SITE DATA TABLE I

Address: 43 OXFORD AVE. A.P.N.: 030-082-12

AllOWED EXISTING PROPOSED Lot Size: TAXES 6,600 Lot Size: SURVEY 6,030

Zoning RS-6 Lot Slope (per Topographic Survey) 2.2% WUI No FEMA AE

Floor Area by Level: Main Floor 915 1,068 Upper Floor 1,034 Aoor Area over 14' Ceiling (50% counted) 5 Accessory Dwelling Unit- ADU 605

Garage 500 352 354 Accessory Structure - ADU 490 Sub-total Floor Area 1,872 2,951 Minus Floor Area Exemptions -352 -844 Total Adjusted Floor Area 2,111 1,520 2,107 FAR based off Adjusted Lot Size 35% 25.2% 34.9%

Lot Coverage 2,412 1,945 2,152 Coverage based on Adjusted Lot Size 40% 32.3% 35.7%

Main House

Front Setback 15' 20'-4" 20'-4" East Side Setback 6'·1'' 12'-4" 6'-7" West Side Setback 6'-1" 5'-2" 6'-4" Rear Setback 6'-1" 27'-7" 38'·1"

Accessory Structure ADU Addition East Side Setback 4' 3'-6" 5' Rear Setback 4' 4'-2" 26'-5"

Height 25' 24'-9" Double Setback 35' 24'-9" :t>

Accessory Dwelling Unit 16' 12'-8" 16' ~ n :r:

Cut 20 s m

Rll z

0 -1

Import/Off-haul 20 .....

Impervious Surface 2,863 3,011 Pervious Surface 3,167 3,019

On-Site Parking Spaces 2 2 3

LTD Engineering, Inc.

December 3, 2020

"N~RISE" CERTIFICATION

1050 Northgate Drive, Suite 450 San Rafael, CA 94903

Tel: 415-446-7402 Cell: 415-717-8719

gdearth@L TDengineering.com

This is to certify that I am a duly qualified registered professional engineer licensed to practice in the State of California.

It is further to certify that the attached technical data supports the fact that the proposed replacement of the existing house at 43 Oxford Avenue, Mill Valley, CA as shown on drawing A1.0 Site Plan, Oxford Avenue Home by KCS, Inc. dated December 1, 2020 will not impact the 1 00-year flood elevations, floodway elevation or floodway widths shown on Arroyo Corte Madera del Presidio, (FEMA Flood Insurance Rate Map 06041 C0468F dated March 16, 2016) at published sections in the Flood Insurance Study for Marin County, California and Incorporated Areas dated August 15, 2017 and will not impact the 1 00-year flood elevations or tloodway widths at unpublished cross-sections in the vicinity of the proposed development

Attached is the following document that supports my findings:

Floodway Review Residential Development Project APN 030.082·12 43 Oxford Avenue Mill Valley, CA 94941 LTD Engineering, Inc. December 3, 2020

Glenn Dearth, PE Principal (CE No. 39124)

REcr;vrn Plc:nning Depc~rrri1ent

City of Mill Valley

C:\Users'glenn\Oropi>ox\Temporary\COVID worl( at home Mar2020\43 Oxfold LLC Mil Valley Aoodway\43 Oxrold no rise cert.docx

L TO Engineering Inc.

December 3, 2020

43 Oxford, LLC 467 Miller Ave. Mill Valley, CA 94941

Attention: Sophia Kabler Cowley, Manager

Subject: Floodway Review Residential Development Project APN 030-082-12 43 Oxford Avenue Mill Valley, CA 94941

Dear Ms. Cowley:

1050 Northgate Drive, Suite 450 San Rafael, CA 94903

Tel; 415-446-7402 Cell: 415-717-8719

gdearth@L TDengineering.com

This letter report reviews the existing flood hazards and floodway at 43 Oxford Avenue, Mill Valley, California. The report presents an analysis of the potential impact on flood elevations resulting from the proposed demolition of an existing house and construction of a new house located within the floodway.

EXISTING FLOODWAY CONDITIONS

The entire property at 43 Oxford Avenue is located within the boundaries of the 1 00-year floodplain and within the floodway along 43 Oxford Avenue as shown on the FEMA Flood Insurance Rate Map 06041C0468F, March 16, 2016. Figure 1 shows a portion of the Flood Insurance Rate Map at the location of the house.

The existing residence is located along the south side of Oxford Avenue. The house is one of many closely spaced houses located in the floodway along Oxford Avenue as shown on Figure 2. Existing houses and fences within the floodway restrict the flood flow in the vicinity primarily to the open corridor along Oxford Avenue and Plymouth Avenue.

The 1 00-year flood elevation at the property is 11.2 feet NA VD88 as shown on Figure 1 and listed in the Flood Elevation Certificate for the property.

PROPOSED NEW HOUSE PlAN

The proposed plan calls for construction of a new house and conversion of the existing standalone garage into an Arx:.essory Dwelling Unit (ADU). The plan is shown on drawing A1.0 Site Plan, Oxford Avenue Home by KCS, Inc. dated December 1. 2020, copy attached.

Figure 3 shows the existing house and garage footprint superimposed on the proposed house/ADU footprint The existing house/garage is oriented perpendicular to the predominant flood flow direction and blocks flow within the designated floodway. The proposed house/ADU is similarly situated.

C:\UsefS'cJienn\Dropbox\TemporafY\COVID W0111 at home Mar 2020\43 Oxford LLC Mill Valley Floodway\43 OJ<fo!d LLC Mil Valley Acodway Review.docx

• Page2 July 24, 2019

The footprint of the new house and ADU will be similar to the existing house and garage. Figure 3 shows that the footprint area of the existing house/garage is 1,885 square feet (sf) and the footprint of the new house/ADU is 1,965 sf.

The configuration of the footprint for the new house/ADU has been designed to avoid increasing the obstruction to flow compared to the existing house/garage. Figure 4 shows a cross section of the new house/AOU superimposed on the section of the existing house/garage. The proposed project does not extend the flow obstruction beyond the limits of the flow obstruction for tne existing house/garage.

FLOODWAY ANALYSIS

The potential impact on flood levels due to construction within the floodway is often calculated using a backwater analysis computer model such as HECRAS1 developed by the US Army Corps of Engineers. A model of this type can be used to calculate the effect of changes in the hydraulic properties of the floodway due to proposed construction wor1c. However, the proposed house/AOU at 43 Oxford Avenue presents a unique situation because the location and configuration of the proposed structures does not reduce the hydraulic capacity of the floodway, even though they are located within the floodway. This situation occurs because the flood flow is already blocked by the existing house/garage as shown on Figures 3 and 4 and the proposed house/AOU does not increase the blockage.

In this case, a HECRAS analysis is not necessary because the hydraulic properties of the floodway are not affected by the proposed porch enclosure work. The existing house/garage blocks the floodway and the proposed house/AOU blocks the floodway in the same way.

A typical HECRAS cross section through the property would have the same hydraulic properties with the existing house/garage or with the proposed house/AOU wor1c. The proposed plan would not change the wetted perimeter or the cross~sectional area. This condition is illustrated by the building cross sections shown superimposed on each other on Figure 4. Therefore, the proposed house plan would not change the headloss calculations in a HECRAS backwater analysis and the results of the analysis for the proposed house plan would be identical to the results for the existing house.

In this situation, conclusions about the potential effect of the proposed plan on the 100,_year flood level can be based on the direction of flood flow, the location of existing structures that block flood flow and the location and dimensions of the proposed wor1c. A detailed HECRAS model analysis is not required.

The slight increase in footprint area between the existing house/garage and the proposed house/ADU does not create an additional obstruction to flow because tl'le added footprint area is located parallel to the flood flow direction in an area already blocked by the house, not perpendicular to the flow direction in an area that could create additional blockage. The additional footprint area does not create an obstruction to flow as shown on Figures 3 and 4.

CONCLUSIONS

Based on this understanding of flood flows and the floodplain hydraulics at 43 Oxford Avenue, the proposed construction of a new house/garage as shown on drawing A 1.0 Site Plan, Oxford Avenue Home by KCS, Inc. dated December 1, 2020 will not affect the 1 00-year flood elevation at the project site or in the vicinity of the project site because the proposed house/ADU does not increase the obstruction to flow or change the location of the obstruction to flow compared to the existing house.

1 HECRAS, River Analysis System Computer Model developed by the US Army Corps of Engineers Hydrologic Engineering Center.

LTD Engineering~ In~. _

• Page3 July 24, 2019

Please contact Glenn Dearth (415) 446-7402 if you have any questions about this analysis or the conclusions.

Glenn Dearth, PE Principal (CE No. 39124)

Attachments: Figure 1 - FEMA Flood Insurance Rate Map Figure 2 -Vicinity Map Figure 3- Building Plan Figure 4- Building Section DrawingA1.01 Site Plan, Oxford Avenue Home

L TO Engineering, Inc~ - ~-

National Flood Hazard Layer FIRMette t~FEMA ~

0 250 500 1,000 1,500

Legend SEE FlS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR ARM PANEL LAYOUT

SPECIAL FLOOD HAZARD AREAS

Wltllout Base Flood Elevation (BFE) lono .>\. v .199

With BFE or Depth l'ono A£. AO, AH Vf AA

Regulatory Floodway

0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mile Zone x

•1 Future Conditions 1% Annual Chance Flood Hazard Zone x

OTHER AREAS OF FLOOD HAZARD "

Area with Reduced Flood Risk due to Levee. See Notes. Zone x Area with Flood Risk due to levee Zono D

NO SCREEN Area of Minimal Flood Hazard Zone ·

c::=J Effective LOMRs

OTHER AREAS Area of Undetermined Flood Hazard ZoHe o

GENERAL Channel, Culvert, or Storm Sewer

STRUCTURES I I I I I I I levee, Dike, or Floodwall

Cross Sections With 1% Annual Chance

OTHER FEATURES

---11::.! Water Surface Elevation

®- - - Coastal Transect -m- Base Flood Elevation Line (BFE)

= Limit of Study -= Jurisdiction Boundary

Coastal Transect Baseline

Profile Baseline Hydrographic Feature

Digital Data Available N

MAP PANELS

0 []

~

No Digital Data Available

Unmapped + The pin displayed on the map is an approximalli point selected by the user and does not represent an authoritative property location.

This map complies with FEMA's standards for the use of d igital flood maps If It Is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards

The flood hazard Information Is derived di rectly from the authoritative NFHL web services provided by FEMA. This map was exported on 12/2/2020 at 3:55 Pr.1 and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective Information may change or become superseded by new data over t ime.

This map Image Is void If the one or more of the following map elements do not appear: basemap Imagery, f lood zone labels, legend, scale bar, map creation date, community Identifiers, FIRM panel number, and FIRM effective date. Map images for Unmapped and Unmodernlzed ama5 MOOOI he 11¥d for

regulatorypurposes. [ FIGURE 1

NAD _1983_HARN_StatePiane_ California_III_FIPS_ 0403_Feet ® Latitude Geographies Group Ltd.

Map Report

49 53

This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be

accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION

Parcel Note 1- ' easement I-O centerline

Address

Parcel

Condominium Common Area

Mobile Home Pad Cj City

~:.! Community [J Marin County Legal Boundary

[i Other Bay Area County Base Flood Elev, August 2017

Flood Hazard Zone, August 20

0 A

0 AE

AE, FLOODWAY

0 AH

0 AO

D D

0 v 0 VE

0 X

D X

0 X

Letter of Map Change: Valid 0

~

FIGURE 2

FLOOD FLOH DIRECTION

BUILDIN6 SECTION

SEE FltSURE 4

~.., "'=FLOOD FLO~ DIRECTION

L TO Engineering, Inc. 1 050 Northgate Drive, Suite 315

San Rafael, CA 94903 Tel. 415.446.7402 Fax415.446.7419

0

I

I'IOQlBt_'S DlllvOt'li

' ' ' ' ' ' ' ' ' N(ICfiBOR ',

' ' ' ' ' PROPOSED HOUSE FOOTPRINT = I,Cl65 SF

EXISTING HOUSE FOOTPRINT = I ,885 SF

16 I I

SCALE IN FEET

32 I

4S OXFO~D AVENUE MIL.l VALLEY, CALIFORNIA

NO.

BUILDING PLAN FIGURE

3

LTD Inc. 1050 Northgate Drive, SUite 315

san Rafael, CA 94903 Tel. 415.446.7402 Fax415.446.7419

o e 16 I I I I I

SGALE IN FEET

EXISTING HOUSE (LIGHT RED)

SECTION A

FINISHED FLOOR LEVEL 12.2' (NAVD 1'188)

43 OXPOfiU' A'leNI.I~ HU. V/>UEf Qt.JFOR)III

SUILDINe, SECTION

100-YEAR FLOOD LfYB.. ELEVATION 11.2' (NAVD I'IM)

Lisa Newman

From: Sophia K Cowley <sophia@kcsestates.com> Thursday, Me1rch 11, 202111:19 AM Sent:

To: Cc:

Lisa Newman; 'Joe McGuire'; Patrick Kelly 'Mclain Bennett'

Subject: RE: 43 Oxford Avenue, MV Updated Renderings in Gray and Neighbor Emails of Support Neighbor Support Emails 3-9-2021.pdf; 43 Oxford Neighborhood 3-08-21.pdf Attachments:

I CAVTION: External Sender

Lisa and Patrick,

It was good to get on the phone briefly this am however I am still confused about what would be the best path forward.

As promised attached is the document that we shared while meeting Alice Graham our immediate neighbor at 47 Oxford Ave, Mi ll Valley on Tuesday, March g•h. The attached document shows how we believe the design fits within the character of the neighborhood, how the home is well set back from the street (20ft vs. 15ft allowable), outlines parking and also includes the renderings in the gray color tone. Which we think looks good.

I also sent this document to our neighbor across the street, Theresa at 46 Oxford who had some misconceptions about setbacks and parking. She was also not a fan of the white color which is one of the reasons we looked into the gray color. I can also forward the email I sent her if that is helpful.

We have worked diligently in communicating and taking into account the design feedback as expressed by you lisa in the Completeness Review dated October 1, 2020 and balancing this with our own design preferences and the priority needs of our immediate side and rear neighbors. Our neighborhood outreach efforts included a meeting at the site in August 2020, a zoom meeting also in August of 2020 and multiple follow-up emails and meetings with neighbors.

To recap some of the key design decisions made to meet the priority needs of all involved: • Backyard enjoyment was key priority for side and rear neighbors- The home steps down to a single story in the

back to ensure privacy and sun • East neighbor (47 Oxford)- t he east neighbors driveway and garage share the majority of our shared property

line. Preserving privacy was key concern . letter of support attached. o Very limited windows and coordinated location of such windows o Tallest upper floor section was aligned with her garage (see attached document) o Remainder of upper floor put over the garage to take advantage of ability to reduce height since FEMA

allows garage and ground level. This also aligns with her driveway thus it does not interfere with privacy and enjoyment of her backyard. The garage is set back so that it begins at the same point at the existing house. This also results in the upper floor over t he garage to be set back farther than her neighbor on her other side.

• West neighbor (39 Oxford) . Email of support attached o limited windows and coordinated window placement with neighbor o New shared property fence to increase privacy o Proposed design steps back along the property line to provide relief where most desired in the key living

spaces o Proposed design steps down to single story in the back

• Rear neighbors o Stepped down property in back. o Rear upper windows directed toward a tall second unit in the rear property to ensure back yard privacy

1

o Removing existing poorly maintained trees on the back property line with hedges that can be better managed in height.

• Attached letter if support outlines the agreement the remove these overgrown trees from the rear neighbors.

At this time we have tile full support of our two immediate next door neighbors and also of the rear neighbors and other neighbors that we have worked with. I will forward you their emails of support that they emailed me to forward to you. A PDF of emails of support and illustrating that we ht:~ve kept communication with them is attached.

Based on feedback from our neighbors we are willing to make the following changes to our Currently Submitted Design • Change the color of the house from a creamy white to a medium tone gray (see attached rendering) and t he

fence to a dark gray. • Lower the height of the garage/upper floor by one foot • Coordinate the planting between our driveway and the driveway of our 47 Oxford neighbor

To be clear, we are trying to determine the most efficient path forward. Whether it be a Design Review meeting that we could either ask small issues to be addressed with the Planning Department or ask for a continuance if the Planning Commission goes well but minor changes to your earlier email lisa are needed.

Thank you for your consideration,

Sophia

Manager 43 Oxford Ave, LLC 467 Miller Ave. Mill Valley, CA 94941 Project Address: 43 Oxford Ave, Mill Valley 94941

From: Usa Newman <lnewman@cityofmillvalley.org> Sent: Wednesday, March 10, 2021 2:12 PM To: Sophia K Cowley <sophia@kcsestates.com>; 'Joe McGuire' <joe@kcsad.com> Cc: Mclain Bennett <mclain.bennett@gmail.com> Subject: RE: 43 Oxford Avenue, MV

Hi Sophia and Joe,

I sent Joe a note earlier today asking to discuss the nature of the public hearing on March 23. I have recommended that this be noticed as a study session and with neighbor concerns on record already, it is very likely the Commission will treat the hearing as such. I will be preparing the public notice for mailing this afternoon and would like to be clear that this is acceptable to you.

In my experience, when the Commission finds things in good order during a study session hearing, they may be comfortable referring any fine-tuning for review by staff or the Zoning Administrator. However, if there are more significant issues, they will continue the hearing.

Best regards, lisa

2

lisa P. Newman Senior Planner I City of Mill Valley 26 Corte Madera Avenue I Mil l Valley, CA 94941 P. 415-388-4033

CITY HALL IS CLOSED TO THE GENERAL PUBLIC. WE HAVE REDUCED STAFFING TO PROTECT PUBLIC HEALTH AND TO FOCUS ON ESSENTIAL SERVICES. THE PLANNING DIVISION IS CURRENTLY RESPONDING TO INQUIRIES V IA PHONE AND E-MAIL AND WE ARE ACCEPTING COMPLETE APPLICATIONS SUBMITTED VIA MAIL WITH PDF FILES OF ALL APPLICATION MATERIALS OR DROP OFF AT REAR ENTRANCE TO CITY HALL.

PLEASE REVIEW THE DEPARTMENT'S WEBSITE FOR MORE INFORMATION.

From: Sophia K Cowley <sophia@kcsestates.com> Sent: Wednesday, March 10, 202111:16 AM To: lisa Newman <lnewman@cityofmillvalley.org>; 'Joe McGuire' <joe@kcsad.com> Cc: Mclain Bennett <mclain.bennett@gmail.com> Subject: FW: 43 Oxford Avenue, MV

I CAUTION: External Sender

lisa,

I will put together a summary of the various reasons for our design decisions and also provide you the documents we have shared with the neighbors tomorrow while in the office. The documents include renderings of the proposed home in gray which we are comfortable moving forward with.

I will also forward other neighbors emails of support. Alice said that you were very helpful to her.

Regards,

Sophia

Manager 43 Oxford Ave, LLC 467 Miller Ave. Mill Valley, CA 94941 Project Address : 43 Oxford Ave, Mill Valley 94941

From: Alice Graham <agraham4739@gmail.com> Sent: Wednesday, March 10, 202110:53 AM To: lnewman@cityofmi llvalley.org Cc: Sophia K Cowley <sophia@kcsestates.com> Subject: 43 Oxford Avenue, MV

3

Here is my revised letter. Let me know if there is anything else you need.

Alice

4

Sophia K Cowley

From: Sent: To: Cc: Subject:

Hi Sophia,

Kindon Olsen < kindonolsen@gmail.com> Thursday, February 11,2021 9:16AM Sophia K Cowley Christine Michaud; Mcl ain Bennett; Joe McGuire Re: 43 Oxford Follow-up - Upcoming Study Session Meeting

Thank you for reaching out with the plan updates for 43 Oxford. We think the revised renderings look great and we fully support moving forward with the project. Thank you for continuing to reach out to us, keeping us updated, and ensuring the project has minimal impact on us thus far.

Kindon Olsen and Christine Michaud 39 Oxford Ave, Mill Valley, CA 94941

On Thu, Feb 4, 2021 at 12:06 PM Sophia K Cowley <sophia@kcsestates.com> wrote :

Kindon and Christine,

I hope that this email finds you doing well. I responded to Christine's email about how we(l) may help you with putting context around your possible remodel project. let me know when you would like to talk and I will happily set up a Zoom call.

The purpose of this email is to update you on our 43 Oxford project. We have been put on the calendar for a Study Session meeting for Tuesday, February 23'd.

Design Update:

• We have made even further improvements since the last design that we shared with you. We think that you wil l agree. Attached is a document that shows side by side images of the two designs (August 2020 vs January 2021) and lays out the changes that we made. We have added a rendering of the west side of the home (the side that faces your property) so that you can easily envision it.

Story Poles to Be Erected Next Week

• It is our goal to complete the installation of the story poles no later than Friday, February 12t11 •

Would appreciate an Email of Support

• We would greatly appreciate an email of support that we could share with the Planning Commission. You can simply respond to this email to make this easy. Sign the email with your names and street address.

1

; o -o ~s;

)> m Z n 2 :X: ~2 ~ ~ ~ fTI 2 "S:: ~ -; (.0 ~~ ,. <

~ ~ '"\\ ~ ~ : ~--: ......._ ,

To; Lisa Newman From: Alice Graham 47 Oxford Avenue Mill Valley, CA 94941 415.383.0086 ai2J'abam4739(i}),gmaiLcom

My name is Alice Graham and l own the property at 47 Oxford I am writing in support of tbe proposed reconstruction at 43 Oxford. This letter supersedes any letters I have previously sent about this property.

First of all. having Uved next door to this property for the last 48 years, I understand the need lo address this property with a complele reconstruction. And l appreciate the developer' s willingness to keep the neighbors aware of plans as they developed and to seek input from us.

As I told the developer from the beginning, my primary concern could be swnmed up in one word-Privacy. That concern has been addressed in regard to windows facing the west side of my house and yard. There are no windows planned for the side of the ADU adjacent to my backyard and they have offered to paint that side of the ADU a somewhat darker color to avoid a broad expanse of white next to my yard.

The developers have now revised their chosen paint scheme to a much darker shade, one which will help the property blend in with the rest of tbe neighborhood. It is also more in keeping with tbe directives in the Residential Design Guidelines. 1 applaud this change.

I have been concerned about the amount of light and sunlight in the living room widow on the west side of my bouse. It is the only window on that side of the house and an important source of natural light in the living room. There is no doubt that the direct sunlight in the late afternoon will be los~ but I believe that there wilJ be sufficient light for the living room. The developers have agreed to lower the roof of the space above the garage by a foot, and I am grateful for this.

Long-term I am worried there will parking issues. This is a street that is already "over­parked" much of the time. The developers have shown me the parking that will be available and I am hoping that it will be adequate. Obviously that bas to do with the munber of cars that future owners choose to have.

I have been very concerned about the ultimate use of the ADU and have had fears that it might be used as an Airbnb site or some similar use. Tbe developers have now put me in possession ofthe Deed restrictions set forth in the MVMC Code on ADU use. So those fears are now alleviated.

We have agreed to be in future communication about proposed planting along the area which separates the two driveways.

Inasmuch as this is the third full reconstruction of a property immediately adjacent to mine, I have a fair idea of what I will be confronted with in tenns of noise, dust. heavy equipment etc, I don>t look forward to it, but I am e.ncouraged by the developer' s assurance that they expect the building to move pretty quickly and with a minimum of disruption. 1 appreciate that.

Alice L, Graham

10 Maxch 2021

Lisa Newman

From: Sent To: Subject: Attachments:

Follow Up Flag: Flag Status:

I ~VTtON: External Sender

Hi Lisa,

Teresa Larson <teresa@lwp.com> Thursday, March 04, 2021 9:43 PM Lisa Newman Fwd: 43 Oxford Follow-up - Study Session Scheduled 43 Oxford.jpg; 43 Oxford_2Jpg; 44 Plymouthjpg; 73 Surreyjpg; 19 Oxfordjpg; 35 PlymouthJpg; 60 Surreyjpg; 51 OxfordJpg; 32 Plymouthjpg; 43 Oxford Ave Jan 2021 Renderings vs. August 2020.pdf

Follow up Flagged

Thank you for returning my call last week. Below is the email I sent the developer regarding my concerns with the project design.

Teresa Larson 46 Oxford Ave. Mill Valley

---------- Forwarded message --------­From: Teresa Larson <teresa@lwp.com> Date: Wed, Feb 17, 2021 at 8:26AM Subject: Fwd: 43 Oxford Follow-up- Study Session Scheduled To: <sophia@kcsestates.com>

Hi Sophia,

Thank you for your email with the updated design renderings and for erecting the story poles. I appreciate your communication and efforts to deliver a project t hat everyone can live with.

The story poles really draw attention to my concerns. The placement of the second story at the front and on the minimum setback on the east side is out of character with our neighborhood. The home is not larger than other remodels in our neighborhood, but it is imposing in its placement and design.

The East Side - thank you for pulling back the garage and reducing the upper story, which is an improvement, but a modest one. A large two story structure on the minimum setback of the east side and front of the lot is out of character with our neighborhood. There are several remodeled second story homes in our neighborhood that are quite large but are not imposing because they are set back and allow for more space and light between the homes. This project still feels too imposing and too close to the property line, not allowing for adequate space, light and greenery. The renderings show a wide green lawn to the east of the property, but that is actually the driveway and garage of 47 Oxford. There is no space to plant anything green t here. It would feel more in line with the neighborhood, and feel

1

neighborly, if the second story above the garage is pulled back and the set back on the east side is widened. Attached are examples of two story remodeled homes in the neighborhood.

19 Oxford, 51 Oxford, 73 Surrey, and 44 Plymouth - all set back in front and not built over garage. 35 Plymouth and 60 Surrey- second story set back in front and on side. 32 Plymouth- this is the newest project and not well received, however, the second story is setback consistent with other homes in the neighborhood.

Color- white stands out and makes the house appear even bigger and more imposing and is not in harmony with the neighborhood. White looks great in a green setting but this isn't the country where you would find a country farmhouse. For the house to be appealing, it should fit in with the surroundings. A rich earth tone, gray, or blue, would be better. Again, see the attached photos. The most egregious example of the remodeled homes is 32 Plymouth, and is whrte.

Parking- is there a way to create two side-by-side parking spots in the front of the house? Practically speaking, the garage and driveway will only accommodate one car. Tandem parking is very inconvenient so the main house will most likely need one spot of street parking. The unit will also need street parking. There isn't enough street parking in front of 43 Oxford to accommodate this so they' ll be parking in front of neighbors' homes which the neighbors need.

Thanks in advance for listening to my concerns.

Teresa Larson 46 Oxford Ave.

----- Forwarded message ----From: Sophia K Cowley <sophia@kcsestates.com> Date: Tue, Feb 9, 2021 at 1:44PM Subject: RE: 43 Oxford Follow-up - Study Session Scheduled To: <teresa@lwp.com> Cc: Mclain Bennett <mclain.bennett@grnail.com>

Teresa,

I hope this email finds you continuing to do well.

The purpose of thi.s email is to update you on our 43 Oxford project. We have been put on the calendar for a Study Session meeting for Tuesday, February 23'd.

Design Update:

• We have made even further improvements since the last design that we shared with you. We think that you will agree. Attached is a document that shows side by side images of the two designs (August 2020 vs January 2021) and fays out the changes that we made. We have added a rendering of the west side of the home. The images are a bit warped due to copy and pasting but they will give you a very good idea.

2

Story Poles to Be Erected This Week

• It is our goal to complete the installation of the story poles no later than Friday, February nt".

Would appreciate an Email of Support

• We would greatly appreciate an email of support that we could share with the Planning Commission. You can simply respond to this email to make this easy. Sign the email with your name and street address.

o If there are questions or concerns that you have, we welcome the opportunity to speak with you about them.

Thank you,

Sophia

Manager

43 Oxford Ave, LLC

467 Miller Ave.

Mill Valley, CA 94941

Project Address: 43 Oxford Ave, Mill Valley 94941

From: Sophia K Cowley <sophia@kcsestates.com> Sent: Monday, September 14, 2020 11:57 AM To: 'teresa@lwp.com' <teresa@lwp.com> Subject: 43 Oxford Follow-up

Teresa,

I hope this email finds you doing well despite the poor air quality. The purpose of this email is to follow-up regarding our meet1ng August 20, 2020 via Zoom. We are a little bit slower in getting back to you then we originally thought, because we elected to further improve and refine the design concept that we shared with you.

3

We decided to evolve to a design that leaned more toward traditional and replaced the shed roofs with gable roofs. We think this improves the overall look of the home and enables it to fit even more read ily with the neighborhood. A few other changes we made which we think you will find desirable:

• We lowered the height of the garage/family by a foot • We lowered the height of the small addition offofthe ADU (the existing garage being converted to ADU) by a

foot and we changed the type of siding to shiplap to add more articulation and definition to the design.

We submitted to the City of Mill Valley Planning Department for the Study Session last week. Attached the write up that accompanies our submittal which provides an overview of the project and updated renderings showing the new, refined design.

The renderings to not depict 100 percent accurately the co lors of the home (they will be even warmer in reality) and of course the landscape are conceptual and will be refined as we begin the landscape design process as the project progresses. They do provide a general sense of what we are envisioning.

If you would like to connect via Zoom or phone please let me know. Would be happy to .

Regardless, we will reach out when we are informed of the date of the Study Session.

Sophia

I

J ~

'

I I

~ \ • \

Sophia K Cowley

From: Sent:

Dennis Whalen <dgwhalen@gmail.com> Friday, February 5, 2021 7:00AM

To: Sophia K Cowley Subjed: Re: 43 Oxford Update - Study Session

Sophia and KCS Estates have been nothing short of fantastic since they acquired 43 Oxford and began sharing

their plans with us. We bought our home at 36 Oxford in 2003 and have lived here since 1998 so we know the

neighborhood and our neighbors. If Sophia and her team are the model for building on our street then they've

set a high bar.

W.hy? - sharing their plans via Zoom (Aug 2020) - listening to input

- adjusting plans based on input (Feb 2021) -email updates with construction dates

- open to feedback

All ofthis makes me hopeful about the demo and build process which I'm guessing they will manage similarly, Here's hoping another young family moves in.

Best. Dennis Whalen

36 Oxford Ave

Mill Valley, CA 94941 415-302-7825 cell

On Thu, Feb 4, 2021 at 4:27 PM Sophia K Cowley <soph1a@kcsestates.cont> wrote:

Dennis,

I hope that this email finds you doing well.

The purpose of this email is to update you on our 43 Oxford project. We have been put on the calendar for a Study Session meeting for Tuesday I February n rd .

Design Update:

• We have made even further improvements since the last design that we shared with you. We think that you will agree. Attached is a document that shows side by side images of the two designs (August 2020 vs January 2021) and lay~ out the changes that we made. We have added a rendering of the west side of the home.

1

Sophia K Cowley

From: Sent To: Cc:: Subject:

Hi Sophia,

Tnanks for keeping us in the loop.

Warm regards,

Sherri

>On Feb 4, 2021, at 4:19PM, Sophia K Cowley <sophia@kcsestates.com> wrote: > > Sherri and Debbie,

> > I hope that this email finds you both doing well. The purpose of this email is to Ul:>date you on our 43 Oxford project. We have been put on the calendar for a Study Session meeting for Tuesday, February 23rd. > >Design Update: > • We have made even further improvements since the last design that we shared with you. We think that you will agree. Attached is a document that shows side by side images of the two designs (August 2020 vs January 2021) and lays out the changes that we made. We have added a rendering of the west side of the home (the side that faces your property) so that you can easily envision it. > >Story Poles to Be Erected Next Week > • It is our goal to complete the installation of the story poles no later than Friday, February 12th.

> > Would appreciate an Email of Support > • We would greatly appreciate an email of support that we could share with the Planning Commission. You can simply respond to this email to make this easy. Sign the email with your names and street address. > o If there are questions or concerns that you have, we welcome the opportunity to speak with you about them. You have been supportive thus far and we greatly appreciate it. > > Thank you, > >Sophia > >Manager > 43 Oxford Ave, LLC > 467 Miller Ave. > Mill Valley, CA 94941 >Project Address: 43 Oxford Ave, Mill Valley 94941 > > >

Sophia K Cowley

From: Sent:

Kristin Silmore <kristin@rp-architects.com> Thursday, March 11, 20211:29 PM

To: Sophia K Cowley Cc: Joe McGuire Subject Re: 43 Oxford Update - How do you like the gray color?

Hi Sophia, I really like the gray color! Joe showed me last week and it really tones down the mass. And I like the way you show 43 Oxford compared to the other 2 story camps in the neighborhood. Makes the other ones look outdated and how nice and updated your design is! Slide 2 is very informative and reinforces the similar size compared to the neighboring houses. I was surprised that the footprints are all the same, despite the appearance that 43 is larger. Nice job!

KRISTIN SILMORE

WI ,.k ~ '"ltl 'tt!f:\!)~~ 1~1-<, !l:GT..: f)-

447 MILLER AVE , STE D Ml ll VALLEY, CA 94941 415 .380 .0474 x 6

rp -arahitecl;; com

On Mar 11, 2021, at 10:32 AM, Sophia K Cowley <sophia@kcsestates.com>wrote:

Kirstin,

We decided to look at the gray color since it was strongly preferred by some of our neighbors and agree it looks nice. I had some renderings made. What do you think?

Attached is a document that also shows the relation of the home to setbacks and explains parking.

Sophia

Manager 43 Oxford Ave, LLC 467 Miller Ave. Mill Valley, CA 94941 Project Address: 43 Oxford Ave, Mill Valley 94941

From: Kristin Silmore <kristin@rp-archltects.com> Sent: Thursday, February 11, 202112:00 PM To: Sophia K Cowley <sophia@kcsestates.com> Cc: Mclain Bennett <mdain.bennett@gmail.com> Subject: Re: 43 Oxford Update- Study Session Scheduled

Hi Sophia,

1

Thank you for sending. I saw that the story poles went up today. I am excited for this project's completion ... I know it will be a long slog with approvals and construction. Good luck with all of this!

One thought - have you considered an alternate house color? The white seems to really increase the mass, especially since there are 2 small original houses on either side. If you look at 51 Oxford, it is a larger 2 story gray houseJ and doesn't 'stick' out as much. Also, most of the houses on Oxford are ~ither

wood shingled or subdued earth-toned sided or stucco houses. The new 'white' house on Plymouth, almost behind 43 Oxford, seems so massive for the street prob because of its white color. Maybe you could try a light gray of some sort? Just a thought and opinion.

Thank you for including me. I do Sl.lpport this project as it will vastly improve the existing house and our house values! I'd love to hear your thoughts on house color.

Best, Kristin KRISTIN SILMORE • ' • . 1 .

, ... 447 M ILLER AVE. STE 0 MILL VA LL EY, CA 94941 415 .380 0474 x6

ro·a rch ltects .com

E. .I INC

On Feb 9, 2021, at 1:48 PM, Sophia I< Cowley <sophia@kcsestates.com> wrote;

<43 Oxford Ave Jan 2021 Renderings vs. August 2020.pdf>

<43 Oxford Neighborhood 3-08-21.pdf>

Sophia K Cowley

From: era mers3 @comcastnet Sent To; Cc:

Friday, February 5, 2021 4:19PM Sophia K Cowley Mclain Bennett

Subject: Re: 43 Oxford Update - Study Session

Hi Sophia, Thanks for the update. The lines, setbacks, colors, and distribution of building mass, all look great to me. I have liked the overall design concept (including keeping an in-law unit that my Grandparents originally built for my parents post WWII} since you first shared it with the neighborhood. Speaking of your Info sharing, ev~n though I'm not an Immediate neighbor to #43 Oxford, I really appreciate how you have approached the neighbors living closest to this project. Change is always an issue, especially in a neighborhood like ours where people typically stay in their homes for anywhere from 30 t o yes, 75 years. Your sensitivity to neighbors input and concerns has been commendable. Speaking as someone who's extended family has, and still lives, in the Sycamore Village Neighborhood since 1945, I appreciate that the current structure at #43 Oxford has served it's purpose, and needs to be replaced. The home you build will I'm sure, be one that any family looking to live in this neighborhood will enjoy ftx many years to come. This is a special neighborhood in a special Town. Thank you for doing your part towards keeping it that way. Stay well.

Sincerely, Matt Cramer 111 Valley Circle Mill Valley

Be kind, for everyone you meet is carrying a great burden.

On Feb 4, 2021, at 5:02 PM, Sophia K Cowley <sophla@kcsestates.com> wrote:

Matt,

I hope that this email finds you doing well.

The purpose of this email is to update you on our 43 Oxford project. We have been put on the calendar for a Study Session meeting for Tuesday, February 23rd.

Design Update:

• We have made even further improvements since the last design that we shared with you. We think that you will agree. Attached is a document that shows side by side images of the two designs (August 2020 vs January 2021} and fays out the changes that we made. We have added a rendering of the west side of the home. The images are a bit warped due to copy and pasting but they will give you a very good idea.

Story Poles to Be Erected Next Week

1

20 September 2021

To: Lisa Newman lnewman@cityofrn ill valley .org

From: Alice Graham 47 Oxford A venue Mill Valley, CA 94941 415.383.0086 agraham4 73 9@grnail.com

My name is Alice Graham and I own the property at 47 Oxford I am writing in support of the proposed reconstruction at 43 Oxford. This letter supersedes any letters I have previously sent about this property.

As I told the developers from the outset, my primary concern was for my privacy. They have made a number of adjustments to accommodate my concerns and I appreciate this.

As the project developed and story poles were erected, it became dear that sun and natural light to the window on the west side of my living room would also be impacted. After discussions with the developers, changes have been made to the front of the house which allow for the access to daylight being enhanced, and I am grateful for these changes.

Inasmuch as this is the third full reconstruction of a property immediately adjacent to mine, I have a fair idea of what I will be confronted with in terms of noise, dust, heavy equipment etc. I don't look forward to it, but I am encouraged by the developer's assurance that they expect the building to move pretty quickly and with a minimum of disruption. I appreciate that.

I look forward to the speedy conclusion of this project.

Alice L. Graham

J>

=1 )> (") :X: $ m z -1 ~

0"0 J>' --lJ> mZ

~ ~ (")

0 $ $ v; V1

6

-~i ~~

Lisa Newman

From: Sent: To: Cc: Subject:

I CAUTION: External Sender

Lisa,

Christine Michaud <christinemichaud415@gmail.com> Tuesday, September 21, 2021 9:00 AM Lisa Newman Kindon Olsen; Sophia K Cowley 43 Oxford Ave

I am writing to express our support for Sophia Cowley and her project at 43 Oxford Ave in Mill Valley (Project ID: PL20-4937, APN: 030-082-12). My husband, Kindon Olsen, and I live next door at 39 Oxford Ave . Sophia and her team have been very communicative about the vision and plans for this project. They are considerate and thoughtful to the neighbors and our opinions. I look forward to seeing this project completed as I have the utmost confidence it will be a

beaut iful addition to our neighborhood.

Kindon and I will be watching the hearing live from home next week to show our support for Sophia and her team.

Thanks, Christine

Christine Michaud christinemichaud415@gmail.com 415 722 0351