[{"_1":2,"_99":-5,"_100":-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],{"_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",6618674,"mediaKeyId","3300759-4f28c8e2c8875f52c0222a6dfb89af54","parentId",3300759,"title","11 Morrison Road renovation downsizes house to meet fire‑department constraints; ADR urges glazing and material choices to reduce visual impact","audioSeconds",1035,"startMs",2431000,"endMs",3466000,"viewUrl","/Search/View?dp=1&key=3300759-4f28c8e2c8875f52c0222a6dfb89af54&start=2431&end=3466","thumbnailUrl","https://assets.pipeline.soar.com/3300759-4f28c8e2c8875f52c0222a6dfb89af54/thumbnail_2431000.jpg","articleUrl","/articles/6618674/Ross/Marin-County/California/11-Morrison-Road-renovation-downsizes-house-to-meet-firedepartment-constraints-ADR-urges-glazing-and-material-choices-to-reduce-visual-impact","mediaUrl","https://secure.pipeline.soar.com/6618674-dd71b17d7c5959e53dd393d7a56506ab/orig.mp4?Expires=1771181296&Signature=KoLslzwB-r~2p3XvE1XAaTYiZ7UQZ~vnjEuEhF~l61leGiCFhQ31oTjeDsEr2ocTDn7gog1VJXk5onSzFfDfE9iwomBB8LYgPduHDz4dGYj6tBa-Nr7dDCOAKVrHZsajiH5Kl3bE1PZ61VR0HsvUvq8D1l5fcgjrtvEgeQHFdDLTCIs4vUqxHEEtCFWSkUp87aMRSFcVWG9cjtzGNg79X3gMoMxz-PZcbtzAtlUvsuELwOfEBO9sdLJ--U4bRqFufZaOvyPCnxISlzJ-TsWSNUKIXOYJBD-BdWwjrJZJE9KMVd3fBE0ykEKY5KGwyjeUoh85oXxhGUwA3sCb4gynrg__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Ross","date","2025-02-26T16:40:41Z","article","The applicant for 11 Morrison Road presented a renovation and partial rebuild that reduces the existing house’s floor area, retains a similar footprint where required by the Ross Fire Department, and adds two roof decks and updated exterior cladding.

The design team said the lot has difficult access and that prior approved plans had been unable to pass the fire‑department review. The team told ADR members the fire department requires preservation of roughly half of the exterior bearing walls and would not permit a layout that creates an on‑site apparatus turnaround, which constrained the ability to alter the house footprint. The team said the renovation reduces the house to a smaller two‑bedroom layout, raises interior ceiling heights for volume and removes an existing carport to provide additional off‑street parking.

The project proposes wood cladding or Hardy artisan panels in earth tones, metal shade awnings, fully glazed doors and tall steel‑frame windows. The design team said they will pursue wildland‑urban-interface (WUI) compliant materials where feasible and aim for an earth‑tone palette “that just kinda fades into the hillside.”

ADR members who reviewed the story poles and plans generally supported the application, noting the site’s constraints and the benefit of rehabilitating a deteriorated structure. Several ADR members urged the applicant to address the amount of glazing on the south‑west corner, warning of a potential “lantern” or nighttime glare effect from tall expanses of glass; members suggested less‑reflective glass or other mitigation.

The applicant said they would rebuild certain stairs and retain an existing oak tree by adjusting the drive alignment rather than removing the tree. The team said they will replace an existing failing stair and that the revised elevation stays below the 30‑foot height limit (the project’s vertical dimension was reported as approximately 29.06 feet at its highest measured point in the plans shown to the ADR).

ADR members present expressed general support to forward the project to Town Council with suggestions to evaluate glazing reflectivity and to continue to use earth‑tone materials; no formal roll‑call vote was recorded in the meeting transcript. Staff will include ADR comments and the fire‑department constraints in the Council packet for the project.

","mediaType","Video","parentTitle","Advisory Design Review Group Meeting -NEW DATE-02/25/2025 - 6:00pm","oneSentenceSummary","The applicant for 11 Morrison Road presented a renovation that reduces floor area and retains portions of existing exterior walls at the Ross Fire Department’s direction; ADR members supported forwarding the project to Town Council while urging mitigation for large glazing areas and a subdued exterior palette.","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},6618681,"Owners of 103 Bolinas Avenue seek variance for 3-foot rear extension; ADR members recommend approval",536,85000,621000,"/Search/View?dp=1&key=3300759-4f28c8e2c8875f52c0222a6dfb89af54&start=85&end=621","https://assets.pipeline.soar.com/3300759-4f28c8e2c8875f52c0222a6dfb89af54/thumbnail_85000.jpg","/articles/6618681/Ross/Marin-County/California/Owners-of-103-Bolinas-Avenue-seek-variance-for-3-foot-rear-extension-ADR-members-recommend-approval","https://secure.pipeline.soar.com/6618681-b3964174d540f074e765c03b24cad3ae/orig.mp4?Expires=1771181296&Signature=kpmbNeEucaFyCP7vXyhV5g2U-o2i-mZisUSVVShNyqysMG4BwvzH0T2iGK61H08dh-v5Hv80Iz4XeMn6789V7Vc-0tPVwS25yFYnN7b-owh63cE4pbl4FaofCzML3JKo08fGjSGS17TNPP3zSfk5BpuOsQ-7CT8YeVoU3y6e8YP37PbKzzHf-1a-ATyFNcXuITDduHroyZ3moq~kVPwFPqoMoGdNjHZfo87FfzXsft0itD~axXyArdfNdFmxAtm2ImhRQ5nbA4nO9PZ7FUm8jxH9MQPWBvrxahNMlsvituMmjp1PdW82JW~zJk5nLjAfws-Od4B~nN5x~1CTQVYPxg__&Key-Pair-Id=KUT5TJCACFTXG","The owners of 103 Bolinas Avenue asked the Town of Ross Architectural Design Review (ADR) group to recommend that the Town Council approve a 3-foot rear extension to enlarge a bedroom closet, a variance for floor-area ratio and a minor-exception permit to place a heat pump within the side-yard setback.

The request, presented by owner John Bozell, proposes a 40-square-foot addition that would extend the southern wall of the primary bedroom by three feet and recenter an existing high clerestory window. Bozell said the changes will allow a larger walk-in closet and eliminate a drop ceiling; he told ADR members the work would not change building height or width and “there will be no change in the exterior of the building other than the simple 3 feet extension.”

Alex (town planning staff) told the ADR the application seeks a nonconformity permit, a variance for exceeding allowable floor area and a minor exception permit for the heat pump location. Staff also said the town received a letter from the neighbor at 101 Bolinas Avenue raising privacy concerns and requested the ADR group discuss the project and make a recommendation to the Town Council.

Neighbors and ADR members who reviewed the story poles told the panel they did not observe a privacy impact. An ADR member who visited the property said, “I actually agree with the applicants that, there's no privacy issue because the windows are identical to what's already there.” Other ADR members recommended the applicants bring comparative FAR percentages from neighboring lots when they go to Town Council, noting many lots on Bolinas Avenue are narrow and nonconforming to zoning standards.

Bozell said the applicants attempted to reach the neighbor at 101 but had not been able to establish a dialogue; he said they have support from the neighbor to the south and from the neighbor to the west.

At the end of the discussion ADR members present indicated support for recommending approval to the Town Council, though no formal roll-call vote on the recommendation was recorded in the meeting transcript. Staff will forward ADR comments and the project record to the Town Council for its decision.

The ADR discussion focused on privacy impacts, historic nonconforming lot patterns on Bolinas Avenue and documentation the applicants could present to Town Council to justify the variance.

The project will return to Town Council for final action on the permits requested.

","The owners of 103 Bolinas Avenue asked the Town of Ross Architectural Design Review (ADR) group to recommend that the Town Council approve a 3-foot rear extension to enlarge a bedroom closet, a variance for floor-area ratio and a minor-exception permit to place a heat pump within the side-yard setback.",{"_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},6618679,"Proposed two-story home at 230 Wellington Avenue wins fire-department support for access; ADR raises concerns about pool, FAR and exterior color",1676,748000,2424000,"/Search/View?dp=1&key=3300759-4f28c8e2c8875f52c0222a6dfb89af54&start=748&end=2424","https://assets.pipeline.soar.com/3300759-4f28c8e2c8875f52c0222a6dfb89af54/thumbnail_748000.jpg","/articles/6618679/Ross/Marin-County/California/Proposed-two-story-home-at-230-Wellington-Avenue-wins-fire-department-support-for-access-ADR-raises-concerns-about-pool-FAR-and-exterior-color","https://secure.pipeline.soar.com/6618679-81567eaaca2f39a017aaca0913a82ad7/orig.mp4?Expires=1771181296&Signature=dtaK9Wh5I0veXuv8dI~zuyXqZ3LS0E~MyXgTAOm3okOKpHp4SYrcThfHUhEmNdJzwisApJOzkagp5cofcMDIoE1f7CTukwt-IsOOWTEvO2t2LfUu4xelF242wqGKVAgDq7tRgT4R68CSZyeQRbLxweuUDQf1aUfT4CxiOB42dkCvAmSurHTjOb3z1XQvJCWOmvwu2bxRwR9vdYgZgBbgp1rBFTREw8qEtHVxHOEnmMVkprMa6NU6rFV9Ds~IP2sYlJAFzsrfYcntdiC68T0SuwlNu-Ac~UJ1V0CD5-XdKxvvP2tqftpdevLHewVnMev1-JoW~yK3TzBqChOfUwgLVQ__&Key-Pair-Id=KUT5TJCACFTXG","The applicant for 230 Wellington Avenue requested multiple approvals including design review, a demolition permit, a hillside-lot permit, a nonconformity permit, an accessory dwelling unit (ADU) permit and variances to exceed allowable floor area and place several outdoor features in side-yard setbacks.

Planning staff described the proposal as a demolition of the existing residence and construction of a new two-story home with a two-car garage, an approximately 800-square-foot ADU beneath the garage, two decks, landscaping, a pool and spa, retaining walls up to six feet, timber decks and an outdoor kitchen. Staff said variances were required to exceed the allowable floor area by about 692 square feet and to allow outdoor elements and the garage within setback areas.

The design team told ADR members they had revised the project since their last review. Key changes included an expanded apron to improve fire access (the team said the Ross fire department has confirmed acceptable access distances and turnaround use in coordination with neighboring driveways), a reduction in the length of the rear deck and smaller encroachments into the setback, a change to a single-slope roof to increase light to upper windows and some targeted tree thinning to meet fire department requirements.

Landscape consultant Brad described plant choices and noted the plan adds an English laurel hedge around the pool and a new six-foot wood fence at pool property lines. He said the team removed a large bay on the northeast corner between the proposed garage and the neighbor’s home at the fire department’s direction.

ADR members were split on overall size. Several members said they were willing to accept an overage on FAR because the project provides covered enclosed parking and an ADU concealed beneath the garage, which reduces street parking pressure. Other ADR members repeated previous concerns about the house size and said they would prefer a smaller total square footage. One ADR member calculated the proposed versus allowable square footage and described it as roughly 800 square feet over the hillside‑lot ordinance’s suggested limit; another advised the applicants to prepare specific findings for Town Council explaining why the additional floor area is warranted given the lot constraints.

The pool’s location drew sustained discussion. Several ADR members said the pool lies close to a setback and suggested the applicants consider moving the pool away from the adjacent property line; the project team said moving the pool toward the street would require taller retaining walls and create more visual impact. The team reported they had met with nearby neighbors and stated they had “unanimous support from neighbors” for the plan as shown.

On aesthetics, ADR members urged darker, more earth‑tone colors for the main siding, and asked the applicants to consider less reflective glass to minimize a “lantern” or nighttime glare effect from large expanses of glazing.

At the close of discussion ADR members voiced conditional support for forwarding the project to the Town Council with recommendations: document the fire‑department review, prepare findings to justify any FAR overage, reassess pool location if feasible and consider darker exterior colors and glazing options. No formal roll-call vote on a recommendation was recorded in the ADR meeting transcript; staff will include ADR comments in the Town Council packet for the project.

","The applicant for 230 Wellington Avenue requested design review, an ADU permit and multiple variances for a proposed two‑story house, an 800‑square‑foot ADU beneath a new garage, a pool and several outdoor features; the design team said the Ross fire department signed off on revised access while ADR members raised concerns about pool setback, FAR overage and exterior materials.","actionData","errors"]

Article not found

11 Morrison Road renovation downsizes house to meet fire‑department constraints; ADR urges glazing and material choices to reduce visual impact

Owners of 103 Bolinas Avenue seek variance for 3-foot rear extension; ADR members recommend approval

Proposed two-story home at 230 Wellington Avenue wins fire-department support for access; ADR raises concerns about pool, FAR and exterior color