SUBJECT: 1860 VISTAZO WEST STREET; FILE # 20225

The applicant is requesting Design Review approval for the construction of a new single-family dwelling and a secondary dwelling unit on property located at 1860 Vistazo West Street. A single-family dwelling and shed currently on the site would be demolished.

The parking ramp leading to a proposed rooftop parking deck would be situated within the required front yard setback, extending to the front property line. As a 15 foot front yard setback is required in the R-1 zone, a variance for reduced front yard setback is required.

This application was first reviewed at the August 1, 2002 Design Review Board meeting. At that time, concerns were raised by the owner of the nearby property at 1874 Vistazo West Street regarding potential view impacts that would result from the proposed structures. Questions were also raised regarding the completeness and accuracy of the story poles for the project.

The analysis of the issues involved with the subject application remain unchanged since the preparation of the previous Staff report for this project (a copy of which is attached). Summaries of the Board’s comments at the previous meeting are contained within the Draft minutes enclosed elsewhere within the Board packet.

 Zoning

Staff has reviewed the proposal and finds it to be in conformance with the development standards for the R-1 zone, with the exception of the previously noted variance for reduced front yard setback.

The analysis contained within the previous Staff report indicated that there is sufficient evidence to support all of the findings for the requested variance.

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 with the application dated by the Town of Tiburon on April 4, 2002, or as amended by these conditions of approval. Any modifications to the plans of July 22, 2002, 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.    All 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.    Prior to the issuance of building permits, the applicant shall submit verification from a licensed landscape architect that the proposed landscape plan conforms to M.M.W.D. landscape regulations, as required by Town Council Ordinance.

8.    Prior to the issuance of final building inspection approval, all landscaping and irrigation shall be installed in accordance with approved plans. The installation of plantings and irrigation shall be verified by a Planning Department field inspection prior to the issuance of occupancy permits.

9.    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.

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

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

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

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

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

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