SUBJECT: 390 GREENWOOD BEACH ROAD; FILE # 20313

The applicant is requesting Design Review approval for remodeling to an existing single-family dwelling and garage on property located at 390 Greenwood Beach Road. The property currently contains a two-story residence and a single-story garage.

A previous Site Plan and Architectural Review application (File #20128) was approved by the Design Review Board on August 16, 2001 to 853 square feet of additions to the existing buildings on the site. The previous application also included variances for reduced front and rear yard setbacks and excess lot coverage, along with a floor area exception.

The applicant now wishes to modify the previously approved plans for this project. The proposed modifications include an extended deck to the rear of the lower level of the house; a gabled roof for the garage; and a new chimney. The floor area for the property would remain unchanged from the previous approvals. The deck would increase the approved lot coverage on the site by less than one percent; Town policy does not require a variance for excess lot coverage in such cases.

A portion of the existing garage extends to within one foot (1’) of the front property line. The front portion of the proposed gabled roof would also extend into this required setback. Therefore, a variance is requested for reduced front yard setback.

A portion of the proposed gabled roof would also increase the measured height of the building at the rear of the garage to 33.5 feet above the existing grade. As the maximum building height in Tiburon is 30 feet, a variance is also requested for excess building height.

The subject property drops sharply down from Greenwood Beach Road toward the bay. The existing house is barely visible from the street. The garage is the only structure which is situated at street level, with the house situated below the grade of the street facing the bay. Mature vegetation and a fence exist along the front property line, further screening the house from view.

Variances for reduced front yard setback (File #24101) and reduced front and rear yard setbacks (File #25204) have previously been approved for the subject property. The existing garage projects past the front property line, but none of the proposed construction will project past this property line.

The applicant has indicated that the additional garage roof height is needed to provide an adequate entrance for the garage. Street repaving projects have made the slope to the existing garage door unusable, necessitating a higher garage door than can be possibly installed while maintaining the current flat garage roof. The proposed gabled roof design is intended to complement the exterior design of the remainder of the house.

The proposed deck extension to the rear would be situated at a low elevation that should eliminate any potential view or privacy impacts from neighboring homes. The proposed chimney would not interfere with the views for any homes in the vicinity.

Staff has reviewed the proposal and finds it to be in conformance with the development standards for the R-1 zone with the exception of the previously noted variances for reduced front yard setback and excess building height.

In order to grant the requested variances, the Board must make the findings as required by Section 4.03.05 of the Tiburon Zoning Ordinance. Staff suggests that the following findings may be made in support of the requested variance:

1. Because of special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of this Ordinance will deprive the applicant of privileges enjoyed by other properties in the vicinity and in the same or similar zones.

Special circumstances that apply to this property include its unusual shape, small size and steep slope. The rear property line is V-shaped, creating a very narrow center of the parcel. The entire property has an area of 4,500 square feet, which is substantially less than the 10,000 square foot minimum lot size in the R-1 zone. The property also drops sharply away from the front property line, with the foundations of the garage building on the site angling downward beneath the garage itself. The unusual configuration, small size and steep slope create special circumstances that differentiate this property from other R-1 zoned lots in Tiburon.

2. The variance will not constitute a grant of special privileges, inconsistent with the limitation upon other properties in the vicinity and in the same or similar zones.

As stated above, several other homes in this neighborhood have received variances for reduced front yard setback and excess building height.

3. The strict application of this Ordinance would result in practical difficulty or unnecessary hardship.

The location of the existing garage below the surface of the adjacent street creates a practical difficulty in maintaining the required front yard setback with the current garage configuration. However, the area of the proposed garage roof modification that extends above the 30 foot maximum building height is not needed to provide adequate interior space or access to this garage; therefore, the strict application of the maximum building height requirement would not result in a practical difficulty or unnecessary hardship on the applicant.

4. The granting of the variance will not be detrimental to the public welfare or injurious to other properties in the vicinity.

As previously noted, the proposed construction would not result in view or privacy impacts on neighboring property owners which currently have views across this site.

1. Conditions of approval

2. Application and supplemental materials

3. Minutes of the August 16, 2001 Design Review Board meeting

4. Submitted plans

FILE #20313