Ross ADR backs remodel at 12 Garden Road with rent-restricted ADU, flags ADU policy concerns
March 19, 2024 | Ross, Marin County, California
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The Ross Architectural Design Review (ADR) recommended that the town council approve the design review, accessory dwelling unit (ADU) exception, and a nonconformity permit for 12 Garden Road after reviewing plans that include a 703-square-foot second-story addition and an attached 1,200-square-foot rent-restricted ADU.
Roberta, town staff, said the application requests a waiver to exceed the 800-square-foot limit set by state law for ADUs because the unit would be rent-restricted to allow up to 1,200 square feet. Architect Jared presented perspectives showing a slate roof, stucco walls, a proposed stone skirt at the base (later clarified as not currently included on the rendering) and dark bronze, clad windows, and said the team had prioritized a family-friendly floor plan and a handsome façade.
The ADR’s review focused on design details and neighborhood impacts. Mark Fritz and other members asked for confirmation about the stone base and for clearer material samples; Jared said the stone was removed from the current drawings and confirmed the windows will be anodized clad wood. Members and staff clarified that a nonconformity permit is required because parts of the house—and the existing garage—intrude into the north-side setback.
Several ADR members praised the massing and streetscape compatibility but raised concerns about privacy from second-story windows facing adjacent homes and recommended toning down the proposed "linen white" siding to a more subdued shade consistent with town guidelines. Members also asked for more detail about a proposed trash enclosure and for staff to confirm whether a rear patio paving requires a separate exception given proximity to neighbors.
Beyond project-specific comments, several ADR members expressed a policy concern: the way state ADU rules and local implementation can produce large integrated ADUs that, while meeting code, may be unlikely to be rented in practice (for example, when the remaining primary home layout is constrained). "It renders the non-ADU portion somewhat unusable," one member said, urging the town administration to monitor whether state-driven ADU exceptions are achieving housing goals.
The ADR’s recommendation was supportive of the design with the above clarifications and suggestions for materials and setback verification; staff agreed to check the patio/setback rules before forwarding the item to council. The next step is the town council hearing on the design review request.
Roberta, town staff, said the application requests a waiver to exceed the 800-square-foot limit set by state law for ADUs because the unit would be rent-restricted to allow up to 1,200 square feet. Architect Jared presented perspectives showing a slate roof, stucco walls, a proposed stone skirt at the base (later clarified as not currently included on the rendering) and dark bronze, clad windows, and said the team had prioritized a family-friendly floor plan and a handsome façade.
The ADR’s review focused on design details and neighborhood impacts. Mark Fritz and other members asked for confirmation about the stone base and for clearer material samples; Jared said the stone was removed from the current drawings and confirmed the windows will be anodized clad wood. Members and staff clarified that a nonconformity permit is required because parts of the house—and the existing garage—intrude into the north-side setback.
Several ADR members praised the massing and streetscape compatibility but raised concerns about privacy from second-story windows facing adjacent homes and recommended toning down the proposed "linen white" siding to a more subdued shade consistent with town guidelines. Members also asked for more detail about a proposed trash enclosure and for staff to confirm whether a rear patio paving requires a separate exception given proximity to neighbors.
Beyond project-specific comments, several ADR members expressed a policy concern: the way state ADU rules and local implementation can produce large integrated ADUs that, while meeting code, may be unlikely to be rented in practice (for example, when the remaining primary home layout is constrained). "It renders the non-ADU portion somewhat unusable," one member said, urging the town administration to monitor whether state-driven ADU exceptions are achieving housing goals.
The ADR’s recommendation was supportive of the design with the above clarifications and suggestions for materials and setback verification; staff agreed to check the patio/setback rules before forwarding the item to council. The next step is the town council hearing on the design review request.
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