Staff Report

ITEM NO.   D-1

BACKGROUND

A proposal has been made to convert the unfinished ground floor and loft space adjacent to an a two-car garage within an existing accessory building on property located at 103 Reed Ranch Road. The proposed secondary dwelling unit would have an area of 945 square feet. The lower portion of the proposed unit would contain a living room, kitchen and laundry area. The upper level would be connected by an interior stairway, and would include a bedroom and bathroom.

This application was first reviewed at the January 9, 2002 Planning Commission meeting. At that time, concerns were raised by several neighboring property owners regarding potential privacy impacts on the adjacent uphill homes at 105 Reed Ranch Road, and the potential visual impacts of the unscreened parking area at the front of the property. The Planning Commission these concerns, and directed the applicant to redesign the secondary dwelling unit to relocate the entry to the other side of the building and redesign the parking area.

The applicant has submitted revised plans for this project, which include the following changes:

1.    The entry for the proposed secondary dwelling unit has been relocated from the north side of the structure to the south side of the building, facing into the interior of the lot.

2.    The large living room window facing the home at 105 Reed Ranch Road has been eliminated.

3.    Both surface parking spaces are now proposed to be located on the south (left) side of the existing driveway. The other two parking spaces would be provided by the remaining garage area.

4.    Additional landscaping is proposed to be planted along the front property line and to the south of the expanded parking area to screen vehicle parked on the site. The applicant is proposing to plant 3 large shrubs (melaleuca nesophila) and 5 medium-sized shrubs (nerium oleander) to the south of the parking area to provide screening to vehicles driving northbound on Reed Ranch Road. In addition, 5 low shrubs (dietes vegeta) are proposed to be planted closer to the front property line to screen part of the parking area for homes across the street.

5.    A preliminary landscaping plan has also been provided for the property on the south side of the structure. The applicant proposes to plant a vegetable garden in this space, along with other low shrubs and ground cover.

General Plan Consistency and Zoning Compliance

The previous Staff report (Exhibit 3) analyzed the items to be addressed in the review of an application for a secondary dwelling unit by Section 4.05.05 of the Tiburon Zoning Ordinance. Discussion at the prior Planning Commission hearing on this application centered on the adequacy and potential visual impacts of the proposed off-street parking, and potential privacy impacts on the adjacent home at 105 Reed Ranch Road. As noted above, the revised plans indicate that two off-street parking spaces can be provided adjacent to the existing driveway and garage. The proposed landscaping should help to screen any vehicles parking in these open spaces, and to mitigate the view of the additional paved surfaces.

The relocation of the entry door to the opposite side of the structure and the removal of the previously proposed side living room window should effectively mitigate any potential privacy impacts on the adjacent uphill residence. The only window that would be oriented toward this neighboring home would face into an interior stairway, and should result in minimal privacy intrusion on the residents next door. The submitted landscaping plan for the side of the property also addresses any aesthetic concerns regarding this currently undeveloped portion of the site.

As also previously noted, Staff considers secondary dwelling units to be an excellent means of providing affordable rental housing in Tiburon. Such units also address a need identified in the Housing Element of the Tiburon General Plan. General Plan Policy H-22 states that the Town should A encourage throughout the community the voluntary delivery of rental housing, especially for senior households, singles, single parents, and young households, by allowing secondary dwelling units in locations consistent with ordinance requirements and criteria.@ As noted above, the proposed secondary dwelling unit complies with both the requirements of the RO-2 zone and the standards for secondary dwelling units contained within the Tiburon Zoning Ordinance. Because of the minor exterior changes proposed for this project, an application for Site Plan and Architectural Review would be required upon approval of the subject conditional use permit.

ENVIRONMENTAL STATUS

The project is categorically exempt from the requirements of CEQA per Section 15303 of the CEQA Guidelines.

RECOMMENDATION

Staff recommends that the Planning Commission take public testimony on this item and adopt the draft resolution granting conditional approval of the project.

EXHIBITS

1. Draft resolution

2. Minutes of the January 9, 2002 Planning Commission meeting

3. Planning Commission Staff report dated January 4, 2002

4. Revised plans