Mill Valley Lumber Yard

Transcription

1 Mill Valley Lumber Yard A Planned Development October 20, 2014 RECEIVED PlanniQg Department OCT l4 City of Mill Valley

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3 PROJECT TEAM Property Owner/ Applicant/Developer: Architect: Legal Representatives: Janice and Francis Mathews MV Heritage Properties, Inc P.O. Box 2099, Mill Valley, CA (415) Christopher Raker AlA, Principal Greg Clark, Project Architect Raker Architects 591 Redwood Hwy., Suite 3260 Mill Valley CA (415) Timothy Tosta, Partner David Franklin, Partner McKenna Long & Aldridge LLP One Market Plaza, Spear Tower, 24th Floor San Francisco, CA (415) (Tosta); (415) (Franklin) Civil Engineer: Traffic/Parking: Mark W aidman, Principal Pacific Engineering and Construction, Inc. 35 Stillman Street, Suite 126 San Francisco, CA phone/fax: (415) cell: ( 415) Brian Canepa, Principal Daniele Petrone, Associate Project Planner Nelson\Nygaard Consulting Associates 116 New Montgomery Street, Suite 500 San Francisco, CA (415) ; FAX (415) bcanepa@nelsonnygaard.com dpetrone@nelsonnygaard.com

4 MILL VALLEY LUMBERYARD Historic Preservation: Green Building: Greywater Systems: 3-D Renderings: Mark Hulburt, Preservation Architect Preservation Architecture th Street, #302 Oakland, CA (510) Michael Heacock Michael Heacock Architects, Inc 203 E. Blithedale, Suite E Mill Valley, CA ( 415) mh@michaeiheacock.com Cynthia Koehler, Executive Director WaterNow (415) ck@waternow.org Bill Eral Bill Eral Design 1 00 Cypress A venue Mill Valley, CA ( 415) billeral3@gmail.com 3

5 MILL VALLEY LUMBERYARD Mill Valley Lumber Yard Table of Contents A. Purpose Statement... 5 B. Historical and Existing Use... 7 C. Project Description and Objectives... 9 D. Site Development Plan 1. Site Configuration, Location and Access... to 2. Conditions and Surrounding Context E. Conformance with the 2040 Mill Valley General Plan F. Development Standards 1. Proposed Rezoning Planned Development Permited Uses and Conditionally Permitted Uses Property' Development Standards Good Neighbor Requirements Parking Creek Setback and Heritage Trees Design Guidelines Sign Program Appendices 1. Design Guidelines/3-D Building Elevations/Landscape Plan/Green Building Evaluation (LEED) 2. Sign Program 3. Parking Study, Nelson Nygaard 4. Historic Resource Evaluation, Preservation Architecture 5. Property Legal Description 6. Comments in Support of the Project 4

6 MILL VALLEY LUMBERYARD A. Purpose Statement This document has been prepared in accordance with the requirements of Chapter ofthe Mill Valley Municipal Code, "" and contains narrative descriptions, regulatory standards, diagrams and maps for the purpose of: Providing ''the City with a tool to review, guide and promote the orderly and beneficial development of those areas which may be of particular impact, value and benefit to the entire community" (Section ); Satisfying the submittal requirements enumerated in Section , "Submission of plancontents"; and Providing the basis for the Planning Commission and City Council to make the required findings in support of granting a "Special Development Permit" according to Section This document, including the project site plan, building elevations, design guidelines, sign program, Green Building evaluation and other applicable materials that are part of the submittal, shall serve as the use and development regulations for the Mill Valley Lumber Yard (also referred to throughout this document by its initials "MVL Y") property as part of the "Special Development Permit" to be approved by the Planning Commission and City Council pursuant to Chapter and as part of the proposed rezoning of the subject property from Multi-Family Residential to Neighborhood Commercial (C-N), (PD) and Historic Overlay (HO). (NOTE: Several years ago, the City of Mill Valley initiated a revision to the commercial zoning districts in the Zoning Ordinance (Title 20 of the Mill Valley Municipal Code), including the creation of a "Downtown Commercial" zoning district. In anticipation of that process being completed following the adoption of the MV2040 General Plan, the downtown area of Mill Valley, including the Mill Valley Lumber Yard site, was designated "Downtown Commercial" on the adopted General Plan Land Use Map (See MV2040 General Plan Land Use Element Table 2-2, "General Plan Land Use Categories", page 19). The application to rezone the MVL Y site to Neighborhood Commercial (C-N) is consistent with the current zoning of downtown Mill Valley. However, should the process of amending the Zoning Ordinance to create a "Downtown Commercial" zoning district that conforms to the MV2040 General Plan Land Use Map be completed up to or following the final approval of the MVLY rezoning application, the commercial zoning of the MVL Y property should be made part of and conform to the zoning change to Downtown Commercial.) 5

7 MILL VALLEY LUMBER YARD B. Historical and Existing Use The Mill Valley Lumber Yard (MVL Y) was established in its present location in 1892: eight years prior to the incorporation of the City of Mill Valley in Sometime around 1912, the business became known as Mill Valley Lumber and has been known by that name over the subsequent century of continuous operations. The oldest existing building on the site, the ''North Building/Miller Building" (See Building Names table, below, and Figure 1) was constructed -perhaps as early as 1892 as a storage and multi-use barn, but was "repurposed" as part of the lumber yard in 1895, and newer buildings and additions to existing buildings over the years have all contributed to the unique quality and character of the existing site configuration and appearance. While none of the buildings, themselves, have a specific historic significance, the overall site does meet the criteria to be considered an historic district. (See Appendix 4, Historic Resource Evaluation) Overall, there is 17,647 square feet of gross floor area within all of the buildings on the site. The site itself is approximately 42,500 square feet, or nearly one acre in size. Historic Evaluation Building Names (See Appendix 4) North Building w/ Additions Comer Building Southeast Building Southwest Building Gazebo Office/Store West Building Central Barn/Old Office MVL Y Planned Development Building Names Miller Building Millwood Building Planer Mill Building Saw Mill Building Lumber Shed Mill Creek Building Mercantile Building Carriage House For much of its existence, MVL Y was among the largest revenue generators in the City of Mill Valley. Over the last 20 years, it was voted "Business of the Year" multiple times and generated $4 million - $5 million in annual revenues. It has also historically been a large employer, with more than 20 employees, as well as sub-contractors and part-time staff. All of that business activity generated considerable noise and dust from lumber milling and planing, regular Lumber and equipment deliveries and the traffic generated by MVLY's many customers. Until the 2013 opening of the "Guideboat" store in the former "Mercantile Building", the site successfully operated for over 120 years without any designated on-site parking spaces. While primarily a retail lumber yard and True Value Hardware store, the site also accommodated other related retail and office uses (e.g., Mill Valley Cabinet Shop, California Redwood, etc.) and even had a caretaker's residence at one time. Its proximity to downtown and Miller A venue also made the Lumber Yard a popular community gathering place for contractors, tradespeople and Local residents. 6

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9 MITLLVALLEYLUMBERYARD The owners ofthe Mill Valley Lumber Company sold the property and its inventory of lumber and hardware to Matt and Jan Mathews (24-year residents of Mill Valley) in 2012 as a result of the "Great Recession" and its impact on building and construction in Mill Valley and southern Marin County. The Mathews have continued to sell the lumber and hardware, mostly to contractors, and a limited number of "mercantile" retail uses have been re-introduced onto the property in order to generate revenue to address deferred maintenance on many of the site's buildings and begin the community outreach and planning process for the proposed planned development of this historic site. To introduce themselves and the site to the community, the Mathews have welcomed a number of local non-profit organizations and institutions- Mill Valley Film Festival, Audubon Society, Marin Agricultural Land Trust, Mill Valley Open Studio. Old Mill School, Mill Valley Villages- to use the site for gatherings and events. They have also hosted numerous informal neighborhood gatherings and have reached out to many local organizations, such as Marin Theater Company, Kiddo!, Mill Valley Streamkeepers, Water Now, Throckmorton Theater, local restaurants, retailers, neighbors and local schools for input on the proposed project. 8

10 MILL VALLEY LUMBERYARD C. Project Description and Objectives: The Mill Valley Lumber Yard (MVL Y) is a 42,500 square foot site with 17,647 square feet of existing building space in a visually prominent location at the easterly gateway of downtown Mill Valley. Situated between the north and southbound lanes ofmiller Avenue, but within easy walking access of public transportation, the Plaza and Lytton Square, this site, and its century-old community-serving commercial functions, are intertwined with the entire history of Mill Valley. The Corte Madera del Presidio creek runs along the westerly edge of the property in an exposed concrete channel and under several of the major buildings on the site. The proposed project will renovate and repurpose MVL Y as a vibrant, mixed use destination and community gathering place that will retain and highlight the natural features, history and character of the site while providing an appropriate mix of contemporary uses and functions that will be respectful of our adjoining residential neighbors, complement and enhance downtown and contribute to community vitality. As proposed, the project would require the following entitlements from the City of Mill Valley: Rezoning of the site from RM-3 (Multi-family Residential) to CN (Neighborhood Commercial) or to CD (Downtown Commercial)(See ''Note" on page 5); PD (Planned Development) Combining District; and H-0 (Historic Overlay) as a means of protecting the historic integrity of the site and to conform to the commercial land use designation in the MV2040 General Plan. Design Review of proposed exterior modifications for existing buildings on the site and site landscaping. Environmental Review, subject to the California Environmental Quality Act (CEQA). The project is guided by the following development objectives: 1. To establish a comprehensive development plan that conforms to the Planned Development regulations ofthe City of Mill Valley Zoning Ordinance and to the applicable policies and programs of the MV2040 General Plan and that will provide clear and consistent regulatory and design guidance for the project, as well as to City decision-makers and the community. 2. To maintain, preserve and protect the historic visual and architectural character of the site and its buildings through the inclusion of the property in the Historic Overlay zoning district and appropriate architectural and landscape design. 3. To preserve, protect and enhance the existing natural features of the site, including the heritage trees and the Corte Madera Creek channel. 4. To establish and maintain an economically viable mix of uses within the existing building footprints on the site that supports and promotes Mill Valley's artisanal, entrepenuerial and community-serving needs. 5. To support multimodal transportation by providing safe, easy site access, convenient facilities and other incentives or features that encourage walking, biking and the use of public transportation. 6. To insure that all uses on the site are good neighbors that monitor their operations to avoid burdening surrounding residents and businesses with excessive noise, trash or congestion. 7. To work with the City to effectively manage on- and off-site parking and deliveries. 9

11 MILL VALLEY LUMBERYARD D. Site Development Plan 1. Site Configuration, Location and Access The MVL Y Planned Development is a mixed-use development that will include a variety of commercial uses tied together by the existing common elements of the historic site and by the existing natural features of the site. The existing total square footage of the buildings on the site is 17,647 square feet and the proposed square footage ofthe project is the same: 17,64 7 square feet. The site is anchored by a central "Yard" which will provide community gathering areas as well as locations for integrated displays for historic information and creek and native habitat education. The exterior elements of each building will be retained (an historic analysis of the site can be found in Appendix 4), and the interiors are designed to provide flexibility in use within the shell depending on the changing needs and demands of the community marketplace over time. The proposed breakdown of the existing interior building space is as follows (See Figure 2, Site Plan for the location of the various buildings on the site; See Development Standards Sections F-1 and F-2 for listings and definitions of proposed permitted and conditionally permitted uses): BUILDING NAME GROSS PROPOSED USE SQUARE FOOTAGE 2 Mercantile Building 2,750 Retail Sales 1 Mill Creek Building 820 Retail Sales 1 Carriage House 810 Food and Beverage Sales 1 Planer Mill (1st Floor) 1,791 Retail Sales Planer Mill (2na Floor) 1,848 Artisan Studio/Office Planer Mill Core 831 Stairs/Lobby!Restrooms Saw Mill Building 1,625 Eating and Drinking Establishment Miller Annex 645 Retail Sales Miller Building (1st Floor) 1,906 Retail Sales Miller Building_(2na Floor) 1,591 Artisan Studio/Office Miller Building (Core) 665 Stairs!Restrooms BoatHouse 357 Retail Sales Train Car 388 Retail Sales 1 Millwood Building 1,620 Artisan Studio/Office 1 TOTAL, BUILDINGS PLUS CORE (GROSS) 17,647 1 Spaces currently leased and occupied by new tenants; balance of space used by current owners to sell remaining lumber and hardware inventory 2 As measured from the outside walls 10

12 MILL VALLEY LUMBERYARD Figure 2: Site Plan 11

13 MILL VALLEY LUMBERYARD PROJECT TOTALS Total Currently Leased Space Total Proposed Retail Sales Space Total Proposed Studio/Office Space Total Proposed Food and Bevera2e Sales Total Proposed Eating and Drinking Establishment Total Stairs/ Restrooms/Lobby TOTAL (Gross) GROSS SQUARE FOOTAGE 1 NOTES 6,388 Guideboat; Ambatalia; Bloominggayles 8,657 Includes currently leased spaces; See definition in Section E-1 5,059 See definitions in Section F See definition in Section F-1 1,625 See definition in Section F -1 1,496 17,647 1 As measured from the outside walls The parcel is approximately one acre, delimitated by north and southbound Miller A venue and Millwood A venue to the south. The precise legal description of the property is included in Appendix 5. The site is currently accessed through a mid block parking lot entrance off of northbound Miller A venue. The plan includes proposals to have a pedestrian access near Millwood and pedestrian crosswalks across both sides of Miller A venue and through the site in front of the current Guide boat buildings. The new crosswalks will be coordinated with the improvements called for in the Miller A venue Streetscape Plan. See Figure 2, Site Plan 12

14 MILL VALLEY LUMBER YARD 2. Existing Site Conditions and Surrounding Context: As noted previously, the site is approximately one acre in size and contains seven woodframe buildings of various ages and shapes that were built to serve the needs of the lumber and hardware business. The Arroyo Corte Madera del Presidio ("Corte Madera Creek") runs along the southern edge of the property - parallel with the southbound lane of Miller A venue - in an exposed concrete channel. Several of the buildings on the site were built to span the creek. The most recent flood study by the Federal Emergency Management Agency (FEMA) indicates that the property is not in a designated Special Flood Hazard Area, and is not subject to the City's Floodplain Management regulations. The site is essentially flat and an engineered drainage system was installed throughout the property when the permeable pavers and fire lines were installed in The 2013 building and site improvements also meet applicable requirements for disabled access. There are supply lines for a comprehensive fire sprinkler system to each of the buildings to allow for quick installation of sprinklers as part of proposed building renovations. No grading or off-haul needs to be done to the property, although the "Miller Building", adjacent to northbound Miller Avenue, needs to be raised to bring it above the grade of the road, which has been built up over time. Crushed rock will be used for this improvement, but as it is on the opposite side of the property from the creek, it will not affect overall site drainage or the creek, in any way. There is one large Bay tree on the site, as well as perimeter redwoods. No trees will be removed as part of this project. Figure 2, Site Plan, shows the location of existing trees on the site. Figure 3 shows an aerial view of the site and its surroundings. The areas to the north and south of the site across the east and west bound lanes of Miller Avenue are predominantly single and multi-family residential, as is the area to the east of the site below Millwood. To the west is downtown Mill Valley, the Plaza and Lytton Square. The City's principal hub for Golden Gate and Marin County Transit is within 1,000 feet of the site at Miller and Sunnyside. 13

15 MILL VALLEY LUMBERYARD Figure 3: Arial view of site & surroundings 14

16 MULLVALLEYLUMBERYARD E. Conformance with the MV2040 General Plan In 2013, the City of Mill Valley adopted its award-winning MV2040 General Plan. An overall goal of the plan is to "protect and enhance the natural beauty and small town character of Mill Valley", and the "Community Values" that are the underlying foundation of the Plan's policy and program recommendations include "supporting locally owned and local serving businesses; "encouraging safe and convenient mobility alternatives"; and "fostering sustainable policies and practices". The proposed MVL Y Planned Development is consistent with these values, as well as the following MV2040 goals, policies and programs: LAND USE: General Plan Land Use Map- A "Land Use Map" is a requirement of state General Plan law and must be part of all adopted local General Plans. The Land Use Map is intended to clearly identify the type of use that a property is suitable for (residential, commercial, open space, etc.) and its development potential. Local zoning regulations must then be consistent with the land use designation on the General Plan Land Use Map. With the adoption of the MV2040 General Plan, the land use designation of the MVL Y property went from Multi Family Residential to Downtown Commercial. However, the zoning on the property remains RM, or multi-family residential. This application proposes to rezone the property to Neighborhood Commercial (C-N). The proposed rezoning to a commercial zoning district would make the zoning on the MVL Y property consistent with the MV2040 General Plan Land Use Map and remove the possibility of the site being developed for multi-family residential. Policy LU.2- Provide commercial services in a convenient, safe and attractive environment that complements the small town character of Mill Valley, supports local business development and growth and strengthens the sense of community. Policy LU.3- Sustain a diverse array of functions- shopping, dining, services, community events and recreation- that will continue to attract locals and visitors to the downtown area. Program LU.3-2- Encourage a complete and well-integrated mix of uses that will create an attractive, vibrant and walkable downtown experience that does not detract from the essential character and charm of downtown. Policy LU.4- Address potential conflicts between businesses and residents in or adjacent to commercial by recognizing the need for responsible business operations and practices; by acknowledging that residents who enjoy the value and convenience of living in or near commercial areas may also experience noise, odors, parking constraints and other issues not typically found in traditional residential areas; and by taking into account that the resolution of any conflict with adjacent residents should take into account reasonable concerns and consider the importance of maintaining a vibrant commercial area 15

17 MILL VALLEY LUMBERYARD Program LU.4-4- Establish clear and consistent "good neighbor" practices (e.g., for noise, litter, waste disposal, customer conduct, etc.) for all businesses operating adjacent to established residential uses and make sure that property owners, business owners and residents acknowledge those practices and the operational commitment they represent. Program LU.S-2- Establish a coordinated network of pedestrian and bicycle amenities and safety improvements, including sidewalks, bike lanes, seating areas, trash receptacles and bike parking, that will link local businesses and customers. Policy LU.7- Protect the historic and cultural value, architectural appearance, aesthetics and unique character of historic and cultural resources. PROJECT CONFORMANCE WITH THE PRECEDING LAND USE POLICIES AND PROGRAMS: The Mill Valley Lumber Yard ("MVL Y") Planned Development is proposed as a commercial mixed use project containing retail, office and eating and drinking establishments of a size and intensity that are consistent with the historic character of the Lumber Yard site and complement the existing mix of uses in adjoining downtown Mill Valley. The historic character and natural features (Corte Madera Creek, heritage trees) of the site will be preserved and create a unique and attractive site for shopping, working, dining and community events that will attract locals and visitors to the downtown area. Existing commercial uses on the site already support local business development and growth, and the configuration of the proposed spaces within the existing buildings and development standards will continue to support that General Plan program. The proposed development standards for the project include "good neighbor" requirements for all uses on the site, including community events and these provisions will also be included in the terms of all applicable leases. In addition, the project will work with the City to create safe and convenient pedestrian and bicycle access to the site and will provide on-site amenities that will encourage these alternative modes of transportation. As addressed in the Historic Resource Evaluation (Appendix 2), the site does meet the standards to be identified as an historic district. The proposed plan calls for the retention of all of the existing buildings on the site, consistent with that evaluation, and to preserve the existing historic character of the buildings and site through appropriate development standards and design and landscape guidelines. MVL Y is one of the most visually significant and recognizable sites in town and the proposed plan will ensure the long-term economic viability of the site so that its historic and visual character can be maintained. 16

18 MILL VALLEY LUMBERYARD MOBILITY Policy M.8 - Support new development and redevelopment of existing buildings through regulations and design guidelines that encourage alternative modes of transportation and/or discourage reliance on single-occupancy vehicle use. Program M.S-1- Modify the City's parking regulations to allow the use of the latest parking "best practices" in concert with other City development standards and guidelines. Policy M.17 -Establish new parking requirements for vehicles and bicycles and parking programs that enhance local economic vitality and manage parking demand and capacity. Program M Create opportunities to allow shared and reciprocal use of public and private parking spaces that serve more than a single location or use. Program M Evaluate the residential parking permit programs and fees for residential neighborhoods. Program M Require new multi-family, mixed-use and commercial redevelopment projects to include bicycle parking and facilities. PROJECT CONFORMANCE WITH THE PRECEDING MOBILITY POLICIES AND PROGRAMS: Mill Valley Lumber operated as a full service lumber milling, hardware and general retailer for more than 120 years without any designated on-site vehicle parking or delivery space. The redevelopment of the "Mercantile Building" for Guideboat resulted in the creation of 10 new on-site parking spaces in the only location on the site that can accommodate parking and vehicle access and not affect its overall historic character; result in the removal of existing buildings; or reduce the opportunity for communal or landscaped spaces. The preceding Mobility policies and programs recognize that in order to protect Mill Valley's small town character, yet enhance economic vitality and support local business, alternatives to traditional off-street parking requirements will be necessary. The MVL Y Planned Development provides a number of alternative parking recommendations that are consistent with the identified Mobility policies and programs and also address potential parking demand. Proximity to transit, to existing off-site parking areas and the ability to coordinate site uses and hours of operation to enhance the opportunities for shared parking, and to safe and accessible pedestrian and bicycle facilities, as well as a commitment by the applicants to promote alternative modes of transportation combine to reduce the need for on-site parking beyond those already existing spaces. It should also be noted that the MV2040 General Plan included a comprehensive traffic study that incorporated the MVL Y site with the Downtown Commercial land use designation as part of its analysis of potential future traffic growth. That traffic study was also used as the basis for the evaluation of potential traffic impacts in the General Plan 17

19 MILL VALLEY LUMBERYARD Environmental Impact Report (EIR). No significant traffic impacts resulting from projected commercial development in Mill Valley, including the redevelopment of the Lumber Yard, were identified by the General Plan or the EIR that could not otherwise be addressed by the implementation of policies and programs in the Mobility Element of the General Plan. 18

20 MILL VALLEY LUMBERYARD COMMUNITY VITALITY Policy CV.l Business Attraction and Retention - Create a transparent operational, informational, and regulatory framework to attract and retain businesses (including, but not limited to, local-serving businesses and entrepreneurs that provide goods, services, or medical, educational, cultural, artistic, entertainment, or recreational amenities for the community). Program CV.l-1 -Establish a partnership among the City, the Chamber of Commerce, and the business community that promotes effective communication and a collaborative, entrepreneurial approach to business attraction and retention issues, and opportunities to strengthen and revitalize commercial areas through targeted funding, regulatory improvements, temporary or "pop-up" uses, and other incentives. Program CV.l-4- Encourage "green" businesses that are non-polluting, offer or support environmentally sustainable goods or services, and/or actively promote telecommuting, alternative work schedules, and alternative transportation modes. Program CV.l-5- Create unique gateway design treatments (using landscaping, signage, public art, etc.) for the key entryways into the City that communicate a sense of arrival and welcome to Mill Valley. Policy CV.2 Economic Development- Continue to leverage the economic contributions of the arts sector as a key component of the City's economy. Program CV.2-1- Undertake a public awareness campaign to build community understanding and support for the arts as a significant contributor to the local economy. Program CV Promote cultural tourism essential to sustain top-quality cultural offerings and economic vibrancy. Policy CV.3- Community Collaboration and Communication- Support the work of community institutions, government agencies, non-profits, and local businesses that contribute to the quality of life of Mill Valley residents. Policy CV.4 Public/Commercial Space and Events - Create well-designed, accessible public and private spaces that will encourage and support community interaction and activity for all ages. Program CV Maintain and support local events like the Memorial Day Parade, Winterfest, Mill Valley Fall Arts Festival, Mill Valley Film Festival, and others that enhance community pride and interaction. Program CV.4-3- Encourage new development, particularly in infill areas, to provide small plazas, pocket parks, civic spaces, and other gathering places that are available to the public to help meet recreational demands. 19

21 MILL VALLEY LUMBERYARD Program CV.7-4- Enhance recreational, cultural, and educational programming to help meet the recreational needs and interests of Mill Valley's residents, workforce, and visitors by strengthening partnerships, coordination, and outreach among the non-profit, public, and private sectors. Program CV.8-5- Work with the Chamber of Commerce, local businesses, community organizations, and residents to promote "Healthy Retail," a local food processing and distribution network that connects local agriculture to local retailers, restaurants, schools, hospitals, and other institutions. Program CV Promote community gardens, edible schoolyards, and edible landscapes that support sustainable and organic farming practices. Program CV.l0-2- Advocate for a literate population and build community through programs that help people connect and find common ground. Program CV.l0-3- Preserve the City's cultural heritage by collecting, archiving, and showcasing local art, culture, and history at the Library. PROJECT CONFORMANCE WITH THE PRECEDING COMMUNITY VITALITY POLICIES AND PROGRAMS: The 2040 General Plan's Goal to "Maintain a strong, diverse, and vibrant local economy that welcomes those who want to make a positive economic impact, create sustainable commercial success, support Mill Valley's small-town character, and enhance the quality of life of the community" describes the central vision of the MVL Y Planned Development. As a gateway to the downtown, the historic property will highlight the character and community feel of Mill Valley. By designing the spaces as "micro retail" and studio/office, the layout encourages local serving, innovative, entrepreneurial and artistic businesses; and the project business plan will promote "Double Bottom Line" tenants that are not only successful businesses, but will also "give back" to the community as part of their on-going business practices. The central community space is designed for flexible use, including options for a local farm stand, which could feature local produce, and " A Taste of the Town" or other options where local restaurants alternate highlighting a special tasting, along with a selection of other local, organic purveyors. It would also be a great space for a Mill Valley Fashion Show, highlighting different clothing stores, and could alternate with functions in the Plaza. The Chamber of Commerce could help with these and other activities, and we could have a "Chamber" information center, where all businesses could be promoted. This "cross pollination" would be community focused, and could be tied in with other walking tours of the town (like First Tuesday Art Walks etc). All of these could have a fund-raising component as well for local non-profits and charities (which has been the basis of all events at the Lumber Yard, to date). In addition, there is a strong focus on supporting the Arts, including designating areas for rotating art work, hosting art shows, and designing the office/studio spaces to accommodate artists. This PD promotes Green 20

22 MILL VALLEY LUMBERYARD Businesses and Practices by giving incentives to tenants to walk/ride/bus to work. Concurrently, there is a strong sustainability focus, including educational space for creek restoration/education with the assistance of the Mill Valley Streamkeepers, and a proposed grey water system. Included in the plan are a community herb garden, worm composting, and drought tolerant display gardens. Other educational opportunities include a location for historic information that would also promotes the library's history room and the Mill Valley Historical Society, areas for book readings, school or local plays/music presentation. All of these can be designed and maintained with the help of the local schools and local organizations, as educational opportunities. Any restaurant/food service on site would need to support local, organic produce, as well as utilize green practices. In choosing tenants, the focus will be to invite tenants that compliment, rather than compete, with the other downtown merchants/restaurants, thus adding to the vitality of the entire downtown. The MVL Y project will also encourage a broader range of neighborhoods to walk and ride to the downtown, by extending the proximity and walkability of the downtown to these areas. ARTS AND CULTURAL IDENTITY Policy ART.2 Facilities- Support, sustain, and develop excellent arts and culture facilities. Program ART.2-1- Develop cooperative use agreements for public and private facilities. Policy ART.3 Outreach and Promotion- Work with artists and art organizations to promote and publicize the City's arts, entertainment, and cultural assets, both within and outside the community. Program ART.3-1- Develop gateway and informational signs and other media to support and promote the City's cultural identity and resources. Policy ART.4 Partnerships- Encourage and support partnerships among the arts, business, and the schools. Program ARTS Provide supportive services and other incentives to facilitate the delivery and enjoyment of the arts, culture, and arts education, where feasible. Policy ART.7 Integration of Art in Building, Design, and Public Spaces- Facilitate the integration of artwork and performances in public and publicly accessible spaces (e.g., public buildings, parks and squares, rights-of-way), and encourage the inclusion of artwork and artistry in the planning and design of new and existing buildings and structures. Program ART.7-1- Initiate a program for temporary public art, with varied and changing art installations and performances Citywide. Program ART.S-1- Support and promote educational workshops and lectures. Program ART.9-3- Provide low-cost opportunities for artists to display and sell their work in public and at events. 21

23 MITLLVALLEYLUMBERYARD Program ART.9-4- Host and support multi-cultural arts events, performances, and displays. PROJECT CONFORMANCE WITH THE PRECEDING ARTS AND CULTURAL IDENTITY POLICIES AND PROGRAMS: A main focus of the MVL Y project is to incorporate the arts in many forms. It is an integral part of Mill Valley as well as the Lumber Yard. "Craftsmanship and Community since 1892" is what MVL Y wants to promote in all facets of it's restoration. The current tenants are creators and innovators and each promotes the importance of the artistic community. This will be a continued theme with all ofthe tenants at MVLY. The arts community has already utilized the site for Mill Valley Open Studios, and the flexibility of the central outdoor space is perfect for highlighting a variety of artistic endeavors. The MVL Y PD plan is also incorporating display space in common areas to allow for rotating public displays of art. The Lumber Yard is a business partner with Kiddo! and is planning to partner with the schools in promoting education in art. There will be coordination with all artistic venues in the community, and the site plan includes a proposed space in the Miller Building for a live/work studio for an "artist in residence" program that will assist in bringing in artists from around the globe to add to the vitality of the artistic community. As one ofthe main entrances to downtown Mill Valley, the Lumber Yard will also designate a location to promote local art events and programs. 22

24 MILL VALLEY LUMBERYARD F. Development Standards Proposed Rezoning The MVL Y site is proposed to be rezoned from its existing multi-family residential zoning to the Neighborhood Commercial (C-N) zoning district (or "Downtown Commercial"; see "Note" on page 5), and also to apply the Planned Development (PD) Combining District and the Historic (H) Overlay. Rezoning the property from multi-family residential to commercial will also bring the property into conformance with the MV2040 General Plan Land Use Map and the Downtown Commercial land use designation, as well as help implement the General Plan policies and programs highlighted in the previous section. The C-N "base" zone provides lists of permitted and conditionally permitted uses and development standards (building heights, setbacks, etc.) that can be modified by the PD Combining District (Chapter of the Mill Valley Municipal Code) in order to "review, guide and promote the orderly and beneficial development of those areas which may be of particular impact, value and benefit to the entire community". The MVL Y Planned Development is consistent with the intent of Chapter The addition of the PD Combining District to the proposed rezoning provides the flexibility to reconcile contemporary use or unique site development issues that the "base zone" regulations cannot effectively address because of the one-of-a-kind circumstances of this property, while still providing the oversight from City decision-makers and the public through the approval of the required "special development permit" (Section ). For this project, the "special development permit" proposes to revise permitted and conditional uses, development standards, parking requirements, as well as address "good neighbor" requirements, signs, heritage tree preservation and design review. In effect, these development standards for the MVL Y project adopted as part of the Planned Development "special development permit" will become the zoning regulations specifically for the property. 23

25 MILL VALLEY LUMBERYARD 1. Planned Development Permitted Uses: Arts/Craft Studio (Defined as an establishment engaged in the creation of arts or crafts that typically requires artistic skill. Examples include, but are not limited to woodworkers, potters/ceramicists, glass blowers, textile artists, painters, jewelry makers, leather and metal workers, photography and digital arts and other makers of arts and crafts. Does not include performance arts or rehearsal space.) One studio space shall be designated as a live/work space for an "artist in residence" and shall only be occupied by the artist working and living in that designated space. Artisan Shop (Defined as retail sales of handcrafted items, and may include an area for the crafting of items being sold); Eating and Drinking Establishment (Defined as an establishment where customers are served food and beverages either at a counter or at a table for on-premise consumption; also permitted as accessory to the principal "eating and drinking establishment" use and not requiring a separate permit from the City are outdoor dining, live entertainment and alcoholic beverages); Food and Beverage Sales (Including but not limited to delicatessen, bakery, coffee, frozen desserts, etc. for consumption off-site (take out); Office (Defined as "accessory" or incidental to an otherwise permitted principal use; "business or service", such as insurance, but not banks or financial institutions; and "professional/administrative", such as accounting, financial counseling, attorney, design professional, counseling, etc.); Retail Sales (Defined as the sale of general merchandise, packaged or processed food stuffs, supplies or furnishings); Temporary Stands or Sales (Defined as holiday, seasonal or "pop-up" merchandise for sale for no more than 30 consecutive calendar days; does not include "food trucks"); Special Community Event (Defined as events in support of a local community, charity institution, program or facility; no more than 14 per calendar year; and no more than two per month). Any other use that in the determination of the Planning and Building Director is consistent with the intent of the adopted PD "special development permit", the objectives of the MVL Y PD development plan and the MV2040 General Plan and Mill Valley Zoning Ordinance, as amended from time-to-time. 2. Planned Development Conditionally Permitted Uses: (these uses would require a conditional use permit from the City of Mill Valley) Eating and Drinking Establishment (Only applies when a permitted eating and drinking establishment already exists on the site. A Conditional Use Permit (CUP) would be required for any and each additional eating and drinking establishment(s); determination of the number of such facilities on site does not include "food and beverage sales" uses); Mobile Food Vendors (except when part of a permitted "Special Community Event"); Residential Uses (except for the designated "artist in residence" live/work space); 24

26 MILL VALLEY LUMBERYARD Studios (Defined as dance, martial arts, fitness, tutoring or similar type uses accommodating one group of students at a time in no more than one instructional space. Does not include Arts/Craft Studios). 3. Property Development Standards Building Height: Yard, Exterior: Plan. Yard, Interior: Plan. Lot Coverage: 35 feet 0 feet, unless otherwise indicated on the approved PO Site 0 feet, unless otherwise indicated on the approved PO Site As indicated on the approved PO Site Plan 4. "Good Neighbor" Requirements Hours of operation: No use subject to these regulations shall open for business (including deliveries of any supplies or equipment) on any day of the week earlier than 6:00 AM; Closing time shall be no later than 11:00 PM, Sunday through Thursday and 12:00 AM on Friday and Saturday. Outdoor dining service associated with any approved eating and drinking establishment shall cease at 9:30PM daily. "Special Community Events", if held outdoors and in the evening, shall cease all operations by 11:00 PM. At least 10 days prior to any "Special Community Event", the event organizer shall be required to notify surrounding property owners in writing describing the nature of the event, the hours of operation and whether any amplified music or public address system will be in use. The written notice shall also provide the name, phone number and address of a designated event contact person who will be responsible for responding to questions or complaints. The exterior of the site shall be kept free of litter, garbage and graffiti at all times. All businesses and events shall operate within the applicable requirements of the City of Mill Valley noise ordinance and policies. The interior and exterior design of all facilities on the site and the daily operation of the business shall make every reasonable effort to minimize noise and odor that may affect nearby residents. All businesses shall refrain from disposing of bottles and cans in outside trash or recycling receptacles before 8:00AM or after 9:00PM on any day. Trash and recycling facilities shall be located and designed to minimize noise and odor to adjoining uses and properties. Trash pick-up for the site shall be scheduled to prevent problems with overflowing containers and/or odors and to minimize noise impacts to nearby residents. The management of all businesses on the site shall provide on-going training of staff regarding all "Good Neighbor" requirements and insure by appropriate signage or other information that customers seated outside or leaving the premises in the evening should respect nearby residents and avoid loud conversations, slamming of car doors, loitering or other actions that may affect nearby residents. 25

27 MILL VALLEY LUMBERYARD The management of the site and of each business, individually, shall be responsible for providing timely response to complaints about noise and/or the operation of the establishment that may be in violation of these regulations. The City of Mill Valley shall have the authority to refer any recurring violations of these provisions to the Planning Commission for action, including but not limited to the modification of the approved "special development permit" or Conditional Use Permit, whichever may be applicable. 5. Parking Based on the absence of any formally designated or officially recognized off-street parking throughout the more than 120-years of commercial uses and operations on the Mill Valley Lumber Yard site and based on the detailed analysis, conclusions and recommendations of the parking study prepared for the proposed commercial mixed use development of the MVL Y site subject to the (See Appendix 3), no additional on-site parking shall be required for the MVL Y project based on the following findings: 1. That the parking study prepared by Nelson!Nygaard Consulting Associates provides sufficient evidence that the more holistic "shared parking" methodology in the study "better captures true parking needs and peaks of the proposed Mill Valley Lumber Yard, as well as future uses in the vicinity". 2. That the parking study provides sufficient evidence to support the conclusion that while there may be some "pockets" in the vicinity of the Mill Valley Lumber Yard where "publicly available" parking is at "moderate to high demand", overall utilization of parking in the vicinity of the site is at occupancy rates "below industry standards" and therefore result in sufficient public parking capacity for the proposed mix of uses on the site. 3. That the parking study provides sufficient evidence that there is enough parking supply in the vicinity of the site, both on- and off-street and within walkable distance of the site, to meet the projected needs ofthe Mill Valley Lumber Yard project. 4. That the parking requirement for the Mill Valley Lumber Yard project, as calculated by the parking study, shall be met through any combination of the following measures: o Recognition of the proximity of the site to the public transit hub at Miller and Sunnyside; o Shared parking arrangements with off-street parking lot owners within a walking distance of the site, provided that evidence of the shared parking arrangement is provided to the to the City of Mill Valley in writing; o o o Provision of secure, convenient on-site bicycle parking; Provision of on- and off-site safe, accessible pedestrian facilities, including but not limited to crosswalks, sidewalks, pathways, etc. Provision of any public facilities shall be at the discretion of the City and may be provided by the property owner by means of actual construction or by a "fair share" financial contribution to the City of Mill Valley; Actions by the City of Mill Valley, working in cooperation with the property owner and other property owners in the downtown area, to address such 26

28 MILL VALLEY LUMBERYARD o downtown Mill Valley parking related impacts as general parking management and enforcement programs, including employee parking programs; residential parking permit programs and enforcement; pedestrian and bicycle network improvements and facilities, improvements to existing public parking in the vicinity of the Mill Valley Lumber Yard site that may result in more efficient use of existing space, or any other programs determined to contribute to improving parking related to this project and downtown parking issues, generally. Lease provisions to prospective tenants of the site that provide an incentive for business owners and their employees to use alternate modes of transportation. 6. Creek Setback and Heritage Trees The provisions of Chapter ofthe Mill Valley Municipal Code- "Creek Setback Ordinance" - shall not apply to this site or to any decisions related to the use or maintenance of the property, unless otherwise specified as part of the PD "special development permit" or required by state or federal law, where applicable. The existing concrete creek channel shall remain in its current form and any initiatives by the property owner to maintain the existing carrying capacity or enhance any existing features of the channel shall be permitted subject to any required permits by responsible city, state or federal agencies. All heritage trees on the site shall be preserved and protected to the greatest extent possible. Any proposal to trim or remove a heritage tree on the site shall be in accordance with Chapter of the Mill Valley Municipal Code- "Heritage Trees and Habitat", as may be amended from time-to-time. 27

29 MILL VALLEY LUMBERYARD 7. Design Guidelines Design Guidelines for the MVL Y Planned Development shall be comprised of the following documents, included in Appendix 1, and photos showing typical colors and materials: o Design Guidelines o 3-D Building Elevation Renderings o Landscape Plan o Green Building Evaluation (LEED) Typical MVL Y Building Materials and Colors: Figure 1: Wood Siding and Window (typical); Color: "Mill Valley Lumber Red" (color formulation by Tamalpais Paint and Color) Figure 2: Door, Awning and Light Fixture (typical); Door and Awning Color: "Mill Valley Lumber Black" (color formulation by Tamalpais Paint and Color) 28

30 MILL VALLEY LUMBERYARD Figure 3: Wood Siding and Trim; Light Fixture and Door (typical); Wood Trim Color: "Mill Valley Lumber White" (color formulation by Tamalpais Paint and Color) The Design Guidelines for the MVL Y buildings and site shall be consistent with the City of Mill Valley Commercial Design Guidelines for the "Town Center/Lytton Square" area (Appendix D, MV2040 General Plan) and are intended to retain the unique and historic character of the MVL Y site. The design guidelines are also consistent with the Historic Resource Evaluation for the site (See Appendix 3) and the applicable Secretary of the Interior's Standards for Rehabilitation. Proposed site and building improvements have been evaluated for conformance with the City's Green Building requirements (Chapter of the Mill Valley Municipal Code and implementing Resolution). Any future improvements to the buildings or site that conform to the approved Design Guidelines and other applicable development standards for the site shall not require further review by the Planning Commission or Zoning Administrator. 29

31 MILL VALLEY LUMBERYARD 8. Sign Program All signs for the site shall be subject to Chapter of the Mill Valley Municipal Code, "Signs", except as modified by the sign program in Appendix 2, to be approved as part of the PD "special development permit". The approved development plan for the MVL Y site shall have an approved and consistent sign program indicating sign dimensions, lettering, colors, lighting and locations for the site and for each tenant. The sign program shall include all directory and wayfinding signs. Existing historic signs on the site that are remnants of the former Mill Valley Lumber use shall be retained and maintained as part of the approved sign program, but are not counted toward the overall sign area limitations for the site, as provided in the Municipal Code. 30

32 MITLLVALLEYLUNrnERYARD Appendices 1. DESIGN GUIDELINES/3-D BUILDING ELEVATION RENDERINGS/LANDSCAPE PLAN/GREEN BUILDING EVALUATION (LEED) 2. SIGN PROGRAM 3. PARKING STUDY, NELSON-NYGAARD 4. IDSTORIC RESOURCE EVALUATION, PRESERVATION ARCHITECTURE 5. PROPERTY LEGAL DESCRIPTION 6. COMMENTS IN SUPPORT OF THE PROJECT 31

33 Raker Architects Architecture/Planning/Interior Design 591 Redwood Highway, Suite 3260 Mill Valley, California DESIGN GUIDELINES FOR MILL VALLEY LUMBER YARD The purpose of this section is to outline the baseline requirements for all exterior building materials and finishes and to create a universal standard for lighting, ancillary structures and separate site features. The guidelines will be for the existing site structures, and for structures that may be included in the future. The intent is to provide a unified appearance. The colors chosen are representative of the existing historical structures. In accordance with the Secretary of Interior Standards for Rehabilitation, identified historic features and materials have been noted in the Historical Evaluation of the project and must be treated in accordance with Standard #6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. 1. Exterior Finish Colors: The following paint colors for this project are available at 'Tamalpais Paint & Color," 383 Miller Avenue. These colors shall be used on the exterior of all buildings, and accessory structures within the property. These are the historical colors and are currently installed on the finished buildings. a. Mill Valley Lumber Red. b. Mill Valley Lumber Black. c. Mill Valley Lumber White 2. Exterior Finish Materials: a. Exterior of buildings: 3" tear drop wood, paint grade siding, M.V. Lumber Red. b. Exterior of buildings: 6" ship lap wood, paint grade siding, M.V. Lumber Red. c. Exterior of retail frontage entrance walls: Vertical 6-8" wide clear heart redwood, sealed. d. Panels under tenant frontage windows: Recessed paint grade wood or 'Corten' recessed metal panels with natural weathering finish. e. Guards: 'Corten' 4" square wire mesh with 1" diameter pipe structure of posts and guardrail supporting mesh or wood structure of posts and guardrail supporting mesh to match existing Creek guards. f. Second Floor Walkway Flooring: 6" I pea wood decking to match Miller Creek building. g. Vertical trim at corners of building: 1x6" paint grade wood, M.V. Lumber White. h. Horizontal trim at parapet walls: 1"x finish paint grade wood, M.V. Lumber White. I. Sloped Roofing: Metal with 1-1/2" standing seam or corrugated metal-both antique Finish to match existing or dark gray composition shingle. J.Flat Roofs: Bituminous, cool white. Page 1 of 2

34 Raker Architects 3. Windows and Doors: All hardware for windows and doors shall be oil rubbed bronze to match existing in Mercantile and Carriage House buildings. Hardware shall also meet Federal and State Standards for accessibility. a. Windows: All windows are to be steel clad products by 'Sierra Pacific'. The exterior sash and mullions are to be 'Espresso 097, Textured Finish', from their 'Heritage Collection. Solid wood, paint grade sills will be installed, color to match the M.V. Red wood trim. Trim is 6" wide. b. Doors to Retail: These will be from the same line for windows, and consist of double doors with 3-foot wide, mullioned sidelights on both sides of the doors. These have already been installed at the Mercantile Building. c. Doors to 2"d Floor Offices: Solid core, paint grade wood. 4. Exterior Lighting: Primary exterior lighting shall be 'Davy Lighting', Exterior Bracket Light #7677, galvanized, or black. Lens cover in clear or frosted. Light source to be LED. All lighting shall be directed downwards, and shielded. Landscape Lighting shall be low voltage and down shielded, 5. Exterior Fencing & Guards: a. Fencing: Natural cedar split rail to match existing installation. b. Guards: See #2, above for 'Corten' wire mesh. 6. Exterior Pavers: All new pavers shall match the existing installation on site. Pavers are McNears Permeable "tan/brown" with Belgian cobble finish using McNears "jumbo, rectangular and Square" sizes matching existing patterns and mix. 7. Exterior Awnings: a. Metal & Glass at Retail: Located at all the retail entrances are 12'-4" long, by 4 feet deep, metal & glass canopies that are supported with steel guy wires. The metal will be M.V. Black, and the glass will be clear laminated glass. b. Fabric Awnings: Color to be Black with fire retardant finish. 8. Exterior Trash and Recycle Enclosures: The design of enclosures will be established during the Construction Document phase and developed with the exterior colors and materials detailed above. Page 2 of 2

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40 ~~~AftEcrs ::.'f.t~""""'"'!:f:r=:r~h:o =--om MILL VALLEY LUMBER CO. MILL VALLEY, CA SECOND FLOOR PLAN CONSVLTMITS ~~~!'!:!l:."':!..,...t:~-- I!:.SO(O ror: STUDY SESSOI MTH PC: STUDY ~.TH PC: 1D UNISEX PLANER Mill BUILDING j I SAWMill BUILDING GROUND FLOOR PLAN PLANER BUILDING FLOOR PLAN

41 ~~~Aftecrs ~f!t."''l:~-!:~5:r!',4:0... ~ MILL VALLEY LUMBER CO. MILL VALLEY, CA SECOND FLOOR PLAN C~SlJLTANTS ~~~~ If!:!~!...~ _*".,.'... o ror: Sl'UDY SE.'SStON 'MTH pc: $-7-14 SlUDY SESSION MlH PC: 1D GROUND FLOOR PLAN MILLER BUILDING FLOOR PLAN

42 Landscape Standards The purpose of this section is to outline the baseline requirements for landscape improvements and create a common landscape theme for the project as a whole. The intent is to provide a unified appearance, while also using the design as a buffer for the neighborhood to the northeast, which is the only area visually open to the site. The balance of the site has historically always had the buildings on the perimeter, which act as a physical buffer as well. This draft is a general overview, with more detail to be included for the Final Design Review.. a} Landscape Buffer : The metal lumber racks will be utilized, along with planting material, with the potential of a "living wall" design. The racks are modular, and will be utilized to maximize screening and sound buffering for the northeast neighborhoods. Planting zones are also included in front of the onsite parking, which will be a mixture of native plants and select trees.. b) Interior "courtyard" landscaping: In the sections where there are permeable pavers and the decomposed granite, moveable landscape boxes will be utilized to give maximum flexibility for the outdoor space. If the Marin Theatre Company wants to do a short "vignette" of an upcoming play, or a class wants to do a special choral presentation, the planter boxes can be relocated depending on their needs.. C) Existing planting areas: All of the existing plant materials are non-invasive, mostly native, drought tolerant plants. These and any additional planting beds will be planted with similar material, and will be watered with drip irrigation. The intent is to also use rainwater catchment and grey water for irrigation of the site. The option of water features utilizing the separate rainwater catchment supply is also something under evaluation. The focus is to keep the landscaping simple and eco-friendly while at the same time enhancing and buffering the surrounding neighborhood.

43 GREEN BUILDING STRATEGIES PRESERVE HISTORIC CHARACTER CREEK RESTORATION & HABITAT PROTECTION INTEGRATIVE DESIGN PROCESS PREVIOUSLY DEVELOPED SITE SURROUNDING DENSITY AND DIVERSE USES BICYCLE FACILITIES GREEN VEHICLE PARKING CONSTRUCTION ACnYITY POl.WTION PREVENTlON PUBLIC OPEN SPACE RAINWATER MANAGEMENT HEAT ISLAND REDUCTION UGHT POLLUTION REDUCTION OUTDOOR WATER USE REDUCTION (GREYWATER) INDOOR WATER USE REDUCTION (HIGH EFFICIENCY FIXTURES) BUILDING-LEVEL WATER METERING FUNDAMENTAL COMMISSIONING OF HVAC SYSTEMS OPTIMIZED ENERGY PERFORMANCE ENHANCED REFRIGERANT MANAGEMENT RENEWABLE ENERGY CERTIFICATES STORAGE AND COL1. CTION OF RECYCLABLES CONSTRUCTION WASTE MANAGEMENT (DIVERT 75%-90%) RECYCLED AND RECLAIMED MATERIALS TOBACCO SMOKE CONTROL ENHANCED INDOOR QUALITY LOW EMITTING MATERIALS (LOW OR NO V.O.C.) INDOOR AIR QUALITY MANAGEMENT DURING CONSTRUCTION HIGH EFFICACY INTERIOR LIGHTING NATURAL OAYUGHTLIGHTING & VIEWS PUBLIC EDUCATION ABOUT SUSTAINABILITY EQUITY (ARTIST IN RESIDENCE) l~ BEAUTY (CREATE A BEAUTIFU~-AMENITY TO THE COMMUNITY) _ RAKER ARCHITECTS =-~ MILL VALLEY LUMBER CO. MILL VALLEY, CA CXINSIA TIIN1$ MIQ4AB.~ ~CTS. ~ =:..-=-=:=-:-::::-=w III1-0.gn6""""""D -~ ~.. -- IIIIIIJEDFOR: - ~El!ISOO WilHI'C 5-l OtWm<I'C' 1o-t7-<C

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45 MILL VALLEY LUMBER YARD Exterior Signage Conceptual October 2014 Main Sianaae Carriage House, SawMill, Mill Creek and Miller Building Directional Signage Secondary way finding Welcoming wall/directory Building signage Tenant Signage- type 1 IyQg_1 : All tenants over sq. feet or free standing SawMill, Carriage House, Merchantile and Mill Creek Tenant Signage- type 2 IyQg_2: All tenants under 1000 sq. feet Miller Building, Planer Mill Building and Millwood Building

46 MILL VALLEY LUMBER YARD Exterior Signage Conceptual October 2014 MAIN SIGNAGE Existing Main Signage: Carriage House - south, east & west sides SawMill Planer bldg

47 MILL VALLEY LUMBERYARD Exterior Signage Conceptual October 2014 MAIN SIGNAGE : Look&Feel: Main signage will be a reproduction of the existing MVLY signage. All new main signage will mimick the same and resonate the unique character of the historical MVLY. This type of signage harkens us back to an earlier time, reflects the Lumber Yard's utilitarian past and has a feeling of familiarity for locals as it has existed in MV for years. The signage is big enough to stand out in the environment but capable of fading into the background. Application : Paint- san serif lettering painted directly onto buildings...

48 MILL VALLEY LUMBER YARD Exterior Signage Conceptual October 2014 TENANT SIGNAGE - type 1 : Type 1 : All tenants over sq. feet or free standing SawMill, Carrige House, Merchantile and Mill Creek Look & Feel : Signage will resonate the existing/historical MVLY signage Application : Painted directly onto buildings

49 MILL VALLEY LUMBER YARD Exterior Signage Conceptual October 2014 TENANT SIGNAGE- Type 2 Type2: Application : All tenants under 1000 sq. feet Miller Building, Planer Mill Building and Millwood Building Small blade or door plaque. built from modular elements that can be easily modified Paint on wood with a metal frame. MVLY white, red, black & wood base

50 MILL VALLEY LUMBER YARD Exterior Signage Conceptual October 2014 DIRECTIONAL SIGNAGE : Secondary way finding. North bound Miller entrance South bound Miller entrance Buildings