SUBJECT: 19 PLACE MOULIN; FILE # 702051

The applicant is requesting Design Review approval for the construction of a new single-family dwelling on property located at 19 Place Moulin. The house would have three stories of livable area, and an overall height of 30 feet. The main level would include a living room, kitchen, dining room, great room, library, one bedroom, and 1½ bathrooms. The upper level would include a master bedroom suite, two additional bedrooms and one more bathroom. The basement level would include a game room, media room, wine cellar and one bathroom. A swimming pool and spa are proposed to the rear of the site. Wood arbors are proposed to be constructed adjacent to patio areas to the front and rear of the residence. A three-car garage would be adjacent to the basement level of the house.

The structures would cover approximately 2,698 square feet (23.5%) of the lot. The house would have a floor area of 3,117 square feet, which is 32 square feet less than the maximum allowed for this parcel of this size.

The subject property is situated near the end of the cul-de-sac of Place Moulin. The front of the property slopes steeply up from the street, but levels off into a relatively flat central area. The rear of the property slopes downhill to the south. A portion of the Tiburon Ridge Trail, a publicly dedicated pedestrian path, winds around the perimeter of the property.

Design Review approval was granted for a single-family home on this site in the late 1990’s, after which preliminary grading began for this house. The neighboring property owners at 20 Place Moulin were out of town during the Design Review process, and raised concerns about the approved house design after returning home and reviewing the approved plans. Construction on the project ceased after the current property repurchased the lot out of respect for these neighbors’ concerns.

Substantial excavation would be required to construct the proposed basement level and garage for this house and to construct the driveway leading to the garage. The visible portions of the residence would be generally situated at or above the existing grade of the site. The proposed swimming pool would be situated on a terrace level above the rear property line, with glass railings at the edges.

The mass and bulk of the proposed house would be similar that of a predominantly 3-story structure. All three levels would be visible primarily from the neighboring homes to the sides at 15 and 20 Place Moulin. The remainder of the house has a large two-story mass that is not dissimilar to a number of other large homes along this portion of Place Moulin. The elevation of the proposed building above street level would significantly contribute to the visual mass and bulk of the house when viewed from Place Moulin.

Due to the location of this property and other homes in this neighborhood along the Tiburon Ridge, views from surrounding residences are generally outbound away from the site of the proposed house. The adjacent homes at 15 & 20 Place Moulin appear to have some views across the subject site, although both of these homes are generally oriented away from the proposed house. As of the date of this report, Staff has not received feedback from either of these neighboring property owners regarding the potential visual impacts of the proposed house since the current story poles have been erected. Boardmembers are encouraged to visit these neighboring homes to better evaluate these potential impacts.

The proposed home and associated improvements would also be prominently visible from the portion of the Tiburon Ridge Trail circling the site. In particular, the location of the proposed swimming pool on a terrace would appear to loom over this hiking trail. The Design Review Board is strongly encouraged to view the story poles for this project from the Ridge Trail to evaluate the potential visual impacts on pedestrians using this path.

The landscaping plan submitted with this application indicates that most of the mature trees on the sides of the site would remain. Specific species are not indicated for screening trees proposed along the side property lines, or for four palm trees to be planted near proposed patios to the front and rear of the house. A more detailed landscaping plan should be required prior to approval of building permits for this project.

1. Conditions of approval

2. Application and supplemental materials

3.     Submitted plans

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 10, 2002, or as amended by these conditions of approval. Any modifications to the plans of June 18, 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: