Staff Report

ITEM NO.   E-6REPORT DATE. 5/27/02

ASSESSOR=S PARCEL: 059-151-05

This proposal is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as specified in Section 15303(e).

The applicant has submitted a minor alteration application for a commercial building located at 39 Main Street. The scope of the project includes the modification of the front façade of the building that faces Main Street. The applicant is proposing new architectural articulations, new doors and windows, and different materials and colors. The project has been forwarded to this meeting because any exterior modification to structures in the downtown area requires review by the Design Review Board.

Zoning

There is no significant increase in floor area or lot coverage proposed. Staff finds that the project is in conformance with the development standards for the VC zoning district.

Design Issues

Proposed Design Features

The new siding would be vertical cedar siding with corrugated copper on the recessed portions of the façade, and would be installed over the existing wall and timber posts. A new entrance door would be framed, in addition to a new glass and steel canopy being installed over the door. The existing deck would be reconfigured, but reduced in size overall. The middle section of deck would be replaced with a planter box, and the portion of deck on the right side would be extended outward approximately 1.5 feet. The railing on the new portion of deck would be replaced. Two new copper lighting fixtures would be located on the façade of the building. A color and materials board will be available for review at the Board meeting.

Downtown Design Guidelines

The downtown guidelines specifically address how the facades of buildings on Main Street should be designed. The following guidelines are specific to this application:

Continue the use of the typical street façade, which presents a relatively flat, vertical plane at the sidewalk’s edge. Recesses or setbacks are used only for storefront entrances. The vertical plane of the proposed façade is fairly flat, although not completely. However, the recessed areas on the upper level would be reduced in size, increasing the flatness of the facade.

Façade elements are symmetrically organized. The recessed portion on the upper level of the façade would split the building visually into thirds. The doors and windows on the ground level would continue this geometry as they are grouped in three equivalent areas, creating symmetrical composition.

The street façade completely shields the building’s roof area from view. The façade would extend above the level of the roof, and therefore the roof area would be screened from view.

Maintain a minimum of two thirds of the street level portion of the façade as transparent opening area, measured from floor to ceiling, and including door lights. Not quite two thirds of the ground level of the proposed façade is comprised of transparent materials, but it is close. The front door would be comprised of glass, and there would be views to the water through the large windows in the rear; a feature which is highly encouraged by The Guidelines.

The Guidelines state that the main goal is to have facades that are architecturally compatible with, and contribute to the village character of Main Street. New facades should be recognizably contemporary, so they are not misconstrued as historic. The proposed design and materials for this project would precisely meet this goal in that they are very modern and contemporary, and at the same time follow the historic theme of Main Street.

Public Comment

To date, no public comments have been received regarding this project.

RECOMMENDATION:

It is recommended that the Board review this project with respect to Guiding Principles for review, and the Downtown Design Guidelines. If the Board finds that the design of the project is consistent with the Guiding Principles for Site Plan and Architectural Review, and the Downtown Design Guidelines, then it is recommended that the project be approved with the attached Conditions of Approval.

1.    Conditions of Approval

2.    Application and supplemental materials dated April 17, 2002.

3.    Plans for the project.

1.    This approval shall be used within 3 years of the approval date, and shall become null and void unless a building permit has been issued.

2.    The development of this project shall conform to the application received by the Town of Tiburon on April 17, 2002, or as amended by these conditions of approval. Any modifications to the approved plans must receive further design review and approvals.

3.    All exterior lighting shall be shielded downlighting.

4.    Plans submitted to the Building Department for plan check shall be identical to those approved by the Design Review Board. If any changes are made to the approved Design Review plans, the permit holder is responsible for clearly identifying all such changes when submitted to the Building Department for plan check. Such changes must be clearly highlighted (with a "bubble" or "cloud") on the submitted plans. A list describing in detail all such changes shall be submitted and attached to the building plans, with a signature block to be signed by the Design Review Staff member indicating that these changes have been reviewed and are approved, or require additional Design Review. All changes that have not been explicitly approved by Staff as part of the Building Plan Check process are not approved. Construction that does not have Design Review approval is not valid and shall be subject to stop work orders and may require removal.