[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6621184,"mediaKeyId","3165980-4c72d67130e9d37f23d5632c0094e046","parentId",3165980,"title","ADR supports constrained renovation at 11 Morrison Road after fire‑department constraints; asks for glare mitigation on large glazing","audioSeconds",1004,"startMs",2442000,"endMs",3446000,"viewUrl","/Search/View?dp=1&key=3165980-4c72d67130e9d37f23d5632c0094e046&start=2442&end=3446","thumbnailUrl","https://assets.pipeline.soar.com/3165980-4c72d67130e9d37f23d5632c0094e046/thumbnail_2442000.jpg","articleUrl","/articles/6621184/Ross/Marin-County/California/ADR-supports-constrained-renovation-at-11-Morrison-Road-after-firedepartment-constraints-asks-for-glare-mitigation-on-large-glazing","mediaUrl","https://secure.pipeline.soar.com/6621184-095980adc266861aa30d07ef0ba3c864/orig.mp4?Expires=1771085687&Signature=inBXmKW~bdMQyCX6DEytToO-8AcWnoF-3qrghG75-9hLxAN~beof8Sk29rz0v4Bg1yUrKQKgWyGbmiTPZIuuO16vlqCu-hgZyUPjdnvrqE3nfHHcWyEsqcEzBa97rFi52qv9xUzogZBd5HnOzh3u5KRfychro3yutz3gSPlX4NkjWyEWBm1r6GN4cwcB2Nb-KC5AY8dYyWBWhKO-~IVqeV1bkXSAYF92j~qK9An3nn70xkbpWrOgbh-NrGlOHYqdzwap~6wrLtVMA03UnUcztyI-TBJgXAOuZyL2rx43KrWM2oVXe2IeizKFXZmwDuBzv2fxSeP7k7Alt5jX0ckOHw__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Ross","date","2025-02-25T18:00:00Z","article","The ADR reviewed a renovation project at 11 Morrison Road that keeps the existing footprint, reduces overall floor area and adds a main‑level deck and a second‑story deck adjacent to the primary bedroom with glass guardrails. Staff said the application requests design review, a demolition permit, a hillside lot permit and a nonconformity permit.

The project team told the ADR that prior larger proposals could not clear the fire department’s review, and said the department is requiring the retention of roughly 50% of existing exterior load‑bearing walls as part of the path to a buildable, insurable house. As a result the applicant is proposing to reduce the house to a two‑bedroom design, raise several interior ceiling heights and keep the house within the existing footprint. The designers also described planned upgrades to siding and windows with an earth‑tone wood or hardy panel finish and said the exterior palette will be an earth tone intended to fade into the hillside.

The project team said they will preserve a large oak adjacent to the driveway, bow the access drive around the tree and rebuild an existing stair to serve the property. The team reported the redesigned home’s maximum height is below the 30‑foot limit cited in the code (the design sheets show a maximum of about 29.6 feet at one measured section).

AD R members said the proposal is a reasonable approach given the site and the fire‑department constraints. “I have no problem with this project as drawn. I feel like, you’re doing the absolute best you can do with it,” one member said. Members commended the decision to reduce the house and preserve off‑street parking. Several ADR members raised a design concern about the large expanses of glass on the west and south corners of the home, warning the glazing could create a pronounced “lantern” or reflective effect visible across the neighborhood. Members advised the applicant to investigate low‑reflectivity or mitigating glass treatments.

No formal ADR roll‑call vote to approve or deny appears in the transcript; members unanimously voiced support for the submission as presented while asking the applicant to consider glass mitigation treatments for reflectivity. The project will be forwarded to Town Council with the ADR’s comments.","mediaType","Video","parentTitle","Advisory Design Review Group Meeting -NEW DATE","oneSentenceSummary","The ADR reviewed a renovation project at 11 Morrison Road that keeps the existing footprint, reduces overall floor area and adds a main‑level deck and a second‑story deck adjacent to the primary bedroom with glass guardrails.","taxTitle","Ross, Marin County, California","taxId",79356,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6621189,"Large Wellington Avenue rebuild draws split comments from Ross ADR over pool placement, FAR and color palette",1318,765000,2083000,"/Search/View?dp=1&key=3165980-4c72d67130e9d37f23d5632c0094e046&start=765&end=2083","https://assets.pipeline.soar.com/3165980-4c72d67130e9d37f23d5632c0094e046/thumbnail_765000.jpg","/articles/6621189/Ross/Marin-County/California/Large-Wellington-Avenue-rebuild-draws-split-comments-from-Ross-ADR-over-pool-placement-FAR-and-color-palette","https://secure.pipeline.soar.com/6621189-162cd1b0fb719cb3b3e6250721986a8a/orig.mp4?Expires=1771085687&Signature=iYvNPH1D38rOzldGm5XEyMo4PVEAx0OvI-WcHRfDOLHOs6wfjG8aNGqG~EEnJaZQkZw8Rs21xBa7-m4vV5piQW4qnKdme4sl3qh112I6vq06Jlq8eFu~mnLj~2tRKBkS1FLOZM435EcLpJQufz732uf0Km~~yvVf4QA7q~i3HduS9d6CGIHvm-MhTde4j1RpJzC93CBQ-pyNsvq07w0KqvigbJl9NtpmmYL965t56mx0ajPhVWdH7Ccq4YcxRhoC8xxiWekziPPFxhjWRB8TNuzTAcJoEZWz9u9UurFwdgGr2F4CLpTBIo0r9XBGUauQQUoP~KxLEpm7vAoSTOwArQ__&Key-Pair-Id=KUT5TJCACFTXG","The Ross Architectural Design Review (ADR) group reviewed a proposed demolition and rebuild at 230 Wellington Avenue that would replace the existing residence with a two‑story house, an accessory dwelling unit (ADU) under a garage, multiple decks, a pool and related site work. Staff told the ADR the application requires design review, a demolition permit, a hillside lot permit, a nonconformity permit, an ADU permit and variances including excess floor‑area and encroachments into yard setbacks.

Alex and the project team described changes made since the prior review: coordination with the fire department to extend the apron for truck access and to add on‑site parking, a smaller encroaching deck than previously shown, a single‑slope roof rather than the former dual slope, a trash enclosure off the road and retaining walls up to 6 feet. The project team said the pool equipment will be located beneath a deck and that bio‑retention on the site will manage increased impervious area.

The applicant or architect said the proposed site plan reduces the deck encroachment compared with the existing condition and that the sloping building pad yields slope measurements below a 30% threshold used in the Hillside Lot Ordinance calculation when measured over the proposed pad area. The planner noted a proposed total FAR number of 2,959 on the cover sheet; ADR members discussed differing FAR totals cited in the presentation and questioned the amount by which the project exceeds the Hillside Lot Ordinance limit.

Several ADR members expressed concern that the proposed home is substantially larger than the panel felt appropriate for the site. “I still believe the house is is still too large for the site,” one ADR member said. Others said the project’s two‑car garage and the tucked‑away ADU were positive public‑benefit features because they reduce on‑street parking pressure. Multiple members raised the pool’s proximity to the rear setback as a continuing concern despite the applicant’s explanation that moving the pool would create a much taller retaining wall.

The fire department’s review led to removal or thinning of trees in parts of the site to create defensible space; the landscape designer said most of the removals are on a downhill slope near a redwood grove on an adjacent property and that neighbors are distant from the removed trees. The project team proposed English laurel hedging and a new six‑foot wood fence around the pool.

The ADR gave the applicant several recommendations: prepare explicit FAR comparisons and written findings to support the requested variances for the Town Council, consider pulling the pool back from the setback or reducing its footprint, and choose a darker, more muted exterior color palette so the house will blend into the hillside. One ADR member advocated adding protective screens on bio‑retention outlet pipes to reduce long‑term clogging.

No formal roll‑call motion or recorded vote on approval was shown in the meeting transcript; ADR members expressed mixed views and several said they could support portions of the application while urging revisions or clearer findings for council review. The applicant was advised to bring the FAR calculations and a summary of changes to the Town Council packet.","The Ross Architectural Design Review (ADR) group reviewed a proposed demolition and rebuild at 230 Wellington Avenue that would replace the existing residence with a two‑story house, an accessory dwelling unit (ADU) under a garage, multiple decks, a pool and related site work.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6621194,"Ross ADR recommends council review of small rear addition, setbacks and heat-pump placement at 103 Bolinas Avenue",699,86000,785000,"/Search/View?dp=1&key=3165980-4c72d67130e9d37f23d5632c0094e046&start=86&end=785","https://assets.pipeline.soar.com/3165980-4c72d67130e9d37f23d5632c0094e046/thumbnail_86000.jpg","/articles/6621194/Ross/Marin-County/California/Ross-ADR-recommends-council-review-of-small-rear-addition-setbacks-and-heat-pump-placement-at-103-Bolinas-Avenue","https://secure.pipeline.soar.com/6621194-4177b5e272ed70fe278d4b14d1a49ee5/orig.mp4?Expires=1771085687&Signature=PGPXm6INx6CtFq4yOQ5KwgxFr7CbQogSDIuIv1yL-p~JJYHALUBZutgpvY9V1i~gGuzeSeeOTG8BnG5ADk135SyKRBjzFbfDGU2j9E-5aOEBfq9WByD4NH1jfpTZ4wOA5M0-SJy~t0JWvGjlhH81tW7WlRbPtFGKs3u1Z95HTwDOKbQDC~zUHp3GYJgvPIK-iiwqPHWcR5yPcVJTz7LDzjlq832wAg-0CPwU6DFFzaHE-0YrjB02OdfMhaotO3oaesO~MX~nDZVQcHw8KZ-gnlu7eKof8HKwYsUpFKPL3HRxR97VX1rLyA0LhudP9KFKtZHXRIeLnn6w881tNNR~wA__&Key-Pair-Id=KUT5TJCACFTXG","The owners of 103 Bolinas Avenue asked the Ross Architectural Design Review (ADR) group to recommend that the Town Council consider a nonconformity permit, a variance for floor‑area ratio (FAR) and a minor exception permit to extend the rear of their home by three feet — a roughly 40‑square‑foot addition — and to place a heat pump in the side‑yard setback.

Alex, a town planner, summarized the request as “a recommendation to the town council for a nonconformity permit, a variance, and a minor exception permit.” The owners, John Bozell and his wife, told the ADR the project will match existing siding, enlarge a closet, remove a drop ceiling and enlarge a window and French doors to restore a view toward Mount Baldy they said was blocked by a neighbor’s remodel.

Bozell said the change is limited to a three‑foot southern wall extension and that the house’s height and width will not change. “We are seeking to extend the the southern wall of our primary bedroom, by a simple 3 feet,” Bozell said, adding they have support from the neighbor to the south and from a neighbor to the west. Staff noted the project drew a written privacy concern from the occupant of 101 Bolinas Avenue.

ADR members who visited the site said the proposed work is unlikely to cause privacy impacts. One ADR member noted the shed on the neighboring parcel sits directly up to the fence and said the addition would have no meaningful effect on privacy. Another member recommended the applicants prepare FAR comparisons for the Town Council to show how nearby properties exceed FAR limits on narrow Balinas lot parcels.

Several ADR members pointed out that many lots on Balinas Avenue are nonconforming in size and FAR; one member said that fact is often a valid finding to support a variance in Ross. No formal motion or roll‑call vote was recorded in the transcript; multiple ADR members expressed support for the project as drawn and advised the applicants on materials and on presenting FAR data to the council.

The matter will proceed to the Town Council for a formal decision; staff asked the ADR to provide a recommendation for council consideration.

A timeline or decision date for council review was not specified in the meeting record.","The owners of 103 Bolinas Avenue asked the Ross Architectural Design Review (ADR) group to recommend that the Town Council consider a nonconformity permit, a variance for floor‑area ratio (FAR) and a minor exception permit to extend the rear of their home by three feet — a roughly 40‑square‑foot addition — and to place a heat pump in the side‑yard setback.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6621179,"Ross ADR nominates Mark Cruchet to serve again as chair; members request better project history notes",221,3507000,3728000,"/Search/View?dp=1&key=3165980-4c72d67130e9d37f23d5632c0094e046&start=3507&end=3728","https://assets.pipeline.soar.com/3165980-4c72d67130e9d37f23d5632c0094e046/thumbnail_3507000.jpg","/articles/6621179/Ross/Marin-County/California/Ross-ADR-nominates-Mark-Cruchet-to-serve-again-as-chair-members-request-better-project-history-notes","https://secure.pipeline.soar.com/6621179-3506ab13b2f3649419bbb41d80a1e0f4/orig.mp4?Expires=1771085687&Signature=VnnV~ACqCf1VmuOVjGEQGryqoqACxHP6BFe14XOlrTR226ZZpof-fg1zT3aIAvBkpvomnutSYdnwamNvnFfqPQtOQkPnkI0M-3~BkZsdpHqE9U3wQHDm7j5-Il5Ra2jC8MB-jkzjT2xT2nzDQK~qKXi2jzmnhC8Kds2v~A4DhSJfxqI8VhkoVhFqCrWAMyX9IGa~XqON4Aaiz0khxjtoxEp0~0YzJ2iIuahwW16ReIWb3rQ1kvxhr48Mj9x1ZpalJbKZAxI1TGW60kuhb~nPx8KEV64d5hoP9o~8qmYB1TDTpTKiXFnlgh5T5Njhg54yUwrouy3zLGs3Ql-r7FFxbA__&Key-Pair-Id=KUT5TJCACFTXG","The Ross Architectural Design Review panel opened nominations for its annual chair selection. A member formally nominated Mark Cruchet to continue as chair; the nomination was seconded. The transcript records the nomination and a second but does not include a formal roll‑call vote.

During general business ADR members also asked staff to include links to prior ADR or Town Council minutes when projects return for review and to require applicants to provide a short summary of changes made since the previous review (for example, a short bullets list such as “reduced deck encroachment; coordinated with fire department on apron; changed roof slope”). Staff agreed to begin providing those links and to request change summaries from applicants.

The meeting concluded with a motion to adjourn.","During the ADR meeting members nominated and seconded Mark Cruchet to serve as chair. Members also asked staff to provide links to prior meeting minutes and to require applicants to list what changed from prior reviews when returning projects for formal review.","actionData","errors"]

Article not found

ADR supports constrained renovation at 11 Morrison Road after fire‑department constraints; asks for glare mitigation on large glazing

Large Wellington Avenue rebuild draws split comments from Ross ADR over pool placement, FAR and color palette

Ross ADR recommends council review of small rear addition, setbacks and heat-pump placement at 103 Bolinas Avenue

Ross ADR nominates Mark Cruchet to serve again as chair; members request better project history notes