SUBJECT: 5 MACANNAN COURT; FILE # 703083

The applicant is requesting Design Review approval to construct additions to an existing one-story single-family dwelling located at 5 MacAnnan Court. The existing kitchen and living room would be expanded, and the existing entry would be relocated, resulting in a new study and storage area. The existing attached carport would be moved forward. A new second story area is proposed, which would include a master bedroom suite. A new gate and reconfigured fence are also proposed to be constructed toward the front of the property.

The proposed additions would add 759 square feet of floor area to the existing house, resulting in a total floor area of 2,417 square feet, which is less than the floor area ratio for a lot of this size. The proposed additions would increase the lot coverage of this property by 256 square feet to a total of 1,914 square feet (22.2%), which is less than the 30.0% maximum lot coverage permitted in the R-1 zone.

The subject property is located on a narrow, privately maintained street (MacAnnan Court). Property lines for several of the adjoining lots extend into the roadway easement. For zoning purposes, the front property line for this lot is determined to be the southwestern property line, which is adjacent to the roadway easement.

MacAnnan Court serves five homes, and slopes slightly uphill from Tiburon Boulevard. The subject property is located uphill of the other homes along MacAnnan Court, which have limited views to the south that are often obscured by trees on these lots and other properties south of Tiburon Boulevard. Two adjacent homes at 9 & 11 Mantegani Way are situated upslope from the property; although the proposed second story area would be visible from these homes, the owners of these residences have indicated that they have no objections to the proposed project.

The proposed additions would be a part of the renovation of homes along MacAnnan Court. A similar project to add a second story area to an existing one-story residence at 3 MacAnnan Court was approved by the Design Review Board on June 5, 2003. The design of the proposed project would therefore appear to be consistent with the character of the surrounding neighborhood.

1. Conditions of approval

2. Application and supplemental materials

3. Submitted plans

FILE #703083 

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 June 2, 2003, or as amended by these conditions of approval. Any modifications to the plans of June 2, 2003, must be reviewed and approved by the Design Review Board.

3.    Plans submitted to the Building Division 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 Division 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 Planning Division 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 Planning Division 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.