The applicant has submitted a request to construct additions to a single-family residence located at 23 Sonora Court. The subject property is at the end of the cul-de-sac, and is on the down-hill side of the street. The subject property is average in size for the neighborhood, and slopes significantly down from the street. The proposed addition would expand the existing structure to the east and west, and partially to the south.

The existing structure is a three level home with a carport on the street level, kitchen and living areas on the main level, and bedrooms on the lower level. The additions would add a guest bedroom and garden room behind the existing carport, and generally increase the size of the living areas and existing master bedroom.

The plans indicate that the existing carport would be enclosed to create a two car garage. However, the application cannot be processed with this element of the plan because the existing carport is within the front-yard setback area. A variance application would be required to approve any addition to or enclosure of the carport area. Therefore, any improvements to the existing carport are not part of this application, and it is recommended that the Design Review Board disregard this portion of the application (See Condition #5).

The existing home is approximately 1,700 square feet in size, and the proposed additions would add approximately 1,200 square feet, bringing the house to approximately 2,900 square feet. The project would comply with the limit for floor area of 2,938 square feet.

It has come to Staff’s attention that there is a set of deed restrictions on the property associated with Unit 4 of the Little Reed Heights development (Exhibit #3). Attached is a copy of the "Declaration of Restrictions" which states that no building shall exceed a height of 22 feet. The overall height of the existing structure is 28’6", which exceeds the Declaration of Restrictions. The height of the proposed structure would be increased to approximately 29 feet.

The architectural style of the existing home would be substantially maintained, with a couple of exceptions. First, an arched clerestory window is proposed to be constructed over the entryway to the home. The window would be encased with a standing seam metal roof. Additionally, the proposed garden room on the east side would have a double high ceiling and a window that is significantly larger than other windows throughout the house. The remainder of the proposed addition would maintain the rectangular features, painted wood siding, and the flat roofline of the existing structure.

Most of the homes within the Little Reed Heights development are built along roads that are terraced into the hillside. This terraced effect inherently gives each home maximum access to views of the San Francisco Bay and other important landmarks. The subject home is stepped down the hillside further minimizing its impact on uphill properties. The proposed additions do not significantly impact the views or access to light and air of most of the adjacent neighbors. However, the neighboring residents to the east, the Franks, residing at 11 Sonora Court, currently enjoy a view in the westerly direction of a portion of Richardson Bay and Mount Tamalpais. This view is taken from a dining table near the kitchen in the residence. The proposed additions would eliminate a significant portion of this view (Exhibit #4). Even though the Franks have a panoramic view of the Richardson Bay region from the south side of their residence, it is recommended that the Board review the impact of the westerly view carefully. The proposed garden room and the family room expansion would also adversely impact the Franks’ access to light and air. The Tiburon Hillside Design Guidelines and the Zoning Ordinance address the issues of view and light blockage as follows (Exhibit #5):

Goal 3, Principle 7, of the Hillside Design Guidelines states that although some view blockage is inevitable, partial view blockage should be avoided whenever possible. View protection is most important for ceremonial rooms which include the dining room and kitchen. The most significant view impact the project poses is from the Franks’ kitchen.

Goal 3 Principle 7 also states that the horizon line is the most sensitive part of the view; then fore ground and middle ground respectively. The proposed addition would come across the horizon line as seen from the kitchen at 11 Sonora Court.

Goal 3, Principle 7 also states that a wide panoramic view can accept more view blockage than the smaller slot view. Even though the Franks enjoy a panoramic view looking south, the view looking west from the kitchen is a small slot view that should be protected.

Section 4.02.07 of the Zoning Ordinance states that one issue the Board should consider is the location of the proposed improvements on the site in relation to the location of improvements on adjoining sites with respect to adequacy of light and air. The proposed additions on the east side of the project site could potentially impair the Franks’ access to light and air.

There have been a number of letters submitted to the Planning Division regarding the subject application. Many of the letters are requesting that the Design Review Board continue the public hearing to a future date to allow the property owners who are out of town time to review the project. It is apparent that Marcelle Scholl of 29 Sonora Court (neighbor across the street), and Alexander and Marlis Miglietta of 557 Silverado Drive (adjacent neighbors to the west), could potentially be affected by the proposed development, and are currently out of town. Some of the letters discuss the effect on views the proposed project would have.

FILE #702117