CORTE MADERA PLANNING COMMISSION STAFF REPORT

Transcription

1 CORTE MADERA PLANNING COMMISSION STAFF REPORT REPORT DATE: MARCH 10, 2017 MEETING DATE: MARCH 14, 2017 TO: FROM: SUBJECT: APPLICANT: PURPOSE: PLANNING COMMISSIONERS ADAM WOLFF, DIRECTOR PLANNING AND BUILDING STUDY SESSION TO REVIEW PRELIMINARY PLANS FOR A PROPOSED NEW MIXED- USE DEVELOPMENT AT 41 TAMAL VISTA BOULEVARD, INCLUDING A NEW 23,000 SF RETAIL STORE FOR SCANDINAVIAN DESIGNS, 4 RESIDENTIAL UNITS, AND APPROXIMATELY 5,400 SF OF RETAIL AND RESTAURANT SPACE. SCANDINAVIAN DESIGNS * * * * * * * * * * * * The applicant requests preliminary review of a proposal to develop a new mixed-use commercial and residential project at 41 Tamal Vista Boulevard. The proposed project would require the demolition of the existing cinema building located on the project site. The meeting provides the Planning Commission and interested members of the community with an opportunity to gain an understanding of the applicant s proposal and provide preliminary feedback on issues of policy, planning, and design early in the applicant s plan development process. No action or decisions will be made by the Planning Commission at this meeting. Comments provided are intended to serve as guidance only, based on information available at this time, and does not substitute for any required public hearings before the Planning Commission that may be necessary as part of application review. BACKGROUND: Scandinavian Designs is proposing to develop a new mixed-use commercial retail and residential project at 41 Tamal Vista Boulevard. The project site has approximately 200 feet of frontage along Tamal Vista Boulevard and is bounded by Marin Suites, an approximately 75,000 square foot, 101 room extended stay hotel to the north, 21 Tamal Vista Boulevard, a 48,000 SF office building with multiple tenants to the south, and Highway 101 to the east. Across Tamal Vista Boulevard to the west are single family detached homes within the Madera Gardens subdivision. The project site, along with all other properties located along the east side of Tamal Vista Boulevard between Madera Boulevard and Wornum Drive, were recently rezoned to the new MX-1 zoning

2 district after a year-long community planning effort aimed at identifying appropriate new land use regulations for this area of Corte Madera. As the Commission is aware, the new MX-1 zoning district approved by the Planning Commission and Town Council in September and October 2016, significantly changed the permitted and conditional uses allowed in the Tamal Vista Corridor and the development standards new proposals are required to meet. In particular, and in relation to the proposed project, the MX-1 zoning district: - Allows restaurants under 4,000 square feet as a permitted use - Allows residential uses as a conditional use - Reserves up to 20 of property adjacent to Tamal Vista Boulevard for pedestrian and bicycle improvements - Allows up to.40 Floor Area Ratio (FAR), with no more than.34 FAR of commercial uses - Designates portions of a site a neighborhood zone (Tamal Vista Boulevard portion) or highway zone (Hwy. 101 portion) and sets lower height limits for the former - Requires at least one establishment of no more than 5,000 square feet to be located in the neighborhood zone - Introduces significantly greater front and rear setback requirements A full copy of the adopted MX-1 regulations is included for your information (Attachment 1). Staff has been encouraged by the applicant s ability to develop a project that appears to not only meet the multitude of development standards for the district, but addresses many of its purposes and goals beyond strict requirements. Neighborhood Meeting On Saturday, February 4, 2017, representatives of Scandinavian Designs held a neighborhood meeting for residents living in the immediate area surrounding the project site (Council Crest Drive, Tamal Vista Boulevard, Chickasaw Court, and Sandpiper Circle). The meeting was held at Book Passage and approximately 15 residents attended. A summary prepared by Scandinavian Designs of the comments and responses provided at the meeting is included in Attachment 2. Since the neighborhood meeting, the applicant has made some design changes, most notably removing a connecting bridge between the mixed-use buildings and Scandinavian Designs store. Proposed Project The proposed project would develop an approximately 2.03 acre lot located at 41 Tamal Vista Boulevard on a site currently occupied by the Century Cinema movie theater. As part of the proposal, the existing movie theater and surface parking lot would be demolished. The proposed project would consist of three functionally separate buildings containing a total of approximately 33,700 square feet of gross floor area. Surface parking, public common space, and landscaping would be developed on the remainder of the site. The total FAR for the project is proposed to be approximately.38 where.40 is permitted for projects containing residential uses. The new retail store for Scandinavian Designs would contain approximately 23,000 square feet of floor area, be located toward the highway portion of the lot, and rise to a height of approximately 40 feet. The store would be set back 65 feet from the rear property line with the roof eve 2

3 projecting approximately 15 feet to the east, toward the highway. A 3,650 square foot restaurant with roof deck and mixed-use building containing approximately 1,760 square feet of ground floor retail and 4 residential apartment units above, totaling approximately 5,500 square feet, would be located toward Tamal Vista Boulevard and rise to a maximum height of 30 feet. Both of these structures would be set back a minimum 40 feet from Tamal Vista Boulevard to allow for streetscape improvements and landscaping. As required by the MX-1 district, the applicant would be responsible for either constructing public streetscape improvements or paying into a dedicated Town fund for such purpose. In addition to 110 surface parking spaces proposed, the applicant intends to explore a variety of options, discussed below, to meet the required number of parking spaces (123 as currently proposed). The applicant s preliminary planning and design materials are included in Attachment 3. REQUESTED ACTION Staff believes that the applicant could benefit from the Commission s review and preliminary feedback and guidance regarding several aspects of the proposed project at this time, prior to submission of an application with the Planning Department. Site Planning and Programming Staff believes the proposed site plan accomplishes many of the planning goals laid out in the Tamal Vista Corridor Study Report and goes beyond the minimum requirements embedded in the MX-1 district regulations toward that end. In particular, the applicant is proposing a mix of uses that builds upon the existing commercial character of the corridor while adding a small number of housing units. The orientation of the retail and restaurant uses, and the location of parking and the Scandinavian Designs store behind these uses embrace the goals of creating a more active and pedestrian-oriented streetscape along Tamal Vista Boulevard while taking advantage of the highway facing frontage for the primary tenant of the site. Publicly accessible space is incorporated into the plan to serve as a community gathering space. The Commission may want to provide guidance on any specific ways the plan or programming could be improved or altered to meet the goals expressed for the Tamal Vista Corridor. Additional Height Allowance Pursuant to Section of the MX-1 district regulations, the height limit in the Neighborhood Zone (defined as the area within 125 feet of the site s front property line) is 25 feet and the height limit in the Highway Zone (the remaining area east of the Neighborhood Zone toward the highway) is 35 feet. However, (c) allows the maximum permitted height to be increased by 5 feet in either or both zones provided the Planning Commission finds that the additional height is necessary to accommodate special programmatic requirements or design elements consistent with the purposes and objectives of the MX-1 District. The applicant is requesting an additional 5 feet in both the Neighborhood Zone and Highway Zone pursuant to Section (c). The primary factor influencing the applicant s need for the request is Federal Emergency Management Agency (FEMA) and Town requirements for flood proofed new structures. In order to raise the structures out of the FEMA flood zone, and provide one foot of freeboard required by the Town, the buildings need to be raised approximately 5 feet off of the finished grade of the site. Housing units must be raised out of the flood zone entirely 3

4 while commercial structures can either be raised or flood proofed via alternative methods although such alternatives potentially have significant design implications. The Commission should provide preliminary feedback to the applicant regarding this request under the provisions of (c). Parking Based on the current proposed uses and size of respective uses, a total of 123 parking spaces are required. The applicant is proposing 110 surface parking spaces and would provide mechanical stackers, develop a parking plan for shared use, enter into an agreement with neighboring uses, modify the tenant mix to meet the required number of parking spaces, or utilize some combination of all of the above. The applicant would preferably propose a parking plan for shared use in accordance with Section and (4) of the Zoning Ordinance which allows the same parking spaces to be counted for more than one use when such uses have different hours of operation. The applicant intends to provide information supporting the submission of a parking plan for shared use at the time of application submittal. Direction from the Commission regarding preferred approaches in meeting parking requirements could be provided. Public Space In addition to the streetscape improvements required by the MX-1 zoning district, the applicant proposes to provide an outdoor community amenity space or plaza between the retail and restaurant spaces with access directly from the sidewalk. Scandinavian Designs would like to program the space with seating, art, or other amenities that reflect the Town s history and area s heritage, and that would help draw community members to the site for informal gatherings and events such as movie nights. The applicant would benefit from public comment and Commission feedback regarding particular design features or amenities that would support community needs and desires. Architectural Design Feedback regarding the applicant s proposed general design aesthetic and would help guide the applicant moving forward. Conditional Use Permit and Design Review As proposed, it appears the Commission would need to make findings for a Conditional Use permit and Design Review permit in order for the proposed project to gain Town approval. The Conditional Use permit would be required for the 4 residential units. Design Review is required for the entirety of the proposal. For the Commission s reference, the findings for both permits are included in Attachment 4. STUDY SESSION Jeffrey Sheppard, AIA of Roth Sheppard Architects will be making a presentation to the Planning Commission describing their development vision and plan for the site, and, along with 4

5 representatives from Scandinavian Designs, will be available to answer any questions the Commission may have. ATTACHMENTS: 1. MX-1 DISTRICT REGULATIONS 2. FEBRUARY 4, 2017 NEIGHBORHOOD MEETING: SUMMARY OF COMMENTS PREPARED BY SCANDINAVIAN DESIGNS 3. PRELIMINARY PLANNING AND DESIGN MATERIALS 4. CONDITIONAL USE AND DESIGN REVIEW FINDINGS 5

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31 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 06, 2017 SCANDINAVIAN DESIGNS : HISTORY CORTE MADERA VALUES TAMAL VISTA BLVD CORRIDOR SCANDINAVIAN DESIGNS : VALUES VICINITY MAP EXISTING CONDITIONS CONCEPT PHASE PROJECT NARRATIVE ZONING CODE INFORMATION PROJECT DIAGRAM PROJECT SITE PLAN preliminary grading plan PROGRAM DIAGRAM preliminary SITE SECTION PUBLIC SPACE DIAGRAM LANDSCAPE PLAN PARKING REQUIREMENTS PARKING SOLUTIONS FLOOR PLAN - SCANDINAVIAN DESIGNS LEVEL 01 FLOOR PLAN - SCANDINAVIAN DESIGNS LEVEL 02 FLOOR PLAN - RESTAURANT LEVEL 01 FLOOR PLAN - RESTAURANT LEVEL 02 FLOOR PLAN - RESIDENTIAL / RETAIL LEVEL 01 FLOOR PLAN - RESIDENTIAL / RETAIL LEVEL 02 EXTERIOR ELEVATIONS PERSPECTIVE IMAGES - (NON RENDERED) PERSPECTIVE IMAGES - (RENDERED)

32 FAMILY RUN COMPANY : 32 FURNITURE STORES IN 7 STATES MARIN COUNTY RESIDENTS : 3 GENERATIONS FIRST STORE OPENED ON CORNER OF 4TH AND C STREET IN SAN RAFAEL IN 1963 SCANDINAVIAN DESIGNS - CORTE MADERA SCANDINAVIAN DESIGNS : HISTORY CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

33 CORTE MADERA = CHOP WOOD FARMERS MARKETS ARTISTIC TRADITION CORTE MADERA ECO RESERVE SCANDINAVIAN DESIGNS - CORTE MADERA CORTE MADERA : VALUES CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

34 LIMIT SCALE NEAR TAMAL VISTA ENHANCE AMENITIES MIXED USES TRANSITION TO PEDESTRIAN SCALE SCANDINAVIAN DESIGNS - CORTE MADERA TAMAL VISTA BLVD CORRIDOR CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

35 corte madera community crayon initiative volunteers CORTE MADERA MARSHES AND ECOLOGICAL RESERVE CORTE MADERA city aerial with hwy 101 running through HYGGE FORMGIVING FUNKIS + ELEGANS COMMUNITY SENSE OF PLACE GATHERING ORGANIC REJUVENATION PLASTICITY LIGHT NATURE DISINTEGRATING MINIMALISM RATIONAL SIMPLE AUTHENTIC CLEAN SCANDINAVIAN DESIGNS - CORTE MADERA SCANDINAVIAN DESIGN : VALUES CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

36 Redwood Hyw 101 Tamal Vista Blvd 41 Tamal Vista Blvd. SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS VICINITY MAP N MARCH 07,

37 EXISTING HOTEL +/- 35 FT HEIGHT +/- 25 FT SETBACK +/- 10% GREEN SPACE 100 PARKING SPACES ZONING REQUIRED +/- 25 FT PROPERTY LINE 20 SETBACK (BY CITY) 20 SETBACK (BY RSA) 10 ADDITIONAL SETBACK (ANY STORY ABOVE FIRST) EXISTING THEATRE 25 HEIGHT MAX (30 W/ PC APPROVAL) HIGHWAY 101 +/- 40 FT HEIGHT +/- 25 FT SET BACK +/- 1% GREEN SPACE 160 PARKING SPACES EXISTING OFFICE +/ FT HEIGHT +/- 125 FT SET BACK +/- 15% GREEN SPACE 130 PARKING SPACES TAMAL VISTA BLVD. +/- 25 FT +/- 125 FT SCANDINAVIAN DESIGNS - CORTE MADERA EXISTING CONDITIONS CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

38 OVERVIEW Tam Vista, LLC is pleased to present this Concept Design narrative for the Scandinavian Designs mixed-use development project, also known as the Central Market. This project includes a 22,805 square foot Scandinavian Designs Furniture store, as well as a 3,662 square foot restaurant, 1,766 square feet of retail, and four residential units for rent that total 5,541 square feet. The 2.03 acre parcel is located at 41 Tamal Vista Boulevard, where the Cinemark Century Cinema is currently located. To the east of the site is the 101 Redwood Highway, to the north is the Marin Suites, and to the south is Mogo Interactive. It has been determined that the site is located within the flood plain. The goal of the development is to create a unique and vibrant destination for The Town of Corte Madera; A place for people to shop, eat, and live. This one-stop-shop will bring a goods emporium and community meeting place to the heart of Corte Madera to help support its diversity, growth, and well-being. PLANNING / PROGRAM The foundation of this site planning effort is to focus on achieving full-compliance with the Town s required floor area ratios, setbacks, and height restrictions; and to determine the flood plain finish floor constraints for the site. The site is currently zoned C-3 Highway Commercial District/MX-1. C-3/MX-1 zoning criteria states that the gross floor area for sites that include residential uses shall not exceed 0.4 FAR. The site has four pre-established zones starting from west to east. At the front (west side) of the site, adjacent to Tamal Vista Boulevard, is the 20-0 wide Street Scape Improvement Zone, which is dedicated to the City. The next 20-0 of the site is the Public Realm Zone, which allows up to 500 square feet of outdoor seating area. The next zone is the Neighborhood Zone, which allows two-story buildings with heights of up to 25-0, or 30-0 w/ P.C. approval, and a maximum 5,000 square feet for each building in this zone. The remainder of the site is considered the Highway Zone, and can have buildings of up to three stories, and heights up to 35-0, or 40-0 w/ P.C. approval. The required flood plain finish floor elevation for The Town of Corte Madera is an NAVD elevation of The sidewalk along Tamal Vista is at an approximate average elevation of In order to meet these baseline requirements, we have developed a Concept Design that creates an elevated entry courtyard to the site. This central courtyard becomes the heart of the project, allowing visitors to access all program functions via ramps, stairs, and an exterior glass elevator. Additionally, this courtyard is open to the street and open to the parking on the eastern portion of the site. The courtyard contains public amenities including seating, greenery, a water feature, and red wood dwarf trees native to northern California which symbolically references the logging heritage of Corte Madera and its literal meaning, chop wood. The Scandinavian Designs furniture store is located within the Highway Zone of the site. For-lease retail spaces are located on Level 01 (+11.00) at the south side of the central courtyard. Above and behind the retail area are the private residences with a private courtyard that is accessible from the dedicated residence garages, the central courtyard, or the walkway on the south side of the site. On the north side of the central courtyard is a 3,662 square foot for-lease restaurant space with a rooftop patio, which can be accessed from the central courtyard via elevator or stair, or from the exterior staircase attached to the north side of the restaurant. The central elevator within the courtyard provides accessibility to all levels giving patrons the opportunity to view vintage black and white movies projected onto the sidewall of the residential building. The overall feel of the development is Scandinavian Modern, alluding to the mid-century modern aesthetic of California architects Neutra, Eames, and Schindler. Resin-based wood panels, stucco, concrete, and exposed steel are used throughout the development to provide a consistent and dynamic design palette. ENTITLEMENTS / APPROVALS Tam Vista, LLC seeks approval on the below exceptions to the zoning code based on the following: 1. Required Parking Count : Per the Corte Madera Municode: the total square footage for our proposed uses requires 126 parking spaces. Our proposed Site Plan includes a total of 110 parking spaces, thus we are initially 16 spaces short of the required total. It is our understanding that the City already allows us to share use of one of the two required parking spaces for each of the 2-bedroom residential units (3 spaces). Therefore, we are 13 spaces short of the required total. In order to meet the parking requirement we are proposing car lifts to be provided on site. Additionally we are currently having a parking study done to verify the actual number of spaces required for the Furniture Store. The Corte Madera Fire Department requires that the access drive remain between our site and the adjacent property to the south. Although this access drive is not required for our design, it is required by the fire department to serve as egress for the adjacent property. The current location of this existing site access drive does not allow for us to add parking to this area. We request that the inability to place these 3 spaces be reduced from our required parking total. This reduction, if approved, would leave us only 10 spaces short of the required total. 2. Building Heights : The finished grade datum used is NAVD 6.5 per our preliminary grading plan. Measured from our Finish Floor of NAVD 11, we are at 25-0 H for the Neighborhood Zone, and 34-5 for the Highway Zone. Since heights are taken from site finish grade (NAVD 6.5), we are asking for P.C. approval of 30-0 for the Neighborhood Zone and 40-0 for the Highway Zone of the site, per item C. Tam Vista, LLC is seeking the input of the Planning Commission in a scheduled Workshop Session in advance of making a full formal application. We look forward to your feedback as well as our upcoming community interaction sessions. SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE PROJECT NARRATIVE CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

39 PROJECT DESCRIPTION The project includes the following uses: 1. Retail Spaces 2. Restaurant & Outdoor Patio Spaces 3. Residential Units 4. Scandinavian Designs: Retail and Loading PARKING REQUIREMENTS Total Required Parking: (Per Municode: ) Restaurant Calculation: 1 Space Per 75 GSF + 1 Space Per Every 3 Employees Restaurant GSF: 3,662 SF (Est. 27 Employees) Restaurant Parking Required: 58 Spaces (49 + 9) ZONING: C-3 Highway Commercial, Proposed MX-1 Mixed-Use-Gateway SITE AND BUILDING AREA TABULATION Gross Site Area: 2.03 Acres = 88,534 GSF Gross Building Floor Area: Restaurant: 3,662 GSF Retail: 1,766 GSF Residential: 5,541 GSF Retail (Scandi): 22,805 GSF Retail Calculation: Retail GSF: Retail Parking Required: Residential Calculation: Residentail # Of Beds: Residential Parking Required: Retail Furniture Calulcation: Retail Furniture GSF: Retail Furniture Parking Required: 1 Space Per 250 Gsf 1,766 GSF 7 Spaces 1 Space Per Bedroom 7 Bedrooms 4 Spaces (3 shared) 1 Space Per 400 GSF (Not Including Loading/Storage) 21,605 GSF (Not Including Loading: 1,200 GSF) 54 Spaces Building Height: Restaurant: 25 H, 1-Story Retail: 1-Story Residential: 25 H, 2-Stories Retail (Scandi): 39-6 H, 2-Stories ZONING REQUIREMENTS Zoning: Uses By Right: Build-To: Build-To Calculation: Build-To Provided: C-3 Highway Commercial, Proposed MX-1 Mixed-Use-Gateway Neighborhood Zone: Cafes, Bars, And Parking Lots By C.U.P. Residential Restaurant Retail 1/3 Coverage For Non-Residential 210 Feet * 1/3 = 63 Feet Min. 106 Feet Total Parking Spaces Required: Total Parking Spaces Provided: Total Shared Parking Spaces/ or Car Lifts: Compact Spaces Max. (30% Total Per ) 33 Compact Spaces Provided: 33 Minimum Required Accessible Parking Spaces (Per Cbc 11B-208) Accessible Spaces Provided: Minimum Required Van Accessible 123 Spaces 110 Spaces 13 Spaces Total Parking = 101 To 150 Range, Then Accesible = 5 Spaces Min 5 Spaces 11B Van Parking Spaces. For every six or fraction of six parking spaces required by 11B to comply with 11B-502, at least one shall be van parking space complying with 11B-502. Van Accessible Spaces Provided: 1 Van Parking Spaces Complying With 11B-502 Floor Area Ratio (FAR) Required: Floor Area Ratio (FAR) Provided: Total FAR Provided: Maximum Height: 0.40 Max Total Far For Sites That Include Residential Uses (0.34 Max For Commercial) (0.06 Max For Residentail) 0.32 Commercial: 0.06 Residential: 0.38 FAR 30-0 (Neighborhood Zone Per PC Approval) 40-0 (Highway Zone Per PC Approval) Bicycle Parking: Retail Calculation: Retail SF: Retail Parking Required: Restaurant Calculation: Retail SF: Retail Parking Required: 1 Space Per 1,000 SF 1,766 SF 2 Bicycle Spaces 1 Space Per 400 SF 3,441 SF 9 Bicycle Spaces Front Yard Setback: Side Yard Setback: Rear Yard Setback: 20-0 Streetscape, 20-0 Public Realm 5 Landscape, 10 Building 15-0 Landscape, 50 Building Residential Calculation: 0.2 Spaces Per Unit (Min Of 2 Spaces) Residential Units: 4 Retail Parking Required: 2 Bicycle Spaces Retail Handling Bulky Furn: Retail SF: Retail Parking Required: Total Bicycle Spaces Required: Total Bicycle Spaces Provided: 1 Space Per 2,000 SF 21,605 SF (Does Not Include Sto./Loading) 12 Bicycle Spaces 25 Bicycle Spaces 26 Bicycle Spaces SCANDINAVIAN DESIGNS - CORTE MADERA ZONING CODE INFORMATION CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

40 TAMAL VISTA BLVD COURTYARD HIGHWAY SCANDINAVIAN DESIGNS - CORTE MADERA PROJECT DIAGRAM CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

41 PL 419' - 0" PL TAMAL VISTA BOULEVARD PL 210' - 0" PL 10' - 0" 23' - 6" 161' - 6" 10' - 0" PROPERTY LINE SIDEYARD PUBLIC SIDEWALK NEW CURB CUT T.C. ELEV. (+3.90) PLANTED STEPS OUTDOOR BENCHES, TYP OF 3 T.C. ELEV. (+4.00) PUBLIC SIDEWALK EXTENTS OF ROOF OVERHANG ABOVE LANDSCAPED ZONE #1: 587 sf (2) 3'x5' ZONES: BFP & DCV SLOPED LANDSCAPING ELEV. (+5.20) 20' - 0" UP 20' - 0" STREETSCAPE PUBLIC REALM PL 26' - 0" MONUMENT SIGN, 18"W X 8'-0"H X 20'-0"L 26' - 0" BIKE PARKING, 14 SPACES (+9.00) SIDEYARD (+4.50) (+4.40) (+11.00) RAMP UP 1:20 24' - 0" 4' - 6" 4' - 7" PATIO 500 SF ENTRY 6' - 0" ENTRY UP 1:12 RAMP UP 1:12 STAIR TO ROOF DECK RETAIL 1,766 GSF (+11.00) RESTAURANT 1-STORY 3,441 GSF (+11.00) (+11.00) WATER FEATURE UNDER STAIRS ELEV. (+11.00) UP EXTENTS OF RES. ABV (+6.50) UP 85' - 0" RES. Unit #01 Lower Level 379 GSF (+11.00) RES. Unit #02 Lower Level 360 GSF (+11.00) Res. Unit #03 Lower Level 370 GSF (+11.00) ENTRY 4' - 6" (7) GAS METERS NEIGHBORHOOD ZONE (30'H MAX) (+11.00) UP 1' - 6" (+10.00) UP (+10.00) 26' - 0" 12' - 0" 5' - 0" UP ELEV. (+7.00) UNIT #01 GARAGE (+6.50) UNIT #02 GARAGE (+6.50) UNIT #03 GARAGE (+6.50) R D MICRO UNIT 546 SF (+11.00) 10'H FENCE +/- 25' - 0" W/ PC APPROVAL ELEV. (+6.00) T.C. ELEV. (+7.10) 2' - 6" 6" SITE TRANSFORMER GREASE INTERSEPTOR 2' - 6" 6" ENTRY 19' - 6" ENTRY ENTRY UP 8' - 6" EXTENTS OF ELEVATOR ROOF CANOPY ABOVE 24' - 0" ELEV. (+6.00) (+6.60) SIDEWALK STRIPING ELEV. (+6.00) 2' - 6" 9' - 0" 5' - 0" 2' - 6" T LANDSCAPED ZONE #4: 6,899 SF 2' - 6" C 7 LANDSCAPED ZONE #5: 1,511 SF 2' - 6" 26' - 0" C C C C C C C C C C 8' - 6" 26' - 0" EXTENTS OF ROOF ABOVE 2' - 6" 8' - 6" 5 5' - 0" 9' - 0" 8' - 6" 2' - 6" C 8 C C 20' - 0" 5' - 0" 18' - 0" 15' - 0" 18' - 0" 24' - 0" 18' - 0" 18' - 0" 24' - 0" 24' - 1" 20' - 0" 5' - 0" CAST-IN-PLACE TRASH ENCLOSURE WALLS W/ 10-YARD DUMPSTERS 424' - 2" C C C C C C C EXTENTS OF BUILDING ABOVE C LANDSCAPED ZONE #6: 281 SF 9' - 0" EXTENTS OF ROOF ABOVE C 2' - 6" 2' - 6" 2' - 6" 17' - 0" EXTENTS OF BUILDING ABOVE 24' - 0" C ELEV. (7.50) C 8' - 6" 9' - 0" 5' - 0" 32' - 3" BIKE PARKING, 12 SPACES 10 C 250' - 6" 5' - 0" 6' - 0" 2' - 6" 16' - 0" (+8.50) RAMP UP 1:20 RAMP UP 1:20 HIGHWAY ZONE (40' H MAX) 9' - 0" ENTRY 11' - 6" 5' - 6" (+11.00) 7' - 6" LANDSCAPED ZONE #3: 6,781 SF ELEV. (+6.00) T.C. ELEV. (+6.50) 5' - 0" UP FIRST FLOOR FURNITURE STORE 5,388 GSF (+11.00) 13' - 0" LOADING BERTH LANDSCAPED ZONE #2: 1,918 SF WALL UP TO ROOF LOADING 1,200 GSF (+11.00) 10' - 0" 26' - 0" 26' - 0" COLUMN LOCATIONS TO BE DETERMINED BY STRUCTURAL ENGINEER EXTENTS OF ROOF ABOVE 5' - 6" C C 18' - 0" 24' - 0" C C C C C 8' - 6" 7 8' - 6" 2' - 6" 15' - 0" ANY STORY ABOVE FIRST 15' - 0" 2' - 6" 20' - 0" EXTENTS OF BUILDING ABOVE 39' - 0" 16 2' - 6" 9' - 0" +/- 19' 16 20' - 0" 20' - 0" (E) DRIVE AISLE TO REMAIN 50' - 0" LAND- SCAPE REAR YARD SET BACK 2' - 6" 15' - 0" PL SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS PROJECT SITE PLAN N 1/32 = MARCH 07,

42 existing grade 7 0 SCANDINAVIAN DESIGNS - CORTE MADERA preliminary grading plan CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

43 RESTAURANT ROOF DECK ABOVE RESTAURANT 3,662 SF garage 1,766 SF RESIDENCE garage RES FURNITURE 22,805 SF (4) UNITS DOUBLE HEIGHT LOBBY SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS NON-RESIDENTIAL MAX FAR:.34 RESIDENTIAL MAX FAR:.06 TOTAL MAX FAR ALLOWED:.40 NON-RESIDENTIAL FAR PROVIDED:.32 RESIDENTIAL FAR PROVIDED:.06 TOTAL FAR PROVIDED:.38 MARCH 07,

44 PL 20' - 0" 20' - 0" 85' - 0" 294' - 0" PL VARIES STREETSCAPE PUBLIC REALM NEIGHBORHOOD ZONE (30' H MAX.) W/ P.C. APPROVAL HIGHWAY ZONE (40' H MAX W/ P.C. APPROVAL) 15' - 0" 50' - 0" RESIDENTIAL 10' SETBACK ABV. LEVEL 01 ANY STORY ABOVE FIRST REAR YARD SETBACK 29' - 6" 25' - 0" NAVD 11' NAVD 6.5' 2' - 6" 4' - 6" 12' - 0" 13' - 0" LEVEL 02 LEVEL 01 6' - 0" 10' - 0" RETAIL RESIDENTIAL PATIO RESIDENTIAL SCANDINAVIAN DESIGNS LEVEL 02 LEVEL 01 4' - 6" 15' - 6" 19' - 6" NAVD 11' = FINISH FLOOR NAVD 6.5' =AVERAGE SITE GRADE 35' - 0" 39' - 6" SIDEWALK AT TAMAL VISTA = NAVD 4' FINISH FLOOR: 11 0 NEW SITE GRADE: 6 6 AVERAGE EXISTING SITE GRADE: 6 6 SCANDINAVIAN DESIGNS - CORTE MADERA preliminary SITE SECTION CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

45 PUBLIC CORRIDOR BIKE PATH RESTAURANT COURTYARD RETAIL RESIDENCE RESIDENTIAL RES COURTYARD RESIDENTIAL ACCESS AISLE LOBBY SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS 10% 20% REQUIRED PROVIDED 5,594 SF 11,092 SF MARCH 07,

46 SMALL ACCENT TREES ON EACH SIDE OF DRIVEWAY NARROW/UPRIGHT EVERGREEN SHRUB ON PERIMETER NARROW/UPRIGHT PLANTING ALIGNED ON PARKING STRIPES BIOTREATMENT BASINS WITH NATIVE GRASSES BIOTREATMENT BASINS WITH NATIVE GRASSES ENTRY WALKWAY: BANDED GEOMETRY ALIGNED WITH PLANTING (NOT IN CONTRACT, BY CITY) REDWOOD dwarf trees native to northern california COBBLES AND BOULDERS ON GROUND PLANE IN SHADIEST PORTIONS OF PLANTER ISLANDS COBBLES AND BOULDERS ON GROUND PLANE IN SHADIEST PORTIONS OF PLANTER ISLANDS EVERGREEN SCREEN TREES IN WIDE SPOTS CREATED BY MEANDERS MEANDERING BIOTREATMENT BASIN WITH NATIVE GRASSES LARGE CANOPY STREET TREES ORNAMENTAL GRASSES IN LARGE BLOCK FRONTAGE GROUND PLANE:ALTERNATING BANDS OF GRAVEL AND ORNAMENTAL GRASSES NARROW/UPRIGHT PLANTING ON PERIMETER SHRUBS/GROUND COVERS IN NON-BIOSWALE AREAS SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT LANDSCAPE PLAN N 1/32 =1 0 MARCH 07,

47 RESTAURANT PARKING 1 SPACE PER 75 SQUARE FEET 1 SPACE PER EVERY 3 EMPLOYEES (7.5 EMPLOYEES PER 1,000 SQUARE FEET) RESTAURANT SQUARE FOOTAGE: EMPLOYEES: RETAIL PARKING 1 SPACE PER 250 SQUARE FEET RETAIL SQUARE FOOTAGE: RESIDENTIAL PARKING 1 SPACE PER BEDROOM FURNITURE RETAIL PARKING 1 SPACE PER 400 SQUARE FEET FURNITURE RETAIL SQUARE FOOTAGE: (NOT INCLUDING LOADING) TOTAL PARKING REQUIRED: TOTAL PARKING PROVIDED: 3,662 SF 27 EMPLOYEES 1,766 SF 4 APARTMENTS BICYCLE PARKING REQUIRED: 25 21,605 SF 33 COMPACT SPACES ALLOWED: SCANDINAVIAN DESIGNS - CORTE MADERA PARKING CALCULATIONS CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

48 LIFTS FOR EMPLOYEE PARKING RIDE SHARE PROGRAM FOR EMPLOYEES RESTAURANT AND RETAIL MIX SHARED USE AGREEMENT WITH COMMERCIAL NEIGHBORS SF RESTAURANT SF RETAIL DELI SCANDINAVIAN DESIGNS - CORTE MADERA PARKING SOLUTIONS CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS MARCH 07,

49 R D BIKE PARKING, 12 SPACES 18' - 0" 21' - 10" 30' - 0" EXTENTS OF BUILDING ABOVE EXTENTS OF ROOF ABOVE UP UP 97' 6" RAMP UP 1:20 RAMP UP 1:20 95' 6" 100' 0" LOBBY 5,227 GSF 100' 0" (+11.00) ELEV OPEN TO ABOVE LOADING 1,200 GSF MECH 32' - 6" 56' - 9" UP UP 95' 6" EXTENTS OF ROOF ABOVE EXTENTS OF BUILDING ABOVE SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT FLOOR PLAN - SCANDINAVIAN DESIGNS LEVEL 01 N 1 =20 0 MARCH 07, KEY PLAN

50 R D 15' - 0" 2' - 0" 94' - 0" 13' - 4" 12' - 0" 114' - 0" EXTERIOR DISPLAY 2,016 GSF UP UP SCANDINAVIAN DESIGNS 16,377 GSF 133' - 6" 124' 0" OPEN TO BELOW UP UP EXTENTS OF ROOF ABOVE 36' - 0" 100' - 0" SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT FLOOR PLAN - SCANDINAVIAN DESIGNS LEVEL 02 N 1 = ' - 3" MARCH 07, KEY PLAN

51 R D STAIR UP TO ROOF DECK GREASE INTERCEPTOR 5' - 3" 93' 6" 10' - 0" 5' - 0" 2' - 0" 37' - 0" 8' - 0" 93' 6" 5' - 0" UP 4' - 6" 100' 0" UP (+11.00) DN 4' - 6" SITE WALL RESTAURANT OUTDOOR PATIO 500 GSF 46' - 0" 100' 0" (+11.00) 5' - 0" 24' - 0" 17' - 0" RESTAURANT 1ST FLOOR 3,485 GSF 100' 0" (+11.00) HW WATER ENTRY 100' 0" (+11.00) BACK OF HOUSE ELEV. MECH ELEV ELEC 26' - 0" 95' 6" ELEVATOR W/ DOORS ON OPP SIDES 8' - 0" 29' - 5" 18' - 1" RESTAURANT OUTDOOR PATIO 14' - 0" 26' - 6" 5' - 0" 8' - 0" 9' - 0" 6' - 0" 16' - 0" 6' - 6" SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT FLOOR PLAN - RESTAURANT LEVEL 01 N 1/8 =1 0 MARCH 07, KEY PLAN

52 R D 2' - 0" 37' - 0" 44' - 5" DN 115' 6" 5' - 0" 24' - 0" 17' - 0" GREEN SPACE 10' - 0" BATHROOM 66 GSF BAR RESTAURANT OUTDOOR PATIO 4,000 GSF 115' 6" MECH ELEV EXHAUST FAN ABOVE (30" DIA.) 45' - 0" 45' - 0" 8' - 6" 9' - 0" 5' - 5" 15' - 6" COMMUNITY PATIO SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT FLOOR PLAN - RESTAURANT LEVEL 02 N 1/8 = ' 6" 31' - 1" MARCH 07, KEY PLAN

53 R D 30' - 0" 19' - 6" 14' - 6" 2' - 0" 21' - 0" 0' - 10" 60' - 0" 31' - 0" 4' - 0" 12' - 0" 4' - 0" 4' - 0" 19' - 6" 20' - 6" HOR. HEAT PUMP, 14"H 40 GALLON EWH ABOVE, 20" DIA, 60"H HOR. HEAT PUMP, 14"H 100' " SF (+11.00) 40 GALLON EWH ABOVE, 20" DIA, 60"H CLOSET BATH CLOSET BATH BEDROOM UP BEDROOM UP ENTRY 100' 0" (+11.00) ENTRY 100' 0" (+11.00) EXTENTS OF ROOF ABOVE COURTYARD 99' 0" EXTENTS OF BUILDING ABOVE GARAGE 95' 0" GARAGE 95' 0" GARAGE 95' 0" UNIT HEATER ABOVE, TYP OF 3 GARAGES 5' - 0" EXTENTS OF ROOF ABOVE RECESSED PANEL, EA. GARAGE 4" KITCHEN DUCT UP TO ROOF HP MOUNTED ABOVE CLNG 8' - 6" 13' - 0" 13' - 0" 13' - 0" 1' - 6" 15' - 0" ELEC. DISCONNECT, EA. RETAIL HOR. HEAT PUMP, 14"H ELEC RM 9' - 3" 12' - 0" CLOSET BATH BEDROOM R MICRO UNIT D RECESSED ELEC. PANEL OA GRILLE 19' - 6" 5' - 0" 3' - 6" FACP WATER ENTRY UP ENTRY 100' 0" (+11.00) 20 GALLON EWH ABOVE, 16" DIA., 31"H EXTENTS OF EXTENTS OF 40 GALLON EWH ABOVE, BRIDGE ABOVE, 99' 0" SLIDING SLAT DOOR PLANTER LEDGE BUILDING ABOVE UP 20" DIA, 60"H TYP OF 3 UNITS INTO COURTYARD ABOVE 6' - 0" 20' - 0" 9' - 11" 19' - 6" 14' - 6" 28' - 0" UP EXTENTS OF BUILDING ABOVE SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT FLOOR PLAN - RESIDENTIAL / RETAIL LEVEL 01 N 1/8 =1 0 MARCH 07, KEY PLAN

54 R D EXTENTS OF CANTED WALL ABOVE 60' - 6" 36' - 6" 24' - 0" 6' - 0" 9' - 4" 40' - 2" 14' - 6" 1' - 6" 20' - 2" 2' - 2" EXTENTS OF ROOF ABOVE DECK DECK DINING LIVING ROOM DINING LIVING ROOM MECH 112' 0" DN STOR MECH 112' 0" DN STORM RISER STOR STOR MECH KITCHEN DW KITCHEN DW KITCHEN VENT HOOD UP THRU ROOF, 3 UNITS R LINEN R LINEN R POWDER ROOM W/D W/D POWDER ROOM POWDER ROOM HP W/ OA GRILLE, 4 UNITS BUILDING BELOW DRYER VENT UP TO ROOF, TYP OF 3 HALL HALL WH WH WH MASTER CLOSET MASTER BEDROOM MASTER BEDROOM 20' - 6" 20' - 0" 61' - 0" 4" KITCHEN DUCT UP TO ROOF LIVING ROOM DW LINEN W/D MASTER BEDROOM DECK 19' - 6" DECK 112' 0" DN HALL 6' - 0" 8' - 0" 1' - 4" 40' - 2" 1' - 0" 15' - 0" 22' - 0" 4' - 6" SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT FLOOR PLAN - RESIDENTIAL LEVEL 02 N 1/8 =1 0 MARCH 07, KEY PLAN

55 R D FT SETBACK REQUIRED LANDSCAPE SCREEN HEIGHT 10 FT MINIMUM 15 FT SETBACK ANY STORY ABOVE SECOND STORY 25 FT +/-25 FT WITH PC APPROVAL 10 FT SET- BACK ANY STORY ABOVE FIRST 20 FT SETBACK PUBLIC REALM 20 FT SETBACK STREET SCAPE IMPROVEMENT NOTE: = FT REAR YARD SETBACK PARKING PERMITTED IN SETBACKS AS LONG AS LANDSCAPE SCREENING DIMENSIONS ARE FIXED HIGHWAY ZONE THREE STORY 35 FT HEIGHT MAXIMUM 40 FT POSSIBLE 125 FT NEIGHBORHOOD ZONE TWO STORY 25 FT HEIGHT MAX OVERALL EXTERIOR ELEVATION (1) NORTH 1/32 = FT SETBACK STREET SCAPE IMPROVEMENT 20 FT SETBACK PUBLIC REALM 10 FT SET- BACK ANY STORY ABOVE FIRST 25 FT +/-25 FT WITH PC APPROVAL 15 FT SETBACK ANY STORY ABOVE SECOND STORY 15 FT SETBACK REQUIRED LANDSCAPE SCREEN HEIGHT 10 FT MINIMUM NOTE: = FT NEIGHBORHOOD ZONE TWO STORY 25 FT HEIGHT MAX HIGHWAY ZONE THREE STORY 35 FT HEIGHT MAXIMUM 40 FT POSSIBLE 50 FT REAR YARD SETBACK PARKING PERMITTED IN SETBACKS AS LONG AS LANDSCAPE SCREENING DIMENSIONS ARE FIXED 1 1. STUCCO 6. VERTICAL WOOD LOUVERS ON BUTT-JOINT GLAZING SCANDINAVIAN DESIGNS - CORTE MADERA OVERALL EXTERIOR ELEVATION (2) 2. CONCRETE 7. METAL PANEL CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS SOUTH 1/32 = BUTT-JOINT GLAZING 8. MOVIE PROJECTOR SURFACE 4. VERTICAL WOOD LOUVERS 9. GLASS RAILING MARCH 07, KEY PLAN 5. RESIN BASED VERTICAL WOOD SIDING 10. CAR LIFTS 24 KEY NOTE LEGEND

56 R D EXTERIOR ELEVATION (3-A) WEST 1/16 = NOTE: = FT LAND- SCAPE SCREEN 6 FT HEIGHT MIN 10 FT SIDEYARD PARKING PERMITTED IN SETBACKS AS LONG AS LAND- SCAPE SCREENING DIMENSIONS ARE FIXED 5 FT LAND- SCAPE SCREEN 6 FT HEIGHT MIN 10 FT SIDEYARD PARKING PERMIT- TED IN SETBACKS AS LONG AS LAND- SCAPE SCREENING DIMENSIONS ARE FIXED 93 6 NOTE: = STUCCO 6. VERTICAL WOOD LOUVERS ON BUTT-JOINT GLAZING SCANDINAVIAN DESIGNS - CORTE MADERA EXTERIOR ELEVATION (3-B) 3-B 3-A 2. CONCRETE 7. METAL PANEL BUTT-JOINT GLAZING CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS WEST 1/16 = MOVIE PROJECTOR SURFACE 4. VERTICAL WOOD LOUVERS 9. GLASS RAILING MARCH 07, 2017 KEY PLAN 5. RESIN BASED VERTICAL WOOD SIDING 10. CAR LIFTS 25 KEY NOTE LEGEND

57 R D EXTERIOR ELEVATION (4-A) EAST 1/16 =1 0 NOTE: = FT LAND- SCAPE SCREEN 6 FT HEIGHT MIN 10 FT SIDEYARD PARKING PERMIT- TED IN SETBACKS AS LONG AS LAND- SCAPE SCREENING DIMENSIONS ARE FIXED 5 FT LAND- SCAPE SCREEN 6 FT HEIGHT MIN 10 FT SIDEYARD PARKING PERMIT- TED IN SETBACKS AS LONG AS LAND- SCAPE SCREENING DIMENSIONS ARE FIXED NOTE: = STUCCO 6. VERTICAL WOOD LOUVERS ON BUTT-JOINT GLAZING SCANDINAVIAN DESIGNS - CORTE MADERA EXTERIOR ELEVATION (4-B) 2. CONCRETE 7. METAL PANEL B 4-A CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS EAST 3. BUTT-JOINT GLAZING 1/16 = MOVIE PROJECTOR SURFACE 4. VERTICAL WOOD LOUVERS 9. GLASS RAILING MARCH 07, 2017 KEY PLAN 5. RESIN BASED VERTICAL WOOD SIDING 10. CAR LIFTS 26 KEY NOTE LEGEND

58 R D FT SETBACK ANY STORY ABOVE SECOND STORY NOTE: = FT REAR YARD SETBACK PARKING PERMITTED IN SETBACKS AS LONG AS LANDSCAPE SCREENING DIMENSIONS ARE FIXED EXTERIOR ELEVATION (5) NORTH 1/16 =1 0 HIGHWAY ZONE THREE STORY 35 FT HEIGHT MAXIMUM 40 FT POSSIBLE FT 10 FT SETBACK ANY STORY ABOVE FIRST 20 FT SETBACK PUBLIC REALM 20 FT SETBACK STREET SCAPE IMPROVEMENT NOTE: = /-25 FT WITH PC APPROVAL 125 FT NEIGHBORHOOD ZONE TWO STORY 25 FT HEIGHT MAX 5 KEY NOTE LEGEND 1. STUCCO 6. VERTICAL WOOD LOUVERS ON BUTT-JOINT GLAZING SCANDINAVIAN DESIGNS - CORTE MADERA EXTERIOR ELEVATION (5) 2. CONCRETE 7. METAL PANEL CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS NORTH 3. BUTT-JOINT GLAZING 1/16 = MOVIE PROJECTOR SURFACE 4. VERTICAL WOOD LOUVERS 9. GLASS RAILING MARCH 07, 2017 KEY PLAN 5. RESIN BASED VERTICAL WOOD SIDING 10. CAR LIFTS 27

59 R D FT SETBACK STREET SCAPE IMPROVEMENT 20 FT SETBACK PUBLIC REALM 10 FT SETBACK ANY STORY ABOVE FIRST 125 FT NEIGHBORHOOD ZONE TWO STORY 25 FT HEIGHT MAX 25 FT POSSIBLE TO ADJUST +/-25 FT WITH PC APPROVAL NOTE: = EXTERIOR ELEVATION (6) SOUTH 1/16 = FT SETBACK ANY STORY ABOVE SECOND STORY NOTE: = HIGHWAY ZONE THREE STORY 35 FT HEIGHT MAXIMUM 40 FT POSSIBLE 50 FT REAR YARD SETBACK PARKING PERMITTED IN SETBACKS AS LONG AS LANDSCAPE SCREENING DIMENSIONS ARE FIXED 1. STUCCO 6. VERTICAL WOOD LOUVERS ON BUTT-JOINT GLAZING SCANDINAVIAN DESIGNS - CORTE MADERA EXTERIOR ELEVATION (6) 2. CONCRETE 7. METAL PANEL BUTT-JOINT GLAZING CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS SOUTH 1/16 = MOVIE PROJECTOR SURFACE 4. VERTICAL WOOD LOUVERS 9. GLASS RAILING MARCH 07, KEY PLAN 5. RESIN BASED VERTICAL WOOD SIDING 10. CAR LIFTS 28 KEY NOTE LEGEND

60 R D FT SETBACK STREET SCAPE IMPROVEMENT 20 FT SETBACK PUBLIC REALM 10 FT SETBACK ANY STORY ABOVE FIRST 25 FT NOTE: = POSSIBLE TO ADJUST +/-25 FT WITH PC APPROVAL 125 FT NEIGHBORHOOD ZONE TWO STORY 25 FT HEIGHT MAX EXTERIOR ELEVATION SOUTH - COURTYARD 1/16 =1 0 (7-A) FT 10 FT SETBACK ANY STORY ABOVE FIRST 20 FT SETBACK PUBLIC REALM 20 FT SETBACK STREET SCAPE IMPROVEMENT NOTE: = POSSIBLE TO ADJUST +/-25 FT WITH PC APPROVAL 125 FT NEIGHBORHOOD ZONE TWO STORY 25 FT HEIGHT MAX SCANDINAVIAN DESIGNS - CORTE MADERA EXTERIOR ELEVATION CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS NORTH - COURTYARD 1/16 =1 0 (7-B) 7-A 7-B KEY NOTE LEGEND 1. STUCCO 6. VERTICAL WOOD LOUVERS ON BUTT-JOINT GLAZING 2. CONCRETE 7. METAL PANEL 3. BUTT-JOINT GLAZING 8. MOVIE PROJECTOR SURFACE 4. VERTICAL WOOD LOUVERS 9. GLASS RAILING MARCH 07, 2017 KEY PLAN RESIN BASED VERTICAL WOOD SIDING 10. CAR LIFTS

61 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES AERIAL VIEW - SOUTHWEST CORNER MARCH 07,

62 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES STREET VIEW - SOUTHWEST CORNER MARCH 07,

63 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES STREET VIEW - NORTHWEST CORNER MARCH 07,

64 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES Bird s eye - SOUTHWEST CORNER// RESIDENTIAL MARCH 07,

65 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES GROUND VIEW - SOUTHWEST CORNER// RESIDENTIAL MARCH 07,

66 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES GROUND VIEW - SOUTHWEST CORNER// RETAIL SHOPS MARCH 07,

67 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES GROUND VIEW - SOUTHWEST CORNER// RESTAURANT MARCH 07,

68 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES GROUND VIEW - SOUTHWEST CORNER// COURTYARD MARCH 07,

69 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES Bird s eye - SOUTHWEST CORNER// RESTAURANT MARCH 07,

70 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES FRONT VIEW - SOUTHWEST CORNER MARCH 07,

71 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES FRONT VIEW - WEST FACADE MARCH 07,

72 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES FRONT VIEW - NORTHWEST CORNER MARCH 07,

73 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES HIGHWAY VIEW - NORTHEAST CORNER MARCH 07,

74 SCANDINAVIAN DESIGNS - CORTE MADERA CONCEPT PHASE - PRELIMINARY PLANNING REVIEW DOCUMENTS CONCEPT PERSPECTIVE IMAGES HIGHWAY VIEW - SOUTHEAST CORNER MARCH 07,

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