HomeMy WebLinkAboutTC Digest 2012-06-15TOWN COUNCIL WEEKLY DIGEST
Week of June 4 -15, 2012
Tiburon
1. Letter - Jim Fraser - Appreciation for Article in Coastal Living Magazine
2. Memo - Curran/Bigall/Danforth - Mill Valley Refuse Service Rate Request
3. Memo - Chief Michael Cronin - Warning Sirens on School Sites
4. Memo - Dan Watrous - Belvedere Tennis Club Proposed Tennis Court Lights
5. Letter - Marin Co. Hazardous & Solid Waste Mgmt JPA - Award 2001-2012
Zero Waste Grant to Tiburon
6. Memo - Town Clerk Crane Iacopi - Proclamation in Honor of Sam Chapman
7. Monthly Report - Office of Design Review - May 2012
8. Yearly Recap - Design Review Submittals - May 2012
9. Fund Raising Letter - Angel Island Immigration Station Foundation
Agendas & Minutes
10. Minutes - Planning Commission - May 9, 2012
11. Minutes - Design Review Board - May 17, 2012
12. Action Minutes - Design Review Board - June 7, 2012
13. Action Minutes - Planning Commission - June 13, 2012
14. Agenda - Planning Commission - June 13, 2012
15. Agenda - Design Review Board - June 21, 2012
Reizional
a) Bay Area Monitor - Newsletter - League of Women Voters - June/July 2012
b) Invitation - Judy Arnold Birthday Fiesta - July 13, 2012 *
c) Invitation - Fair Housing of Marin - 30th Anniversary - Dinner/Short Documentary
Agendas & Minutes
d) None
Council Only
Town of Tiburon • 1505 Tiburon Boulevard • Tiburon, CA 94920 • P. 415.435.7373 E 415.435.2438 • www.ci.tiburon.ca.us
"i
June 11, 2012
Antonia van der Meer, Editor-in-Chief
Charles Kammerer, Publisher
Coastal Living Magazine
Time Inc. Lifestyle Group
1271 Avenue of the Americas, Room 20-21
New York, NY
Dear Ms. van der Meer and Mr. Kammerer:
Jim Fraser
Mayor
Emmett O'Donnell
Vice mayor
. . . . . . . .
Richard Collins
Councilmember
Frank Doyle
Councilmember
Alice Fredericks
Councilmember
Margaret ACurran
I write to express Tiburon's great appreciation for the recent honor it received MarTguare Manager
from Coastal Living Magazine. We were delighted to learn we had been ranked
fifth in the nation in your seaside "happiness" review.
Tiburon has long been a remarkable place to live and work, but it has also been a
bit "under the radar" in the past. The Town recently set out to change this
profile, hoping to spur greater activity in our downtown, so the timing of your
publication's recognition is most fortuitous. We will definitely use this honor in
our publicity and on our website, which is currently undergoing major changes.
This fits together beautifully.
Thank you
world. W
Best r ' c
c
again for noting and sharing the virtues of our little Town with the
are downright happy about it.
Jim r
Ma o
c: Megan Rice Levinson, Manager, Communications, Time Inc Lifestyle Group
Tiburon Town Council
Tiburon Town Manager
DIGEST TOWN OF TIBURON 010
1505 Tiburon Boulevard
Tiburon, CA 94920
Date: June 13, 2012
To: Mayor and Town Council
From Peggy Curran, Town Manager
Heidi Bigall, Director of Administrative Services
Ann Danforth, Town Attorney
Subject: Mill Valley Refuse Service Rate Request
On April 1, 2012, Mill Valley Refuse Service requested a rate increase of 5.18% for the
upcoming fiscal year. Their request letter was distributed to Council in the April 2-6,
2012 Digest.
After further analysis and discussion with Town staff, MVRS has decided to withdraw
its request and invoke, alternatively, its right under the contract to a Consumer Price
Index increase capped at 3%. This entitles MVRS to a 2.6% increase based on the
applicable CPI. Consequently, the consideration of a rate increase for FY 2012-2013 has
been withdrawn from the Town Council agenda for June 20, 2012.
Thank you.
cc: Jim Iavarone, Mill Valley Refuse Service
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
DIGEST ,3,
MEMORANDUM
Date: June 14, 2012
To: Peg Curran, Town M pager
From: a J. Cronin, Chief of Police
Subject: Recent Ark Article Re: Warning Sirens on School Sites
Yesterday the Ark reported that the Town had requested permission from the Reed School
District to install disaster warning sirens atop thirty-two foot poles located on school property.
This is misleading, as neither the Town nor the Police Department made any request. It was, in
fact, made by Dr. Tom Cromwell (in his capacity as a member of the Belvedere Tiburon Joint
Disaster Advisory Council - BTJDAC) and Tiburon Fire Chief Rich Pearce.
Last year, pursuant to direction from the BTJDAC, the Fire District installed a siren on Fire
Station One in the downtown. This siren has proved ineffective and research into an alternative
identified very large sirens of the type commonly used in "Tornado Alley" as the best solution.
These sirens are large, heavy and expensive. Initial, and very rough, cost estimates range up to
$5000 - $75,000.00 for the sirens themselves (not including installation) at three and possibly
four locations. Their weight may make it impractical to site them atop existing structures, hence
the reason for the poles.
School sites have been proposed as locations for the sirens because: (1) they are evenly
distributed throughout the community; (2) they are public property; and (3) they would certainly
be heard by a most important segment of the population.
The idea has merit and the support of the Reed Superintendent, Dr. Herzog. He is sensitive to the
issue of sightlines and general appearance and believes it is possible to select locations on school
sites that would preserve views without diminishing the effectiveness of the system since all three
school campuses have buildings in excess of the 32 foot height mentioned in the Ark article. I
understand the matter of using the school properties for this purpose is tentatively scheduled for
the School Board agenda at its June 19 meeting.
While the concept of sirens appears to be a sound one, it is clear there remain many items to
resolve prior to erecting them at these or any other locations. Answering certain technical
questions, developing a funding strategy and siting are all important considerations to be settled
before proceeding.
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
Date: June 4, 2012
To: Mayor and Members of Town Council 47
From: Dan Watrous, Planning Manager
Subject: Belvedere Tennis Club Proposed Tennis Court Lights
DIGEST ye
The Belvedere Tennis Club (BTC) has recently discussed a proposal to install lights for additional tennis
courts on their property at 700 Tiburon Boulevard. Town staff has discussed this possibility with BTC
officials and informed them that the additional lights would require a modification of the existing BTC
conditional use permit. Staff informed BTC that the additional lights would be likely to generate
substantial opposition from nearby homeowners with nighttime views across the BTC property.
BTC is holding an informational meeting at the Club on Thursday, June 7 at 7:30 p.m. to discuss the
proposed lighting with neighboring residents. BTC has mailed notices to all property owners within one
mile of the site. After the meeting, BTC will determine whether to proceed with an application to modify
their CUP, which would then be scheduled for review by the Planning Commission.
50
MARIN COUNTY HAZARDOUS AND SOLID WASTE
MANAGEMENT JOINT POWERS AUTHORITY
Belvedere:
George Rodericks Date: Wednesday June 6, 2012
Corte Madera: To: Laurie Tyler, Associate Planner
David Bracken
Town of Tiburon
County of Marin: 1505 Tiburon Blvd.
Matthew Hymel Tiburon, Calif. 94920
Fairfax: Re: 2011 - 2012 Zero Waste Grant Award / Notice to Proceed
Michael Rock
Larkspur:
On behalf of the Marin County Hazardous & Solid Waste Management
Dan Schwarz
Joint Powers Authority (JPA) I am please to announce the JPA Board
has approved your Zero Waste Grant Application for FY 2011/12 at their
Mill Valley:
Jim McCann
May 24, 2012 meeting. This is the second year of the Zero Waste Grant
Program in which the JPA is now offering $255,000.00 in awards to
Novato:
Member Agencies and Special Districts. Funding is provided for JPA
Michael Frank
approved programs that move towards the Zero Waste Goal through
waste reduction and/or recycling.
Ross:
It is my pleasure to inform you that your grant application has been
San Anselmo:
approved and your agency has been awarded $13,939.43.
Debbie Stutsman
Per the Terms, Conditions and Guide Guidelines, you are Authorized to
San Rafael:
Nancy Mackie
begin work and incur costs as outlined in your Grant Application. Please
review all Grant Agreement provisions to ensure that grant work
Sausalito:
performed and costs incurred are in compliance with the Grant
Adam Politzer
Agreement.
Tiburon:
Margaret Curran
JPA staff managing these grants can be reached at 415.499.6647
should you have any questions.
Sincerely,
Michael Fros
Executive Director
Cc: JPA Board Members
F:\Waste\JPA\Zero Waste\Grant Program\Grants FY 11 - 12\Award Letters\ZW Grant Award Letter
BLANK.doc
6•
TOWN OF TIBURON
1505 Tiburon Boulevard
Tiburon, CA 94920
Date: June 7, 2012
To: Mayor and Town Councilmembers (via Digest)
From: Town Clerk Crane Iacopi
Subj ect: Proclamation in Honor of Sam Chapman
Attached is a copy of the proclamation presented by Mayor Fraser to the Chapman family
at the June 6 Town Council meeting.
Gam, r
f L it-ile:ie
Diane Crane lacopi
Town Clerk
Attachment
owaww tr'
Town of Tiburon Proclamation
'In Honor of Sam Chapman
Tiburon's Hometown Hero
WHEREAS, Samuel Blake Chapman was born on April 11, 1916, to Katherine
and Charles Chapman of Mar West Street in Tiburon, California;
WHEREAS, Sam worked in his father's post office and general store in
downtown Tiburon, attended the one-room Tiburon school, played baseball
on a rail yard lot, and attended Tamalpais High School where he earned his
letters in five sports;
WHEREAS, Sam attended UC Berkeley where he was "All American" in both
football and baseball, and, helped lead the 1937 Cal Bears football team to
their last Rose Bowl win; and
WHEREAS, Sam played professional baseball on Connie Mack's Philadelphia
Athletics straight out of college, and in his first season hit 17 home-runs;
WHEREAS, Sam hung up his cleats to aid the war effort becoming a Navy pilot
and flight instructor from 1942 to 1945;
WHEREAS, Sam returned to the Philadelphia Athletics after the war, playing in
the 1946 All Star game, then went to the Cleveland Indians in 1951, and
finally, ended his baseball career with the Pacific Coast League Oakland
Oaks;
WHEREAS, Sam was truly a "hometown hero," and has provided inspiration
for generations of local youth;
_f
THEREFORE, I, Jim Fraser, Mayor of the Town of Tiburon, do hereby issue
this proclamation on behalf of the Town in Honor of Sam Chapman.
JIM FRASER, MAYOR
June 6, 2012
I
TOWN OF TIBURON
OFFICE OF DESIGN REVIEW
MONTHLY REPORT
MAY 2012
DESIGN REVIEW BOARD APPLICATIONS: NUMBER SUBMITTED
NEW SINGLE FAMILY RESIDENCES 3
■ MAJOR ADDITIONS/ALTERATIONS 3
■ MINOR ADDITIONS/ALTERATIONS 1
■ (not eligible for Staff Review)
■ SIGN PERMITS
■ TREE PERMITS
■ VARIANCE REQUESTS
■ FAR EXCEPTIONS REQUESTS
■ EXTENSION OF TIME
STAFF REVIEW APPLICATIONS:
Review of minor exterior alterations and additions of less than 500
square feet.
0
4
6
3
0
11
APPEALS OF DESIGN REVIEW BOARD DECISIONS TO TOWN COUNCIL
2011
1
2
2
2
3
6
2
0
10
REPORT PREPARED BY: Connie Cashman, Planning Secretary
DATE OF REPORT: June 4, 2012
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PLANNING COMMISSION MINUTES
MINUTES NO. 1021
May 9, 2012
Regular Meeting
Town- of Tiburon Council Chambers
1505 Tiburon Boulevard, Tiburon, California
CALL TO ORDER AND ROLL CALL:
Chairman Corcoran called the meeting to order at 7:30 p.m.
Present: Chairman Corcoran, Vice Chair Tollini, Commissioners Kunzweiler and Weller
Absent: Commissioner Welner
Staff Present: Director of Community Development Anderson and Minutes Clerk Rusting
ORAL COMMUNICATIONS: None
COMMISSION AND STAFF BRIEFING:
Director Anderson recommended cancellation of the May 23, 2012 meeting and announced they
are expecting a heavy agenda for the June 13, 2012 meeting. Vice Chair Tollini noted she will
be absent from the June 13, 2012 meeting.
PUBLIC HEARINGS:
Director Anderson noted the applicant representative for the first item (Blackfield Drive) is not
present, and suggested moving to the next itemr until that representative arrives. The items were
therefore taken out of order.
2. 1620 TIBURON BOULEVARD: FILE #11106; CONDITIONAL USE PERMIT
REQUESTING THE MODIFICATION AND EXPANSION OF AN EXISTING
WIRELESS COMMUNICATIONS FACILITY; Barbara Abrams, Owner; AT&T
Mobility, Applicant; Assessor's Parcel No. 059-101-03 [DW]
Director Anderson said AT&T mobility has requested a use permit to modify its existing facility
at 1620 Tiburon Blvd. The existing facility is an unmanned wireless communications facility on
top of a commercial building (the Maritime Center Annex Building). The facility includes two
panel antennas mounted on the roof of the building, with seven equipment cabinets located on
the ground on the northeast side of the property. The facility is used for the transmission of
Personal Communications Services (PCS) signals utilized by personal communications devices.
Director Anderson said AT&T is proposing to add two more antennas to the roof, with the
existing false chimneys to be widened to accommodate the additional antennas. They will install
TIBURON PLANNING COMMISSION MINUTES - MAY 9, 2012 MINUTES NO. 1021 PAGE l
four remote radio units on the rooftop and install additional ground level equipment, including
one additional equipment cabinet. The project is intended to upgrade existing wireless data
services.
Mr. Anderson said there are some existing panel antennas on the roof that belong to T-Mobile;
these antennas have existed since 1996 and are older than the AT&T facility. The false chimney
structures would be expanded from 2.5 feet square to 5 feet square. Staff has reviewed the
proposal for consistency with the Town's standards and found it would be consistent with those
standards, including the FCC's RF emission standards produced by the expanded facility. The
report that was submitted concludes the combined operation of all of the antennas on the facility
would not exceed 8.1 % of the FCC limits and therefore consistent with FCC rules and
regulations. He said there would continue to be warning signs on the roof of the structure. As of
this time, staff has not received any calls, letters, or comments on the application. He said the
chimney-like shrouds would not block views from nearby properties and the equipment cabinet
would be minimally viewable due to existing vegetation.
Tom Swarner thanked the Commission and Planning staff and said he represents AT&T
mobility. It is a personal priority and business necessity to stay connected in today's society.
AT&T mobility wants to provide state-of-the-art communications to the Tiburon community and
their goal is to provide the highest quality service to the community of Tiburon.
Mr. Swarner said emergency services would be enhanced, and that every person with a mobile
device is a part of the emergency system. He said mobile phones and devices have become an
essential link in the emergency response community. He said antenna facilities are the physical
locations of answer points receiving 911 calls that are routed to the local authorities.
Mr. Swarner said the purpose of the modification is to upgrade the facility, and the goal is to
increase wireless data capacity and speed to make a more powerful 4G network. He said this
upgrade will increase the capacity for business occurring in Tiburon.
Vice Chair Tollini asked how common it is that the area around the antennas exceeds the FCC
limits. Mr. Swarner answered it is not common, but the mitigation is the signage and there are
rules and regulations associated with the amount of time they can work on an antenna. He said
someone could stand in front of an antenna for 48 hours straight but it is not recommended. He
pointed out that the exposure area would be inaccessible to the general public.
Commissioner Weller asked for the purpose of the new antennas and the increased power of the
facility to be explained in layman's terms. Mr. Swarner referred to commercials on television
about LTE and said it is a data technology that improves capacity and speed on the data network.
He said it is used for social media, watching TV, other phones in the field, etc. He said there is a
constant need to improve these systems, and this is the next step to provide the next level of
quality and capacity for the new technology and many of the other carriers are doing the same
thing to compete.
TIBURON PLANNING COMMISSION MINUTES - MAY 9, 2012 MINUTES NO. 1021 PAGE 2
Director Anderson noted a discrepancy between the application and the staff report write-up, and
asked how many additional equipment cabinets are being proposed as part of the project. Mr.
Swarner said only one new equipment cabinet is being proposed.
There were no public comments.
Commissioner Kunzweiler said he has been through three technology upgrades on the existing
cell equipment. He said we use this technology a lot more than in the past and he thinks it is a
reasonable request. He said the benefits sound great and he asked them improve service on the
back side of Paradise Drive.
Commissioner Weller concurred with Commissioner Kunzweiler that this is a reasonable request
to address the increasing use of cell phones and technology.
Vice Chair Tollini said the limits exceed the FCC limits and therefore require warning signage,
but it complies with all standards and is on the roof, and she therefore supports the proposal.
Chairman Corcoran said he is in support of the proposal, as well. He pointed out the pace of
change is so rapid that he fears at some point in the future the standards may need to be revisited.
But as of right now he is in support of the project.
ACTION: M/S (Kunzweiler/Tollini) to adopt the draft resolution as prepared modifying the use
permit for the wireless communications facility. Motion carried: 4-0.
3. 761 HILARY DRIVE: FILE #19908; BIENNIAL REVIEW OF A CONDITIONAL
USE PERMIT THAT AUTHORIZED THE EXPANSION OF AN EXISTING
CHURCH AND SCHOOL (ST. HILARY CATHOLIC CHURCH AND ST.
HILARY SCHOOL); Assessor's Parcel Nos. 055-253-20 and 055-221-06 [DWI
Director Anderson provided a brief history of this project and is numerous reviews since original
approval in 2000. He said it was a major project and was very controversial at that time.
He said staff has provided the Commission with a list of the conditions and the current status of
compliance with each condition. He said staff has not received any complaints regarding the use
and does not recommend any modifications to the conditions of approval.
Adrian Gordon said he works as the Business Manager at St. Hilary's. He respectfully requested
that the Commissioners approve the Planning Department's recommendations.
There were no public comments.
Vice Chair Tollini said this project was approved a while ago and there were a lot of hoops to
jump through at the beginning. They are in compliance and have done a good job following the
conditions of their CUP. She questioned whether it should be changed so they do not have to
come back every two years.
TIBURON PLANNING COMMISSION MINUTES - MAY 9, 2012 MINUTES NO. 1021 PAGE 3
Commissioner Kunzweiler said at this stage it is an,unfair burden to have hearings every two
years. Years ago there were issues, but there were only minor issues that were resolved in the
past. He suggested amending the resolution to stop the two year cycle of reviews.
Commissioner Weller agreed and said St. Hilary's has been a very good neighbor. They have
done what they were asked to do and have resolved issues that have arisen. He said there is a
history of responsible citizenship and he is in favor of sustaining the need for periodic review.
He said if there is a violation of the use permit then it could be enforced.
Chairman Corcoran said he also supports the suggested change. He asked if they should remove
the review entirely or change it to 3, 4 or 5 years.
Commissioner Kunzweiler suggested removing the requirement and adding a clause to call a
hearing if the complaint volume increases. Chairman Corcoran said he thinks that discretion
already exists.
Director Anderson said that is correct and use permits can be brought up at any time for review
for cause or when there are valid complaints. He suggested that the Commission vote to amend
the condition of approval at this time, and staff would return with a resolution at the next meeting
that would memorialize that action.
ACTION: M/S (Weller/Tollini) to determine that the use is in substantial conformance with the
conditional use permit, and to modify the condition regarding periodic reviews to require review
only on an as-needed basis or in response to valid complaints. Motion carried: 4-0.
1. BLACKFIELD DRIVE, SUITES A-D (COVE SHOPPING CENTER): FILE
#19710; REQUEST FOR RENEWAL OF A CONDITIONAL USE PERMIT TO
OPERATE AN EXISTING WIRELESS COMMUNICATIONS FACILITY; The
Cove Shopping Center, Inc, Owner; Sprint Wireless, Applicant; Assessor's Parcel
No. 034-212-18 [DWI
In 1997, a wireless communications facility (WCF) was approved by the Town and subsequently
established on property located at 1 Blackfield Drive. The facility includes three panel antennas
within a false chimney constructed on top of the former Blockbuster Video store (soon to be
occupied by Peet's Coffee & Tea) within the Cove Shopping Center. Four equipment cabinets
were also installed within a screened area next to this building. The facility is used for the
transmission of Personal Communications Services (PCS) signals, which are utilized by a variety
of digital communications devices, including telephones, pagers, modems and fax machines.
The original 1997 use permit has since been renewed twice by the Planning Commission. The
applicant is now requesting another renewal of the permit.
Chair Corcoran noted that no applicant's representative is present and asked the Commission if it
would prefer to discuss the item anyway or continue the item to the June meeting. Commissioner
Weller said there is a member of the public present who would like to comment and he would
favor moving the item to a future meeting to allow both sides to discuss the item. Vice-Chair
TIBURON PLANNING COMMISSION MINUTES - MAY 9, 2012 MINUTES NO. 1021 PAGE 4
Tollini said she would like to hear the member of the public speak tonight, and pointed out it is
the applicant's choice to not attend.
Commissioner Kunzweiler said he is concerned there needs to be a technical debate that cannot
happen without the applicant present. He said he would be cautious about getting into a one-
sided debate.
Commissioner Weller said that is the reason he wanted to move it forward to the next meeting.
He said he is not technically competent to analyze the pros and cons of the project, and he is in
favor of giving the applicant another chance, since the reason for their absence is not known.
Chairman Corcoran said he believes they should continue the hearing, but allow the member of
the public speak tonight.
Chairman Corcoran opened the public hearing.
Christopher Wand passed out photos of the warning sign and the new Peet's location. He said
the Peet's building is very similar to the Town Hall with ground level at Tiburon Boulevard. He
said the antenna in question is directly above the crown of the ceiling. There is an exposure
issue with people sitting inside for an hour or two at a time, and longer for employees. He asked
the Commission to send the cell tower to a different site. The new Peet's is the first new public
eating place in the Town in quite a while, and he suggested it would behoove the Planning
Commission and the Town to make this a non-controversial site. The Commission has the
ability to deny the renewal and therefore move the tower to a new location. He pointed out there
are other options available for emergency calls, including pay phones.
There being no one else wishing to speak, Chair Corcoran closed the public hearing.
Director Anderson said the Town has considerable experience with this cell site. There was also
a Clearwire facility approval at that location that was appealed to the Town Council. The Town
hired an independent RF engineer to study the emission issue, which would have added to the RF
emissions of the Sprint Wireless facility currently seeking renewal. Anderson stated he would be
pleased to provide a copy of that report to the Commission for the continued hearing.
Commissioner Weller said he is cognizant of the implications of changing the store from a retail
location to a coffee house and would like to better understand the effects of the wireless facility
in that location.
ACTION: M/S (Weller/Tollini) to continue the item to the June 13, 2012 meeting. Motion
carried: 4-0.
TIBURON PLANNING COMMISSION MINUTES - MAY 9, 2012 MINUTES NO. 1021 PAGE 5
MINUTES:
4. PLANNING COMMISSION MINUTES - Regular Meeting of April 11, 2012
Commissioner Kunzweiler requested the following change:
Page 4, second paragraph: "He said they are creating an argument for which they do not
have any facts..." should be changed to "He said we are creating an argument for which
we do not have any facts...
ACTION: M/S (Tollini/Weller) to approve the minutes of the April 11, 2012 meeting as
amended. Motion carried: 4-0.
ADJOURNMENT:
ACTION: M/S (Weller/Tollini) to cancel the May 23, 2012 regular meeting. Motion carried: 4-0.
There being no other business, the Planning Commission adjourned the meeting at 8:15 p.m.
JOHN CORCORAN, CHAIR
TIBURON PLANNING COMMISSION
ATTEST:
SCOTT ANDERSON, SECRETARY (ACTING)
TIBURON PLANNING COMMISSION MINUTES - MAY 9, 2012 MINUTES NO. 1021 PAGE 6
MINUTES #7 TIBURON DESIGN REVEW BOARD
MEETING OF MAY 17, 2012
The meeting was opened at 7:00 p.m. by Chair Kricensky.
A. ROLL CALL
Present: Chairman Kricensky, Vice-Chair Emberson, Boardmembers Chong, Johnson and Tollim
Absent: None
Ex-Officio: Planning Manager Watrous, Associate Planner Tyler and Minutes Clerk Rusting
B. PUBLIC COMMENTS - None
C. STAFF BRIEFING
Planning Manager Watrous announced that the item for 440 Ridge Road had been continued to the June
7, 2012 meeting. He also stated the first meeting of July is scheduled for July 5, 2012 and asked the Board
whether they would be available for that meeting. Boardmembers Johnson and Chong said they would not
be able to attend and the other Boardmembers indicated they would need to check their schedules.
Planning Manager Watrous asked them to inform him of any conflicts within the next few weeks so they
can determine whether the meeting should be canceled.
Chairman Kricensky suggested moving the item for 90 Via Los Altos to the beginning of the meeting
since the item was relatively short.
E. PUBLIC HEARINGS AND NEW BUSINESS
5. 90 VIA LOS ALTOS: File No. 712029; Pamela and Mitchell McCullough, Owners; Site Plan
and Architectural Review for construction of an addition to an existing single-family dwelling,
with a Floor Area Exception. The applicants propose to add a 327 square foot guest bedroom and
bathroom within existing crawl space on the lower floor of the house. The project would result in
a total floor area of 6,206 square feet in lieu of the maximum floor area ratio of 5,970 square feet.
Assessor's Parcel Nos. 034-330-43 & 44.
The applicant is requesting Design Review approval for the construction of an addition to an existing
single-family dwelling on property located at 90 Via Los Altos. The project would add a 327 square foot
guest bedroom and bathroom within existing crawl space on the lower floor of the house. The pool
equipment for an existing rear yard swimming pool would be relocated from the rear of the house to a
new enclosure closer to the pool.
The addition would not increase the current lot coverage on the site. The floor area of the proposed house
would be increased by 327 square feet to a total calculated floor area of 6,206 square feet, which is 236
square feet greater than the 5,970 square foot floor area ratio for this site. Therefore a floor area exception
is requested.
TIBURON D.R.B. MINUTES #7
5/17/12
Jim Malott, architect, said that they wish to build a new ,bedroom and bathroom in an existing crawl
space, and relocating pool equipment. He said that they made extensive efforts to be sure there will be no
sound effects on neighbors.
There were no public comments.
Vice Chair Emberson said that she visited the site and could not see the pool and pool equipment, but she
found it straightforward to make the findings for the requested floor area exception. She said that she saw
no problems with compatibility with the site and that the neighbors support the project, as well.
Boardmembers Johnson and Tollim agreed with Vice Chair Emberson's comments. Boardmember Tollini
said-that the pool equipment would not be moved to an area that is offensive to any neighbors, and he
agreed with staff's findings.
Boardmember Chong agreed with staff's findings and believed the project to be reasonable.
Chairman Kricensky said that the pool equipment enclosure would be rather extensive. He asked the other
Boardmembers if they would have approved the project if it was a new house of this size. Boardmember
Tollini said that it would depend on how much would be subterranean space as the Town's policy is that
truly underground subterranean space is not a major concern.
Planning Manager Watrous noted that many homes in this subdivision were approved for larger floor
areas as part of a legal settlement in the subdivision, and this is why many of them exceed today's floor
area ratios.
Vice Chair Emberson said that if the project involved adding stories or building a taller structure then it
might be a problem, but since it was subterranean it would not have an effect.
ACTION: It was M/S (Chong/Emberson) that the request for 90 Via Los Altos is exempt from the
California Environmental Quality Act and approving the request, subject to the attached conditions of
approval. Vote: 5-0.
D. OLD BUSINESS
1. 440 RIDGE ROAD: File No. 21204; Ridge Road LLC, Owner; Site Plan and Architectural
Review for construction of a new single-family dwelling, with a Variance for excess lot coverage.
The applicants propose to demolish an existing dwelling and construct a new two-story dwelling.
The new dwelling would result in a total floor area of 4,190 square feet. The house would have a
lot coverage of 17.6% in lieu of the maximum 15.0% lot coverage permitted in the RO-2 zone.
Assessor's Parcel No. 059-082-21. CONTINUED TO 6/7/12
2. 10 CIBRIAN DRIVE: File No. 711124; Diane Lee, Owner; Site Plan and Architectural Review
for construction of additions to an existing single-family dwelling. The applicants propose to
construct a 616 square foot addition to the lower level of the existing house. The project would
result in a total floor area of 3,842 square feet. Assessor's Parcel No. 038-011-40.
The Design Review Board previously reviewed this application at the April 19, 2012 Design Review
Board meeting. During the meeting, the neighbor directly across the street, located at 15 Cibrian Drive,
requested that the Board re-assess the height of the proposed addition, as it would impact views from
within their primary living areas. The Board generally agreed with the neighbor, however, there was not a
TIBURON D.R.B. MINUTES #7
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consensus on whether reducing the height of the additioll would make a significant impact on views for
the neighbor. The Board offered suggestions to the applicant on ways to reduce the height of addition in
order to open up views, and continued the application to see if the neighbors could work out a
compromise.
The applicant is requesting to construct an addition to an existing single-family dwelling on property
located at 10 Cibrian Drive. Currently the property is improved with a two-story single-family dwelling.
The proposal would convert the second story deck into a family room and bedroom. The proposal would
not result in additional lot coverage, as the addition would be located above the existing lower level of the
home. The proposal would however, increase the floor area of the home by 616 square feet, for a total
gross floor area of 3,842.
Tony Lee, designer, said that since the last meeting a neighbor across the street that is opposed to the
addition had met with them to come up with a solution. He said that the original pitch was 6:12, and they
had lowered it by about 3 feet, 2 inches by changing the design to a flat roof. He said they compromised a
lot on the job to lower the roof and preserve the neighbor's view.
Boardmember Johnson asked about the 8 foot plate height with a 6:4 roof pitch which was in the previous
submittal. Mr. Lee said that was incorrect and verified the actual plate height at 9 feet.
The public hearing was opened.
Jim Malott, representing Mark Loupe and Annette Harris who live directly across the street, said that at
the previous meeting they suggested lowering the roof height or the plate height and good changes and
compromises had been made, including the flat roof and a sloping section of the roof facing the street.
However, he said that the real issue was still the height and length of the roof. He distributed photographs
showing the view from the living room and dining room and the impact of the proposed addition which
would remove about 40% of the water view. He noted that the addition currently includes a 23 foot x 14
foot bedroom. He displayed drawings of what they would like to see: a reduction of 6 to 8 feet off the end
of the bedroom that would produce a 17 foot x 14 foot bedroom. He said that this is the only bay view the
Harris' have and that they used to have a substantially larger view that had been made smaller by growth
of vegetation. He said that the addition would be in the of the view and there was almost no way to reduce
the view blockage without making a shorter addition and reducing the ceiling height from 9 feet to 8 feet.
Annette Harris said that she and her husband did not have major objections during the last meeting
because they received a phone call from the applicant before the meeting and they thought they would be
able to work this out. She said that they were told that the addition would not affect them; however, the
story poles went up and they were alarmed. She stated that the applicants would continue to have 180
degree view from all of the rooms of the eastern side of their home, but she would lose 33% to 40% of her
view. She said that she would like to compromise with the applicants if they will cut the length of the
addition back. She said that when the house next door was built there was a similar discussion with the
Design Review Board and the owners were allowed to build far beyond the story poles, which took away
about 50% of her view. She said that her house has picture windows on that side and she has all glass
doors on the side that face the Lees. She said that the view existed when they purchased the home, and the
architect that designed her own home was trying to capture the view. She said that she and her husband sit
in the living room when the sun rises and they also enjoy the incredible view at night, and she asked for
further compromise and a reduction made horizontally to enable the applicants to maintain their addition
and for her to retain a part of their view.
Marc Loupe said that while he did not want to be repetitious, it was clear that the addition would obstruct
their view. He said that when they built their pool and addition they compromised with their neighbors to
TIBURON D.R.B. MINUTES #7
5/17/12
preserve views. He said that they do not want to lose any more of their view and pointed out that they also
have glass across the windows of their primary living spaces.
Thomas Lee, owner, said that the pictures taken by Mr. Malott were taken from across the street and not
from the living room and dining room. He described the view from the neighbors' house as a slot view
and not extensive. He stated that the primary view from his neighbors' house is of Mt. Tam and the
northern part of the bay. He said that the view from the living room includes plants right in front of the
view and he questioned why-they would have plants there if they obstruct the primary view.
The public hearing was closed.
Boardmember Johnson thought that the residence across the street was designed and oriented to face the
other direction; however, it was clear that there would be an impact to the view from the living room. He
characterized the flat roof as an extreme compromise and felt that pulling the bedroom in horizontally
would help address the view issues from the neighbor across the street and create a better interior
bedroom space. He also believed that an 8 foot plate height would be too low.
Boardmember Tollini agreed that this was more of a horizontal issue than a vertical one. He said that
lowering the roof did not make much of a difference in preserving the existing water view. He agreed that
the way the house is situated does face the view in the other direction but at the same time, this is a very
important view that would be materially impacted by what is proposed. He said that the siting of the
neighbors' house further from the street exacerbates the problem because it makes it a framed view. He
acknowledged that the landscaping blocks some of the view from the house but not very much. He said
that the applicant had not done enough and he indicated that he could not support the project as currently
proposed.
Vice Chair Emberson asked Boardmember Tollini if reducing the horizontal length would help.
Boardmember Tollini said that the vertical reduction would not change the effect on the view much, but
he could support the project if the applicant was willing to make the horizontal reduction and the neighbor
across the street was happy with that solution.
Vice Chair Emberson said that this is the neighbors' water view and she commented on the small
reductions over time in their view. She said that if the applicant was amenable to reducing the horizontal
length, she could support the project. It seemed to her that the views from the neighbor's house have been
reduced over time and she would like to protect them.
Boardmember Chong said that the neighbors' primary view is on the other side of the house but this did
not take away from the fact that the primary living areas were designed to capture the water view which
would be blocked. He said that the difference between 8 and 9 foot ceilings would not affect preserving
the view but if the building were pulled in horizontally so it did not exceed what currently exists and, if
the chimney were pulled down to 2 feet instead of 4 or 5 feet, he could support the project.
Chairman Kricensky said that he agreed with many of Boardmember Johnson's comments. He felt that
reducing the ceilings to 8 feet would be awkward. He said that a good compromise would be to make the
horizontal reduction and not the vertical reduction. He suggested not allowing the building to go beyond
the location of the existing chimney.
Planning Manager Watrous said that the Board could suggest a continuance which would require an
extension to the Permit Streamlining Act deadlines or the Board could make a specific reduction as a
condition of approval. He pointed out that the height of the chimney cannot be minimized but the
chimney cap could be minimized.
TIBURON D.R.B. MINUTES #7 4
5/17/12
Mr. Lee said that the orientation of the building would require cutting the building at an angle.
Boardmember Johnson said that the upper left corner where the master bedroom is located could be
reduced perpendicular to where the chimney is, and that would reduce it by about 4 feet. Boardmember
Tollini said that one would not see the outer corner because it would be tucked behind the chimney.
Mr. Lee asked the Board to provide specific numbers for the reduction to use in their revisions.
Boardmember Tollini said they have been fairly clear in their direction. Chairman Kricensky commented
that the Board was attempting to assist in the compromise, however, when the Board gives a
recommendation, it is not a promise to approve it. Boardmember Chong noted that the recommendation
was not about the number of feet but rather whether the revision will keep the left story pole from going
past the edge of the chimney.
Boardmember Johnson said that the Lees and their neighbors need to work this out and he thought that
the necessary horizontal reduction would be between 4 and 6 feet. He noted that the Board was not in a
position to create a condition of approval without giving the neighbors a chance to work things out.
ACTION: It was M/S (Emberson/Johnson) to continue 10 Cibrian Drive to the June 21, 2010 meeting.
Vote: 5-0.
3. 1 BENTON COURT: File No. 712020; Dan Morgan, Owner; Site Plan and Architectural
Review for construction of a new single-family dwelling. The applicants propose to demolish an
existing dwelling and construct a new two-story dwelling. The new dwelling would result in a lot
coverage of 22.5% and a total floor area of 3,208 square feet. Assessor's Parcel No. 039-011-12.
The applicant is requesting Design Review approval for the construction of a new two-story single-family
dwelling on property located at 1 Benton Court. The subject site is currently developed with an existing
one-story dwelling which will be demolished as part of this project. The application was first reviewed at
the April 19, 2012 Design Review Board meeting. The original application included a request for a floor
area exception. At that meeting, the Board raised concerns about the overall project design. The Board
concluded that the house design was too vertical and massive, particularly when viewed from the
intersection of Benton Court and Hacienda Drive and from the adjacent property at 3 Benton Court. The
Board also determined that the house design was not compatible with the predominantly one-story home
character of the surrounding neighborhood. The Board continued the application to the May 17, 2012
meeting to allow the applicant to revise the project design to address these concerns.
The applicant has now submitted revised plans for the project. The living area of the house has been
moved back 5 feet from the street, with the garage in the same location as the previous design. The upper
level master bedroom wing has been moved back 4 feet from the line of the lower level living room. The
roof slopes have been modified, which has reduced the building height by 3 inches.
The revised house design would cover a total of 2,776 square feet (22.5%) of the site, which is 293 square
feet less than the previous project design and less than the 30.0% maximum lot coverage permitted in the
R-1 zone. The floor area of the proposed house has been reduced by 110 square feet to 3,208 square feet,
which is 25 square feet less than the floor area ratio for a lot of this size. A floor area exception is
therefore no longer requested.
Jared Polsky, architect, said that at the last meeting there was consensus that they had designed a
handsome house but a redesign was necessary to reduce the impact to the street and the neighbors. He
said that they had reduced the size of the house and are no longer asking for a floor area exception. He
TIBURON D.R.B. MINUTES #7
5/17/12
said that they are proposing to build on the flat portion of the site and were surprised to be asked to
comply with the Hillside Guidelines. He said that they pushed back the house about 5 feet into the hill
and propose to tuck the in, with the upper floor set back another 4 feet. He said that the entire house was
now pushed back 8 feet, 8 inches back from the original proposal. He said that they shifted the master
bedroom wall 2 feet back and it was now 7 feet back from the original proposal. He said that they lowered
the plate height of the walls upstairs and the roof height so the total building height had been lowered one
foot.
Mr. Polsky said that they understood that they are proposing a two-story house to replace a one-story
house and said that of the 18 houses in Benton Court, 4 are two stories. He suggested that the
neighborhood will change over the next 5-10 years, and he said that they met with almost all of the
neighbors on the street and without exception everyone commented that they liked the house and signed a
letter of support. He said that they had not heard from any neighbors in opposition to the house.
The public hearing was opened.
Mike Roy said their home would be impacted because they look directly at the house. He felt that
innovation and modernization are generally positive and this was generally the kind of updating the
neighborhood needs. He said that they conceptually support the concept and the design, recognize that the
original design was bulky, and he was surprised that so many neighbors quickly signed off on the design.
He said that the issue of bulk would be greatly mitigated if the pine trees behind the property would be
kept in place. He also pointed out that some professional work on the pine trees would be a significant
improvement rather than removing them.
Carl Martin said that his house is three stories on a street of all two-story houses. He believed that the
project would be a great addition to the neighborhood.
Loretta Lieberman said that she lives directly across from the house and was very happy the house is
being remodeled, but felt that it would be a little big for the lot size and that the mass of the house would
not quite fit in with the neighborhood. She was also concerned about the trees being cut down. She said
that the next door neighbors were unable to attend and she suggested it would be nice to hear from them.
Paul Pruneau said thanked the applicant for enthusiasm in improving the property and voiced his support
for the remodel. He said that the site is a challenge because at the street level there is a steep uphill grade
and as a result, the second story would be higher up on the hill and make the structure appear quite large
and imposing. He said that most of the residences on Benton Court are single-story and many have been
remodeled and improved. He said that the proposed additional story would make the structure appear
much larger and out of scale with the neighboring residences. He said that they enjoy a very green street
and he thought that the mature pine trees and landscape elements which soften the destructive presence of
buildings do not need to be removed to accommodate this larger structure. He supported the project but
said that it might be more appropriate to tone down the design to make it more compatible with the
neighborhood.
Dan Morgan, owner, thanked the Board for their direction. He said hat this is a challenging site and
whatever they do on the site would be shorter on one side than the other because of the sloping nature of
the site. He explained that they tried to address this by excavating the garage, which would be very
expensive, to try to minimize the impact. He said that there would be a lot of landscaping with the
proposed house, with an 8-foot bank with landscaping in front and, therefore, not as much of the house
will be seen. He said that the Monterey pines furthest on the back of the property could be left standing
and he was willing to trim them instead.
TIBURON D.R.B. MINUTES #7 6
5/17/12
Planning Manager Watrous noted that the Fire District may require some of the trees to be removed. Mr.
Morgan said that they would keep as many of the trees as they can.
Mr. Polsky said that the renderings did not show the full amount of vegetation because they did not want
to hide the drawings of the house with landscaping. He said that the actual landscaping would cover more
of the house.
The public hearing was closed.
Boardmember Chong said that he really liked the design and thought that it would look good on the site.
He said that the backdrop of the huge trees above the roofline of the house would minimize the impact.
He said that the applicant had made several improvements to satisfy the Hillside Guidelines, and the right
side of the house was the only part of the application that gave him pause for concern. He said that if the
41-inch pine tree remained on the right side, some of the impact would be mitigated, and he leaned
toward supporting the project.
Boardmember Tollini said that he still felt the same as he did at the last meeting. He thought that the
changes made were steps in the right direction. He agreed that the neighborhood will change and he liked
the design; however, the issue was that the house would still be big and would never look like the other
houses in the neighborhood. He said that the steepness of the hill really severs it from Trestle Glen
Boulevard and the rest of the homes on the street. He stated that the only other house of this size is at the
end of the court. He said that other houses in the neighborhood have been improved but most of what is
seen is the hillside and not a large house. He said that none of the house is hidden and this design was not
meant to be built on a corner lot of a hillside neighborhood with relatively modest homes, and therefore,
he could not support the project.
Vice Chair Emberson agreed with Boardmember Tollini. She said that the topography of the lot dictates
what type of house should be built on it and it requires a bigger redesign than what had been done. She
pointed out that no matter how much landscaping would be planted in front it would not hide the
massiveness of the structure.
Boardmember Johnson said that he spent a long time at the site that day. He felt that the applicant had
done a great deal of work to compromise. He stated that the site is challenging and he had tried to
visualize what the end product building would look like. He said that the applicant's offer to preserve
some of the pine trees in the back of the site would help, and he felt that the house as designed would be a
great improvement over what is currently on the site. He thought that the stucco color was too bright and
suggested a darker colored stucco to blend more into the hillside. He walked up and looked at the right
side of the building and said that it would be pulled back fairly far. He supported the project and thought
that in the end it would be a great piece of architecture to create an entrance to the neighborhood.
Chairman Kricensky agreed with Boardmember Johnson and said that it was hard to tell what the finished
project will look like. However, he thought that placing the garage underneath was the best answer. He
was disappointed that the columns on the porch were removed. He said that the other houses in the
neighborhood have mature landscaping and the rendering was not able to show the mature landscaping
which would be higher and denser. He said that the house would sit on a flat portion of the lot with a hill
behind it, and the applicants had almost artificially made it go into the hillside.
Vice Chair Emberson and Boardmember Tollini indicated that they disagreed with the other
Boardmembers. Vice Chair Emberson said that she would not like to see the project built in this location.
She liked the design of the house but felt it was not suitable for the site.
TIBURON D.R.B. MINUTES #7
5/17/12
Chairman Kricensky agreed that the proposed stucco color was too bright and asked that it be earth-tone
to blend in with the background.
ACTION: It was M/S (Johnson/Chong) that the request for 1 Benton Court is exempt from the California
Environmental Quality Act and approving the request, subject to the attached conditions of approval, and
the additional conditions of approval that the stucco color be modified to a darker earth tone and that any
trees not required to be removed by the Fire District remain. Vote: 3-2 (Emberson and Tollini opposed).
4. 687 HAWTHORNE DRIVE: File No. 21206; Michael and Elena Stephens, Owners; Site Plan
and Architectural Review for construction of additions to an existing single-family dwelling, with
Variances for reduced side yard setback and excess lot coverage. The applicants propose to add a
new garage and addition that would add 895 square feet to the existing dwelling. The project
would result in a lot coverage of 32.6% in lieu of the maximum 30.0% allowed in the R-1 zone
and extend to within 6 feet, 8 inches of the left side property line in lieu of the 8 foot minimum
side yard setback allowed in the R-1 zone. Assessor's Parcel No. 055-191-02.
Boardmember Emberson recused herself from the item.
This application was previously reviewed by the Board at the April 19th Design Review Board meeting.
During the meeting several of the neighbors located on Hawthorne and Hilary Drives spoke in opposition
to the project. The general consensus of the neighborhood was that the project appeared to be a two-story
structure which was out of character with the predominately single-story neighborhood. In addition,
neighbors located directly behind the subject property were opposed to the proposed addition, as it would
feel visually prominent from within their primary living areas, as well as the proposed skylights and
clerestory windows which might affect their nighttime views.
The Board disagreed with the neighbors that the proposal would result in the appearance of a two-story
structure, but agreed that lowering the garage and addition, modifying the roof pitch, and eliminating
skylights and clerestory windows would help lessen the impact for the neighbors directly behind the
property. In turn, it might also lessen the impact on the street elevation for those living adjacent to the
property on Hawthorne Drive. The Board therefore continued the application to the May 17th meeting in
order to provide the applicant an opportunity to work with the neighbors and revise their proposal.
The applicant is requesting to construct additions to an existing single-family dwelling with variances for
reduced side yard setback and excess lot coverage, on property located at 687 Hawthorne Drive. The
proposal would incorporate an addition at the rear of the home by enclosing an existing patio area into a
new dining room. The project also proposes the excavation and lowering of the existing garage and new
addition above the garage for an expanded family room and kitchen area. Interior improvements for
improved functionality are also proposed.
The proposal would increase the floor area by 895 square feet, for a total gross floor area of 2,446 square
feet, which is below the maximum permitted gross floor area for a property of this size (2,750 sq. ft.). The
proposal would result in lot coverage of 2,446 square feet (32.6%) which exceeds the maximum permitted
lot coverage in the R-1 zoning district (30.0%). Therefore the applicant has requested a variance for
excess lot coverage.
In addition, the existing garage is currently located within the left side yard setback, a distance of 7' 3 1/2"
from the property line. The proposed garage and living/kitchen area would further encroach into the left
side yard setback, for a reduced side yard of 6' 8 V4". As the minimum required side yard setback in the
R-1 zone is 8', a variance has been requested for reduced side yard setback.
TIBURON D.R.B. MINUTES #7
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Elena Stevens, owner, said that they had revised the plans for their house. She said that they reviewed the
previous minutes, met with neighbors, and had been working to address concerns. She said that the
revised plans represented a huge improvement. She said that they had full support from neighbors to the
left, right and in front of their house and had also been working with the other neighbors.
Aleck Wilson, architect, said that they had made a lot of changes to the project: they reduced the beam of
the roof to 8 feet, reduced the floor between the ceiling and the garage, reduced the slope of the driveway,
deleted the skylight on the existing bedroom, and reduced the skylights in the dining room to 3 x 3 from 3
x 8. He said that they removed the clerestory window over the kitchen sink and he described tinting for
the windows which would reduce visible light. He said that they added angled louvers to block light
pollution to neighbors while still allowing their own view forward. He said that the ceiling of the family
room would be natural wood to reduce light pollution. He said that the house height was reduced by 17
inches. He said that they met with the neighbor directly behind them and the existing hedge could be
trimmed by 18 inches without harming the plant. He pointed out a previous building approved on lower
Hawthorne Terrace with a higher roof and distributed photos showing that the water view of the neighbor
would not be impacted by the addition.
The public hearing was opened.
Sandra Smith read a statement written by Chris and Ken Weil objecting to the proposed plans and
possible light pollution and visual impacts from the project.
Carol Weiss said that she was delighted at the changes that have been made, but she did not understand
how the louvers would work and possibly impact neighbors. She was also unsure if the tinting would be
dark enough to not interfere with neighbors.
John Hermansky said that he was pleasantly surprised by the revisions that had been made. He asked that
consideration be given to making all of the clerestory windows and sliding glass doors with tinted glass,
as the sliding glass doors and windows would now be angled more toward his house.
Linda Emberson said that the neighbors were never shown the rendering put up by the applicant. She said
that the applicants and their architect did a good job of addressing a lot of their issues, but she felt that
light was still going to be a problem. She pointed out light transmitted from the other houses and asked if
the clerestories and other windows could be tinted as dark as the skylights. She said that this was a great
change for the neighborhood and said that she could support the project as it would not be as massive as
the previous version.
Mr. Wilson explained the louvers in greater detail, likening them to a horizontal venetian blind that would
cut the sun from a room and block the glare up the hill. He said that the tint has a dimming effect on what
one sees out of the windows and he was concerned that adding tinting to all of the clerestory windows
would be too much.
The public hearing was closed.
Boardmember Johnson complimented the applicant and said that they did a great job of listening to many
comments. He found the design to be very interesting and he saw no issue with the height of the building.
His only concern was the light from the skylights and clerestory windows. He said that the windows did
not need to be further tinted and making the skylight 3 x 3 was more similar to other houses in the area.
He fully supported the project and thought that it would be a great addition.
TIBURON D.R.B. MINUTES #7 9
5/17/12
Boardmember Tollini said that he was not as thrilled with the louver concept, which might be effective,
but would look odd. He agreed with Boardmember Johnson that this was a very thoughtful redesign. He
stated that the glazing had been reduced and he thought that it was important to come up with the right
balance of a nice living space without being overly detrimental to the neighborhood. However, he
believed that the height was not longer an issue, and the only issue was light pollution.
Boardmember Chong said that the design was a creative way to add square footage to the home without
impacting neighbors. He wondered if the louvers would make the roof look less attractive but said that the
louvers would adequately address the light pollution issue. He commended the applicant for all of the
changes and thought that this would be a nice addition to the neighborhood.
Chairman Kricensky complimented the applicant on finding ways to pull inches off the height. He said
that what had bothered him was the length of the height, but this revision had reduced this and is
reasonable. He said that the amount of glass bothered him most, as the amount of light from the house
would be significant in this small neighborhood.
Boardmember Johnson said that because of the way the house is situated there would likely be some
nighttime privacy techniques used. He said that he would much rather see a home with some light to it
instead of complete darkness.
ACTION: It was M/S (Tollini/Johnson) that the request for 687 Hawthorne Drive is exempt from the
California Environmental Quality Act and approving the request, subject to the attached conditions of
approval, and the additional conditions of approval that the skylights over the dining room be reduced to 3
foot x 3 foot with a minimum 35% tint; that the west and south clerestory windows have a minimum tint
of 28% and that angled louvers be installed on the clerestory windows on the south elevation. Vote: 4-0-1
(Emberson recused).
Vice Chair Emberson rejoined the Board.
F. APPROVAL OF MINUTES #6 OF THE 5/3/12 DESIGN REVIEW BOARD MEETING
ACTION: It was M/S (Emberson/Tollini) to approve the minutes of the April 19, 2012 meeting as
written. Vote: 4-0-1 (Chong abstained).
G. ADJOURNMENT
The meeting was adjourned at 8:55 p.m.
TIBURON D.R.B. MINUTES #7 10
5/17/12
/0?*
TOWN OF TIBURON Action Minutes - Regular Meeting
Tiburon Town Hall Design Review Board
1505 Tiburon Boulevard June 7, 2012
Tiburon, CA 94920 7:00 P.M.
CALL TO ORDER AND ROLL CALL At 7:00 PM
Present: Chairman Kricensky, Vice Chair Emberson and Boardmember Johnson
Absent: Boardmembers Chong and Tollini
Ex-Officio: Planning Manager Watrous, Associate Planner Tyler and Minutes Clerk Rusting
OLD BUSINESS
1. 440 RIDGE ROAD: File No. 21204; Ridge Road LLC, Owner; Site Plan and
Architectural Review for construction of a new single-family dwelling, with a Variance
for excess lot coverage. The applicants propose to demolish an existing dwelling and
construct a new two-story dwelling. The new dwelling would result in a total floor area of
4,190 square feet. The house would have a lot coverage of 17.6% in lieu of the maximum
15.0% lot coverage permitted in the RO-2 zone. Assessor's Parcel No. 059-082-21.
Approved 3-0
2. 2308 MAR EAST STREET: File No. 21207; Peter Wilton, Owner; Site Plan and
Architectural Review for construction of additions to an existing single-family dwelling,
with Variances for reduced side yard setback and excess lot coverage, and a Floor Area
Exception. The applicants propose to construct several additions and expand existing
decks to the side and rear of the existing building. The additions and decks would extend
to within 6 inches of the left side property line, in lieu of the minimum 8 foot setback
required in the R-2 zone. The additions would cover 71.1 % of the dry land area of the lot,
in lieu of the maximum 35.0% lot coverage permitted in the R-2 zone. The project would
result in a total floor area of 2,900 square feet, which would exceed the floor area ratio of
706 square feet for a lot of this size. Assessor's Parcel No. 034-271-03. Approved 3-0
PUBLIC HEARINGS AND NEW BUSINESS
ACTION MINUTES #8
TIBURON DESIGN REVIEW BOARD
3. 12 APOLLO ROAD: File No. 21210; Kristina Wollam and Jonathon Lacey, Owners;
Site Plan and Architectural Review for construction of a new single-family dwelling,
with Variances for reduced rear yard setback and excess lot coverage. The applicants
propose to demolish more than 50% of an existing house and construct a new 2,302
square foot dwelling. The project would extend to within 16 feet, 7 inches of the rear
property line, which is less than the 19 foot rear yard setback for this lot. The project
would have a lot coverage of 36.9% in lieu of the maximum 30.0% lot coverage
permitted in the R-1 zone. Assessor's Parcel No. 034-271-06. Approved 3-0
Action Minutes #8
6/7/12 Design Review Board Meeting
Page 1
4. 40 DELMAR DRIVE: File No. 712029; Ashley Anderson and Jennifer Wang, Owners;
Site Plan and Architectural Review for construction of additions to an existing single-
fainily dwelling. The applicants propose to construct a second story addition and attached
to an existing single-story house. The floor area of the proposed house would be
increased by 1,412 square feet, resulting in a total floor area of 4,399 square feet, with an
additional 600 square feet of garage space. Assessor's Parcel No. 055-211-29.
Continued to 7119112
MINUTES
5. Regular Meeting of May 17, 2012 Approved 3-0
ADJOURNMENT At 9:55 PM
Action Minutes #8 6/7/12 Design Review Board Meeting Page 2
J 03*
TOWN OF TIBURON Action Minutes - Regular Meeting
Tiburon Town Hall Tiburon Planning Commission
1505 Tiburon Boulevard June 13, 2012 - 7:30 PM
Tiburon, CA 94920
ACTION MINUTES r°
TIBURON PLANNING COMMISSION
CALL TO ORDER AND ROLL CALL At 7:32 PM
Present: Chairman Corcoran, Commissioner Kunzweiler, Commissioner
Weller, Commissioner Welner
Absent: Vice Chair Tollini
ORAL COMMUNICATIONS There Were None
Persons wishing to address the Planning Commission on any subject not on the agenda may do
so under this portion of the agenda. Please note that the Planning Commission is not able to
undertake extended discussion, or take action on, items that do not appear on this agenda.
Matters requiring action will be referred to Town Staff for consideration and/or placed on a
future Planning Commission agenda. Please limit your comments to no more than three (3)
minutes. Testimony regarding matters not on the agenda will not be considered part of the
administrative record.
COMMISSION AND STAFF BRIEFING
Commission and Committee Reports
Director's Report
OLD BUSINESS
1. 761 HILARY DRIVE: FILE #19908; ADOPTION OF A RESOLUTION
MEMORIALIZING THE COMMISSION'S APPROVAL OF AMENDMENTS TO
THE CONDITIONAL USE PERMIT FOR AN EXISTING CHURCH AND
SCHOOL (ST. HILARY CHURCH AND ST. HILARY SCHOOL); Assessor's
Parcel Nos. 055-253-20 and 055-221-06 [CONTINUED FROM MEETING OF MAY
91 2012] [SA] Approved 4-0
2. 1 BLACKFIELD DRIVE, SUITES A-D (COVE SHOPPING CENTER): FILE
#19710; REQUEST FOR RENEWAL OF A CONDITIONAL USE PERMIT
GRANTED IN 1997 TO OPERATE A WIRELESS COMMUNICATIONS
FACILITY; The Cove Shopping Center, Inc, Owner; Sprint Wireless, Applicant;
Assessor's Parcel No. 034-212-18 [CONTINUED FROM MEETING OF MAY 9,
2012] [DW] Approved 4-0
Tiburon Planning Commission Action Minutes June 13, 2012 Page 1
NEW BUSINESS
3. REVIEW OF DRAFT FISCAL YEAR 2012-2013 CAPITAL IMPROVEMENT
PLAN BUDGET FOR CONSISTENCY WITH THE TIBURON GENERAL PLAN
[SA] Found Consistent with General Plan 4-0
PUBLIC HEARING
4. 1 BLACKFIELD DRIVE, SUITE A-l (COVE SHOPPING CENTER): FILE
#11204; CONDITIONAL USE PERMIT REQUEST TO ESTABLISH A BANK OF
MARIN BRANCH OFFICE IN THE NEIGHBORHOOD COMMERCIAL (NC)
ZONE; FILE #11204; The Cove Shopping Center, Inc., Owner; Bank of Marin,
Applicant; Assessor Parcel No. 034-212-18 [LT] Approved 4-0
5. 1600 MAR WEST STREET: FILE #10406; PERIODIC REVIEW OF AN
EXISTING CONDITIONAL USE PERMIT GRANTED IN 2005 FOR THE
EXPANSION OF A PRIVATE RECREATIONAL FACILITY (TIBURON
PENINSULA CLUB); Parcel Nos. 058-171-17, 76 & 84, and 058-240-21 [DW]
Found in Substantial Compliance 4-0
6. CONSIDER RECOMMENDATION TO THE TOWN COUNCIL REGARDING
VARIOUS PROPOSED CLEAN-UP TEXT AMENDMENTS TO TITLE IV,
CHAPTER 16 (ZONING) OF THE TIBURON MUNICIPAL CODE, INCLUDING
BUT NOT LIMITED TO TEXT AMENDMENTS REGARDING DEFINITIONS,
TIDELANDS PERMITS, SITE PLAN & ARCHITECTURAL REVIEW, PARKING,
AFFORDABLE HOUSING OVERLAY ZONES, TEMPORARY USE PERMITS,
REASONABLE ACCOMMODATION PROVISIONS, NON-CONFORMING
USES AND HOME OCCUPATIONS; FILE NO. MCA2012-02; Town-initiated
amendments [DW] Recommended Approval to Town Council 4-0
7. CONSIDER RECOMMENDATION TO THE TOWN COUNCIL REGARDING
PROPOSED TEXT AMENDMENTS TO TITLE IV, CHAPTER 16 (ZONING)
AND TITLE IV, CHAPTER 20 (ANIMALS) OF THE TIBURON MUNICIPAL
CODE REGARDING THE KEEPING OF CHICKENS AND HONEY BEES; FILE
NO. MCA2012-02; Town-initiated amendments [LT] Recommended Approved to
Town Council 3-1
MTNT TTFC
8. PLANNING COMMISSION MINUTES -Regular Meeting of May 9, 2012
Approved 4-0
ADJOURNMENT At 9:20 PM
Tiburon Planning Commission Action Minutes June 13, 2012 Page 2
J10
TOWN OF TIBURON Agenda - Regular Meeting
Tiburon Town Hall Tiburon Planning Commission
1505 Tiburon Boulevard June 13, 2012 - 7:30 PM
Tiburon, CA 94920
AGENDA
TIBURON PLANNING COMMISSION
CALL TO ORDER AND ROLL CALL
Roll Call: Chairman Corcoran, Vice Chair Tollini, Commissioner Kunzweiler, Commissioner
Weller, Commissioner Welner
ORAL COMMUNICATIONS
Persons wishing to address the Planning Commission on any subject not on the agenda may do
so under this portion of the agenda. Please note that the Planning Commission is not able to
undertake extended discussion, or take action on, items that do not appear on this agenda.
Matters requiring action will be referred to Town Staff for consideration and/or placed on a
future Planning Commission agenda. Please limit your comments to no more than three (3)
minutes. Testimony regarding matters not on the agenda will not be considered part of the
administrative record.
COMMISSION AND STAFF BRIEFING
Commission and Committee Reports
Director's Report
OLD BUSINESS
1. 761 HILARY DRIVE: FILE #19908; ADOPTION OF A RESOLUTION
MEMORIALIZING THE COMMISSION'S APPROVAL OF AMENDMENTS TO
THE CONDITIONAL USE PERMIT FOR AN EXISTING CHURCH AND
SCHOOL (ST. HILARY CHURCH AND ST. HILARY SCHOOL); Assessor's
Parcel Nos. 055-253-20 and 055-221-06 [CONTINUED FROM MEETING OF MAY
9, 2012] [SA]
2. 1 BLACKFIELD DRIVE, SUITES A-D (COVE SHOPPING CENTER): FILE
#19710; REQUEST FOR RENEWAL OF A CONDITIONAL USE PERMIT
GRANTED IN 1997 TO OPERATE A WIRELESS COMMUNICATIONS
FACILITY; The Cove Shopping Center, Inc, Owner; Sprint Wireless, Applicant;
Assessor's Parcel No. 034-212-18 [CONTINUED FROM MEETING OF MAY 9,
2012] [DW]
Tiburon Planning Commission Agenda June 13, 2012 Page 1
NEW BUSINESS
3. REVIEW OF DRAFT FISCAL YEAR 2012-2013 CAPITAL IMPROVEMENT
PLAN BUDGET FOR CONSISTENCY WITH THE TIBURON GENERAL PLAN
[SA]
PUBLIC HEARING
4. 1 BLACKFIELD DRIVE, SUITE A-1 (COVE SHOPPING CENTER): FILE
#11204; CONDITIONAL USE PERMIT REQUEST TO ESTABLISH A BANK OF
MARIN BRANCH OFFICE IN THE NEIGHBORHOOD COMMERCIAL (NC)
ZONE; FILE #11204; The Cove Shopping Center, Inc., Owner; Bank of Marin,
Applicant; Assessor Parcel No. 034-212-18 [LT]
5. 1600 MAR WEST STREET: FILE #10406; PERIODIC REVIEW OF AN
EXISTING CONDITIONAL USE PERMIT GRANTED IN 2005 FOR THE
EXPANSION OF A PRIVATE RECREATIONAL FACILITY (TIBURON
PENINSULA CLUB); Parcel Nos. 058-171-17, 76 & 84, and 058-240-21 [DW]
6. CONSIDER RECOMMENDATION TO THE TOWN COUNCIL REGARDING
VARIOUS PROPOSED CLEAN-UP TEXT AMENDMENTS TO TITLE IV,
CHAPTER 16 (ZONING) OF THE TIBURON MUNICIPAL CODE, INCLUDING
BUT NOT LIMITED TO TEXT AMENDMENTS REGARDING DEFINITIONS,
TIDELANDS PERMITS, SITE PLAN & ARCHITECTURAL REVIEW, PARKING,
AFFORDABLE HOUSING OVERLAY ZONES, TEMPORARY USE PERMITS,
REASONABLE ACCOMMODATION PROVISIONS, NON-CONFORMING
USES AND HOME OCCUPATIONS; FILE NO. MCA2012-02; Town-initiated
amendments [DW]
7. CONSIDER RECOMMENDATION TO THE TOWN COUNCIL REGARDING
PROPOSED TEXT AMENDMENTS TO TITLE IV, CHAPTER 16 (ZONING)
AND TITLE IV, CHAPTER 20 (ANIMALS) OF THE TIBURON MUNICIPAL
CODE REGARDING THE KEEPING OF CHICKENS AND HONEY BEES; FILE
NO. MCA2012-02; Town-initiated amendments [LT]
MINUTES
8. PLANNING COMMISSION MINUTES -Regular Meeting of May 9, 2012
ADJOURNMENT
Future Agenda Items
Election of Chair and Vice-Chair (July 11)
90-day review of CVS conditional use permit; 1599 Tiburon Boulevard (July 11)
July 25 meeting likely to be cancelled due to Town Council special meeting on Library Expansion
Trestle Glen Circle Residential Project Tentative Subdivision Map (TBD)
Renewal of Wireless Communications Facility conditional use permit; 700 Tiburon Boulevard (TBD)
Lodge at Tiburon outdoor seating expansion; 1651 Tiburon Boulevard (TBD)
Tiburon Planning Commission Agenda June 13, 2012 Page 2
13000W AGENDA
TIBURON DESIGN REVIEW BOARD
CALL TO ORDER AND ROLL CALL
Regular Meeting
Design Review Board
June 21, 2012
7:00 P.M.
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e
Chairman Kricensky, Vice Chair Emberson, Boardmernbers Chong, Johnson and Tollini
ORAL COMMUNICATIONS
Persons wishing to address the Design Review Board on any subject not on the agenda may do so under
this portion of the agenda. Please note that the Design Review Board is not able to undertake extended
discussion, or take action on, items that do not appear on this agenda. Matters requiring action will be
referred to Town Staff for consideration and/or placed on a future Design Review Board agenda. Please
limit your comments to no more than three (3) minutes. Any communications regarding an item not on
the agenda will not be considered part of the administrative record for that item.
STAFF BRIEFING (if any)
OLD BUSINESS
1. 10 CIBRIAN DRIVE: File No. 711124; Diane Lee, Owner; Site Plan and Architectural
Review for construction of additions to an existing single-family dwelling. The applicants
propose to construct a 546 square foot addition above the lower level of the existing
house. The project would result in a total floor area of 3,772 square feet. Assessor's
Parcel No. 038-011-40. [LT]
PUBLIC HEARINGS AND NEW BUSINESS
2. 1 BLACKFIELD DRIVE: File No. 712054; The Cove Shopping Center, Inc, Owner;
Site Plan and Architectural Review for construction of exterior alterations to an existing
commercial building for occupancy by a grocery store (Fresh & Easy Market). The
project would modify the existing entrance of the building, parking lot and loading docks
and would install additional rooftop mechanical equipment for the new grocery store.
Assessor's Parcel No. 034-212-18. [DW]
Design Review Board
TOWN OF TIBURON
Tiburon Town Hall
1505 Tiburon Boulevard
Tiburon, CA 94920
June 21, 2012
Page 1
3. 33 REED RANCH ROAD: File No. 21214; Brett Mock, Owner; Site Plan and
Architectural Review for construction of additions to an existing single-family dwelling,
with Variances for reduced front and side yard setbacks. The applicants propose to
construct a second story addition and a lower story addition to an existing single-story
house. The floor area of the proposed house would be increased by 1,284 square feet,
resulting in a total floor area of 3,168 square feet. The additions would extend to within
21 feet, 3 inches of the front property line and 12 feet, 9 inches of the side property line,
which are less than the respective 30 foot front yard and 15 foot side yard setbacks
required in the RO-2 zone. Assessor's Parcel No. 034-301-01. [LT]
4. 87 RANCHO DRIVE: File No. 21211; Terence Andrews, Owner; Site Plan and
Architectural Review to legalize as-built construction of additions to an existing detached
accessory building and walls and fencing, with Variances for reduced side yard setback
and excess wall and fence height. The applicant has constructed a 287 square foot
addition to an existing detached accessory building and also constructed a series of
retaining walls and fences in the front yard. The addition extends to within 6 feet, 6
inches of the side property line, which is less than the 8 foot side yard setback required in
the R-1 zone. The walls and fences have a maximum height of 12 feet, which is greater
than the 6 foot maximum wall and fence height. Assessor's Parcel No. 034-202-14. [LT]
CONTINUED TO 7/19/12
MINUTES
5. Regular Meeting of June 7, 2012
ADJOURNMENT
Design Review Board June 21, 2012 Page 2