TO: DESIGN REVIEW BOARD

FROM: PLANNING MANAGER WATROUS

SUBJECT: 90 BOND LANE; FILE # 703010

SITE PLAN AND ARCHITECTURAL REVIEW FOR CONSTRUCTION OF AN ADDITION TO AN EXISTING SINGLE-FAMILY RESIDENCE

MEETING DATE: MARCH 6, 2003

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PROJECT DATA:

ADDRESS: 90 BOND LANE

ASSESSOR=S PARCEL: 38-071-07

FILE NUMBER: 703010

PROPERTY OWNERS: SAM MILLER

APPLICANT: VALENTINE ARCHITECTS

LOT SIZE: 44,361 SQUARE FEET

ZONING: RO-1 (SINGLE-FAMILY RESIDENTIAL-OPEN)

GENERAL PLAN: MEDIUM LOW DENSITY RESIDENTIAL

FLOOD ZONE: C

DATE COMPLETE: FEBRUARY 13, 2003

PERMIT STREAMLINING

ACT DEADLINE: APRIL 29, 2003

PRELIMINARY ENVIRONMENTAL DETERMINATION

Town Planning Division Staff has made a preliminary determination that this proposal would be exempt from the provisions of the California Environmental Quality Act (CEQA) as specified in Section 15301.

PROPOSAL

The applicant is requesting Design Review approval to construct an addition to an existing single-family dwelling located at 90 Bond Lane. The existing master bedroom suite would be expanded to include an exercise room, walk-in closet and a second bathroom.

The proposed additions would add 538 square feet of floor area and lot coverage to the existing single story structure. The lot coverage for the site would be increased to 8.2%, which is less than the 15.0% maximum lot coverage permitted in the RO-1 zone. The proposed additions would result in a total floor area for the house of 3,363 square feet, which is less than the maximum floor area permitted for a lot of this size.

A color and materials board has not been submitted, as the proposed additions would match the colors and materials of the existing house.

ANALYSIS

Zoning

Staff has reviewed the proposal and finds it to be in conformance with the development standards for the RO-1 zone with regard to building setbacks, lot coverage and height limits.

Design Issues

The existing house is located on a relatively level portion of the site, generally below the level of the street. The proposed addition would extend to the right (east) of the house, with a roofline matching that of the existing structure.

The proposed addition would be marginally visible from several other nearby homes, but would not project into the views of San Francisco Bay from any residence. The addition would therefore not result in any significant visual or privacy impacts on surrounding properties.

Staff does not foresee any other design issues with this project.

Public Comment

As of the date of this report, no letters have been received regarding the subject application.

RECOMMENDATION

The Board should review this project with respect to Zoning Ordinance Sections 4.02.07 (Guiding Principles) and determine that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) as specified in Section 15301. If the Board finds the design to be acceptable and in conformance with the Town’s Design Guidelines, Staff recommends that the attached conditions of approval be applied.

ATTACHMENTS

1. Conditions of approval

2. Application and supplemental materials

3. Submitted plans

CONDITIONS OF APPROVAL

90 BOND LANE

FILE #703010

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 January 22, 2003, or as amended by these conditions of approval. Any modifications to the plans of January 22, 2003, 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 must be down light type fixtures.