Staff Report

ITEM NO. H-8

REPORT DATE. 4/11/02

ASSESSOR=S PARCEL: 059-071-25

ENVIRONMENTAL DETERMINATION:

This proposal is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as specified in Section 15303(e).

PROPOSAL:

The applicant has submitted a request for a new single-family dwelling on a property located at 8 Racoon Lane. The property is currently developed with a single-family dwelling, which is proposed to be demolished. The proposed structure would cover approximately 2,378 square feet (29.6 % lot coverage), which is less than the maximum allowable lot coverage for the site. The proposed home is a multi-level design with the upper level comprised of the master suite, and integrated roof terraces. The main level is comprised of the living area, kitchen, breakfast room, dining room, bedroom, and bathroom. The lower level consists of two bedrooms, a bathroom, family room, and three garaged parking spaces.

The floor area of the proposed home is 3,074 square feet, which exceeds the maximum floor area of 2,816 square feet for a lot of this size. Therefore the applicant is requesting a Floor Area Exception of approximately 258 square feet.

Zoning

Besides the above mentioned floor area issue, staff finds the proposal to be in conformance with the remainder of the development standards for the RO-2 zone.

Design Issues

The project architect has stated that the home has been designed to conform to the goals of the Hillside Design Guidelines and to be an asset to the neighbors. The home would be stepped into the hillside to preserve the San Francisco and Richardson Bay views enjoyed by the adjacent neighbors. The low sloping roof and the building’s low profile also contribute to view preservation. The project architect has submitted a letter describing in more detail why the proposed structure is appropriate for the site.

The proposed materials for the home would be a variation of stucco, stained wood siding, and stone. The colors of the home would be wheat colored stucco, natural wood and stone, with dark green trim. The roof would be a bonderized earth-colored metal. A colors and materials palette will be available fore review at the Design Review Board meeting.

The plans indicate that there is space for a future cooking area for a rental. The applicant’s intent is not to use this space as a rental now, but would like to indicate that the structure could potentially be used as a duplex in the future. If the applicant would like to convert the rental space in the future, the project would meet the following standards for a duplex: 1) It is in the two-family residential zone; 2) there are three covered parking spaces; 3) the size of the lot is larger than 7,500, and; 4) there is more than 750 square feet of usable open space on the property. Again, the applicant is requesting approval for a single-family house, so the project is conditioned to ensure that the second kitchen facility is not installed at this time.

Floor Area Exception

Although the proposed construction is in excess of the floor area guidelines, the applicant may be granted a floor area exception if the following findings are made as stated in Section 4.02.08 of the Tiburon Zoning Ordinance:

1. The applicant has demonstrated that the visual size and scale of the proposed structure is compatible with the predominant pattern established by existing structures in the surrounding neighborhood.

Although the proposed home is larger than some other homes in the immediate vicinity, its outward appearance would fit well with the neighborhood. It is the nature of Old Tiburon to have higher density projects, and several floor area exceptions have been granted in the vicinity. The floor area exception is for 258 square feet, which would not noticeable from the exterior of the structure.

2. The applicant has demonstrated that the proposed structure is compatible with the physical characteristics of the site. The characteristics include, but are not limited to, the scale of trees, rock outcroppings, stream courses, land forms, and the dimensions of the lot.

The home has been designed to accommodate the natural contours of the site, and views would be preserved as much as possible. The applicant has demonstrated that the excess 258 square feet of floor area has been mitigated in the design by proposing to excavate a significant portion of the living space for the home. The excess floor area would not be able to be seen from the street.

Public Comment

To date, no public comments have been received regarding this project, although the project architect has stated that the adjacent neighbors are in support of the project.

RECOMMENDATION:

It is recommended that the Board review this project with respect to the Guiding Principles, Section 4.02.07 of the Tiburon Zoning Ordinance. If the Board finds that the design of the project is consistent with the Guiding Principles for Site Plan and Architectural Review, then it is recommended that the project be approved with the attached Conditions of Approval.

1.    Conditions of Approval

2.    Application and supplemental materials dated February 18, 2002.

3.    Findings for the Floor Area Exception as submitted by the applicant.

4.    Color and material palette.

5.    Plans for the project.

EXHIBIT 1

CONDITIONS OF APPROVAL

FILE #702029

1. This approval shall be used within three (3) years of the approval date, and shall become null and void unless a building permit has been issued.

2. The development of this project shall conform to the application dated by the Town of Tiburon on March 18, 2002, or as amended by these conditions of approval. Any modifications to the plans must be reviewed and approved by the Design Review Board.

3.    Plans submitted to the Building Department for plan check shall be identical to those approved by the Design Review Board. If any changes are made to the approved Design Review plans, the permit holder is responsible for clearly identifying all such changes when submitted to the Building Department for plan check. Such changes must be clearly highlighted (with a "bubble" or "cloud") on the submitted plans. A list describing in detail all such changes shall be submitted and attached to the building plans, with a signature block to be signed by the Design Review Staff member indicating that these changes have been reviewed and are approved, or require additional Design Review. All changes that have not been explicitly approved by Staff as part of the Building Plan Check process are not approved. Construction that does not have Design Review approval is not valid and shall be subject to stop work orders and may require removal.

4.    The applicant must meet all requirements of other agencies prior to the issuance of a building permit for this project.

5.qAll skylights shall be bronzed or tinted and no lights shall be placed in the wells.

6.    All exterior lighting fixtures other than those approved by the Design Review Board must be down light type fixtures.

7.    The "future cooking area for possible rental" is not approved with this application. Please revise the plans so there is not more than one kitchen facility so the structure meets the requirements of a single-family home, prior to the issuance of a building permit.

8.    Prior to underfloor inspection, a certified survey of the structure foundation will be required. Required documents shall include graphic documentation locating the building on a site plan and including specific dimensions from property lines and other reference points as appropriate, and elevations relative to sea level of the foundation walls and slabs. No inspections will be provided until the survey results have been verified.

9.    The project shall comply with the following requirements of the Tiburon Fire Protection District.

a.The structure shall have installed throughout an automatic fire sprinkler system in accordance with NFPA standard 13-D (UFC 1003).

b.Approved smoke alarms shall be installed to provide protection to all sleeping areas (UBC 1210).

c. Approved spark arresters shall be installed on chimneys (UFC 1101).

d. A greenbelt shall be provided by cutting and clearing all combustible vegetation within 30 feet of the structure (UFC 1103).

10.    The following requirements of the Marin Municipal Water District shall be met:

a.    A High Water Pressure Water Service application shall be completed.

b.    A copy of the building permit shall be submitted.

c.    Appropriate fees shall be paid.

d.    The structure’s foundation shall be completed within 120 days of the date of application.

e.    The applicant shall comply with the District’s rules and regulations in effect at the time service is requested.

11.    All requirements of the Town Engineer shall be met.