Staff Report

ITEM NO. E-4

REPORT DATE. 4/26/02

ASSESSOR=S PARCEL: 038-422-03

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 a detached garage and swimming pool on the property located at 205 Taylor Road. The existing home is located near the top of Taylor Road, and the property slopes significantly from east to west. The existing home is a two story residence that is 4,185 square feet in size, in addition to a 600 square foot attached garage.

The detached garage is proposed to be located on the south west side of the property, downhill from the main residence. The floor area of the proposed garage is 837 square feet. The swimming pool is proposed to be located centrally on the site, behind the existing residence. The area that the pool is to be located is graded flat where there is currently a landscaped lawn. A four foot high metal fence is proposed to be located around most of the perimeter of the pool. A six foot high screen comprised of a brick wall and a glass wind screen would be placed on the south side of the proposed pool.

The project site is part of the Taylor Road Phase of the Ring Mountain subdivision. Because this subdivision has a Residential Planned Development zoning designation, the development regulations are particular to each lot. Each lot has a primary and secondary building envelope, which is based on the site features. As stated in the Precise Plan for the subdivision, the main structures on the site must stay within the constraints of the primary building envelope. Accessory structures, or in this case, the detached garage and swimming pool must be limited to the primary or secondary envelope. As seen on the site plan for the project, the proposed swimming pool and detached garage comply with constraints of the building envelopes.

The floor area for the site is based on the Town’s standard FAR regulations, which is 5,354 square feet, plus 600 square feet for a garage. Since there is already a 600 square foot garage on the property, the proposed 837 square foot garage would count towards floor area. With the addition of the detached garage, the floor area for the property would increase to 5,022, which complies with the floor area regulation.

Zoning

Staff finds that the project is in conformance with the development standards for the Ring Mountain Precise Plan.

Design Issues

The colors and materials of the exterior of the proposed garage would match the existing residence. The siding on the proposed to be stucco, and the roofing materials would be concrete roof tiles. The windows would also match the clad wood windows on the existing residence. The brick wall and glass screen by the pool would be constructed with the same brick materials as used on the sides of the residence, and the metal fence would approximately match the metal railing used on the residence.

The detached garage would be located on a significantly sloping portion of the property, and is designed to be constructed into the hillside. There would be a significant amount of grading to construct the garage, but it would result in a design that could not be easily seen from adjacent residences. Access to the garage would be via Taylor Road, across the property at 203 Taylor Road, and onto the subject property at the southwest corner. The owner of 203 Taylor Road has submitted a letter stating that an easement would be granted to the Nirensteins for purposes of accessing the proposed garage. A letter from a licensed land surveyor has been provided which describes the easement that would be recorded if the project is approved. These materials have been attached to the staff report.

Public Comment

A letter received March 27, 2002, from Paolo Patrone, owner of 203 Taylor Road, states that he is in support of the project and that he would grant the necessary easement for access to the proposed garage.

A letter received March 27, 2002, from the Ring Mountain- Taylor Road Homeowners Association, states that the proposed improvements have been approved based on the following conditions:

1.    A sound isolating, acoustic fence of appropriate dimensions and appearance has been requested to keep the pool from interfering with neighbors’ quiet enjoyment of their property, as required by our CC&Rs #3.16.

2.    The sounds coming from the pool equipment should be isolated by enclosing such equipment in an appropriate structure that conforms to the Tiburon Hillside Design Guidelines, Goal 2, Principal 9.

3.    A driveway would be preferred with such a curvature that it minimizes that look of a straight driveway and that is hidden by foliage.

Seven property owners along Taylor Road have signed the proposed plans, showing their support of the project. The signatures will be made available at the Design Review Board meeting.

RECOMMENDATION:

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

1.    Conditions of Approval

2.    Application and supplemental materials dated March 27, 2002.

3.    Letter from Paolo Patrone, owner of 203 Taylor Road.

4.    Letter and legal description written by Jon Breyfogle, Land Surveyor.

5.    Letter from Homeowners Association

6.    Plans for the project.

EXHIBIT 1  CONDITIONS OF APPROVAL  205 TAYLOR ROAD   FILE #702037

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 March 27, 2002, or as amended by these conditions of approval. Any modifications to the approved plans must receive further design review and approvals.

3.    All exterior lighting shall be shielded downlighting.

4.    The pool equipment shall be enclosed in way to reduce noise as much as possible, and shall be located away from neighboring properties. The equipment enclosure shall be reviewed and approved by the Planning Department prior to the issuance of a building permit.

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.