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2 June 29, 2016 The San Anselmo Town Council Re: 754 Sir Francis Drake Drive, San Anselmo Appeal of Planning Commission Action, June 20, 2016 Bonus Density Law The Intent of this Law is to give incentives to the developer to build affordable housing. It hasn't been proven that these incentives are needed in order to make this project financially rewarding. The developer is asking for major variances to the Town code such as 23% extra Square footage (extra 4300 sq foot), increase building heights, and one extra story to the building. The extent of these incentives given are not supported or the intent of the Bonus Density Law. The developer is taking advantage of this law, and instead of building 16 one-bedroom units, they are proposing to build 12 one-bedroom, and 4 two-bedrooms. The 12 one-bedroom units are in the back without much natural light, air, or views, while the four 2-bedrooms facing the front have the best views of Mt. Tamalais. This design is totally flawed, and unbalanced and architecturally unappealing. Even though, affordable housing is a great idea, but the law didn t mean to give all of these advantages to the developer while the Town and its residents suffer its consequences. While the developer gets such an amazing deal, the Town and its residents are getting such a lousy deal. Building Size and Bulkiness The design has been totally compromised in order to fit 4 two-bedrooms, which made the building monolithic structure without character, and charm. The 12 units facing the hill lack natural light, and air which would adversely affect the health, and welfare of the future tenants. However, the design could be improved greatly by creating 16 well designed airy one-bedroom with a lot of natural light, and view. The building needs to be re-designed and set back much more from SFDB. Fragile Red Hill The Hillside Slope Stability Analysis - 11/13/15 by Scott A Stephens - Attachment 18 on the Staff Report is inadequate and avoids addressing the very steep hill on this Project site. Also the Geotechnical Report does not address the shallow slide that occurred on this site a couple of years ago, and the owner cleaned up the slide and hid it from the city. It avoids acknowledging the serious earth movement, sinkholes and subsurface water and springs 2 of 8

3 experienced on Red Hill along Sir Francis Drake. The 4 pipe proposed is not sufficient to handle springs and underground water. The engineering findings for this site lack credibility when so much Red Hill earth movement and damaging effects to neighboring properties have been actually experienced. Excavating the toe of Red Hill could be eliminated and the attached design study proves that. The proof of fragile Red Hill is also very evident walking on the Luna Lane, and noticing all of the cracks, curb movement, and tree falling right behind the proposed building. The major slide has already happened in 1960 s which completely wiped out 4 buildings which is right above my property. Removing the major section of existing retaining wall is totally UNACCEPTABLE. There would be major disruption and earth movement to the Red Hill toe right underneath my property. My soil engineering report is the testimony to that. Nobody ever thinks landslide happens, but when it does, it is financially devastating not only for the property owners, and all of neighboring residents and most of all for the Town. Who will pay for the financial cost? The redesign would totally avoid any changes to the existing retaining wall. Noise and Exhaust Odors The proposed building will have at least 16 A/C Condensers and 12 decks, on the back facing Luna Lane, which increase the noise substantially for the neighbors uphill. This project removes solid wall in the back and replaces it with open parking which send exhausts uphill to the Luna Lane residents. The building is designed without much consideration for the neighboring residents. There has not been much done to mitigate the negative impact of this project on the neighboring community. Building Design The building would be sitting on a prime location with the fabulous view of Mt. Tamalpais, and it is highly visible to the residents and visitors. It should be designed as a show case for new multi-family development that the city is proud of. The current design is architecturally unappealing and its layout has major flaws which should be modified. The exterior façade is not attractive, and it doesn t have much articulations, it is 3 stories high wall with only windows and decks which look like a cheap motel. The 16 decks will be used as storage and creates an unsightly view for uphill neighbors. San Anselmo should not settle with poor design, and keep the developer accountable to higher standard. Harold Murphy AIA RAIA, Architect and long term resident of San Anselmo has an international background in multifamily and hospitality work. He has prepared a 3-sketch package with our Appeal in order to convey to the Council just how the site can be developed in a creative way which is sorely needed. Since in the last 3 3 of 8

4 public meetings, we have only heard excuses and exaggeration from the Architect; no major changes have been made to address our concerns. Landscaping With such large lot coverage in this project, the addition of more substantial landscaping, including evergreen trees, could replace the asphalt/cement areas to the northwest (right side of building). Summary: We would like to see new developments which bring much needed character to the Hub. We would also like to see more low income housing, but we should not compromise the design, or the health, welfare of the neighboring residents. There are not sufficient mitigations done to decrease the negative impact of this project for the neighboring residents. San Anselmo Hub is a major eyesore to the city, and this is an opportunity for the city to change that. For myself and neighboring residents and owners, I ask the Council to review the project critically, and request the redesign. As it is very evident by the existing building, and the site which have not been maintained it, and it is in very poor condition, the owner would not act differently, and act neighborly unless it is in spelled out in the plan. Sincerely, Faranak & Joseph Asemi Trustee Asemi Children s Trust 20 Luna Lane, San Anselmo 4 of 8

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