Item-4.-Reso-Appeal-34-Hill — Fairfax City Council, October 4, 2023

FAIRFAX TOWN COUNCIL MEETING

STAFF REPORT
AGENDA ITEM #4
MEETING DATE: October 4, 2023
PREPARED FOR: Mayor and Town Council
PREPARED BY: Linda Neal, Principal Planner
SUBJECT: Appeal of Planning Commission August 17, 2023, action approving a new residence at 34 Hill Avenue.

RECOMMENDATION
Staff recommends the Town Council adopt the attached Resolution denying the appeal and upholding the August 17, 2023, Planning Commission decision approving the project by adoption of Resolution No. 2023-16 setting forth the legal findings and conditions for the project approval.

BACKGROUND
The project encompasses the construction of a 1,318 square-foot, 2-story, 3-bedroom, 2 ½-bathroom, single-family residence with an attached 340 square-foot, 1-car garage and 2 uncovered parking spaces located within the west side-yard area; installation of yard improvements and a formal drainage system.

After the Town had deemed this project complete and had accepted the recorded boundary survey prepared by a licensed land surveyor and was ready to schedule a hearing before the Planning Commission, the owners of the neighboring property at 32 Hill Avenue presented the Town with a recorded boundary survey of their property showing the western side property line in a different location than the applicant’s recorded boundary survey. This conflicting survey resulted in different project site square footage and different minimum and combined side yard setbacks. Staff contacted the applicant to advise of the conflicting survey. Staff encouraged the two owners to meet and come to agreement on a final location for the western side property line. The neighbors have been unable to resolve the conflicting surveys and the matter is a civil dispute between the neighbors.

Staff proceeded to schedule the project for public hearing and to review the application based on the applicant’s submitted boundary survey.

The project was reviewed by the Planning Commission initially on July 20, 2023 at which time they directed the applicant to do the following and continued the matter to the regular August 17, 2023, Planning Commission meeting:
• Re-examine whether the project can be redesigned to eliminate the need for minimum and combined side-yard setback variances for the structure. Provide revised drawings if possible and if it is not possible to redesign to comply with the setbacks, provide an explanation of why redesign cannot occur.
• Erect as many of the story poles shown on the story pole plan, project plan set page A103, a minimum of ten days prior to the August 17, 2023, regular Planning Commission meeting.

The packet material and minutes for the July 20, 2023, meeting can be viewed using the following links:
2 https://storage.googleapis.com/proudcity/fairfaxca/uploads/2023/07/Item-3-34-Hill.pdf https://storage.googleapis.com/proudcity/fairfaxca/uploads/2023/08/FXPC-7-20-23.fnl_.pdf The applicant resubmitted revised project plans maintaining all the required setbacks, erected the required story poles, and the project was scheduled for a second review before the Planning Commission at the regular August 17, 2023, meeting. On August 17, 2023, the Planning Commission approved the project as redesigned based on the findings contained in Attachment B, Resolution No. 2023-16. The packet materials from the meeting can be viewed using the following link:
https://storage.googleapis.com/proudcity/fairfaxca/uploads/2023/08/Item-2-34-Hill.pdf https://www.townoffairfax.org/meetings/planning-commission-august-17-2023/#/tab-video

DISCUSSION
The owners of 32 Hill Avenue located west of the project site filed an appeal of the Planning Commission’s approval. The reasons for the appeal were concerns about the significant drainage that flows over the site, the inaccuracy of the survey, and the project design (Attachment B – appeal form).

Drainage
Significant drainage flows across Sir Francis Drake Boulevard from the hillsides to north from both San Anselmo and the Willow Avenue neighborhood. The water crosses Sir Francis Drake Boulevard into the Fairfax Tract Subdivision in Fairfax and the Bush Tract in San Anselmo, areas that have little or no formalized drainage systems.

The appellant advises that he has spoken with the Public Works Director in San Anselmo about the drainage issues in the Fairfax Tract and Bush Tract subdivisions and that both he and the Director concurred that uphill drainage has been directed into the Fairfax Tract Subdivision in Fairfax and Bush Tract Subdivision in San Anselmo which has led to flooding in the immediate area and that addressing the problem would involve both the Town of San Anselmo and Fairfax and require large scale infrastructure improvements (Attachment D to the July 20, 2023, Planning Commission staff report, page one, last paragraph of the September 17, 2021 letter from the appellant to staff).

The owner/applicant for the 34 Hill Avenue property submitted a drainage study with his project that was reviewed and approved by the Town Engineer (Attachment E to the July 20, 2023, Planning Commission staff report, letter from the Town Engineer dated June 2, 2022, last page, “Conclusions”.) The letter notes that the proposed drainage plan will result in peak offsite flow rates that will remain at or below the current, pre-construction conditions, which is the accepted measure for new development.

The drainage issues in this area have been occurring for a long time and it is not the responsibility of one homeowner or applicant to address these issues alone.

Survey Adequacy
Project applicant submitted a recorded survey prepared by a licensed land surveyor which was reviewed and accepted by the Town surveyor and the Town has processed the application based on that information. Property line disputes are a civil matter and the appellant could have started a legal process to have a court review the two surveys, his survey and the applicant’s, at any time but has not 3 chosen to do that. The appellant has separate legal rights to pursue a decision on which survey prevails through the courts.

Project Design
The Planning Commission held two public hearings on this project at which time a number of citizens, including the appellant, expressed concerns about the project and a number spoke in support of the project. Concerns expressed by neighbor’s other than the appellant relating to the project design included, 1) the color palette being too dark, 2) The project being out of scale with the structures in the neighborhood; 3) the building blocking light to one backyard and views.

The Planning Commission directed the applicant to redesign the project to meet all the setback requirements. The applicant complied with the Planning Commission direction so that the house now complies with all the regulations that apply in the Residential RD 5.5-7 Zone, including minimum and combined setbacks, height, floor area ratio, and lot coverage.

The Planning Commission approved the project on August 17, 2023 and included a condition that a revised color palette for the exterior of the building be submitted with the building permit application for review and approval by the Director of Planning and Building Services.

FISCAL IMPACT
None.

Attachments
A. Town Council Resolution No. 23-___, including Planning Commission Resolution No. 2023-16 as Exhibit 1
B. Appeal (form)
C. Project plan set
1 RESOLUTION 23-___

A RESOLUTION OF THE FAIRFAX TOWN COUNCIL

DENYING THE APPEAL AND UPHOLDING THE PLANNING COMMISSION ACTION APPROVING APPLICATION #23-18 FOR A CONDITIONAL USE PERMIT (CUP),

DESIGN REVIEW PERMIT, EXCAVATION PERMIT, TREE REMOVAL PERMIT AND

MINIMUM AND COMBINED SIDE YARD SETBACK VARIANCE TO ALLOW

CONSTRUCTION OF A SINGLE-FAMILY RESIDENCE WITH ATTACHED GARAGE AND UNCOVERED PARKING IN THE SIDE SETBACKS AT 34 HILL AVENUE WHEREAS, on April 7, 2022, the Town of Fairfax received an application from John Simenic for a residence, attached one car garage, and private driveway at 34 Hill Avenue; and
WHEREAS, the Planning Commission held a duly noticed Public Hearings on July 20, 2023, and August 17, 2023, to consider approval of the owner’s requested Conditional Use Permit (CUP), Design Review, Permit, Excavation Permit, Tree Removal Permit, and Minimum and Combined Side-yard Setback Variance and at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, at the conclusion of the August 17, 2023, Planning Commission meeting, that body did approve, by way of its adoption of Resolution 2023-16, the plans dated received by the Town on 8/7/23, prepared by John Simenic, Architect, sheets A000, A100, A103, A110, A200, A201, A202, and A300 (revision date 7/31/23), Engineering Plan Sheets by DVC Group Inc., Planning and Engineering, C1 through C4, dated 5/31/22, topographical survey by Oberkamper and Associates Civil Engineering, sheet 1, dated 6/3/21, and the recorded survey by Shane W. Rauch, Professional Land Surveyor with Oberkamper and Associates recorded 10/20/21; and
WHEREAS, the Town Council has made the following findings for approval of the project, upholding the Commission’s August 17, 2023, action:

The project conforms to the following 2010-2030 Town of Fairfax General Plan Policies:

Policy LU-7.1.5: New and renewed residential development shall preserve and enhance the existing character of the Town’s neighborhoods in diversity, architectural character, size, and mass.

Policy LU-7.2.1: New and renewed development shall be compatible with the general character and scale of structures in the vicinity.

Policy LU-7.2.2: To the extent feasible natural features including the existing grade, mature trees and vegetation shall be preserved for new and renewed development.

Policy LU-4.1.4: New and renewed development shall be designed to minimize run-off in a manner that does not cause undue hardship on neighboring properties.

ATTACHMENT A
2 Conditional Use Permit (Town Code § 17.032.060)

1. The approval of the CUP for a 28.5-foot tall, two-story, 1,318 square-foot, 3- bedroom, 2 ½-bathroom, single-family residence that complies with the floor area ratio and lot coverage limitations, the height limit and the required minimum and combined front/rear and side-yard setbacks and provides the required three parking spaces will not be a grant of special privilege.

2. The development and use of the property as described in finding one above and subject to compliance with the conditions contained in this resolution shall not create a public nuisance or cause unreasonable detriment or adverse physical or economic effects to neighboring properties.

3. Approval of the CUP is not contrary to the goals, objectives or policies of the 2010-2030 Fairfax General Plan or Town Code Title 17, Zoning.

4. Approval of the CUP and development of the site as proposed will be a better use of the property than would otherwise be the case because the residence is in scale with the site and with other structures in the neighborhood.

Design Review (Town Code § 17.020.040)

1. The project depicted in the plans submitted to the Town on August 7, 2023, is this the correct date? complies with the Design Review Criteria set forth in Town Code § 17.020.040.

2. The exterior of the structure has been articulated, landscape screening is proposed, and the setbacks have been maximized to minimize significant impacts on neighboring property and to allow the development to harmonize with the surrounding residential development.

Excavation Permit (Town Code § 12.20.080)
Based on the Town Engineer’s review and recommendation that the project can be safely constructed, the Planning Commission finds that:

1. The health, safety and welfare of the public will not be adversely affected.

2. Adjacent properties will be adequately protected by project investigation and design from geologic hazards as a result of the work.

3. Adjacent properties are adequately protected by project design from drainage and erosion problems as a result of the work.

4. The amount of the excavation or fill proposed is not more than that required to allow the property owner substantial use of his or her property.

5. The visual and scenic enjoyment of the area by others will not be adversely affected by the project more than is necessary.
3 6. Natural landscaping will not be removed by the project more than is necessary; and

7. The time of year during which construction will take place is such that work will not result in excessive siltation from storm runoff nor prolonged exposure of unstable excavated slopes (Town Code § 17.072.090(c)(4) prohibits grading of hillside properties from October 1st through April 1st of each year).

Variance to Allow Uncovered Parking in the Side-Yard Setback (Town Code §

17.028.070)

1. The small size and 3-foot to 47-foot width of the site are the features that warrant granting the requested Side-yard Setback Variance to construct the required parking spaces to support the new single-family residence within the side-yard setback. The strict enforcement of prohibition of required parking in the side yard setback would deprive the applicant of the ability to improve the on-site parking required to allow for construction of a single-family residence on this RD 5.5-7 residentially zoned site and would make designing a complying structure difficult.

2. Most properties in town that are similarly small sites have some portion of their required parking spaces and/or parking structures and portions of the residence within one or more required setbacks. Therefore, allowing the uncovered parking spaces to encroach into the minimum and combined side-yard setbacks will not be a grant of special privilege.

3. The strict application of the setback regulations would render the site undevelopable, which would be a hardship for the applicant.

4. The granting of the side-yard setback variance to allow the uncovered parking within the minimum side yard setback will not be detrimental to the public health, welfare, and safety or injurious to other property in the vicinity in which the property is situated.

Tree Removal (Town Code § 8.36.030 and § 8.36.090)
The seven trees proposed for removal within the structure footprint and throughout the site have been reviewed by the Tree Committee who has recommended that the Planning Commission approve the requested removal permit. Therefore, the project is in compliance with all the considerations listed in Town Code 8.36.060(B)(1 through 7) of the Tree Ordinance, Town Code Chapter 8.36.

WHEREAS, at the conclusion of the October 4, 2023, public hearing, the Town Council found that the findings made by the Planning Commission in the attached Resolution No. 2023-16 (Exhibit 1) are appropriate to support the Council upholding the Commission action approving the project,
4 NOW, THEREFORE, BE IT HEREBY FOUND AND RESOLVED by the Town Council of the Town of Fairfax:

Section 1. The recitals set forth above are incorporated herein.

Section 2. Based on the foregoing, the Town Council of the Town of Fairfax denies the appeal and upholds the Planning Commission approval of the Conditional Use Permit, Design Review Permit, Excavation Permit, Tree Removal and Side-Yard Setback Variance as set forth in Attachment 1, Planning Commission Resolution 2023-

16. The foregoing resolution was adopted at a regular meeting of the Town Council held in said Town, on the 4th day of October 2023, by the following vote:

AYES:

NOES:

ABSENT:
_________________________________
Chance Cutrano, Mayor
Attest: ________________________
Michele Gardner, Town Clerk

ATTACHMENT B
& AND
L ANGLE@ AT CENTERLINEO DIAMETER

PERPENDICULAR
C CHANNEL# POUND OR NUMBER

A/C AIR CONDITIONINGALT ALTER OR

ALTERNATE

AB ANCHOR BOLTACC ACCESSIBLEANOD ANODIZEDASPH ASPHALTACOUS ACOUSTICALAD AREA DRAINADJ ADJUSTABLEAFF ABOVE FINISH FLOOR

AGGR AGGREGATEAL ALUMINUMAPPROX APPROXIMATEARCH ARCHITECTURALASB ASBESTOSASR AUTOMATIC

SPRINKLER RISE

BSMT BASEMENTBET BETWEENBD BOARDBITUM BITUMINOUSBLDG BUILDINGBLK BLOCKBLKG BLOCKINGBM BEAMBOT BOTTOMBP BACK PAINTEDCB CATCH BASINCBB CEMETITIOUS

BACKER BOARD

CT CERAMIC TILECOMP COMPARTMENTCMU CONCRETE

MASONRY UNIT

CJ CONTROL JOINTCOOR COORDINATECAB CABINETCEM CEMENTCER CERAMICCI CAST IRONCLG CEILINGCLO CLOSETCLR CLEARCOL COLUMNCONC CONCRETECONST CONSTRUCTIONCONT CONTINUOUSCORR CORRIDORCTSK COUNTERSUNKCNTR COUNTERCTR CENTERDIAG DIAGONALDBL DOUBLEDEPT DEPARTMENTDF DRINKING FOUNTAINDET DETAILDIA DIAMETERDIM DIMENSIONDISP DISPENSERDL DAYLIGHTDN DOWNDO DOOR OPENINGDOM DOMESTIC WATER DR DOORDWR DRAWERDS DOWNSPOUTDSP DRY SANDPIPEDWG DRAWINGSDW DISH WASHEREOS EDGE OF SLABEMER EMERGENCYEGCB EXTERIOR GYPSUM

BOARD CEILING

E EXISTINGEA EACHEJ EXPANSION JOINTEL ELEVATIONELEC ELECTRICALENCL ENCLOSUREEP ELECTRICAL PANELEQ EQUALEQPT EQUIPMENTEWC ELECTRIC WATER COOLER(E) EXISTINGEXP EXPANSIONEXT EXTERIORFA FIRE ALARMFD FLOOR DRAINFE FIRE EXTINGUISHERFEC FIRE EXTINGUISHER

CABINET
FHC FIRE HOSE CABINETFIN FINISHFL FLOORFLASH FLASHINGFLOUR FLUORESCENTFO... FACE OF (ABBREVIATION)

FIXT FIXTUREFND FOUNDATIONFT FOOT OR FEETFURR FURRINGFUT FUTUREGA GAUGEGALV GALVANIZEDGB GRAB BARGC GENERAL

CONTRACTOR

GL GLASS/ GLAZINGGND GROUNDGR GRADEGYP BD GYPSUM BOARDHC HANDICAPPEDHDWD HARDWOODHDWE HARDWAREHM HOLLOW METALHORIZ HORIZONTALHR HOURHGT HEIGHT

ID INSIDE DIAMETERINSUL INSULATIONINT INTERIORJAN JANITORJC JANITOR'S CLOSETJT JOINTKIT KITCHENLAB LABORATORYLAM LAMINATELAV LAVATORYLKR LOCKERLT LIGHTMAX MAXIMUMMC MEDICINE CABINETMDF MEDIUM DENSITY

FIBERBOARD

MECH MECHANICALMEMB MEMBRANEMTL METALMFR MANUFACTURERMIN MINIMUMMIR MIRRORMISC MISCELLANEOUSMPOE MAIN POINT

OF ENTRY

MTD MOUNTEDMUL MULLION(N) NEWNIC NOT IN CONTRACTNIS NOT IN SCOPENO NUMBERNOM NOMINALNTS NOT TO SCALEOFD OVERFLOW DRAINOFS OVERFLOW SCUPPEROA OVERALLOBS OBSCUREOC ON CENTEROD OUTSIDE DIAMETER (DIM.)

OFF OFFICEOPNG OPENINGOPP OPPOSITEPRCST PRECASTPL PLATEPLAM PLASTIC LAMINATEPLAS PLASTERPLYWD PLYWOODPR PAIRPT POINTPTD PAPER TOWEL DISPENSERPTD/R COMBINATION PAPER TOWEL

DISPENSER & RECEPTACLE
QT QUARRY TILER RELOCATERAD RADIUSRD ROOF DRAINREF REFERENCEREFR REFRIGERATORRGTR REGISTERREINF REINFORCEDREQD REQUIREDRESIL RESILIENTRM ROOMRO ROUGH OPENINGRWL RAIN WATER LEADERSLNT SEALANTS SOUTHSC SOLID CORESC DISP SEAT COVER DISPENSERSCD SEE CIVIL DRAWINGSSCHED SCHEDULESD SOAP DISPENSERSED SEE ELECTRICAL DRAWINGSSECT SECTIONSH SHELFSHR SHOWERSHT SHEETSIM SIMILARSLD SEE LANDSCAPE DRAWINGSSMD SEE MECHANICAL DRAWINGSSND SANITARY NAPKIN DISPENSERSNR SANITARY NAPKIN RECEPTACLESNT SEALANTSPD SEE PLUMBING DRAWINGSSPEC SPECIFICATIONSQ SQUARESS STAINLESS STEELSSD SEE STRUCTURAL DRAWINGSSSK SERVICE SINKSTD STANDARDSTL STEELSTOR STORAGESTRL STRUCTURALSUSP SUSPENDEDSYM SYMMETRICALTRD TREADTB TOWEL BARTC TOP OF CURBTEL TELEPHONETER TERAZZOT&G TONGUE AND GROOVETHK THICKTP TOP OF PAVEMENTTO... TOP OF... (ABBREVIATION)TYP TYPICALTD TRENCH DRAINUON UNLESS OTHERWISE NOTEDUR URINALVCT VINYL COMPOSITION TILEVERT VERTICLEVEST VESTIBULEVIF VERIFY IN FIELDW WESTW/ WITHWC WATER CLOSETWD WOODW/O WITHOUTWP WATERPROOFWSCT WAINSCOTWT WEIGHT Room name
101
150 SF
10 101 (E)
200B(E)
Name
Elevation
1 A101
SIM
A101
1 Ref
1 Ref
1 Ref
1 Ref
0 A101
1 SIM
ROOM
NAME

WALL TYPE

DOOR TYPE

WINDOW TYPE
RCP

ELEVATION

FINISH FLR

ELEVATIONELEVATION
DAUTM

SECTION DETAIL

ELEVATION INTERIOR

ELEVATION

COLUMN GRIDLINE
A101
1 Ref
1 Ref
1 Ref
1 Ref
SHEETDRAWING TITLE:

DATE: REMARKS:

S C-35266

T A T E
O
F
C
A

L I F O R N I A

L I C E NS
E
D
A

RC H I T ECT
EXP. 08/31/23
JOHN

S I MEN I C
JOHN SIMENIC │ ARCHITECT
[email protected]
440.223.2620
A000
7/30/2023 4:09:50 PM
COVER

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
APN:002-214-01
DR 2 07/31/23
DR 4.01.22 SHEET NUMBER SHEET NAME
⬛ ⬛ A000 COVER
⬛ A001 CALGREEN CHECKLIST
⬛ ⬛ A100 SITEPLAN AND SITE SLOPE
⬛ A101 SHADE/SHADOW STUDY⬛ A102 LANDSCAPE PLAN
⬛ ⬛ A103 STORYPOLE PLAN⬛ ⬛ A110 FLOORPLANS
A120 POWER AND DATA PLANSA130 REFLECTED CEILING PLANS
⬛ ⬛ A200 ELEVATIONS - NORTH AND SOUTH⬛ ⬛ A201 ELEVATIONS - EAST AND WEST ⬛ A202 ELEVATION - RENDERED NORTH
⬛ ⬛ A300 SECTIONS

ARCHITECTURAL ABBREVIATIONS

1.1.0 THE CONTRACTOR SHALL BE RESPONSIBLE FOR DELIVERING A COMPLETE AND USABLE FACILITY, WHICH WILL FUNCTION PER THE DESIGN INTENT OF THE CONSTRUCTION DOCUMENTS. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND COORDINATE THE SCOPE OF WORK WITH ALL EXISTING CONDITIONS, THOROUGHLY EXAMINE THE JOB SITE, AND BASE PRICE ON EXISTING CONDITIONS. 1.1.1 WORK SHALL BE PERFORMED CONSISTENT WITH THE LOCAL MUNICIPALITY ORDINANCES, THE CALIFORNIA BUILDING CODE CURRENT EDITION. CONTRACTOR TO STRICTLY ADHERE TO ALL CODES, ORDINANCES, AND REGULATIONS THAT GOVERN CONSTRUCTION WHETHER LISTED HEREIN OR NOT.1.1.2 REFERENCE AND INCORPORATE PROJECT MANUAL AND ALL CONSULTANT AND

ARCHITECT SPECIFICATIONS, SURVEYS, AND TESTING REPORTS AS A PART OF THE COMPLETE CONSTRUCTION DOCUMENT SET.1.1.3 CONSTRUCTION OPERATIONAL PROCEDURES AND METHODS ARE THE RESPONSIBILITY OF THE CONTRACTOR INSOFAR AS THEY DO NOT PRESENT HAZARDS TO PERSONNEL OR PROPERTY OR INFRINGE ON WORK SCHEDULES FOR NORMAL SITE

ACTIVITIES, OTHER CONTRACTORS, VENDORS AND THE BUILDING'S STANDARDS FOR CONSTRUCTION ACTIVITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION, AND EXECUTION OF CONSTRUCTION METHODS AND PROCEDURES AND PROVIDE PEDESTRIAN PROTECTION

AS REQUIRED FOR SAFETY OF TENANTS, PEDESTRIANS AND JOBSITE PERSONNEL

1.1.4 THE CONTRACTOR SHALL APPLY FOR AND OBTAIN, AT HIS/HER EXPENSE, ALL PERMITS REQUIRED BY REGULATORY AGENCIES INCLUDING BUT NOT LIMITED TO BUILDING, MECHANICAL, ELECTRICAL, PLUMBING, AND ENERGY COMPLIANCE PERMITS PRIOR TO AND DURING CONSTRUCTION.1.1.5 THE CONTRACTOR'S COSTS SHALL INCLUDE THE COST OF PROPER INSURANCE AS REQUIRED BY STATE AND LOCAL LAWS. NATIONAL BUILDING REGULATIONS OR CODES TO ADEQUATELY PROTECT PERSONS AND PROPERTY. A COPY OF SUCH INSURANCE COVERAGE SHALL BE FURNISHED TO THE OWNER/MANAGER AND/OR TENANT PRIOR TO COMMENCEMENT OF ANY WORK.1.1.6 THE GENERAL CONTRACTOR SHALL COORDINATE THE WORK OF ALL SUBCONTRACTORS.1.1.7 SEE STRUCTURAL DRAWINGS FOR ASSOCIATED FRAMING AND EXCAVATION. CONTRACTOR TO PROVIDE SHORING AS NECESSARY. UNLESS OTHERWISE NOTED, CONTRACTOR SHALL FURNISH ALL NECESSARY SHORING, BRACING, ETC. AS REQUIRED TO SAFELY EXECUTE ALL WORK, AND SHALL BE FULLY RESPONSIBLE FOR THE SAME, INCLUDING ANY REQUIRED PERMITS1.1.8 THE GENERAL CONTRACTOR SHALL PREPARE AND SUBMIT TO PROJECT TEAM, BEFORE STARTING WORK, COMPLETE BAR-GRAPH SCHEDULE INDICATING REQUIRED CONSTRUCTION TIME FOR EACH TRADE'S WORK AND UPDATE THROUGHOUT CONSTRUCTION PROCESS.1.1.9 ALL CONTRACTORS/SUB-CONTRACTOR’S MUST PROVIDE THE OWNER/MANAGER WITH A CERTIFICATE OF INSURANCE PRIOR TO THE COMMENCEMENT OF WORK.1.1.10 ALL WORK SHALL BE PERFORMED IN CONFORMANCE WITH ALL APPLICABLE FEDERAL, STATE, COUNTY AND CITY ORDINANCES, BUILDING CODES, AND REQUIREMENTS ESTABLISHED BY STATE AND LOCAL FIRE MARSHALS, AND MANUFACTURERS' RECOMMENDATIONS AND TRADE AND REFERENCE STANDARDS. IN CASE OF CONFLICT, MOST STRINGENT REQUIREMENTS SHALL APPLY.1.1.11 REFER TO BUILDING AND SITE DATA AND PROJECT STATISTICS FOR CODE COMPLIANCE INFORMATION.1.1.12 THE CONTRACTOR SHALL BE RESPONSIBLE FOR TAKING ADEQUATE PRECAUTIONS TO PROTECT BUILDING OCCUPANTS, MATERIALS, & EXISTING FINISHES THROUGHOUT ALL PHASES OF CONSTRUCTION. NOISE, SECURITY, AND DUST BARRIERS BETWEEN CONSTRUCTION AREAS AND OCCUPIED AND PUBLIC AREAS SHALL BE MAINTAINED BY CONTRACTOR.1.2.0 THE ARCHITECT OF RECORD SHALL BE THE LEAD POINT OF CONTACT FOR ALL QUESTIONS, CLARIFICATIONS, AND REQUESTS FOR INFORMATION PERTAINING TO THE CONTRACT DOCUMENTS. 1.2.1 CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL CONTRACT DOCUMENTS, FIELD CONDITIONS AND DIMENSIONS FOR ACCURACY AND CONFIRMING THAT WORK IS BUILDABLE AS SHOWN BEFORE PROCEEDING WITH CONSTRUCTION. IF THERE ARE ANY QUESTIONS, THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING WITH WORK IN QUESTION.1.2.2 THE INTENT OF THE CONTRACT DOCUMENTS IS TO EXCLUDE ALL MATERIALS WHICH CONTAIN KNOWN HAZARDOUS SUBSTANCES. THESE INCLUDE MATERIALS CONTAINING ASBESTOS, POLYCHLORINATED BIPHENYL(PCB), OR ANY OTHER KNOWN SUBSTANCES DETERMINED TO BE A HEALTH HAZARD BY THE UNITED STATES ENVIRONMENTAL PROTECTION AGENCY (EPA) AND OTHER RECOGNIZED AGENCIES. IN STUDYING THE CONTRACT DOCUMENTS, AND AT ANY TIME DURING EXECUTION OF THE WORK, THE CONTRACTOR SHALL AT ONCE REPORT TO THE ARCHITECT ANY MATERIALS CONTAINING HAZARDOUS SUBSTANCES THAT HE/SHE MAY DISCOVER. DO NOT PROCEED WITH INSTALLATION OF HAZARDOUS MATERIALS.1.2.3 CONTRACTOR SHALL VERIFY PRESENCE OF HAZARDOUS MATERIALS WITH OWNER. ARCHITECT AND ITS CONSULTANTS SHALL HAVE NO RESPONSIBILITY FOR THE DISCOVERY, PRESENCE, HANDLING, REMOVAL, OR DISPOSAL OF OR EXPOSURE OF PERSONS TO HAZARDOUS MATERIALS IN ANY FORM AT THE PROJECT SITE, INCLUDING BUT NOT LIMITED TO, ASBESTOS, POLYCHLORINATED BIPHENYL (PCB) OR OTHER TOXIC SUBSTANCES.1.2.4 ALL CHANGES TO THE CONTRACT DOCUMENTS AND RESULTING CHANGES TO THE CONTRACT SUM (IF ANY) OR CHANGES IN THE PROJECT DURATION (IF ANY) WILL BE ISSUED BY THE ARCHITECT AND MUST BE SIGNED BY THE OWNER/MANAGER AND CONTRACTOR PRIOR TO PROCEEDING.1.2.5 ARCHITECTURAL DRAWINGS ARE DIAGRAMMATIC. DO NOT SCALE MEASUREMENTS FROM DRAWINGS.1.2.6 THE CONTRACTOR SHALL PROMPTLY NOTIFY THE ARCHITECT OF ANY AMBIGUITIES OR DISCREPANCIES BETWEEN THE DRAWINGS WITH EXISTING CONDITIONS OR WITH GOVERNING REQUIREMENTS. NOTIFY ARCHITECT OF ANY CONFLICTS BETWEEN FIELD CONDITIONS AND DRAWINGS BEFORE PROCEEDING WITH WORK. ALLOW SUFFICIENT TIME FOR RESOLUTION WITHOUT DELAYING THE WORK.1.2.7 LARGE SCALE DRAWINGS TAKE PRECEDENCE OVER SMALL SCALE DRAWINGS; DETAILS TAKE PRECEDENCE OVER ALL OTHER DRAWINGS. NOTIFY OWNER OF DISCREPANCIES.1.2.8 IN CASE OF CONFLICT BETWEEN OR WITHIN THE VARIOUS CONTRACT DOCUMENTS, THE MORE STRINGENT REQUIREMENTS (AS DETERMINED BY ARCHITECT) SHALL GOVERN, AND THE GREATER QUANTITY AND THE HIGHER QUALITY (AS DETERMINED BY ARCHITECT) SHALL BE FURNISHED. THIS RULE DOES NOT APPLY WHERE ONE REQUIREMENT IS SPECIFICALLY MODIFIED OR SUPERSEDED BY ANOTHER AND WHERE ADDITIONS TO, DELETIONS FROM, AND OTHER CHANGES ARE SPECIFICALLY MADE, AS IN ADDENDA, CONSTRUCTION CHANGE DIRECTIVES, MODIFICATIONS, CHANGE ORDERS, AND THE LIKE.1.2.9 ARCHITECT AND OWNER TO REVIEW FRAMING, PLUMBING, AND ELECTRICAL PRIOR TO DRYWALL. CHARGES TO REFRAME UNREVIEWED PARTITIONS WILL NOT BE ACCEPTED.SYMBOL LISTGENERAL NOTES

1.3.1 DIMENSIONS ARE FINISHED FACE TO FINISHED FACE, U.O.N. CONTRACTOR SHALL USE WRITTEN DIMENSIONS ONLY, DO NOT SCALE DRAWINGS. DETAILS SHALL GOVERN OVER PLANS AND ELEVATIONS. REPORT ANY DISCREPANCIES TO THE ARCHITECT IN A TIMELY MANNER SO AS TO PREVENT ANY DELAYS IN THE PROJECT SCHEDULE.1.3.2 HEIGHTS ARE DIMENSIONED FROM TOP OF FINISHED FLOOR, U.O.N. 1.3.3 ALL WORK SHALL BE PLUMB, SQUARE, LEVEL, IN PROPER ALIGNMENT, AND SECURELY FASTENED.1.3.4 DIMENSIONS SHALL BE EXACT WITHIN 1/8" IN 10'-0" ALONG FULL HEIGHT AND LENGTH OF PARTITIONS. CONTRACTOR SHALL NOT ADJUST DIMENSIONS MARKED "CLEAR" OR "CLR" WITHOUT APPROVAL FROM THE ARCHITECT.1.3.5 NEW PARTITIONS TO BE LOCATED ON CENTERLINE OF MULLION OR ALIGNED WITH COLUMN OR WALL, U.O.N.1.3.6 ALL FURNITURE SHOWN IS FOR REFERENCE ONLY, UNLESS OTHERWISE NOTED.1.4.1 SUBMIT A MINIMUM OF (3) COPIES OF REQUIRED SAMPLES, SHOP DRAWINGS, & PRODUCT DATA TO ARCHITECT FOR REVIEW PRIOR TO FABRICATION, INSTALLATION, AND/OR APPLICATION. ALLOW ARCHITECT 15 DAYS TO REVIEW AND COMMENT. ARCHITECT'S REVIEW WILL BE FOR CONFORMANCE WITH DESIGN CONCEPT ONLY. CONTRACTOR SHALL REVIEW ALL SUBMITTALS FOR CONFORMANCE WITH CONTRACT DOCUMENTS PRIOR TO SUBMITTING THEM FOR ARCHITECT'S REVIEW. APPROVAL OF SHOP DRAWINGS SHALL NOT RELEASE CONTRACTOR FROM RESPONSIBILITY FOR THE WORK AS SPECIFIED.REQUIRED SUBMITTALS:A. ALL FINISH ITEMSB. DOORS AND HARDWAREC. GLAZING SYSTEMS AND ASSEMBLIESD. LIGHT FIXTURES, ELECTRICAL AND LOW/VOLTAGE DEVICESE. ARCHITECTURAL SPECIALTIES AND ACCESSORIESF. MECHANICAL, ELECTRICAL, PLUMBING, FIRE AND LIFE SAFETY, LAYOUT AND PRODUCT

INFORMATION
G. ALL DESIGN/BUILD DOCUMENTS1.4.2 WHERE PRODUCTS ARE SPECIFIED BY MANUFACTURER AND MODEL IT IS TO ESTABLISH A QUALITY STANDARD. USE MATERIAL SPECIFIED OR APPROVED SUBSTITUTION. PRODUCTS SHALL BE FABRICATED AND INSTALLED IN ACCORDANCE WITH MANUFACTURER'S STANDARD SPECIFICATIONS, U.O.N.1.4.3 TRANSPORT, DELIVER, HANDLE AND STORE MATERIALS AND EQUIPMENT AT THE JOBSITE IN SUCH A MANNER AS TO PREVENT DAMAGE, INCLUDING DAMAGE WHICH MIGHT RESULT FROM INTRUSIONS OF FOREIGN MATTER OR MOISTURE FROM ANY SOURCE. COMPLY WITH MATERIAL AND EQUIPMENT MANUFACTURERS' INSTRUCTIONS REGARDING TEMPERATURE LIMITATIONS AND OTHER ENVIRONMENTAL CONDITIONS, WHICH ARE REQUIRED TO MAINTAIN THE ORIGINAL QUALITY OF MATERIALS AND EQUIPMENT.1.4.4 CONTRACTOR SHALL SUBMIT TO THE ARCHITECT, IMMEDIATELY FOLLOWING DIRECTIVE TO PROCEED WITH WORK, CONFIRMATION WITH DELIVERY DATES FOR ORDERS OF MATERIALS AND EQUIPMENT AND ANY LONG LEAD TIME ITEMS.1.4.5 ALL CONTRACTORS WILL PROVIDE THE BUILDING OWNER/MANAGER WITH A MSDS LIST OF ANY CHEMICALS, COMPOUNDS OR MATERIALS TO BE USED DURING CONSTRUCTION.1.4.6 DAMAGE: CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIRS OF ANY ACCIDENTAL DAMAGE HE/SHE INFLICTS UPON THE EXISTING WORK WHICH WILL REMAIN. IF FOR ANY REASON DAMAGE TO EXISTING WORK OR UTILITIES IS CONSIDERED TO BE UNAVOIDABLE, SUBMIT WRITTEN NOTIFICATION OF THIS BEFORE SIGNING THE CONTRACT. IN THE ABSENCE OF SUCH NOTIFICATION, CONTRACTOR ASSUMES FULL RESPONSIBILITY FOR DAMAGE AND THE COSTS OF SATISFACTORILY REPAIRING OR REPLACING DAMAGED WORK. 1.4.7 WARRANTY SHALL BE EXTENDED FOR ALL CONSTRUCTION COMPONENTS, EQUIPMENT AND INSTALLATIONS INCLUDED IN THIS CONTRACT FOR A MINIMUM OF 1 YEAR FROM THE DATE OF SUBSTANTIAL COMPLETION.1.4.8 GC SHALL RE-EXECUTE ANY WORK THAT FAILS TO CONFORM TO THE DRAWINGS/DETAILS AS SHOWN AND ANY DEFECTS DUE T0 FAULTY MATERIALS OR WORKMANSHIP WHICH APPEAR WITHIN A PERIOD OF ONE (1) YEAR.1.5.1 THE CONTRACTOR SHALL MAINTAIN A COMPLETE SET OF THE CONTRACT DRAWINGS FOR RECORD MARK-UP PURPOSES THROUGHOUT THE CONTRACT TIME. MARK UP THESE DRAWINGS DURING THE COURSE OF WORK TO SHOW BOTH CHANGES AND ACTUAL INSTALLATION IN SUFFICIENT FORM TO COMPRISE A COMPLETE RECORD FOR THE OWNER/MANAGER'S PURPOSES. GIVE PARTICULAR ATTENTION TO WORK WHICH WILL BE CONCEALED AND DIFFICULT TO MEASURE AND RECORD AT A LATER DATE, AND TO WORK WHICH MAY REQUIRE SERVICING OR REPLACEMENT DURING THE LIFE OF THE PROJECT. BIND PRINTS INTO MANAGEABLE SETS WITH DURABLE PAPER COVERS LABELED "AS-BUILT DRAWINGS", AND TRANSMIT TO OWNER/MANAGER.1.5.2 UPON COMPLETION OF THE WORK, THE CONTRACTOR SHALL SUBMIT TO THE OWNER/MANAGER COMPLETE OPERATING INSTRUCTIONS, MAINTENANCE INSTRUCTIONS, PARTS LISTS AND ALL FURTHER BULLETINS AND BROCHURES PERTINENT TO THE OPERATION AND MAINTENANCE OF THE EQUIPMENT (MECHANICAL, ELECTRICAL, PLUMBING, FIRE ALARM,) AND FINISHES & FIXTURES FURNISHED AND INSTALLED TOGETHER WITH RECORD DRAWINGS.1.5.3 SUBSTANTIAL COMPLETION IS DEFINED AS THE FOLLOWING: "THE DATE THAT ALL WORK HAS BEEN PERFORMED, OTHER THAN ANY DETAILS OF CONSTRUCTION, MECHANICAL ADJUSTMENT OR ANY OTHER SIMILAR MATTER, THE NON- COMPLETION OF WHICH DOES NOT MATERIALLY INTERFERE WITH INTENDED USE OF THE PREMISES AND IT IS LEGALLY PERMITTED TO OCCUPY THE PREMISES."NOT CONTINGENT FOR SUBSTANTIAL COMPLETION, BUT REQUIRED FOR COMPLETION OF GENERAL CONTRACTOR'S CONTRACT AND FINAL PAYMENT ARE THE FOLLOWINGA. FINAL CLEANING OF SURFACES BY A PROFESSIONAL SERVICE.B. REPRODUCIBLE DRAWINGS WITH AS-BUILT CONDITIONS NOTED.C. A BINDER WITH OPERATION AND MAINTENANCE DATA AND WARRANTIES.D. SPECIFIED QUANTITIES OF MAINTENANCE MATERIALS.E. HVAC BALANCE REPORT.F. APPROVED OCCUPANCY PERMIT (FULL OR TEMPORARY)G. ALL LIEN RELEASES

GENERAL NOTES CONTINUED

APPLICABLE BUILDING
CODES:

APPLICABLE BUILDING CODES

SIMENIC RESIDENCE
SITE

PROJECT INFORMATION AND CALCULATIONS

VICINITY MAP

PROJECT DESCRIPTION
OWNER: JOHN SIMENIC
15 RAMONA WAYSAN ANSELMO, CA 94960

PROJECT DIRECTORY
CONTACT:

ARCHITECT: JOHN SIMENIC
15 RAMONA WAYSAN ANSELMO, CA 94960
[email protected].

CONTACT:

STRUCTURAL
ENGINEER:

TBDXX
CONTACT: TBD
CIVIL
ENGINEER:

CONTACT:

[email protected].

DVC GROUP, INC. (DVC)513 CENTER STHEALDSBURG, CA 95448
DAN HUGHES, [email protected]

GEOTECHNICAL
ENGINEER:

MURRAY ENGINEERS CONTACT:409 4TH ST,SAN RAFAEL, CA 94901 ANDREW [email protected].

SHEET LIST
BASEMENTGARAGELEVEL 1LEVEL 2SUBTOTAL (MAIN HABITABLE)PROJECT TOTALFLOOR AREAS: PROPOSED 03175877311,3181,318SF + 317SF GAR
3,309SF X .4 = 1,323 SF
FLOOR AREA RATIOS:
1,318SF HOUSE + 317SF
GAR.

FAR=.398
3,309SF X .35 = 1,158 SF
LOT COVERAGE RATIOS:PERVIOUS VS. IMPERVIOUS:

IMPERVIOUSPERVIOUS
11 FILL OFF-HAUL
GRADING IN CUBIC YARDS:
59 PARKING: 3 REQUIRED 1 OF WHICH IS TO BE COVEREDPARKING SPACE SIZE = 9' X 19'PROPED: 3 TOTAL SPACES, 1 OF WHICH IS COVEREDSETBACK:FRONT YARDREAR YARDSIDE YARDS PROPOSED BLDG HEIGHT:

WILDLAND URBAN INTERFACE: NOMAX. ALLOWABLE HEIGHT: 28'-6" 25'-0" COMBINED FRONT AND REAR, BUT NO LESS THAN 6'-0"15'-0" COMBINED, BUT NOT LESS THAN 10% AVG. WIDTH WHEN AVG LOT WIDTH < 50' WIDE
LOT AREA: 3,309SF
CUT
70 28'-5-3/8"
1,056SF / 3,309 SF = 32%
FRONT = 6'-0"
REAR = 62'-10-1/2"
EAST: 5'-0"
WEST: 10'-0"

REQUIRED PROPOSED
ALLOWED = .4 + 500SF GAR.

MAX ALLOWED = 35%
1,066 SF
.32

GENERAL
CONTRACTOR:

TBD CONTACT:XX
TBD
PROJECT NAME:PROJECT TYPE:PROJECT ADDRESS:TYPE OF CONSTRUCTION:SPRINKLER PROTECTION:OCCUPANCY TYPE / USE:ASSESSOR'S PARCEL NUMBERS:ZONING DISTRICT:NO. OCCUPIED FLOORS:NO. OF STORIESNO. OF BASEMENTS:

SIMENIC RESIDENCERESIDENTIAL NEW CONSTRUCTIONTO BE DETERMINEDFULLY SPRINKLERED, DEFERRED SUBMITTAL002-214-01R5.5-7TYPE VR-3 SINGLE FAMILY RESIDENCE 2 20

1.2019 CALIFORNIA BUILDING CODE (CBC)2019 CALIFORNIA ELECTRICAL CODE (CEC)2019CALIFORNIA PLUMBING CODE (CPC)2019 CALIFORNIA FIRE CODE (CFC)2019 GREEN BUILDING CODE2019 CALIFORNIA ENERGY CODE2.

AND ALL APPLICABLE FEDERAL, STATE, COUNTY, AND ALL LOCAL AMENDMENTS TO THE ABOVE CODE PARCEL NUMBER: 002-214-01
CONSTRUCTION OF A NEW, 3 BED/2.5 BATH SINGLE-FAMILY HOME AT THE END OF HILL

AVENUE IN FAIRFAX, CA
2,253SF / 3,309 SF = 68%

EXISTING
00000
0 0SF / 3,309 SF = 0.0%
0 0
AVG. LOT SLOPE: 6.23% SEE A100
NEAREST TRANSIT IS .2 MILE WALK
AREA

HOUSE/GARAGE

SITE GRADING
TOTAL
81 1 80
151 12 139
⬛ C1 COVERSHEET⬛ C2 GRADING AND DRAINAGE PLAN⬛ C3 EROSION CONTROL PLAN AND DETAILS⬛ C4 DETAILS⬛ SU-1 TOPOGRAPHIC SURVEY

4.01.22 DESIGN REVIEW7.31.23 DR 2

ATTACHMENT C
2 STORY FRAME

BUILDING
32 HILL AVENUE
LOT 40
APN: 002-241-02

TOWN OF FAIRFAX

ASPHALT

WOOD TIE
BRICK
CONC.

WIRE FENCE

WOOD FENCE

WIRE FENCE

GUY WIRE

WOOD FENCE
SCO
WV
16 PASTORI AVENUE
APN: 005-152-08

TOWN OF SAN ANSELMO

AREA NOT SURVEYED
CURB &
GUTTER

ASPHALT
FH
HILL
AVE
PP
LOT 39
APN: 002-241-01

TOWN OF FAIRFAX
15 RAMONA WAY
APN: 005-152-01

TOWN OF SAN ANSELMO

AREA NOT SURVEYED

CITY LIMITS SAN

ANSELMO/FAIRFAX

EDGE OF

PAVEMENT

DEPRESSED CURB & GUTTER
101
102
103
104
102
103
104
104
104
103
104
102
01 3
99 97
99 96
97 98 96
97 98
99 101
99 96
103 100
01 5
105
105
100
100
01 0
100
101
102
103
104
102
103
104
104
104
103
104
102
01 3
99 97
99 96
97 98
96 97
98 99
101
99 96
103 100
01 5
105
105
100
100
01 0
100
5295.588 C P MAG
202 103.940 EP
10 3.9
204 104.035 EP
10 5.10
10 3.98 217 103.672 FL+7
10 3.74
219
103.750 EP
10 3.92
10 4.02
243 104.248 FS
244 104.008 SEWER DIA.9
245 103.857 GUY WIR E
246 104.289 FH
247 104.578 ELEC POLE
248 104.334 FL
251 104.866 FS
10 5.05
253 104.998 FS
10 4.58
255 104.363 MM WD DIA.5
10 4.14
258 104.010 GS
259 103.949 GS
10 3.58
261 103.879 GS
262 103.697 GS
263 103.673 GS
264 103.632 GS
265 103.762 GS
266 103.836 GS
267 104.003 GS
268 104.137 GS
269 104.171 FNC+7
270 104.430 GS
271 104.434 FNC
105.422
284 103.285 GS
285 103.724 GS
286 104.344 GS
TR 6 " TREE
288 104.057 GS TR 11" TR EE
290 103.981 GS
TR 8 " TREE
292 103.585 GS
293 104.177 GS
TR 7 " CLUS T
295 103.601 FL+7
296 103.665 B RK+7
297 103.680 B RK1+7
298 103.638 B RK1
299 103.765 B RK
10 3.4
301 103.395 FL
302 103.660 B RK1
303 103.347 B RK1
304 103.364 B RK+
10 3.32 7
306 102.912 FL
307 103.095 B RK
308 103.038 B RK1
309 104.124 GS
10 4.14
312 103.179 GATE-7/FNC+7
313 103.090 GS
314 103.440 GS
315103.472 GS
317 103.156 GS
322 103.025 C ONC-7
323 102.986 FS
10 2.7
102.209 ELEC PANEL
330 103.962 OH E+7
10 2.85
335 102.967 B RK1
336 102.791 B RK1
1 0 2. 01
338 102.219 B RK
339 101.689 B RK
340 101.607 B RK1
1 0 1. 57
342 101.055 FL 343 101.321 B RK
344 101.256 B RK1
10 0.78
346 100.980 B RK
347 101.066 B RK1
348 100.666 FL
349 100.798 B RK1
350 100.949 B RK
351 100.372 B RK
10 0.18
353 100.096 B RK1
354 99.675 B RK1-7
9 9.79
356 99.934 B RK-7
357 100.277 GS
358 100.310 FNC
359 100.665 TW+7 OH.15L
360 101.092 GS
361 100.07
GS
8 362 99.431 GS 363 98.797 GS
364 100.729 TW-7 OH.15L
TR 10 " TREE
10 3.80
TR 6 " CL US T
368 102.767 GS
369 101.684 GS
370 100.649 GS
371 103.120 GS
10 3.78
373 102.362 GS
10 3.02
TR 6 " TREE
376 102.171 B RK1/ FN C
377 101.720 GS
378 102.920 GS
379 101.550 B RK1/ FN C
380 101.695 GS
10 0. 87
382 99.830 B RK1 383 99.220 GS
384 100.775 C ONC+7
385 100.578 C ONC
386 99.648 B RK1
9 8.74
388 101.565 B RK
TR 5 " MAP LE
10 1.48
391 101.474 C ONC1
392 101.455 FAC E SHED 393 101.590 TW+7
394 101.635 TW-7
395 101.637 B RK
396 101.440 B RK
397 100.923 B RK
398 100.990 B RK
399 100.973 B RK/TW 400 100.704 B RK
401 100.575 B RK
402 100.571 B RK-7 403 99.422 B RK+7 404 99.917 GS
405 99.932 B RK
406 99.927 B RK
407 99.873 B RK/FNC 1+7
408 99.852 B RK/FNC 1
409 99.428 B RK-7/ FN C1-7
410 102.480 GS
411 102.334 GS
TR 6 " TR EE D BL 413 102.784 GS
414 101.524 GS
415 101.453 GS
416 101.336 GS
417 101.449 GS
418 101.213 GS
419 100.841 GS
420 100.124 GS
421 99.676 GS
9 8.99
423 98.370 B RK
424 98.939 B RK 425 99.126 B RK/TW+7 OH1.0L B RICK
426 99.124 B RK
427 98.636 B RK
428 98.758 B RK
429 98.838 B RK
430 99.015 TW OH 1.0L
431 99.151 TW OH 1.0L
432 98.945 TW OH 1.0L
433 98.791 B RK
9 7.62
435 97.203 B RK1
436 96.568 B RK1
437 98.934 FNC 1+7
438 99.370 FNC 1/GATE
439 99.430 FNC 1/GATE
440 100.044 FNC1/BRK2+7
441 99.958 FNC 1/B RK2
442 99.647 FNC 1/B RK2/GA TE
443 99.636 FNC 1/B RK2/GA TE
444 99.669 B RK2
445 99.711 B RK2
446 99.616 B RK2/DOO R
447 99.648 B RK2/DOO R
448 100.251 B RK2
449 101.932 B RK2-7/BC
450 101.870 GS
451 101.873 GS
452 102.605 GS
454 103.016 GS
456 103.322 B RK2 OV0.35 OH.45R
457 104.871 B RK2-7 O V0.35 O H.45R
458 103.990 GS
459 103.383 GS
467 101.828 FL+7
10 1.11
469 101.481 GS
470 101.690 GS 10 2.01
472 102.022 GS
10 1.14
10 0.71
475 100.063 GS
476 99.720 GS
47 9 9.86
8 99.849 GS
479 99.742 B RK2+7
480 99.790 B RK2
9 9.77
482 99.713 B R
4 K2
83 99.532 B RK2-7
484 99.465 FL+7
485 99.482 FL
486 99.518 FL
487 99.627 FL-7
488 100.423 GS
489 100.343 GS
490 99.612 GS
491 99.855 GS
492 99.680 GS
9 9.30
9 9.37 495 99.317 GS
496 98.868 GS
497 99.018 GS
498 99.309 GS
TR 4 " TREE
500 100.272 GS
9 9.37
502 98.728 GS
9 8.88
504 99.130 GS
505 99.797 B C NO EL
506 99.403 GS
507 99.179 GS
508 99.019 GS/FN
5 C
09 98.498 GS/FNC
9 8.84
511 99.229 GS
9 9.30
9 9.38
514 99.513 TW+7 OH.2R 515 99.338 B RK2+7 516 99.379 B RK2

99.12 518 99.536 TW 519 98.845 B RK3+7

99.01 521 99.246 T W OH .2 R
522 98.832 B RK3
523 98.503 B RK2-7
524 98.796 T W- 7 OH.2 R
525 98.567 B RK3-7
526 98.959 T W-7527 98.359 B RK-7
529 99.993 B RK
530 1 00.048 B RK 531 1 00.004 B RK
532 1 00.078 B RK 10 0.35534 1 00.275 B RK
535 1 00.361 B RK
10 0.74 537 1 00.761 B RK
538 1 00.646 B RK
10 0.82
1 00.392
551 1 01.1 91 T W OH.45L
552 1 01.1 62 T W OH .45L E XT 7
556 1 00.597 B RK
557 1 00.635 B RK 558 1 00.256 B RK559 99.987 GS 9 9.86 561 99.116 B RK-7 9 9.31
563 99.035 GS
564 99.390 GS
9 9.42
566 98.967 GS
567 98.433 B RK+7
568 98.799 B RK
569 98.964 B RK
570 99.062 B RK
571 99.121 B RK-7
572 99.383 GS
574 98.924 GS
575 98.772 GS
576 99.199 GS

97.854
581 96.575 B RK/FNC
583 97.184 B RK2+7
584 96.650 B RK2
9 6.32
9 6.56
587 96.097 GS
9 6.26
589 95.932 B RK2
590 96.065 F NC+7
9 5.76
592 95.643 F NC-7
593 95.452 E P+7
594 95.730 E P
595 95.784 E P-7
9 5.73
597 95.61 3 F S
9 5.44
9 5.65
601 95.758 B RIC K+ 7
602 95.579 B RIC K
604 95.751 B RIC K
9 5.73
9 5.79
9 5.78
608 95.893 F S
609 95.726 F S
9 5.44
61 1 95.31 6 B RK3
613 95.238 GS
614 95.385 GS
615 95.41 3 GS
616 96.386 B RK-7
617 95.437 B RK5+7
618 95.707 B RK5
9 5.98
9 5.67
621 95.823 B LD C ORN
622 95.952 GS
625 96.286 B RK6-7
9 5.56
628 95.634 GS
629 95.547 GS
101
102
103
104
102
103
103
104
104
104
104
103
104
102
103
99 97
99 96
97 98
96 97
98 99
101
101
99 96
103 100
105
105
105
105
100
100
100
100
100
101
102
103
104
102
103
103
104
104
104
104
103
104
102
103
99 97
99 96
97 98
96 97
98 99
101
101
99 96
103 100
105
105
105
105
100
100
100
100
100
104 .00
103 .99
105 6. 2
105 5. 3 105 .28
105 .10
103 .98
103 .74
103 .92
104 .02
104 .35
104 .03
104 .21
104 .02
105 .05
104 .58
104 .14
103 .58
105 .63
TR 6" TR EE
TR 1 1" T RE E
TR 8" TR EE
TR 7" CLU ST
103 .44
103 .32
104 .14
103 .52
102 .77
102 .85
102 .01
101.57
100 .78
100 .18
99 .79
TR 10" TR EE
103 .80
TR 6" CLU ST
103 .78
103 .02
TR 6" TR EE
100 .87
98 7. 4
TR 5" MAP LE
101.4 8
TR 6" TR E E D BL
98 .99
97 .62
103 2. 4
101.11
102 .01
101.14
100 .71
99 .86
99 .77
99 .30
99 .37
TR 4" TR EE
99 .37
98 .88
98 .84
99 .30
99 .38

99.12 99 .01
99 .92
100 .35
100 .74
100 .82
100 .86
100 .49
100 .21
100 .07
101.43
100 .29
99 .86
99 .31
99 .42
99 .26
98 .32
96 .32
96 .56
96 .26
95 .76
95 .73
95 .65
95 .73
95 .79
95 7. 8
95 .44
95 .98
95 .67
95 .96
2 A100

XX HILL AVE
LOT 39
APN: 002-214-01

TOWN OF FAIRFAX
104.26

96.00 132.44
AVG. SITE SLOPE = (104.26'-96')/132.44'
= 6.23%
T.O. FENCE 102.58
T.O. FENCE 102.58
32 HILL AVE
LOT 40
APN: 002-214-02

TOWN OF FAIRFAX

XX HILL AVE
LOT 39
APN: 002-214-01

TOWN OF FAIRFAX

HIP ROOF O/
2-STOREYS
SLOPED
ROOF O/ 1-
STOREY

SLOPED ROOF
O/ 1-STOREY
15 RAMONA WAY
APN: 005-152-01

TOWN OF SAN ANSELMO
16 PASTORI AVE
APN: 005-152-08

TOWN OF SAN ANSELMO

SETBACK
6' - 0" = FRONT
19' - 0" = REAR SETBACK MINIMUM

SETBACK
10' - 0" = SIDE
BUILDING WIDTH = 21' - 11 5/8"
PARKING 9'X19'
19' - 0"
9' - 0"
PARKING 9'X19'
19' - 0"
9' - 0"

HILL AVENUE
DN
12 6
7 8
9 9
9 11
12 7

PROPERTY LINE
5' - 9 1/2" CURB TO
13 DRIVEWAY
WIDTH = 10' - 0"
DRIVEWAY LENGTH = 39' - 2"
6' - 0" 9' - 1"
15' - 2"
14 BLDG

SETBACK
5' - 0" =
BLDG

SETBACK
5' - 0" =
6 10' - 0"
20 19
20 5' - 0" =
SIDE

SETBACK

SLOPED ROOF
O/ 1-STOREY
BLDG

SETBACK
5' - 0" =
12' - 10 1/2"
8" / 1'-0"
8" / 1'-0" 8" / 1'-0"
BUILDING LENGTH = 50' - 11"
18' - 0"
9 3
4 4
24' - 2 3/8"
11' - 9"
11' - 7 5/8"
5' - 1 1/4"
3' - 11 7/8"
3' - 0"
27' - 10"
T.O. FENCE 105.58
T.O. FENCE 104.58
T.O. FENCE 104.58
T.O. FENCE 102.58
21 8" / 1'-0"
FRONT SETBACK = 6' - 0"
12' - 9
1/2"
22 DECK

SETBACK
5' - 0"
REAR SETBACK = 62' - 10 1/2"

SITEPLAN KEYNOTES

SITEPLAN LEGEND

PROPERTY LINEPLANTED AREA

PROJECT
N
TRUE
N

SETBACK LINEBLDG EXTENTSPLANTING BEDCOMPACTED, DECOMPOSED GRANITE O/ GEOGRIDCONCRETEPERMEABLE PAVING X.XX' ELEVATION MARKER
TREE

PROPSED - BLACK

EXISTING - GREY

SHRUB AND/OR
HEDGE
GENERAL NOTES1. SEE PROPOSED ELEVATIONS AND SECTIONS FOR EXISTING AND PROPOSED GRADE MARKERS WHICH HIGHLIGHTS PROPOSED HEIGHT OF BUILDING.2. SEE WEST ELEVATION FOR NEIGHBOR WINDOW LOCATIONS AND SIZES. (E) WD FENCE
(E) WD AND WIRE
FENCE
(E) WIRE FENCE

TREE - TO BE REMOVED
#
32 HILL AVE
LOT 40
APN: 002-214-02

TOWN OF FAIRFAX

XX HILL AVE
LOT 39
APN: 002-214-01

TOWN OF FAIRFAX

HIP ROOF O/
2-STOREYS
SLOPED
ROOF O/ 1-
STOREY

SLOPED ROOF
O/ 1-STOREY
15 RAMONA WAY
APN: 005-152-01

TOWN OF SAN ANSELMO
16 PASTORI AVE
APN: 005-152-08

TOWN OF SAN ANSELMO

HILL AVENUE
12 5
7 87

PROPERTY LINE
5' - 9 1/2" CURB TO
6' - 0"
14 1516
17 17
17 18
1 2 DEAD
3 4
5 6
7 SEE ARBORIST REPORT REGARDING BOLD TREE TAGS SHOWN ON EXISTING SITEPLAN MAX.
4'-0" - 6'-0"
2X4 - REDWOOD OR TREATED4X4 - REDWOOD OR TREATED

FENCE STEPS DOWN AS SHOWN TO FOLLOW GRADE
SPACE EVENLY ALONG FENCE DIST.
4' -6' ON CENTER SPACING
6 GAUGE GALV. HOGWIRE FENCE PANELS
SPACE EVENLY ALONG FENCE DIST.
4' -6' ON CENTER SPACING
6' - 0" MAX ABOVE GRADE @ REAR
4'-0" MAX ABOVE GRADE @ FRONT
4X4 POST - REDWOOD OR TREATED (DASHED BEHIND)2X6 CAP - REDWOOD OR TREATED FENCE STEPS DOWN AS SHOWN TO FOLLOW GRADE1X6 WD SLAT - REDWOOD OR TREATED

FENCE TYPE A - ALONG REAR YARD EAST PROPERTY LINEFENCE TYPE B - ALONG REAR YARD WEST PROPERTY LINE 2X PT WD KICKER 2X PT WD KICKER
1 5 10 15 1 5 10 15
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7/30/2023 4:09:54 PM

SITEPLAN AND

SITE SLOPE

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
APN:002-214-01
1/16" = 1'-0"
1 SITE - HILL AVE - SLOPE ANALYSIS
1/16" = 1'-0"
2 SITE SECTION - SLOPE ANALYSIS 1/8" = 1'-0"
4 SITEPLAN - PROPOSED
NO. NOTE
1 (E) POWER POLE AND GUY-WIRE SUPPORT2 (E) FIRE HYDRANT3 TRASH, RECYCLING, AND COMPOST BINS4 4' MAX WOOD FENCE AND GATE , SEE FENCE TYPE "A" DETAIL THIS PAGE.
5 (E) NEIGHBOR FENCE TO REMAIN.6 FENCE TYPE A ALONG EAST PROPERTY LINE AND TYPE B ALONG WEST PROPERTY LINE TO MATCH NEIGHBOREXISTING FENCE. SEE DETAILS THIS PAGE. 7 EDGE OF PAVEMENT8 EDGE OF CONCRETE CURB AND GUTTER9 SLOPED ROOF O/ 2-STOREYS11 FLAT AWNING ROOF O/ 1 -STOREY12 WOOD DECK @ LEVEL 1 FINISH FLOOR13 PREFAB METAL PLANTERS HIDDEN BEHIND PARAPET, CONNECTED INTO IRRIGATION SYSTEM.
14 FOR LOCATION OF NEIGHBOR WINDOWS SEE
PROPOSED WEST ELEVATION WITH NEIGHBORWINDOWS SUPERIMPOSED OVER THE ELEVATION. 15 (E) OVERHEAD LINES16 (E) OVERHEAD LINES TO BE MOVED WEST17 (E) WIRE FENCINGTO BE REMOVED18 (E) WOOD PICKET FENCE TO BE REMOVED UP TO WEST PROPERTY LINE.
19 A/C CONDENSER ON CONCRETE PAD20 FUTURE SOLAR PANEL LOCATION.21 SKYLIGHT, VELUX OR EQ.22 STAIR AND LANDING TO REAR YARD. NOTE: PORTION OF STAIR IN SETBACK IS LESS THAN 24" ABOVEEXISTING GRADE AT ALL POINTS. SEE 1/A201. 1/8" = 1'-0"
3 SITEPLAN - EXISTING
1/2" = 1'-0"
5 EXTERIOR - FENCE TYPE ELEVATIONS

4.01.22 DESIGN REVIEW7.31.23 DR 2
1 2
3 AB
CD
4"
3 3/4"
123.51
10' - 0" 21' - 11 5/8"
6' - 0" 24' - 2 3/8" 11' - 9" 11' - 7 7/8" 3' - 4 3/8" 8' - 11 7/8" 8' - 11 7/8" 129.64 123.50 127.90 117.92 117.92
2' - 6 5/8"
12' - 10 5/8"
STORYPOLES PLACED @ ELEVATION MARKERS @ A MIN.
123.25 131.00
131.00
123.50
10' - 0"
123.50
123.50
129.64
8' - 11 7/8" 1' - 11 7/8" 10' - 11 7/8"
20' - 0"
(E) POWERLINE AND CABLE LINE
(E) TREES (DASHED)
123.50
123.50
104.67 104.67
9' - 3 5/8"
123.50
3' - 11 7/8"
5' - 1 1/4" 3' - 11 7/8"
9' - 1"
9' - 2 3/8"
127.90
6' - 5 1/4"
17' - 11 3/4"
6' - 5 1/4" 6' - 5 1/4"
30' - 2 3/8"
41' - 11 3/8"
56' - 11 3/4"

WALL LEGEND

PROPERTY LINE
N

PROJECT
N
TRUE

BLDG EXTENTS
X.XX' ELEVATION MARKER
1 5 10 15 SHEET
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JOHN

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440.223.2620
A103
7/30/2023 4:09:54 PM

STORYPOLE
PLAN

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
1/4" = 1'-0"
1 STORYPOLE PLAN 4.01.22 DESIGN REVIEW

7.31.23 DR 2
UP
DN
DN
1 A201
A201
A200
1 2
2 A300
1 2
3 AB
CD
1 A300
3 A300
4 A300
5 A300
15' - 0 1/4" 12' - 9"
16' - 8 1/2"
3' - 4" 3' - 7 1/8"
3' - 10"
12' - 11 3/4"
GARAGE
100
CLNG HT:9'-0"
POWDER
102

KITCHEN
103
CLNG HT:9'-0"
LIVING
104
CLNG HT:9'-0"
HALL
101
PARKING 9'X19'
19' - 0"
9' - 0"
5' - 8 1/8"
15' - 0 1/4" 11' - 9" 24' - 2 3/8"
50' - 11 3/4"
3' - 4" 3' - 11 7/8"

R/F PANTRY

W/D HOOK-UPS
DN 104.75
104.75
DN
NOTE: SEE SITE

PLAN FOR

ADDITIONAL

PARKING SPACES
11' - 7 3/8"
STOR. UNDER
STAIRS
2' - 9"
A200
2 12' - 10 5/8" 9' - 1"
5' - 0"
5' - 0"
5' - 3"
2' - 11 1/2" 3' - 10"
NOTE: STAIR IS < 24" ABOVE GRADE @ ALL POINTS WITHIN SETBACK, AND THERFORE ALLOWED PER 17.040.020. SEE 1/A201. 5' - 1 1/4"
104.67
104.67
104.75
21' - 6 3/8"
10' - 0 1/4"
5' - 0"
5' - 0"
9' - 5 3/4"
1 A201
A201
A200
1 2
2 A300
1 2
3 AB
CD
15' - 0 1/4" 11' - 9" 24' - 2 3/8"
12' - 10 5/8" 9' - 1"
1' - 11 1/2"
10' - 8"
7' - 5"
3' - 11 7/8"
12' - 0 3/8" 3' - 2 5/8"
7' - 5"
4' - 8 1/2"
BDRM 1
201
CLNG HT:8'-6"
BATH
202
BDRM 2
203
CLNG HT:8'-6"
M CL 1
206
M BDRM
207
CLNG HT:8'-6"
M BATH
208
CLNG HT:8'-6"
HALL
205

TERRACE
209
CLNG HT:8'-6"
CL1
200
CL2
204
1 A300
3 A300
4 A300
5 A300
10' - 8 3/8"
3' - 5 1/8" DESK
50' - 11 3/4"
11' - 7 3/8"
A200
2 SKYLIGHT
ABOVE

SKYLIGHT
ABOVE
5' - 0"
5' - 0"
4' - 5 1/2"
5' - 1 1/4"
2' - 7 3/4" 5' - 6" 4' - 4 1/8"
3' - 4 1/8"
11' - 7 3/8" 1' - 8" 3' - 5 1/8"
12' - 3 1/2"
M CL 2
209
7' - 3 1/2"
10' - 7 7/8"
2' - 2 3/4"
3' - 2 3/4"
2' - 0"
9' - 6 1/4"
6' - 1"
1 A201
A201
A200
1 2
2 A300
1 2
3 AB
CD
1 A300
3 A300
4 A300
5 A300
8" / 1'-0"
8" / 1'-0" 8" / 1'-0"
8" / 1'-0" 8" / 1'-0"
12' - 10 5/8" 9' - 1"
15' - 0 1/4" 11' - 9" 24' - 2 3/8" 3' - 11 7/8" 5' - 1 1/4" 3' - 4 5/8"
4 5/8"
4"
4"
4 3/4"
4 5/8"
4"
4 5/8"
A200
2 8" / 1'-0"
4 5/8"
4 5/8"
11' - 7 5/8"
5' - 0"
5' - 0"
6' - 1"
5' - 0"

CONSTRUCTION PLAN GENERAL NOTES

1. BATT INSULATION AT ALL OPEN EXTERIOR WALLS PER TITLE 24 REQUIREMENTS.

2. ACOUSTIC INSULATION AT ALL (N) INTERIOR WALLS AND FLOORS JOISTS WHERE ALL EXPOSED WALL AREAS, TYP.

3. NEW GLASS LOCATED IN HAZARDOUS LOCATIONS SHALL BE TEMPERED (T) OR SAFETY GLASS PER U.B.C. SECTION 2406.4 INCLUDING GLAZING IN DOORS, GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SWINGING DOORS OTHER THAN WARDROBE DOORS, AND GLAZING IN ALL UNFRAMED SWINGING DOORS. ADDITIONALLY WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60" ABOVE THE WALKING SURFACE.

CONSTRUCTION KEYNOTES WALL LEGEND
NEW WALLSPROPERTY LINE1-HR RATED WALL
# (E) - EXISTING
(R) - REPLACE(N) - NEW

WINDOW TAG

XXX (E) - EXISTING
(R) - REPLACE(N) - NEW

DOOR TAG
N

PROJECT
N
TRUE
PLUMBING NOTES:1. DISHWASHERS SHALL BE INSTALLED WITH AN APPROVED AIR GAP PER MANUFACTURER'S INSTRUCTIONS ON THE DISCHARGE SIDE OF THE MACHINE. 2. ALL HOSE BIBS SHALL BE PROTECTED WITH A LISTED NON-REMOVABLE BACKFLOW PREVENTER OR ATMOSPHERIC VACUUM BREAKER INSTALLED 6" MIN ABOVE THE HIGHEST POINT OF USAGE. 3. IF A RECIRCULATING DOMESTIC HOT WATER SYSTEM IS INSTALLED, THE RECIRCULATING SECTIONS SHALL BE INSULATED FOR THEIR ENTIRE LENGTH (R4 MIN UP TO 1 1/2" AND R6 MIN FOR 2" OR GREATER DIAMETER.)HVAC NOTES:1. APPLY DUCT MASTIC ON ALL HVAC DUCT JOINTS AND SEAMS.2. VENTILATE BATHROOMS PER CMC. TYP. FANS TO BE ENERGY STAR PER HVI STANDARDS WITH HUMIDITY/MOISTURE SENSOR (SEE SPEC.) AIR FLOW TO BE VERIFIED. 3. RANGE HOOD FAN TO BE 100 CFM MIN.4. HVAC TO MEET ASHRAE 62.2-2010 VENTILATION RESIDENTIAL STANDARDS5. HVAC FILTER TO BE HIGH EFFICIENCY (MERV 8+)6. HOT WATER HEATER TO PROVIDE 80 GALLONS MINUMUM AT FIRST HOUR RECOVERY RATE

GENERAL PLAN NOTES FOR PLANNING DEPARTMENT

1. FOR ADDITIONAL PARKING SPACES AT DRIVEWAY SEE SITEPLAN. ONLY GARAGE PARKING SHOWN IN THESE PLANS.

2. THE LEVEL 2 TERRACE HAS BEEN OMITTED PER DEFINITION OF "FLOOR AREA" IN THE ZONING CODE.

AREAS PER FLOOR:LEVEL 1 HABITABLE:LEVEL 1 GARAGE: LEVEL 2 HABITABLE:
587SF317SF731SF
TOTALS:HABITABLEGARAGE:
1,318SF317SF
1 A201
A201
A200
1 2
2 A300
1 2
3 AB
CD
1 A300
3 A300
4 A300
5 A300

CRAWL SPACE
CLNG HT:5'-3"
CLNG HT: 2'-3"

GARAGE SLAB ABOVE
A200
2 3/4"
12' - 10 5/8" 9' - 1"
15' - 0 1/4" 11' - 9" 24' - 2 3/8" 5' - 0 1/2" 3' - 11 1/8" 1 1/2" 1 1/2"
5' - 0
1/4" DASH

INDICATES

DECK ABOVE
6 3/8"

SLOPED FTG AND FOUNDATION WALL

SLOPED RAT SLAB
CLNG HT: 2'-3"
5' - 0"
5' - 1
1/4"
5' - 0"
1 1/2"
1 1/2"
1 1/2"
15' - 0 1/4" 12' - 9" 12' - 2 1/4" 5' - 8 1/8"
13' - 11 3/8" 3' - 2 7/8" 4' - 7 1/8"
1 1/2"
8" 20' - 0 1/4"
4"
1 5 10 15
SHEETDRAWING TITLE:

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JOHN

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JOHN SIMENIC │ ARCHITECT
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440.223.2620
A110
7/30/2023 4:09:56 PM

FLOORPLANS

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
APN:002-214-01
1/4" = 1'-0"
2 LEVEL 1 - CONSTRUCTION PLAN 1/4" = 1'-0"
3 LEVEL 2 - CONSTRUCTION PLAN 1/4" = 1'-0"
4 ROOF - CONSTRUCTION PLAN 1/4" = 1'-0"
1 CRAWLSPACE LOW - CONSTRUCTION PLAN

4.01.22 DESIGN REVIEW7.31.23 DR 2
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
2 A300
LEVEL 2 FCE
123' - 3"
3 2 1
9' - 0"
1' - 0"
8' - 6" 7' - 9"
26' - 3"

PROPERTY LINE

PROPERTY LINE
1 A300
32 HILL AVE
LOT 40
APN: 002-241-02

TOWN OF FAIRFAX

XX HILL AVE
LOT 39
APN: 002-241-01

TOWN OF FAIRFAX
1 TYP.
2 TYP.
34 TYP.
5 TYP.
89 10
111314

CRAWLSPACE
98' - 6"

CRAWLSPACE LOW
101' - 6"
21' - 11 5/8"
8" / 1'-0"
2' - 8 1/4"
2' - 8 1/4"
6 DASHED LINES INDICATE CRAWL SPACE BEYOND
20 20
8" / 1'-0"
47' - 6" 40' - 0"

PROPERTY LINE
27' - 6"
2526
28' - 6"
103.50
131.00
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
2 A300
LEVEL 2 FCE
123' - 3"
1 2
3 7' - 9" 8' - 6"
1' - 0"
9' - 0"
26' - 3"

PROPERTY LINE

PROPERTY LINE
1 A300
32 HILL AVE
LOT 40
APN: 002-241-02

TOWN OF FAIRFAX

XX HILL AVE
LOT 39
APN: 002-241-01

TOWN OF FAIRFAX
1 14
TYP.
2 TYP.
3 TYP.
4 1314
8 12
7 15
16 1718

CRAWLSPACE
98' - 6"

CRAWLSPACE LOW
101' - 6"
21 20
20 22
6' - 3"
3' - 3" 23
100.57
117.92

99.51 117.92
18' - 4 7/8"
25 26
28' - 6"
17' - 4 1/4"
NOTE: SEE SECTIONS ON
A300 FOR HEIGHT

COMPLIANCE, EXISTING
GRADE PLANE IS SHOWN @

LONGITUDINAL CUT WHICH

VERIFIES HEIGHT
COMPLIANCE @ PEAK
18 ELEVATION GENERAL NOTES
- TO SEE HOW BUILDING COMPLIES WITH THE 28'-6" HEIGHT LIMIT PLEASE SEE BUILDING SECTIONS.

ELEVATION KEYNOTES
1 5 10 15
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A200
7/30/2023 4:10:05 PM

ELEVATIONS -

NORTH AND
SOUTH

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
APN:002-214-01
1/4" = 1'-0"
1 NORTH - O1
1/4" = 1'-0"
2 SOUTH
NO. NOTE
1 COMPOSITION SHINGLE ROOF - CERTAINTEED

LANDMARK PRO, MOIRE BLACK
2 HALF-ROUND COPPER GUTTER. SIZE AS REQ'D FOR
PROPER ROOF DRAINAGE.
3 CIRCULAR PROFILE DOWNSPOUT, SIZED AS REQ'D.,

FULLY-WELDED COPPER
4 4" HORIZONTAL SHIPLAP WD OR HARDIE PLANK SIDING5 ALUM. CLAD, WOOD WINDOW.6 VERTICAL T&G WD SIDING @ ENTRY PORCH.7 METAL FASCIA @ FRONT OF AWNING TO MATCH ALUM.

CLAD WINDOWS. UNDERSIDE OF AWNING TO BE T&G,CLEAR GRADE, WESTERN RED CEDAR. 8 EXTERIOR SCONCE WHICH ONLY CASTS LIGHT
DOWNWARD SO AS TO PREVENT LIGHT POLLUTION.SPEC: TECH LIGHTING, PITCH SINGLE WALL SCONCE 9 SINGLE-PANEL, PAINTED WOOD FRONT DOOR AND

GLASS SIDELITE
10 ACID-WASHED CONCRETE ENTRY PORCH, SLOPED TO
DRAIN.
11 FLAT-PANEL, PAINTED WOOD GARAGE DOOR.12 PREFAB. METAL PLANTER BOXES CONCEALED BEHIND STUCCO PARAPET HOOKED INTO IRRIGATION SYSTEM.SEE PLANS. 13 PAINTED WOOD FASCIA14 SOLAR PANELS, SEE ROOF PLAN. FINAL PLACEMENT TBD BY SOLAR COMPANY.
15 PNT METAL RAILING16 STEEL RAILING BALUSTERS W/ STAINED WD TOP CAP

AND STEEL WIRE INFILL
17 PAINTED WD PARAPET CAP18 ALUM. CLAD WOOD DOOR19 PLANTING - TALL SHRUBS. SEE LANDSCAPE PLAN.20 HORIZONTAL-CLAD WOOD FENCE, SEE SITE-PLAN.21 A/C CONDENSER22 WASTE BINS23 CRAWL SPACE ACCESS HATCH24 SKYLIGHTS, VELUX OR EQ.25 (E) GRADE LINE26 (E) GRADE LINE OFFSET 28'-6"27 CONT. PNT METAL HANDRAIL ATTACHDED TO HOME.

4.01.22 DESIGN REVIEW7.31.23 DR 2
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
LEVEL 2 FCE
123' - 3"
D
C
B
A
7' - 9" 8' - 6"
1' - 0"
9' - 0"
26' - 3"

PROPERTY LINE
3 A300
4 A300
5 A300
1234
TYP.
5 6
TYP.
8 10
12 13
14 16
1719
7 CRAWLSPACE
98' - 6"

CRAWLSPACE LOW
101' - 6"
2' - 8 1/4"
3' - 6"
21 22
14 14
6' - 3"
3' - 3"
24 2625
123.50

99.81 123.50
19' - 11 1/2"
103.53
28' - 6"
2' - 8 1/4"
2' - 0"
NOTE: 3 TREADS WITHIN SETBACK ARE LESS THAN 24" ABOVE GRADE AND THEREFORE ALLOWED.

99.42 24' - 1"
127.90
129.64
131.00
131.00
NOTE: STAIR LEFFT OF GUARDRAIL IS <30" ABOVE GRADE THEREFORE GUARD NOT REQ'D. 16 27
3' - 6"
3' - 7"
3' - 0"
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
LEVEL 2 FCE
123' - 3"
A
B
C
D
7' - 9" 8' - 6"
1' - 0"
9' - 0"
26' - 3"

PROPERTY LINE
DASHED LINES INDICATE 32 HILL AVE HOME AND ROUGH SIZE AND LOCATIONS OF WINDOWS 3 A300
4 A300
5 A300
23 TYP.
4 TYP.
5 8
14 15
16 19
1 12
7 17
20 CRAWLSPACE
98' - 6"

CRAWLSPACE LOW
101' - 6"
3' - 3"
6' - 3"
6' - 0"
3' - 4"
3' - 4"
3' - 4"
3' - 6"
20 TYP.
4 17
28' - 6"
NOTE: SEE SECTIONS ON A300 FOR

HEIGHT COMPLIANCE, EXISTING
GRADE PLANE IS SHOWN @

LONGITUDINAL CUT WHICH VERIFIES
HEIGHT COMPLIANCE @ PEAK
103.70
123.50
2526

EGRESS EGRESS
19' - 9 1/2"
123.48
22' - 10 5/8"
5' - 8 1/4"

ELEVATION GENERAL NOTES
- TO SEE HOW BUILDING COMPLIES WITH THE 28'-6" HEIGHT LIMIT PLEASE SEE BUILDING SECTIONS.

ELEVATION KEYNOTES
1 5 10 15
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JOHN

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JOHN SIMENIC │ ARCHITECT
[email protected]
440.223.2620
A201
7/30/2023 4:10:12 PM

ELEVATIONS -

EAST AND
WEST

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
APN:002-214-01
1/4" = 1'-0"
1 EAST
1/4" = 1'-0"
2 WEST
NO. NOTE
1 COMPOSITION SHINGLE ROOF - CERTAINTEED

LANDMARK PRO, MOIRE BLACK
2 HALF-ROUND COPPER GUTTER. SIZE AS REQ'D FOR
PROPER ROOF DRAINAGE.
3 CIRCULAR PROFILE DOWNSPOUT, SIZED AS REQ'D.,

FULLY-WELDED COPPER
4 4" HORIZONTAL SHIPLAP WD OR HARDIE PLANK SIDING5 ALUM. CLAD, WOOD WINDOW.6 VERTICAL T&G WD SIDING @ ENTRY PORCH.7 METAL FASCIA @ FRONT OF AWNING TO MATCH ALUM.

4.01.22 DESIGN REVIEW7.31.23 DR 2

1. 2.3.4.5., 6.7.ROOF MATERIAL: CERTAINTEED LANDMARK PRO, ASPHALT COMPOSITE SHINGLECOLOR: MOIRE BLACKGUTTER MATERIAL: UNFINISHED, FULLY-WELDED COPPER GUTTERS AND DOWNSPOUTSWINDOW EXTERIOR MATERIAL:ALUMINUM-CLAD WOOD WINDOWS WITH A POWDERCOATED BLACK FINISH. MFR IS STILL TBD, MARVIN "EBONY" COLOR SHOWN FOR REFERENCESIDING MATERIAL:MFR: DELTA MILLWORKSMATERIAL: PREFINISHED MOJAVE THERMAL HEMLOCK, VG SMOOTHCOLOR: DELTA BLACKALTERNATE SIDING: HARDIE PLANK, 5.25" LAP SIDING, SMOOTH, PAINTED WITH #7 BELOWSIDING MATERIAL:MFR: DELTA MILLWORKSMATERIAL: WESTERN RED CEDAR, VG SMOOTH, CLEAR FINIS H
COLOR: CLEARTRIM AND PAINTED WOOD:MFR: BENJAMIN MOORECOLOR: BLACK SATIN 2131-10 SHEETDRAWING TITLE:

DATE: REMARKS:

S C-35266

T A T E
O
F
C
A

L I F O R N I A

L I C E NS
E
D
A

RC H I T ECT
EXP. 08/31/23
JOHN

S I MEN I C
JOHN SIMENIC │ ARCHITECT
[email protected]
440.223.2620
A202
7/30/2023 4:10:12 PM

ELEVATION -

RENDERED
NORTH

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
32 HILL AVE - NORTH VIEW 32 HILL AVE - NORTHEAST VIEW VACANT PARCEL - APN:002-214-01 15 RAMONA WAY - WEST VIEW VACANT PARCEL - APN:002-214-01: @ SOUTH END OF SITE LOOKING NORTH

4.01.22 DESIGN REVIEW
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
LEVEL 2 FCE
123' - 3"

D C B A
(E) GRADE= 101.96
(E) GRADE= 102.55
(E) GRADE= 99.98
(E) NATURAL GRADE
PLANE OFFSET 28'-6"

99.01 (E) GRADE= 99.58
(E) GRADE= 103.51

TERRACE
209
M BDRM
207
BDRM 2
203
BDRM 1
201
GARAGE
100

KITCHEN
103
LIVING
104
9' - 0" 8' - 6"

CRAWLSPACE
98' - 6"

CRAWLSPACE LOW
101' - 6"
27' - 8 1/8"
28' - 1 1/2"
129.64
127.90
18' - 4"
117.92
6' - 3"
3' - 3"
1' - 0" 7' - 9"
5' - 3"
2' - 3"
3' - 6"
131.00
28'-53
/8"
27' - 6"
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
LEVEL 2 FCE
123' - 3"
B A
HALL
205
BATH
202
HALL
101
POWDER
102
(E) GRADE= 103.55
(E) GRADE PLANE @
SECTION OFFSET 28'6"
9' - 0" 8' - 6"

CRAWLSPACE LOW
101' - 6"
3' - 3" 1' - 0"
124.75
7' - 9"
21' - 3"
(E) GRADE= 103.00
124.75
21' - 9"
6' - 8"
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
LEVEL 2 FCE
123' - 3"
1 2 3
BDRM 2
203
HALL
205
GARAGE
100
HALL
101
9' - 0" 8' - 6"
(E) GRADE= 102.54
(E) GRADE= 103.00
(E) GRADE PLANE @
SECTION OFFSET 28'-6"

CRAWLSPACE LOW
101' - 6"
123.50 123.50
102.55
8" / 1'-0"
20' - 11 1/2"
20' - 6"
7' - 9" 1' - 0" 3' - 3"
28' - 5 3/8"
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
LEVEL 2 FCE
123' - 3"
1 (E) GRADE PLANE @ 2 3
SECTION OFFSET 28'-6"
M BDRM
207

KITCHEN
103
9' - 0" 8' - 6"

CRAWLSPACE
98' - 6"

CRAWLSPACE LOW
6' - 3" 101' - 6"
3' - 3"
1' - 0" 7' - 9"
(E) GRADE= 102.09
123.50
123.50
21' - 6"
20' - 6"
8" / 1'-0"
(E) GRADE= 103.02
129.64
ROOF
131' - 0"
LEVEL 1 FFE
104' - 9"
LEVEL 2 FFE
114' - 9"
LEVEL 1 FCE
113' - 9"
LEVEL 2 FCE
123' - 3"
1 2
(E) GRADE PLANE @ SECTION OFFSET 28'6"
(E) GRADE= 100.84
3' - 6"
LIVING
104

TERRACE
209
9' - 0" 8' - 6"
SEE DETAIL 1 THIS PAGE FOR HT COMPLIANCE @ PEAK BEYOND

CRAWLSPACE
98' - 6"

CRAWLSPACE LOW
101' - 6"
1' - 0" 7' - 9" 6' - 3"
3' - 0"
127.90
123.50 123.50
22' - 7 7/8"
23' - 6 1/2"
8" / 1'-0" 8" / 1'-0"
(E) GRADE= 99.96
1 5 10 15
SHEETDRAWING TITLE:

DATE: REMARKS:

REVISIONS
This drawing is the property of John Simenic and is not to be reproduced or copied in whole or part. It is not to be used on any other project and is to be returned upon request. Scales as stated herein are for reference only as normal reproduction processes may alter the accuracy of original drawings. S C-35266 T A T E O F CA L I F O R N I AL I C E NS E D A RC H I T ECT EXP. 08/31/23 JOHN S I MEN I C JOHN SIMENIC │ ARCHITECT
[email protected]
440.223.2620
A300
7/30/2023 4:10:13 PM

SECTIONS

SIMENIC RESIDENCE
XX HILL AVE, FAIRFAX, CA 94930
APN:002-214-01
1/4" = 1'-0" 1 LONGITUDINAL 1 1/4" = 1'-0" 2 LONGITUDINAL 2 1/4" = 1'-0" 3 CROSS SECTION 1 1/4" = 1'-0" 4 CROSS SECTION 2 1/4" = 1'-0" 5 CROSS SECTION 3

4.01.22 DESIGN REVIEW7.31.23 DR 2

Fairfax City CouncilOctober 4, 2023

Fairfax City Council
October 4, 2023