CITY OF BELVEDERE PLANNING COMMISSION STAFF REPORT REPORT DATE: 6/13/2017 AGENDA ITEM: 7 MEETING DATE: 6/20/2017 TO: City of Belvedere Planning Commission FROM: Rebecca Markwick, Associate Planner REVIEWED BY: Irene Borba, City Planner Emily Longfellow, Deputy City Attorney SUBJECT: Design Review, Exception to Total Floor Area, Variance and Revocable License for modifications to the existing residence and garage located at 296 Beach Road (Landfall) RECOMMENDATION The applicant is requesting Design Review, Exception to Total Floor Area, Variance and Revocable License applications for an addition to the house and garage. The applications are included as Attachment 5 and the project plans are included as Attachment 6. Staff recommends that the Planning Commission conduct the required public hearing and take the following actions: MOTIONl Adopt the Resolution granting Design Review for an addition to the existing residence and garage for the property located at 296 Beach Road, (Attachment 1); MOTION2 Adopt the Resolution granting an Exception to Total Floor Area to allow 6, 705 SF where 4,850 SF is permitted and 5,816 SF exists at 296 Beach Road (Attachment 2); MOTION3 Adopt a Resolution granting a Variance to allow the side yard setback at 1 foot where 7 feet is required and 0 feet exists for the dwelling at 296 Beach Road (Attachment 3); MOTION 4 Adopt a Resolution granting a Variance to allow the side yard setback at 5 feet where 7 feet is required and 5 feet exists for the garage at 296 Beach Road (Attachment 4); MOTIONS Recommend to the City Council approval of a Revocable License for improvements located in the public street right-of-way at 296 Beach Road BACKGROUND/HISTORY 296 Beach Road is located on the east side house has been altered many times since of Belvedere Island on almost a half acre 1932. The central north wing (roughly Y-i of sized lot overlooking a City-owned the current building) is original. The house waterfront parcel. The site is characterized has been transformed from its original by an extensive garden with mature cottage to a large home. All of the original vegetation and a series of stone retaining doors have been replaced, all elevations walls, steps, benches, and terraces. A pier, modified, almost all of the original windows leased by the property owners at 296 Beach have been replaced. The only features that Road is located on the City water lot below remain from the original cottage are the the house. The pier which was once the stop pointed arch roof form, shingle cladding, for the ferry, "The Marin," operated on a and the original shed dormer over the west private run between Sausalito and the elevation. Tiburon Peninsula for more than 30 years. A City owned lane known as Cliff Lane is located on the north side of the property, the lane provided access to the ferry pier below. The house is considered one of Belvedere's oldest permanent residences, known as the "Landfall" and Albert Farr may have designed the original cottage (about Y-i of the current existing footprint of the building). The original house was constructed in 1891 and the garage was built later in 1976. The house was designated a City of Belvedere Historic Property in 2011. The garage is not designated a Historic structure. According to the Brunzell Historic Report (Attachment 6) dated January 26, 2017 the History 1958- Revocable License executed for Cliff Lane use. There are no records of the improvements approved with this Revocable License. 1959- Revocable License executed to repair the existing wharf on City property and repair stairs from the property to the wharf. 197 6- Planning Commission approval of Design Review and a Variance for a two car garage to encroach into the side yard setback. Revocable License approved for driveway and garage. 1981- Planning Commission approval of Design Review and Variance applications to build a redwood deck and spa in the rear yard setback. 1981- City Council approval of a Revocable License for a deck and improvements on City Property. 1997- Planning Commission Design Review approval of a dock extension. 296 Beach Road Avenue - June 20, 2017, Planning Commission Meeting Page 2 2001- Staff approval to replace patio doors with new patio windows. 2002- Staff approval to move the existing floating dock from the side of the pier to the end of the existing pier. 2004- Staff approval to replace the existing windows and doors in the kitchen with new windows and doors in relatively the same location. 2010- Historic Preservation Committee nominated the home and property at 296 Beach Road to be a City of Belvedere Historically Designated Property. 2011-Planning Commission approved a motion recommending that the City Council designate 296 Beach as a City of Belvedere Historic Property. 2011- City Council approval of 296 Beach Road as a City of Belvedere Historic Property. 2011- Historic Preservation Committee recommended the City Council enter into a Mills Act Agreement with 296 Beach Road. 2011- City Council approved Mills Act Agreement. 2016- Letter of Non-Renewal of Mills Act Agreement sent to the property owners of296 Beach Road. 2017- The City Council took no action, keeping the notice of nonrenewal of Mills Act Agreement for 296 Beach Road in effect. Historic Preservation Committee On May 9th, the proposed project was reviewed by Historic Preservation Committee (Attachment 7). The Committee reviewed and made recommendations based on the following project description: The project proposes Design Review, Exception to Total Floor Area and a Variance to allow for a few small additions spread out through the residence and the garage. The existing residence and garage are 5,816 SF and the project proposes a 6,705 SF residence and garage. A 125 square foot addition on the main floor to create a new entry way is proposed. Adjacent to the existing kitchen a 290 square feet addition is proposed, half of which is in the existing crawl space. At the lower level 17 square feet is proposed to house the mechanical equipment. The existing two car (non-historic) garage is proposed to be raised 4 feet as well as the driveway to make the garage more accessible. A 389 square foot expansion of the existing ground floor studio underneath the garage will create a guest unit. The existing potting shed is proposed to be reshingled and reroofed with wood shingles and shakes to match the existing. New windows and doors are proposed to be replaced with painted wood windows to match the house. All the landscaping will remain the same except that a pool is proposed in the lower right hand comer of the property. The existing metal trellis is proposed to be replaced with a wood trellis. The Committee determined that the project was consistent with the Secretary of Interior's Standards (refer to Attachment 7 Historic Preservation Committee staff report and associated attachments). The Committee recommended approval of the proposed modification. Because the improvements are consistent with historic guidelines, the project is consistent with CEQA requirements. 296 Beach Road Avenue - June 20, 2017, Planning Commission Meeting Page 3 ZONING PARAMETERS ELEMENT PRESCRIBED EXISTING PROPOSED Lot Area 15,000 SF 18,419 SF No Change Total Floor Area 4,850 SF 5,816 SF 6,705 SF Lot Coverage 30%150% 19%/25% 21%/27% Left Side Yard Setback 7' O' 1' (House) Right Side Yard Setback 7' 7' No Change (Garage) No Change Rear Yard Setback 20' 10' Front Yard Setback O' 30' 34' Building Height 36' 28' 32' (Garage) Building Height 22' 25' Average (Garage) 28' Parking Spaces 2 2 No Change PROJECT ANALYSIS/ DESIGN REVIEW As noted above, the applicant is requesting Design Review, Exception to Total Floor Area, and Variance approvals for a remodel and addition to the existing house and detached garage. House On the main floor of the house a 125 SF addition is proposed to create a new entry space at the front of the house. A new shed roof is proposed above the new entryway. The master bathroom is proposed to be remodeled and new dormers are proposed on the west elevation. Adjacent to the kitchen a 290 SF addition is proposed on the east elevation, half of which is the existing crawl space. A new deck is proposed above the addition on the east elevation, which will match the existing deck on the same elevation. Two new skylights are proposed and two new chimney enclosures are proposed. At the lower level of the home a 17 SF addition is proposed to house the mechanical equipment. Garage The existing two car garage is proposed to be raised 4 feet along with the existing driveway to make the garage more accessible. A 389 SF addition is proposed to the existing ground floor studio. The footprint of the garage will essentially remain the same, and the garage is not proposed to be demolished, instead lifted and then placed down. The garage will increase in height by 4 feet. The proposed change to the garage, raising it 4 feet as well as raising the 296 Beach Road Avenue - June 20, 2017, Planning Commission Meeting Page4 driveway approach 4 feet will help with help in the access from Beach Road. Currently there is a very steep driveway approach from Beach Road. The elevation change will aid in the traffic flow of the prope1iy. The garage is being lifted so that the property owners can preserve it, add to the existing studio below and then put the garage on top of the addition. General All colors and materials will match the existing house and garage.