TO: Design Review Board

FROM: Brian Lynch, Associate Planner

SUBJECT: 11 Apollo Road; file #702117

Site plan and architectural review for an addition to an existing single-family residence.

MEETING DATE: September 5, 2002 REVIEWED BY: DMW

APPLICANT/OWNER: Jay and Marti Andrews

PROJECT ARCHITECT: Paul Ballora

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PROJECT DATA:

Address: 11 Apollo Road

Assessor Parcel Number: 034-262-26

File Number: 702117

Lot Size: 8,224 square feet

Zoning: R-1 (single-family residential)

General Plan: M-H (medium-high density residential)

Flood Zone: C

Date Complete: July 29, 2002

CEQA Exemption: August 30, 2002

Permit Streamlining

Act Deadline: October 29, 2002

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 to construct an addition to a single-family residence located at 11 Apollo Road. The subject property has characteristics similar to most properties in the Belveron neighborhood; it is rectangular shaped, very flat, and modestly sized. The existing home is located approximately in the center of the 8,224 square foot lot. The proposed addition would be located on the front of the existing house, bringing the structure to the limit of the required 15 foot front yard setback line. The proposed plan would create a new master bedroom, a larger two car garage, and a revised entryway. The addition would remain on the ground level, and the existing height of the structure would be maintained.

The existing home is approximately 1,030 square feet in size, and the addition would add approximately 875 square feet, for a total of 1,905 square feet. The project would remain within the limits for lot coverage and floor area. The proposed structure would also comply with all required property line setbacks.

ANALYSIS:

Zoning

The project appears to be in conformance with all of the development regulations of the R-1 zoning district.

Design Issues

The proposed addition would bring the structure closer to the street than the adjacent homes, possibly creating a sense of inconsistency in the neighborhood. However, the addition would maintain the architectural style that is prevalent in the area. The basic floor plan of the home would also be maintained, lessening the intrusiveness of the addition. Moreover, the property is well screened with vegetation, and there would be no significant view or privacy impacts on adjacent properties.

The colors and materials of the addition would be consistent with the existing structure. Staff does not foresee any concerns with the design of the project.

Public Comment

The applicant has submitted a series of memos signed by several of the neighbors in the vicinity declaring their support of the project.

RECOMMENDATION:

It is recommended that the Board review this project with respect to Zoning Ordinance Sections 4.02.07 (Guiding Principles). 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.

EXHIBITS:

Conditions of Approval

Application and supplemental materials dated July 15, 2002

Plans prepared for the project

EXHIBIT 1

CONDITIONS OF APPROVAL

11 Apollo Road

FILE #702117

1.    This approval shall be used within 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 received by the Town of Tiburon on July 15, 2002, or as amended by these conditions of approval. Any modifications to the approved plans must receive further design review and approvals.

3.    All skylights shall be bronzed or tinted in a non-reflective manner, and no lights shall be placed in the wells.

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

5.    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.