Projects > California Senior Housing Design Competition > FAQ

FAQ

1.  Do we need a California architectural license in the First Stage?
No license is required for the First Stage. All teams selected as Finalists for the Second Stage will be required to include California licensed architect.

2.  Do we need a local California architect in the First Stage?
Not for the First Stage. All teams selected as Finalists for the Second Stage will be required to include a local California licensed architect.

3.  Are non-residential uses allowed?
Yes. Non-residential uses such as agriculture, vineyards, small deli, etc. are envisioned (and will help create a few jobs).

4.  Are there opportunities to integrate with the land between the properties at the end of the cul-de-sac to the west?
This land is owned by the Home Owners Association as permanent open space. The only linkage would be some sort of footpath/trail system.

5. What are the objectives of the Marin Audubon Society? or What does it mean to "recognize the Marin Audubon Society's efforts"?.
This primarily means to respect the Society’s preserves which extend into the marsh to the east, and the land across Bahia Drive to the north.

6. Please clarify the status of the land across Bahia Drive from Parcel A. Should we or   should we not anticipate development on the parcel across Bahia Drive?
As above, this will remain an open space preserve with no development.

7. Where do we have to go to connect to utilities for Parcel A?
See Site Utilities in Competition Kit pages 31-32.

8. Are we to limit our efforts toward job creation to those options currently possible under the existing zoning code and zoning district?
No. You can propose non-residential uses too.

9. What alternative transportation opportunities currently exist between town & Bahia?
There is an infrequent senior shuttle, run by senior services, that takes people to and from stores, medical appointments, banks, etc.

10. Agriculture is mentioned often. What agriculture exists in the vicinity?
What limitations to agricultural activities exist for this property (i.e. Is it legal to keep chickens?) So far, no one has envisioned livestock, but that’s a possibility. (Your proposal would have to show how having livestock would be a benefit.)

11. Do the "2nd units" count toward the 19 unit max total?
The second units are in addition to the 19 units.

12. We could not find any zoning information--what can we presume for this? minimum lot size, density, lot coverage, setbacks between houses and required yards, or can we cluster?
Zoning info can be found on the City of Novato's home page. However, this will be a "Planned Development" (PD) and will be reviewed on that basis (during the future application process with the City). In other words, you will not have to follow the normal regulations on density, lot size, setbacks, etc.

13.  Is it possible to pay the registration fee of $100 online rather than send a check drawn in favor of a US bank?
Yes. You can pay online using PayPal.

14.  As per the brief the First stage submission is December 4, 2009 but on the website the schedule mentions December 14, 2009. Which one is correct?
The deadline for First Stage submissions is December 14, 2009.

15.  The brief calls for 19 units to be designed. Half of the homes having second units connected or attached. What do you mean by this? Are we supposed to connect them vertically or horizontally as deemed fit?
The second units are to be attached as determined by the designer. Keep in mind that these units will probably be used by care givers, family members, tenants, and by the seniors themselves over time. Therefore, they will need cooking and bathroom facilities.

16.  What is a legal accessory unit?These are the second units described above. They must meet the area requirements outlined in the Competition Kit.

17.  By providing the connection, is it envisioned that at some point the two adjoining units could be combined to form a larger unit?
It has not been envisioned that the two could be combined to form a larger unit, but that is definitely a possibility.

18.  The square footage provided in the brief, is it net sq.ft. or gross sq.ft?
It is the gross area required (gross sq. ft.)

19.  Does this number include non-habitable areas such as internal staircases, toilets, store-rooms, balconies, semi-covered spaces etc?
Yes. The area requirements include all enclosed spaces. Traditionally, covered spaces (not enclosed) are counted at 50%.

20.  Is there a restriction of how many of the 19 units be placed on either parcel?
There is no restriction of this kind.

21.  For the Misty Court Parcel, are we to assume just one point of entry as shown on the site plan or can we provide road cuts say on Malobar Drive?
As all Malobar Drive parcels are developed with single family homes, no road cuts are feasible.

22.  For the Bahia Street Parcel, is there a restriction to the number of road cuts one can provide along the drive?
There are no restrictions on curb cuts (other than traffic safety).

23.  Are we to assume that the land parcels earmarked along both site parcels are currently occupied by single family homes?
Yes.

24.  In terms of location of these units, are we to locate them as much as possible near the terraced areas of the plots?
There is no requirement to locate the units in relation to the existing terraces.

25.  In terms of parking, from the brief we have to provide approximately 20 spots. Given this is a senior facility is there a requirement of ADA spots? What about guest parking?
Good point!. We didn’t state that two ADA spaces will be required. Please review the parking requirements on pg 32 of the Kit which add up to more than the 20 spaces you describe. They also outline guest parking requirements.

26.  The brief calls out for an estimate of sorts. How detail an estimate is expected?The cost estimate should have enough information to convince an experienced home developer that your design can be implemented within the cost parameters described in the Kit.

27.  Does the entry package have to reach by the 14th of December OR postmarked for 14th of December. If it is the postmark date, what is the last accepted date?
Please see the detailed description on Delivery of Entries on pg 14 of the Kit. If your submittal is postmarked as described therein, we will accept it until Dec. 28, 2009.

28.  In the Competition kit there are references to "public gathering spaces" (p. 7) and "community gathering center" (p. 32), yet in the  Functional Requirements listed on page 32-33, this is not mentioned as being a functional requirement. Is it the intent that the "public gathering space" or "community gathering center" be a building, like a clubhouse, that would have a kitchen and a room that could be used for parties, meetings, etc.? Also, if such a facility is shown, is it included in the cost estimate?
What was envisioned was some non-residential use (or uses) that might foster some social interaction between Bahia residents. (For example, a small deli or convenience store might be a place where people saw one another and talked.) It might also be part of community gardens, or other outdoor areas. The cost of these spaces would not be part of the unit costs, but would need to be reflected in the overall project cost (as a separate line item.)  (Bahia already has a clubhouse at the end of Topaz Drive.)

29.  For the in-law or accessory units, are they required to have their living areas be one-story as is required for the nineteen units?
As these units may house seniors over time, they should have their living areas on one floor.

30.  Can there be less than nineteen units? If so, what is the minimum number of units?
You can propose less than 19 units. However, your design will be evaluated against those that do propose 19 units. There is no minimum requirement of units.

31.  For the required drawings, can the Community Plan and the Parcel Site Plans be the same drawing?Yes, they can be combined, provided you illustrate (at the required Site Plan scale) the “fit” of your proposed housing development into the overall Bahia community.

32.  Regarding the Budget Requirements listed on p. 33, are the amenities such as gardens and community gathering center, to be included in the "overall project costs"?
Yes. As a separate line item.

33.  If development of the Bahia Road Parcel is pursued, will utilities be installed under Bahia Drive? If so, are these utility costs excluded from the "overall project costs?"
All costs to implement your proposal(s) are to be included in the overall project costs (including utility costs) as separate line items.

34.  The floor plan scale of 1/16"=1'-0" seems very small to try and illustrate planning and layout concepts. Is 1/8"=1'-0" acceptable?
Yes. Subject to all other submission requirements.

35.  I have a question regarding the parking requirements for the Bahia competition:  Are there any requirements in terms of a mandatory garage (attached/ fully enclosed, covered (car port), or no requirement at all?
Please see Parking on pg 32 of the Kit.

36.  We believe the Bahia Drive right-of-way provided in CAD site plans to be incorrect when compared with the site photos. The site plan shows the pad berms protruding into the right-of-way which contradicts the attached site photos. Please confirm the location of the right-of-way along Bahia Drive.
This is what we received from the engineers. (I'd go by the site photos.) All the information gathered from our slope analysis was taken from Marin Maps. The right of way information is Marin Assessors parcel information which is for tax purposes and does not show the exact locations of right of ways. It is not a result of a boundary survey, no field work was performed

37.  I wonder if there has been a typo in the scale for the parcel elevations and sections - they are called out at 1/16" in the competition Kit. Given that we are allowed 2 boards 24" x 36", it would be all but impossible to fit these drawings on the boards. It seems that they should be at 1"=50', to match the parcel plans.
We reviewed the Submission Requirements, and see your point. Let's go ahead with having Site Sections at 1"=50' and Elevations/Sections of typical units at 1/16"-1'0"

38. What do you mean by $80 to $130 in perimeter cost?  Is that interior finishes?  What is expected for over all sq.ft. cost of building construction?  How do separate and or determine the site work ultimate cost?
As per page 34 of the Kit, Perimeter Cost means total hard costs to construct the dwelling (and does not include any project costs outside the dwelling). All project costs outside the dwellings themselves are Overall Project Costs (including parking, walks, landscape, irrigation, etc.). Where you can’t determine a specific site related cost include an allowance (a dollar amount) for that item and note it in your estimate.

39. Please find below a number of questions for the competition-related to fire truck access.

  • According to Novato's Fire Protection Standard 210, Dead ends and Turnaround: Dead end roads shall not exceed 800 feet.  All roadways exceeding 150 feet in length shall have an approved cul-de-sac turn around located at the end of the roadway designed to Novato District Fire Protection Standards for residential and commercial areas.
  • If we extend the Roadway at Misty Court beyond 150'-0" would an approved fire truck cul-de-sac turn around be required or would the city allow alternatives incorporating fire hydrants?
  • If we plan a private ³Driveway² accessing multiple units at the end of Misty Court roadway and this driveway does not exceed 150'-0" will a cul-de-sac turn around be required?
  • Are there any other approved exceptions to the approved cul-de-sac Turn around?
  • What is the permissible distance between an approved cul-de-sac turn around to a private residence?

For the purposes of this design competition, we've been told that its OK to use good planning and urban design practices regarding the issues you raise (rather than strictly abiding by City codes). There will be lots of refining of the winning design to address these regulations when it comes time to apply for the permits required to build on these properties.

40. Are the overall project costs exclusive of the in-perimeter construction costs?
Project costs we provided in the Kit are INCLUSIVE of the perimeter construction costs provided.

List of Questions and Concerns from first HOA meeting on 10/20/09 and subsequently received by SALT or its competition advisor:
 
41. Will the floodwater drainage plan require more alteration of the existing landscape and result in other environmental consequences?
To our knowledge based on City maps, neither of the SALT owned parcels are in the floodplain or a floodway or on a FEMA map, therefore we do not expect a floodwater drainage plan to be required.   
 
42. Will we be trading open space for detention ponds?
It is expected that much of the acreage owned by SALT will remain open space based on topography, slope  and existence of oak woodlands.  The designers have been tasked with the idea of how to capture rainwater and water coming off the roofs of buildings and utilize them for irrigation of landscaping/gardens.
 
43. Since the runoff will eventually drain into a wetland that has an endangered species, what kind of filtration and treatment of runoff will be provided?
 Runoff will be treated according to storm water treatment requirements and other conditions imposed by the City/other agencies to ensure water reaching the public systems and/or the bay meet the specifications applicable at time of development.  Filtration if required could be performed in part by permeable surfaces and biodetention areas planted with filtrating plants, linked to the storm water system.
 
44.  Would the Bahia parcels seek to be included into the existing HOA and/or become subject to the HOA CCRs?
SALT has not yet determined whether the parcels are subject to one or more sets of existing CCRs- they may well be.  It is expected that any new development would have its own set of CCRs to govern issues associated with the common areas within Misty Road and Bahia Drive parcels and similar issues.  SALT would like to ultimately learn whether the community would like to invite the future owners of the homes developed to become active participants in the existing Bahia HOA.
 
45.  Are accessory dwelling units prohibited in the Bahia community based on the language of the HOA CCRs?
The Bahia parcels are subject to a number of recorded documents, including instruments that affect use and development.  It is entirely likely that one or more sets of CCRs, and other easements together with local zoning and development laws will affect the development of homes on the parcels.  It is well established in California, that certain provisions initially included in CCRs may not be enforceable under state or federal statue or case law.  An example of this is a provision in a set of CCRs that states the use of the lots is for residential use for single family dwellings only .  Such a covenant would not be enforceable in California in the event a homeowner wanted to operate a child care facility.  Many years ago, the State of California enacted laws to incentivize the creation of second units, and to govern the manner in which local agencies adopt processes for permitting second dwelling units. The State, housing advocates and proponents of smart growth recognize the important role that second units (including ‘in-law units and ‘granny flats) play in meeting housing goals in the Bay Area.  Second units provide a useful and necessary function – affordable home, a proximate place for a caregiver and rental income.  Recent changes to State housing laws have emphasized the need to expedite the approval of second unit applications if the agencies articulated development and design standards are met.  The city of Novato has passed an ordinance creating standards for the development of accessory dwelling units and has adopted policies promoting the use of them for affordable home for special needs populations like seniors.   
 
46.   If the entire Bahia community does not want any development on these two parcels, what will SALT do?
These parcels were donated to SALT; SALT’s intention for accepting the donation was to put the property into productive use for humans, in particular residential dwellings for homeowners including low income seniors and their families.  The properties are zoned and planned for residential use.  California law respect private property rights and based on zoning and land use designations SALT is entitled to make residential use of this property.
 
47.  Is there a shuttle for seniors who cannot/do not wish to drive – how will they get their needs taken care of?
Yes. There are several shuttle/pick up services provided in Novato.  These include:

  • Novato Human Needs Center offers transportation services for seniors and the disabled. Free rides ; door to door service  ; Wheelchair/walker accessible. Provides thousands of trips annually in their vans. Ph (415) 897-4147.
  • Novato EZRider Shuttle Service provides rides to and from your home and City Senior Center. Fare is $1.25 per one-way trip for all Novato residents. Ph (415) 892-7899
  • Health Express Transports Novato residents for medical appointments in Novato.  Door to door service ; Wheelchair/walker accessible. Ph (415) 457-1392
  • Whistlestop Wheels:  Door to door transportation for disabled persons and seniors. Fare: $1.25 each one way trip. Holidays, Evenings, Weekends. Wheelchair/walker accessible . Daily service to San Francisco and Sonoma, fares vary.  Ph (415) 454-0964 

48.  Where the Bahia Drive or Misty Road parcels ever donated to the Novato Fire Department, or dedicated for school or hospital use?
No. They have always been in private ownership and never conveyed to the city or subject to a dedication.
 
49.  Your own slope analysis shows that the two parcels each have an average slope of 27%.  The Novato building code prohibits construction on slopes averaging more than 25%, so any development project could not be approved without a variance.  On what basis do you intend to make the case to the Planning Commission and City Council for granting a variance? What is the maximum hillside grade on which you would encroach or  physically disturb?
It is premature to predict what portion of the site would be graded and to what extent to accommodate building of the senior homes.  The entire development will be subject to city planning, architectural review and city council review, conditioning and approval under standards in place at the time a development application is filed.  It is expected that the parcels would be subject to processing under the Hillside Development Ordinance in place at the time development applications are submitted.  The Misty Road parcel is under PD zoning.  Any development proposed would aim to minimize additional disturbance of topography.  It is expected that the residence would be clustered and set into the hillside to minimize disturbance of the topography, reduce grading and not obscure views.  We believe this can be done feasibly and in an aesthetically pleasing manner.
 
50.   Comments from members of the Bahia Homeowners Association received at or after the 10/20/09 meeting- (restated but not researched to confirm accuracy):

  • First homes were built in the Bahia subdivision in 1971.
  • Area above Misty Road Parcel is City owned  (not owned by HOA).
  • Plant trees.
  • Don’t obscure views coming down Bahia Drive out to the bay lands.
  • Wouldn’t want to move here to Bahia if I was a senior.
  • Do not want a convenience store or a liquor store.
  • Don’t want outsiders coming in.
  • Want a playground.
  • Want a park.
  • Want SALT to donate the property.
  • It’s not the seniors driving in the community that causes traffic concerns - it’s the young adult drivers.
  • Seniors love living in Bahia.
  • We want to be able to buy a gallon of milk and a loaf of bread at a local store.
  • Graded areas are an eye sore – build something / do something to beautify it.
  • Owners of property along Topaz bordering on subject parcels have existing drainage issues- some of them use sump pumps to handle water in rainy season.  Owners want to make sure drainage issues are not made worse.
  • Owners along Topaz concerned about soil slippage and landslides.  Where does liability fall?  Mention of problem at Partridge Knolls subdivision.
  • Don’t want to be “dumped on” again.
  • Concern about safety of cars backing up onto Bahia Drive (and collisions with cars coming down the drive into the neighborhood).
  • Put in a Café/deli, ideally with a place to enjoy the view and have a sit-down meal, but definitely a place to get some milk and bread and other necessities.
  • Landscape as many eyesore vacant lots as possible.
  • Upgrade the community center. Make the pool a full 25 yards long.
  • Put in a playground- ideally with a little league/softball diamond, and a basketball court.
  • We don't want "jobs" in our residential neighborhood.
  • Don’t bring us more traffic.
  • Vineyards and agriculture are prohibited under the CCRs.
  • Your development with its affordable housing can be a valuable asset in an area within walking distance of a business center.  Put the development where it would be welcomed.
  • Put in a community garden.