulevard Tiburon, CA 94920 Town Council Meeting May 5, 2010 Agenda Item: CC-v To: From: Mayor and Members of the Town Council Community Development Department Subject: Authorization for Town Manager to Negotiate and Execute a Services Agreement with Sports Management for Preparation of a Tiburon Peninsula Recreation Master Plan/Recreation Needs Assessment Reviewed By: BACKGROUND The Town of Tiburon and City of Belvedere agreed some time ago to jointly fund the preparation of a Recreation Master Plan/Recreation Needs Assessment for the greater Tiburon peninsula, with the Town contributing $35,000 and the City contributing $15,000. A committee comprised of representatives from the Tiburon Town Council, Belvedere City Council, Belvedere-Tiburon Joint Recreation Committee, Reed Union School District, and various staff members conducted and recently concluded a lengthy and detailed RFP and consultant selection process. The committee has recommended the Berkeley-based firm of Sports Management as the consulting firm best qualified to perform this work. FISCAL IMPACT This item is contained within the FY 2009-10 adopted Town Budget as a $50,000 capital improvement plan line item. Town Council action is required because the services agreement would exceed $40,000. There would be no unanticipated fiscal impacts from this action. RECOMMENDATION Staff recommends that the Town Council approve the recommended consultant selection and authorize the Town Manager to negotiate and execute a service agreement with Sports Management in an amount not to exceed $50,000. Affirmative action on this Consent Calendar item would authorize these actions. Prepared By: Scott Anderson, Director of Community Development To: From: Subject: Reviewed By: BACKGROUND TOWN OF TIBURON 1505 Tiburon Boulevard Tiburon, CA 94920 Mayor and Members of the Town Council Office of the Town Clerk Town Council Meeting May 5, 2010 l Agenda Item: 4-T, Appointments to fill vacancies on Town Boards, Commissions & Committees There are currently openings on three Town Boards and Commissions: --Belvedere-Tiburon Joint Recreation Committee: One (1) Vacancy --Parks, Open Space and Trails Commission: One (1) Vacancy --Design Review Board: One (1) Vacancy Joint Recreation Committee The Town Council has interviewed two interested residents for this opening: Tina Warren, who was interviewed by the Council on March 17, and Park Allen, who was interviewed on April 7, 2010. Parks, Open Space and Trails (POST) The Council appointed Bob McDermott to POST at its March 3rd meeting, to fill one of two vacancies. On April 22, an application was received from former Parks & Open Space Commissioner, Mindy Canter, who is scheduled for an interview tonight. Design Review Board (DRB) The opening on the DRB was created by the recent resignation of Grover Wilson. The vacancy has been posted at Town Hall and advertised in The Ark, and will remain open until filled. RECOMMENDATION Staff recommends that the Council: 1. Interview all interested applicants tonight; 2. Consider making appointments to fill the vacancies on Town Boards and Commissions; or 3. Direct staff to continue the item pending further interviews. I, tF vrl Exhibits: Applications of Tina Warren, Park Allen & Mindy Canter Prepared By: Diane Crane Iacopi, Town Clerk PER=SONAL D1-T14 n} Alit (PLEASE SPRINT OR TY'E A RESCJME MAY;$E„A 'TACHED AS WELL) l NAME: Kra s 4-u1A... "Tines. F• tncrr'u-~ MAILING ADDRESS: 1 ~t r~nc-~-•C1 avt-. T bor-c)n CA Z.0' TELEPHONE: Home: (4)51'4 35 r Work: 1415/S-45- Fax No. 7085 5(tZZ PROPERTY OWNERS' ASSOC. (If applicable) TIBURON RESIDENT: (Years) I S' ~w^s DATE SUBMITTED: a ae lao 10 V C2- (3) Appointed to: Date Term Expires: 2 (Date) Length of Term: -2 2010 TOWN CLERK TOWN OF TIBURON r I I'M ~Ig r TOWN OF TIBURON COMMISSION, BOARD & COMMITTIT APPLICATION ERK 'IENM OFTIRI1RnN The Town Council considers appointments to various Town commissions, boards and committees throughout the year due to term expirations and unforeseen vacancies. In an effort to broaden participation by local residents in Tiburon's governmental process and activities, the Council needs to know your interest in serving the Town in some capacity. Please indicate your specific areas of interest and special skills or experience which would be beneficial to the Town, by completing both sides of this form and returning it to Town Hall. The application form can also be found on the Town's website, www. ci. tiburon. ca. us. Copies of the application will be forwarded to the Town Council and an informal interview will be scheduled when a vacancy occurs. Your application will remain on file at Town Hall for a period of one (1) year. Thank you for your willingness to serve the Tiburon community. Diane Crane Iacopi Town Clerk AREAS OF INTEREST I'lease Indicate Your Area(s) of Interest in Numerical Order (#1 Being the Greatest Interest) PLANNING DESIGN REVIEW HERITAGE & ARTS LIBRARY -PARKS, OPEN SPACE & TRAILS _ JT. RECREATION COMMITTEE ,-DISASTER PREPAREDNESS MARIN COMMISSION ON AGING 1 0 PERSONAL DATA (PLEASE PRINT OR TYPE - A RESUME MAY BE A'I,TACHED AS WELL) NAME: 1'a r IC IJ A (Ie~~ MAILING ADDRESS: c-v r t r TELEPHONE: Home: 39. ~ : S0,2- Fax No. ^6.r K t►,Il~'►1dJ041 PROPERTY OWNERS' ASSOC. (If applicable) TIBURON RESIDENT: (Years) DATE SUBMITTED: Or 3/~ I(v REASONS FOR SELECTING YOUR AREAS OF INTEREST ~ i ~1 ~ F-c~~. 'f 'b ~►'w, GfI'r~ vtn J~ t~ APPLICABLE OUALIFICATIONS ~rr~rrrr-~rAr/~-~rj~(ij~/ iu~/rf~+,ri ~rFR(r.ENCE i z I tIr.-) l 1,j 0, 0, C, CVz) 1J, 'Cv ----------------------------------------------Town Hall Use Date Application Received: Interview Date: Appointed to: (Date) Date Term Expires: Length of Term: 2 Apr 22 10 04:10p Mindy Canter 415-888-4444 TOWN OF TIBURON COMMISSION, BOARD & COMMITTEE APPLICATION The Town Council considers appointments to various 'town coi boards and committees throughout the year due to tern, expirations and vacancies. In an effort to broaden participation by local residents in governmental process and activities, the Council needs to know your serving the Town in some capacity. Please indicate your specific areas of interest and special skills or eXl which would be beneficial to the 'Down, by completing both sides of this b returning it to Town Hall. The application form can also be found on the website, wwwxUiburou.Ca.us. Copies of the application will be forwarded to the Town 'Council informal interview will-be scheduled when a vacancy occurs. Your applica remain on file at Town Hall for a period of one (1) year. Thank you for your willingness to serve the Tiburon cormnunity. Diane Crane Iacopi Town Clerk *************************0********** * * * * * * * AREAS OF INTEREST p.2 Please Indicate Your Area(e) of Interest in Numerical Order (#I Being the Greatest Interest) PLANNING PARKS, OPEN SPACE & T DESIGN REVIEW _JT. RECREATION COMMIT ~HERI`TAGE & ARTS ~..,DISASTER PREPAREDNESS LIBRARY MARIN COMMSSION ON A ins APR 2 2 2010 i ~h:','(llct Vii: TOWN CLERK TOWN OF TIBURON Apr 22 10 04:10p NANTE: Mindy Canter 415-888-4444 p.l a~ f r°>...•. Y: r ra rµ•yIRp~Tr~ 1 MAILING ~D~SS: ~~~o~ a-~-~-~Zed r L u o a n ~ ~ TELEPHONE: dome: ff-8~'Work: o~'SaS Fax No. : S y.ears~ J---------^MM~r--To\YU Hall Use ~-~.~r--rM►r~~--ram- Interview Date: Date Application Received: (Date) Appointed to: Length of Term: Date 't'erm Expires: 2 I E C E ~ V E APR 2 2 2010 TOWN CLERK TOWN OF TIBURON .0pERTY OWNERS' ASSOC. (If applicable) pp TLiBURrN RESIDENT': (Years) -DA►TE SUBIIUTT'EO: `"~a v TOWN OF TIBURON 1505 Tiburon Boulevard Tiburon, CA 94920 To: Mayor and Members of the Town Council From: Community Development Department Town Council Meeting May 5, 2010 Agenda Item: P// Subject: 5 Stevens Court; File #31002; Request to Amend the Fraige Precise Plan (PD #31) to Extend the Existing Building Envelope and Create a New Landscape Envelope; Thomas and Susan Gallagher, Owners; Jeff Gustafson, Applicant; Assessor's Parcel No. 058-111-26 Reviewed By: PROJECT DATA Address: 5 Stevens Court Assessor's Parcel Number: 058-111-26 File Number: 31002 Lot Size: 33,459 square feet Zoning: RPD (Residential Planned Development) Precise Plan: Fraige Precise Plan (PD #31) General Plan: ML (Medium Low Density Residential) Current Use: Single-Family Residential Owners: Thomas and Susan Gallagher Applicant: Jeff Gustafson BACKGROUND The project is the proposed amendment to a precise plan (the Fraige Precise Plan) for property located at 5 Stevens Court. The applicant proposes to expand the existing building envelope and create a new landscape envelope beyond the existing building envelope on the site. On March 24, 20101 the Planning Commission adopted Resolution No. 2010-06 (Exhibit 3) recommending to the Town Council that the precise plan amendment be approved. PROPOSAL The applicants propose to amend the Fraige Precise Plan for property located at 5 Stevens Court. The amendment seeks to expand the existing building envelope and create a new landscape envelope beyond the existing building envelope on the site. The applicants have requested this amendment to construct two new decks to the rear of the existing house and to legalize the location of two existing decks that have been constructed outside of the approved building envelope. A new arbor would also be added to the existing entry gate on the site. TOWN OF TIBURON PAGE 1 OF 3 HISTORY The Fraige Precise Plan (also sometimes referred to as the Kuhns Precise Plan) was originally approved in 1980, then expired and was reapproved without any changes in 1984. The precise plan includes three parcels accessed by Stevens Court, a private street. Town Council Resolution No. 3121, which currently governs this precise plan, established building envelopes for each of the three lots. Condition of approval No. 2 states that "no structures shall be permitted outside the approved building envelope for each parcel except driveways, retaining walls associated with driveways, and fencing." In 1995, an amendment to the Fraige Precise Plan (File #39502) adjusted the building envelope for the property at 5 Stevens Court and modified the height limitations for all three parcels. Another amendment for the subject property (File #39904) was approved in 1999 to increase the allowable floor area for this lot. ANALYSIS Project Design The house at 5 Stevens Court is well screened from the neighboring homes at 1 & 9 Stevens Court and other properties in the vicinity. The rear of the subject site is heavily wooded, creating almost total privacy for the rear of this residence. The applicants proposed to construct a new deck (Deck C) at the rear of the upper level of the house and a deck extending off the lower level of the dwelling. The proposed lower level deck (Deck D) would project above grade, with a staircase leading down to the rear yard area. One multi-trunk oak tree that has been heavily pruned would be removed to accommodate this new deck and stairway. Neither deck would be visible from the adjacent homes at 1 & 9 Stevens Court. The existing upper level deck A at the southwest corner of the house is not visible from the adjacent residence at 9 Stevens Court. Existing upper level deck B is somewhat visible from the home at 1 Stevens Court, but is screened by vegetation between the homes. Decks A & B were both inadvertently constructed outside the building envelope at the time the house was built on this site. REVIEW BY THE PLANNING COMMISSION The Planning Commission held a public hearing on this application at its March 24, 2010 meeting. The Planning Commission voted 5-0 to recommend the application for approval as submitted, finding that it was in conformance with the overall intent of the Fraige Precise Plan and the Tiburon General Plan. There was no opposition to the application. ENVIRONMENTAL REVIEW Staff has preliminarily determined that the subject application is categorically exempt from the TOWN OF TIBURON PAGE 2 OF 3 requirements of CEQA per Section 15301 of the CEQA Guidelines. RECOMMENDATION Staff recommends that the Town Council: 1. Hold a public hearing on this item 2. Adopt the draft resolution (Exhibit 1) approving the application EXHIBITS 1. Draft Resolution 2. Application form and supplemental materials 3. Planning Commission Resolution No. 2010-06 4. Letter from Timothy Poulin, dated February 15, 2010 5. Submitted plans Prepared By: Daniel M. Watrous, Planning Manager \shared\Administration\Town Council\Staff Reports\2010\May 5 DRAFTS\5 Stevens Court.report.doc TOWN OF TIBURON PAGE 3 OF 3 RECORDING REQUESTED RETURN TO: TOWN CLERK TOWN OF TIBURON 1505 TIBURON BOULEVARD TIBURON, CA 94920 RESOLUTION NO. (Draft)-2010 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON APPROVING AN AMENDMENT TO THE FRAIGE PRECISE PLAN (PD #31) TO ADJUST A BUILDING ENVELOPE AND CREATE A LANDSCAPE ENVELOPE ON PROPERTY AT 5 STEVENS COURT ASSESSOR PARCEL NO. 058-111-26 WHEREAS, on March 24, 2010 the Planning Commission held a public hearing to consider the approval of amendment to the Fraige Precise Plan (PD #31) to adjust the building envelope and create a landscape envelope at 5 Stevens Court; and WHEREAS, after receiving public testimony and considering the application at that hearing, the Planning Commission adopted Resolution No. 2010-06 recommending to the Town Council that the Precise Plan Amendment be approved; and WHEREAS, on May 5, 2010, the Town Council held a public hearing on this application and after hearing all testimony and reviewing all documents on the record, the Town Council concurred with the findings made by the Planning Commission and found that the proposed precise plan amendment to amend the building envelope for the property at 5 Stevens Court would be consistent with the overall intention of the Fraige Precise Plan and the policies contained within the Tiburon General Plan. NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of Tiburon does hereby approve the requested amendment to the Fraige Precise Plan, subject to the following conditions: 1. The adjusted building envelope and new landscape envelope for the property at 5 Stevens Court shall be amended as reflected on the drawing labeled partial Site Plan - Sheet 1 of 4, prepared by Jeff Gustafson, dated February 9, 2010. 2. The landscape envelope is for landscape improvements, decks and stairways. No other structures, other than fences and walls, are permitted within the landscape envelope (i.e. additions to the dwelling, sheds, etc). 3. This approval shall in no way alter other provisions of the Fraige Precise Plan not specifically modified herein. Town Council Resolution No. (Draft)-2010 0510512010 1 EXHIBIT NO. PASSED AND ADOPTED at a regular meeting of the Town Council on May 5, 2010, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: ATTEST: DIANE CRANE IACOPI, TOWN CLERK RICHARD COLLINS, MAYOR TOWN OF TIBURON Town Council Resolution No. (Draft)-2010 0510512010 2 EXHIBIT NO. TOWN OF TIBURON LAND DEVELOPMENT APPLICATION TYPE OF APPLICATION O Conditional Use Permit O Design Review (DRB) O Precise Development Plan O Design Review (Staff level) O Secondary Dwelling Unit O Variance O Zoning Amendment/Prezoning O Floor Area Exception O General Plan Amendment O Sign Permit O Change of Address O Tree Permit O Tentative Subdivision Map O Final Subdivision Map O Parcel Map O Lot Line Adjustment O Certificate of Compliance Other A440U)0 c APPLICANT REQUIRED INFORMATION SITE ADDRESS: ~ / I -OC-)P-~ TI$ ©N PROPERTY SI E:a y51i,5r> PARCEL NUMBER. ~S t ZONING: OWNER OF PROPERTY: ^TOM -~L) ( MAILING ADDRESS: !N CITY/STATE/ZIP PHONE NUMBER: _?4 FAX-7 APPLICANT: (Other than Prop rty Own r) MAILING ADDRESS: ~f7 M L&FMf VE CITY/STATE/ZIP PHONE NUMBER: t FAX4fG7 q ARCHITECT 31GNER/ENGINE : ~ i=S O MAILING ADDRESS: 4 w ! N C~c~Q~ Please indicate with an asterisk persons to whom Town correspondence should be sent. BRIEF DESCRIPTION OF PROPOSED PROJECT (attach separate sheet if needed): "W1 I, the undersigned owner (or authorized agent) of the property herein described, hereby make application for approval of the plans submitted and made a part of this application in accordance with the provisions of the Town Municipal Code, and I hereby certify that the information given is true and correct to the best of my knowledge and belief. I understand that the requested approval is for my benefit (or that of my principal). Therefore, if the Town grants the approval, with or without conditions, and that action is challenged by a third party, I will be responsible for defending against this challenge. I therefore agree to accept this responsibility for defense at the request of the Town and also agree to defend, indemnify and hold the Town harmless from any costs, claims or liabilities arising from the approval, including, without limitation, any award of attorney's fees that migttresult from the third party challenge. "Signature: Date: l© 1f other tha-6owner, must have letter from owner DO NOT WRITE BELOW TH IS LINE EXHIBIT NO. DEPARTMENTAL PROC8SSiNG INFORMid1TION' Application No.: 1M2 GP Desionatton. Fee Deposif _da Date Received: ~ i S . o 1 o 3r . i cdlve&Bv: Receipt # Date Deemed Complete:.. gy; Acting Body: Actioh: date: Conditions of Approval :or Comments Resolution or Ordinance # PROPOSED PROJECT DESCRIPTION: 5 Stevens Court, Tiburon Gallagher Residence This application for a Precise Plan Amendment is to increase the size of the existing building envelope(s) in order to add two new decks to the rear of the existing residence and to add two new posts with an arbor at the relocated entry gate which is to remain within the existing building envelope. The Primary Envelope would be expanded 3'-0" x 14'-0" to accommodate the new upper level deck ( Deck- C ) and 3'-0" x 12'-0" to accommodate the new posts & arbor at the upper level entry gate. The Secondary Envelope would be expanded 18'-0" x 36'-0" to accommodate the new lower/ grade level deck ( Deck-D The existing decks on the house are on the right & left sides and afford little or no privacy for the Gallaghers or the adjacent neighbors to either side. ( See aerial photos & photo A & C ) The proposed decks are positioned in order to provide privacy for both the Gallaghers and the adjacent neighbors at 1 Stevens Court and 9 Stevens Court. Attached are letters of support for this project from both of these neighbors. No other residences or properties will have views of any portion of these proposed decks. ( See attached aerial photos ) The expanded building envelopes would be restricted from use for any living area or uses not specified in this application. EXHIBIT NO.2 2 AF L RESOLUTION NO. 2010-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF TIBURON RECOMMENDING TO THE TOWN COUNCIL APPROVAL OF AN AMENDMENT TO THE FRAIGE PRECISE PLAN (PD #31) TO ADJUST A BUILDING ENVELOPE AND CREATE A LANDSCAPE ENVELOPE ON PROPERTY AT 5 STEVENS COURT ASSESSOR PARCEL NO. 058-111-26 WHEREAS, the Planning Commission of the Town of Tiburon does resolve as follows: Section 1. Findings. A. The Town has received and considered an application filed by Thomas and Susan Gallagher for an amendment to the Fraige Precise Plan (PD #31) to adjust the building envelope and create a landscape envelope at 5 Stevens Court. The application consists of the following: 1. Application form and supplemental materials, dated February 18, 2010 2. Site Plan, Building Envelope Plans and Elevations, dated March 4, 2010 B. The Planning Commission held a duly-noticed public hearing on March 24, 2010, and heard and considered testimony from interested persons. C. The Planning Commission finds that the project is exempt from the requirements of the California Environmental Quality Act per Section 15301 of the CEQA Guidelines. D. The Planning Commission finds based upon application materials and analysis presented in the March 24, 2010 Staff Report, as well as visits to the site and testimony received from the applicant, that the project is consistent with the intent of the Fraige Precise Plan. E. The Planning Commission finds the project to be consistent with the goals and policies of the Tiburon General Plan Land Use Element Policy LU-13, which states that "Neighborhood character, which is defined by the predominant architectural styles, type of buildings, building heights, mass, setbacks, landscaping, and natural characteristics, shall be of material consideration and preserved in all construction projects, including remodels and additions, to the maximum extent feasible." As noted previously, the proposed amended building envelope and new landscape envelope would appear to be consistent with the intent of the Fraige Precise Plan to retain the open visual appearance of the site. TIBURON PLANNING COMMISSION RESOLUTION NO. 2010-06 MARCH 24, 2010 1 EXHIBIT NO, Section 2. Recommendation for Approval. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends approval of the precise plan amendment adjusting the building envelope and creating the landscape envelope at 5 Stevens Court to the Town Council, subject to the following conditions: 1. The adjusted building envelope and new landscape envelope for the property at 5 Stevens Court shall be amended as reflected on the drawing labeled partial Site Plan - Sheet 1 of 4, prepared by Jeff Gustafson, dated February 9, 2010. 2. The landscape envelope is for landscape improvements, decks and stairways. No other structures, other than fences and walls, are permitted within the landscape envelope (i.e. additions to the dwelling, sheds, etc). 3. This approval shall in no way alter other provisions of the Fraige Precise Plan not specifically modified herein. PASSED AND ADOPTED at a regular meeting of the Tiburon Planning Commission on March 24, 2010, by the following vote: AYES: COMMISSIONERS: KUNZWEILER, FRYMIER, CORCORAN, DOYLE AND TOLLINI NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: NONE JOHN KUNZWEILER, CHAIRMAN TIBURON PLANNING COMMISSION ATTEST: DANIEL M. WATROUS, SECRETARY \shared\Planning\Planning Commission\Resolutions\2010\2010-06; 5 Stevens Court PDP Amendment TIBURON PLANNING COMMISSION RESOLUTION NO. 2010-06 MARCH 24, 2010 2 EXHIBIT NO. 3 I have reviewed the plans ( 2/9/10 by Jeff Gustafson ) for the addition of two decks and an entry arbor that would require the expansion of the building envelope ( Precise Plan Amendment ) at the Gallagher residence/ 5 Stevens Court. My residence is adjacent to the Gallagher residence and I support this project. Name wv-~ ;00000~ date 2 XS' ~y Address EXHIBIT NO.-' _ nvumm BY / -o 3 s ~ s t~ ~ F ~ ` y ~ ~ YIEtN RD. 1 . ~ - sT N . ~ „ s ems co~?R.~ - ~ srey . ~ . 9 ~i ~ - D ~ ~ ~ . Y~ qp v 1 R ~ i ~ - ~ rowH a D ~ >r1~ ~ ;k , . ~ tax POLICE DEPT. 1 y ` `mot, ~ t' ,.I' O ~ I 1 r ~ , ~ ~I~ r ~ ~ ~ • 'PO`~ ~41pQE M _ 5 0 ~ k 5~5 CCxJU' b I / ~T ~ . t~ItC~f~NR - ~ -it ~ a~ VIGlIyITY. MRS ~o s~,}---- - a r ~ ~ c v ~ r , ~.p p:)~t~nu~w ~Ne.a1e• \ I J 1 i ti ~~a~u~,€ ~ ~ ~ 3't-o:~ ~ti~ Or'YRI~ M'Tr'Pdla 6r9'1• / ~ • S I ~5~ N ~ ~ I . r. s \ luooi~ ~ l'I-o ~ ~ M-0 - . gQ4~t0iR1'it4w~t.YE6~ ~lVl~s ,o M d(• 61RAlXs RR ~Y I V r>. i , -6+~~osn f I Project Deicrlptioe. ~ ~ ~ ~ ' ~ Precise P Amendment to Apphcetlon for a A ~ \ increase the size of the boil ' •envelope to add two ~ ~ \ ~ rear decks and sin entry gate arbor with two posts at • areas the front of the residence, Also to include the ~ ~ ~ the of two existnig titxacs that bwlt at the time of I ~ Him / original house but outside thf daignatod building ~ ~ \ envelope. - Dcck A at the level and a middle ~ • \ level dxk at the NW corner) The expanded building envelope d be reatncted _~,►.u~ ~ ~ from use for airy living area or uses ndt speci5ed in ' - I .o $ > this apphcah n. / ~ -a ~ / . ~ Pro act Data; ~ s 1 ~ D~ ~tcPA~+D~t~Wµa~YB~~Iu{, ~auva.oFe 4i - _ Andreas - S Stevens Court R4' oPWe1L uake. T~ DB~c. L ~ _ _ _ ~ A.P. # 58-111-26 , :~'B~1140nJb ~IVI`koPE ~ , , ~ Zone - RPD ~ _ ~ ~ - _ ~ . - Lot area - 33 459.0 k - {3ipy1 - t _ _~leerA~res = , 3.0 sq.ft. ~ ga~.~~t'ur~eu~e.Dsuc - 1 - E ' building coverage - 7.70% ~ A ~ W1 ~f4l~ibRD~r'8~K4W6&~AP ~ a xlating srr>: - - -p ~ ~._~ax..~.- _ _ - . Proposed buildingcoverage - 9.20°e ~ ~ rv 1 0 ~ FO - s~~ ,kT>4ca+:~~t t+oTOs F.A.R -14.7 /o ~ HtO~DF~ t~t)rJ6~f t~lf• •o b; Afi ~Dt,R~I+~(~ PDR~x~ DNS. ~ ~ ~ ~ h f TABLE OF CONTENTS ~ 3~ . I 3G~o SHT.1 SFTE PLAN(S) V H_ : " ~s~ - W/ PHOTO REF. Thin b b iW~de the of 16e bufldiog . p~ > ~m ex~tmg VICINITY MAP eavelope(~) to eaammodriba tits ne6►.decb ~t the tad feet tide ot`the „e~e~a~e~ee,,w,e,~~>be~,,~en,~~t,~t,ideof SHT. 2 UPPER LEVEL FLR PLAN e g1D1°~eOC°' , " ~ ~ SHT. 3 REAR BLDNG. 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