Staff Report

ITEM NO.  3

PROJECT DATA

Address: 16 Old Landing Road

Assessor=s Parcel No.: 38-171-59 & 60

File No.: 10009

General Plan: Medium Density Residential

Zoning: RO-2 (Residential-Open) and M (Marine)

Property Size: 42,500 square feet

Current Use: Single-family residential

Owner: Richard Torretto

Applicant: Western Dock Enterprises

Date Complete: November 15, 2000

Permit Streamlining Act Deadline: February 6, 2001

PROJECT DESCRIPTION

A proposal has been made to construct a pier, boat lifts and boat storage on property located at 16 Old Landing Road. The parcel is currently developed with a single-family residence and several detached accessory structures.

The proposed 54 foot long pier would extend out into San Francisco Bay from an area near the lower driveway on the site. A boat lift would be installed on the left side of the pier, and a portion of the right side of the pier would also function as a kayak lift. Rack storage for kayaks and canoes would also be provided on the pier.

General Plan Consistency and Zoning Compliance

A portion of the subject parcel extends out into the bay. The area beyond the mean high water line is zoned M (Marine), while the landward area is zoned RO-2. Section 2.09.02 of the Tiburon Zoning Ordinance states that piers and docks for pleasure craft are permitted only with a conditional use permit. The proposed pier therefore requires such a permit.

The construction of a new pier and boat lifts also requires approval from the Bay Conservation and Development Commission (BCDC). The applicant has submitted an application to BCDC for approval of the pier and boat lifts. BCDC will not act upon its application until the Town has approved the project by approving a conditional use permit.

Policy LU-4 of the Land Use Element of the Tiburon General Plan states that:

"the Town recognizes and wishes to preserve its bay and waterfront as significant resources and shall closely consider the sensitivity of its coastal environment through the development review process, and shall encourage public access to the waterfront."

There are several other piers and docks which extend into the bay in the immediate vicinity of the subject property. Two piers currently exist on the north side of the property, and at least one of these piers extends out as far or farther than the proposed pier. The presence of these other piers indicates that this is not a pristine or particularly sensitive section of shoreline. The proposed pier would therefore not compromise the integrity of this shoreline area or result in any view impacts or other obstructions for any neighboring homes.

ENVIRONMENTAL STATUS

The project is categorically exempt from the requirements of CEQA per Section 15301 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.

1. Draft resolution

2. Application form

3. Site plan and elevations