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RESOLUTION NO. 3121
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON
AMENDING THE FRAIGE PRECISE PLAN
(PLANNED DEVELOPMENT NO. 31) AND SUPERSEDING
PREVIOUS RESOLUTIONS THEREFOR
(1,5 & 9 STEVENS COURT)
ASSESSOR PARCEL NOS. 58-111-25.26 & 27
WHEREAS, the Town Council of the Town ofTiburon does resolve as follows:
Section I. Findings.
A. On September 19, 1984, the Tiburon Town Council approved a Master Plan, Precise Plan
and Tentative Map for the Fraige subdivision. The Precise Plan, in Resolution No. 2261,
established development parameters (including building envelopes and maximum house
sizes) for three (3) single family lots. Some of the conditions of this Resolution were
modified by the adoption in 1990 of Planning Commission Resolution No. 477-90.
B.
On April 19, 1995, the Tiburon Town Council approved an amendment to the Precise Plan
by adopting Resolution No 3087, which modified the building envelope locations and
imposed special height restrictions on portions of building envelopes.
C. On July 5, ]995, the Town Council approved Resolution No. 3101 which further amended
the Precise Plan by modifYing building envelopes and height restrictions.
D. The Town Council has received and considered an application filed by Monahan Pacific to
further amend the Fraige Precise Plan to modifY the requirement that four parking spaces
be located within the building envelope for each parcel, and to allow for fencing outside of
the building envelope, The application consists of the following:
1. Application form received 8/23/95.
2. Letter from Monahan Pacific dated 8/29/95.
3. Site Plan and Sections, Sheets SP, SP-I, and SP-2, prepared by the Bradley Group
dated 6/22/95.
The Planning Commission reviewed the application at a public hearing held on September
13, ] 995 and adopted Resolution No. 95-16 recommending approval of the application
and consolidation of previous conditions of approval. The Planning Commission
-subsequently re-heard the matter on remand from the Town Council and on September 27,
1995, voted to make a minor amendment to Condition NO.5 of its resolution.
Tiburon Town Council
Resolution No. 3121
10/4/95
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E,
Because of the numerous previous modifications to the Fraige Precise Plan, involving four
prior resolutions, the Town Council with assent of the applicant is taking this opportunity
to consolidate the remaining applicable conditions of approval on the Precise Plan, and
supersede the previous Resolutions approving the Precise Plan.
F, The official record for this project is hereby incorporated and made part of this resolution.
The record includes the Staff Reports, minutes, application materials, and all comments
and materials received at the public hearing.
G. The Town Council held a duly-noticed public hearing on September 20, 1995, and heard
and considered testimony from interested persons. The Town Council remanded the item
to the Planning Commission for additional review and re-heard the matter on October 4,
1995.
H, The Town Council finds the parking and fencing amendments approved herein represent
reasonable limitations on the development of the property, in keeping with the pattern of
development in the surrounding neighborhood. The Town Council further finds that the
proposed amendments, as conditioned, will not adversely affect other properties in the
vicinity. Consolidation of the remaining applicable conditions of approval will reduce
future confusion as individual home applications are processed.
I.
The Town Council finds that the project is exempt from the requirements of the California
Environmental Quality Act per Section 15303 of the CEQA Guidelines.
Section 2. Approval.
NOW, THEREFORE, BE IT RESOLVED that the Town Council Commission of the
Town ofTiburon does hereby approve amendments to, and consolidate herein, the 'previously-
adopted conditions of approval for the Fraige Precise Plan (Planned Development No.3 I) as
follows:
1. This Precise Plan approves three building sites for single family detached homes.
2, Building envelopes for the three parcels are shown on the drawing dated 6/22/95 by the
Bradley Group, Sheet SP1, on file with the Town ofTiburon Planning Department, No
structures shall be permitted outside the approved building envelope for each parcel
except driveways, retaining walls associated with driveways, and fencing. All fencing,
even ifless than 3'12 feet in height, shall receive Site Plan & Architectural Review
approval.
---T-AlIsti1iC!ures located within those highlighted portions of the building envelopes for
Parcels] and 2, as shown on the attached Exhibit "A", shall be limited to 20 feet in height
as measured from existing grade along the uphill edge of the building envelope and
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Tiburon Town Council
10/4/95
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Resolution No. 3121
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extending horizontally across the area of restricted height. No flat roofs shall be permitted
within the restricted height area. At no point shall any structure exceed 30 feet above
existing grade in any portion of a building envelope.
4,
The maximum gross floor area for each parcel shall not exceed 3,600 square feet,
including the garage.
5.
A minimum offour (4) parking spaces shall be provided on each parcel, two spaces within
the building envelope and two spaces between the building envelope and Stevens Court on
the driveway approach to the residence. The hammerhead area, as required for emergency
vehicle turnaround by the Tiburon Fire Protection District, is defined as shown on
attached Exhibit "B", The wings of the hammerhead may be available for parking, one
wing to be used by Parcel 2 as a driveway and count for required parking, and the other
wing shall be available for excess guest parking within the subdivision.
6.
All structures shall be subject to Site Plan & Architectural Review approval by the Town.
Each residence shall be compatible with the surrounding neighborhood and shall conform
with the Tiburon Hillside Design Guidelines.
7.
In conjunction with the first Site Plan and Architectural Review application submittal for
the subdivision, a landscape plan shall be submitted for review and approval by the Design
Review Board. Said plan shall provide for an appropriate landscape screen between the
private access roadway and adjacent upslope properties. This screening shall be installed
in conjunction with the construction of the first house in the subdivision. The purpose of
the landscaping shall be to screen views of the access road from the upslope neighboring
properties. The screen shall be designed to use a variety of plant species and types for the
purpose of creating an informal and natural-looking screen rather than a formal and
monotonous hedge.
Prior to the issuance of the first building permit for the subdivision, a monetary security
adequate to ensure the installation and maintenance of the landscape screening shall be
deposited with the Town. The deposit shall be refunded not less than three (3) years after
satisfactory completion and successful establishment of the landscape screen.
8. No grading or earth movement shall be permitted within the presently existing dripline of
the oak tree on Parcel 1. Construction fencing shall be installed and maintained along the
edge of the oak tree dripline prior to the commencement of any grading, site preparation,
or construction activity.
9,
The site preparation and construction on Parcel 3 shall be carefully performed in order to
minimize impacts on nearby trees. Construction fencing shall be installed and maintained
" along the dripline of potentially affected oak trees prior to the commencement of any
grading, site preparation, or construction activity,
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Tiburon Town Council
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Resolution No. 3121
10/4/95
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10.
Prior to the issuance of a building permit for any parcel in the subdivision, an appropriate
instrument shall be recorded with the Marin County Recorder's Office which modifies the
configuration of the Access and Utilities Easement shown on PM 5-90 to be consistent
with the approved Precise Plan. This condition specifically refers to the easement line
across Parcel 2. In addition, the stated purpose of the easement across Parcels I and 2
shall be expanded to include landscape screening as required by Condition No, 7 above.
I I. Prior to issuance of a building permit, the Town Engineer shall review the drainage plans
of individual parcels for conformance with the Town's Single Family Drainage
Requirements.
12, All applicable conditions of the Tiburon Fire Protection District shall be met prior to
issuance of a building permit.
)3, Connection to Sanitary District NO.5 is required, All applicable conditions of the District
shall be met prior to issuance of a building permit.
14. Domestic water supply shall be provided by Marin Municipal Water District. All
applicable conditions of the District shall be met prior to issuance of a building permit.
IS.
Hours of construction shall be limited to those set forth in Chapter 13 of the Tiburon
Municipal Code.
16,
Cut and fill areas, or other disturbed ground shall be protected from erosion as needed,
promptly after the work is completed, as directed by a qualified soils engineer.
Section 1. Prior Resolutions Superseded.
Town Council Resolutions No. 2261, 3087, and 3101; and Planning Commission
Resolution 477-90 are hereby superseded by this Resolution.
PASSED AND ADOPTED at a regular meeting of the Town Council on October 4,1995,
by the following vote:
AYES:
NOES:
ABSENT:
COUNCILMEMBERS: Thayer, Thompson & Wolf
COUNCILMEMBERS: Ginalski & Nygren
COUNC[LMEMBERS: None
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Tiburon Town Council
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Resolution No. 3121
10/4195
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Tiburon Town Council
Resolution No. 3121
ANDREW THOMPSON A YOR
TOWN OF TIBURON
10/4/95
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