The applicant is requesting Design Review approval for the construction of a new two-story single-family dwelling on property located at 3 Palmer Court. The subject property is currently developed with a single-story residence. As more than 50% of the existing structure would be demolished as part of this project, this application is being reviewed as a new residence. A variance for reduced rear yard setback was originally requested as part of this application. A swimming pool is proposed to be constructed to the south side of the property. A detached three-car garage would be constructed in the northeast portion of the site.

The application was first reviewed at the June 6, 2002 Design Review Board meeting. At that time, concerns were raised by several surrounding property owners regarding potential view and privacy impacts that could arise from the proposed house, traffic safety concerns regarding the placement of the proposed driveway, and from noise impacts from a proposed swimming pool. These concerns were shared to some degree by the Design Review Board. The application was continued to the July 18, 2002 meeting to allow the applicant time to address these concerns.

The applicant has now submitted revised plans for this project, which include the following changes:

Zoning

Staff has reviewed the revised plans and finds them to now be in conformance with the development standards for the R-1 zone with regard to building setbacks, lot coverage and envelope and height limits.

Design Issues

The revised design appears to address many of the concerns raised at the previous Design Review Board meeting regarding this application. Moving the house four feet to the west would reduced any potential visual impacts the structure may have on the uphill neighbors. The roof has not been modified to incorporate a hipped roofline, as recommended by several Boardmembers at the previous meeting; the Board may wish to evaluate the roof design to determine if additional changes are necessary.

The relocated driveway would address the previously raised concerns that the driveway as originally proposed was too close to Tiburon Boulevard. The more centralized location of the driveway, along with the proposed driveway gate, should make is safer for children playing in the yard or driveway. The proposed gate would be situated far enough in from the street to also prevent vehicles waiting for the gate to open from extending into the street.

Although the distance of the proposed swimming pool from the southern property line would remain essentially unchanged, the other modifications should help mitigate any potential noise concerns from the pool. The solid glass railing should help block some of the sound from emanating toward the neighbors to the south, and the increased separation between the pool and the adjacent courtyard would diminish any reflecting sound that could bounce back toward these same neighbors.

The Design Review Board is encouraged to visit the nearby homes at 654 & 650 Tiburon Boulevard and 2 Palmer Court to more thoroughly evaluate any potential visual or noise impacts which may be caused by the proposed construction.

Public Comment

1. Conditions of approval

2.    Supplemental letter submitted by applicant, dated July 10, 2002

3.    Minutes of the June 6, 2002 Design Review Board meeting

4.    Design Review Board Staff report dated May 31, 2002

5.    Letter from Art Kenney, dated July 5, 2002

6.    Letter from Flo Kenney, dated July 10, 2002

7.    Revised site plans, floor plans and elevations

CONDITIONS OF APPROVAL  3 PALMER COURT 

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