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HomeMy WebLinkAboutTC Agd Pkt 2013-09-18 (2)To: From: TOWN OF TIBURON 1505 Tiburon Boulevard Tiburon, CA 94920 Mayor and Members of the Town Council Community Development Department Town Council Meeting September 18, 2013 Agenda Item: R//— / Subject: 20 Upper Cecilia Way; File No. 31302; Request to Amend the Tiburon Highlands Precise Plan (PD #15) to Extend the Building Envelope for Lot 28; Michael and Audrey Levernier, Owner; Michael Heckmann, A 'cant; Assessor's Parcel No. 034 - 360 -24 Reviewed By: mb / PROTECT DATA Address: 20 Upper Cecilia Way (Lot 28) Assessor's Parcel Number: 034 - 360 -24 File Number: 31302 Lot Size: 10,371 square feet Zoning: RPD (Residential Planned Development) Precise Plan: Tiburon Highlands Precise Plan (PD #15) General Plan: M (Medium Density Residential) Current Use: Single- Family Residential Owners: Michael and Audrey Levernier Applicant: Michael Heckmann This application is proposing an amendment to the Tiburon Highlands Precise Plan for property located at 20 Upper Cecilia Way. The applicant proposes to expand the building envelope on the east side of the property, to develop an addition to an existing upper deck and an exterior stairway connecting to a new at -grade deck. On August 28, 2013, the Planning Commission adopted Resolution No. 2013 -09 (Exhibit 1) recommending to the Town Council that the Precise Plan amendment be approved. PROTECT DESCRIPTION The Tiburon Highland Precise Plan was approved in 1988. The precise plan established building envelopes for each of the forty -two lots in the Highlands development. The owners of the property at 20 Upper Cecilia Way propose to expand the building envelope by 207 square feet on the eastern side of the property, with a length of nine feet (9') and a depth of twenty -three feet (23'). This would allow construction of the additions to an existing upper level deck with a new exterior stairway connecting to a new at -grade deck. TOWN OF TIBURON PAGE 1 OF 3 -1 own Council ?dicctinr 5cptcmbcr 18, 20.17 ANALYSIS The subject site is located at the end of a cul -de -sac on Upper Cecilia Way. The current building envelope is located on the level portion of the site and surrounded by single family dwellings and open space. The existing dwelling spans a majority of the building envelope, leaving only a small undeveloped portion at the front of the existing home. Any new development at the front of the property would be more visible and therefore could have more of a potential impact on the adjacent neighbors. The applicant proposes to construct an addition to the existing upper level deck off the existing family room with a new exterior stairway with guardrails connecting to a new at -grade deck: The proposed improvements would be in the rear of the existing home facing the open space and would not be visible from the roadway. The new improvements would not create an impact on the adjacent neighbors at 26 Upper Cecilia Way or 18 Cecilia Way because of the existing vegetation, which provides a noise and privacy buffer between the neighbors and the subject site. In addition, these two neighbors expressed no concerns with the proposed expansion. REVIEW BY THE PLANNING COMMISSION The Planning Commission held a public hearing on this application at its August 28, 2013 meeting. There was no public comment for the application at the meeting. The Planning Commission raised concerns regarding potential noise impacts for the adjacent neighbors, but the applicant explained that the new improvements were for safety and to provide another access from their house to the rear yard, and the use of that area would remain the same. The Commission also noted that both adjacent neighbors who could be potentially impacted had no concerns with this expansion. The Planning Commission found the application to be in conformance with the Tiburon General Plan and the Tiburon Highlands Precise Plan, and therefore, voted 4 -0 to recommend approval of the application. Staff has preliminarily determined that the subject application is categorically exempt from the requirements of CEQA per Section 15301 of the CEQA Guidelines. RECOMMENDATION Staff recommends that the Town Council: 1. Hold a public hearing on this item 2. Adopt the Draft Resolution (Exhibit 5) finding the project exempt from CEQA and conditionally approving the application. Tovv'\ :fir'Tint -tti ;" No[: 2 of 3 Town 0l)]Ci1 iv.lee till (I Sc)tcmI-)L r 18, 2013 Exhibits: 1. Planning Commission Resolution No. 2013 -09 2. Application Form and Supplemental Materials 3. Planning Commission Staff Report dated August 28, 2013 4. Draft Minutes of the August 28, 2013 Planning Commission Meeting 5. Draft Resolution Prepared By: Kyra O'Malley, Assistant Planner TOW'X of Tf11CRON i . =y 3;)I 3 RESOLUTION NO. 2013- 49 A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF TIBURON RECOMMENDING TO THE TOWN COUNCIL APPROVAL OF AN AMENDMENT TO THE TIBURON HIGHLANDS PRECISE PLAN (PD 415) . FOR PROPERTY LOCATED AT 20 UPPER CECILIA WAY ASSESSOR PARCEL NO. 034 - 360 -24 WHEREAS, the Planning Commission of the Town of Tiburon does resolve as follows: Zn Section 1. Findings. A. The Town has received and considered an application filed by Heckmann Architects for an amendment to the Tiburon Highlands Precise Plan (PD 415) to expand the existing building envelope at 20 Upper Cecilia Way. The application consists of the following: 1. Application form and supplemental materials, dated August 1, 2013 2. Site Plan and Building Envelope Plans, dated August 19, 2013 B. The Planning Commission held a duly - noticed public hearing on August 28, 2013, and heard and considered testimony from interested persons. C. The Planning Commission has found that the project is exempt from the requirements of the California Environmental Quality Act per Section 15301 of the CEQA Guidelines. D. The Planning Commission finds, based upon application materials and analysis presented in the August 28, 2013 Staff Report, as well as visits to the site and testimony received from the applicant, that the project is generally consistent with the overall intentions of the Tiburon Highlands Precise Plan. The building envelope expansion would improve the ability to fully utilize the outdoor living areas of the subject property without resulting in any impacts on nearby homes, and in a manner consistent with neighboring properties, and is very limited in scope. E. The proposed project has been reviewed for consistency with the Tiburon General Plan and with the requirements of the Tiburon Zoning Ordinance regarding precise plan amendments. Land Use Policy LU -13 states that "neighborhood character, which is defined by the predominant architectural styles, type of buildings, building heights, mass, setbacks, landscaping, and natural characteristics, shall be of material consideration and preserved in all construction projects, including remodels and additions; to the maximum extent feasible." The proposed amended building envelope, would appear to be consistent with the intent of the Tiburon Highlands Precise Plan and the overall neighborhood character, and would not result in negative impacts on adjacent properties. Section 2. Approval. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends TIBURON PLANNING COMMISSION RESOLUTION NO. 2013- 09 August 28; 2013 1 EXHIBIT NO. Vg-1 DFz approval of the building envelope expansion for 20 Upper Cecilia Way of the Tiburon Highlands Precise Plan (PD #15) to the Town Council, subject to the following conditions: 1. The approved building envelope expansion for the property at 20 Upper Cecilia Way shall be amended as reflected on the Site Plan, prepared by Heckmann Architects, dated August 19, 2013, attached as Exhibit "A." 2. The expanded building envelope shall be utilized only for construction of decks and exterior stairways as shown in the plans on file with this application. Room additions shall be prohibited within the building envelope expansion area. 3. This Precise Plan Amendment approval shall be valid for 36 months following its effective date, and shall expire unless subsequent zoning and /or building permits have been issued pursuant to this approval. A time extension may be granted if such request is filed prior to the expiration date. 4. This approval shall in no way alter other provisions of the Tiburon Highlands Precise Plan not specifically described herein. PASSED AND ADOPTED at a regular meeting of the Tiburon Planning Commission on August 28, 2013 by the following vote: AYES: COMMISSIONERS: Welner, Corcoran, Kulik, Tollini - NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: Weller JON WELNER, VICE CHAIR Tiburon Planning Commission ATTEST: KYRA O'MALLEY, SECRETARY Attachment: Exhibit A: Site Plan dated August 19, 2013 TIBURON PLANNING COMMISSION RESOLUTION NO. 2013- 09 August 28, 2013 EXHIBIT N0._�- Fg.zoF 2. i� l OWN O TIBURON iJ ..:I ' •���� LAND DEVELOPMENT APPLICATI0I,1���t�r_ =:' TYPE OI; A- PPLICATION o Dcsign Review' (DRB) o Tentative Subdivision MaP o Conditional use Permit to Design Review (Staff Levell sicaeSubdivision Ivlap §s precise Development PIan.1�t� o ? O Secondary' Dwelllno Unit o Variance v Floor Area Exception o Lot Line Adjustment c 'Zoning Text Amendment P c: Tidelands Permit c Condominium Use Permit r0 Rezoning or Pt'ezOnitle Cz Sidn ands O Certificate of Cotllpliance c:; GeI1eI•al Man Amendment o Tree Permit O Otller P o Change of Addi ss APPLICANT I� , QEJIRED;l`1FORIVIATiON ryo l�pp>r� c�c,tt_!A 14r-i PROPERTY SIZ,E:Io,�"[! ';T�17EADDRISS: __ zoNIN�: F-pt2 _��s •_nom. PARCL'.L, ItEJI�'tBL "R:_ ©3`{ 3CnC9 `- •t'il -HL-i- V1 {��iz -}� PR GI'.ERT r: 'O'`Y1'NER: MI -L! � k`~ c�e.tt -•t,� t�l,re•, -t-tt3un -d , ch. tr4AILING ADDRESS' 2-0 Up��' --5' e ertiter� s c hi.AlL: wn Y ��-�- TEL.SPI- iGlvE?NIUI�ML3ERS: AP PLIC,kN -r (Other than Property Owner): itri:�,l- LII'IG ADi�REUS: E- i�'i /iIL: TEL;EPHOINE NUMBERS:, AT.CI- St�t'ECTf M tc•t�i��t. � Gt�t"t AN 6! tf'>Lt.Kt?. Vta: I! -M5' u CIA, i`MAILING ADDRESS: _ - -- - -a.$�- i-- TELF-- PHONENUNIBERS :__'I g ' - � X 35 't vi E -MAIL: c t t•rie 'lease indicate witli an aster•isL• (�) pensorzs to ,limn 7'rnvn cora'es,Pondence should be sent. L PROJECT C'L -1t4 s�t�! �c ) BRIEF ESCRIPTION OF PROPOSE 'lH'L 01Ca:E; dr-Ar. 1, the undersigned ownler (or authorized agent) of the Property herein described, hereb }' nlai:e application for apni-oval of the plans submitted and made a part of this application in accordance with the Provisions ot� the Tiburon Municipal Code, and 1 hereby certify that the information Liven is true and correct to the hest of my IC.tlowledac and belief. I urtclerstan' that the requested approval is for my benefit (or that of my principal). Therefore, if the Town g ants the apPrOVal. with or Without con6i0ons, and that action is challenged by a third party, 1 will be responsible for defending against this challenge. I therefore agree to accept this responsibility for defense a! the request or kite Town and also agree to clefead, indeillni'y and hold the Town harmless from li any casts, claims or iiall.itics arising from, the approval, incbxng, without limitation. any award of zttorrte. }''s fee: Ila 1 igh i °salt from the third part }' oilallenge. 1 .. Date: A r i tariature: ":jf oilier than atvtter, crust /rave an authoriaatiorr letre"Ji0111 file olf'rzer' DO NOT WRITE, BELOW THIS LINE DL PARTMENTAL PROCESSING INFOIZJt ,IATION O . rtppiicat.ion ?�o �"s �-3Ca Deposit: iD •D t� Receipt ? io.:� /�� 7 t f Ll / P.ecen'ed By: d _ Date llesined Coutplete: R i'I B;:: t`'J �Datr:Rceeiveti Acing P�cci•,':_ Action: Date: !-'nnriilihnc n( �ilnl'QVaI ctr COnllnellt5: _._._ -- _.__ P.esolution or Ordinance j To: From: TOWN OF TIBURON 1505 Tiburon Boulevard Tiburon, CA 94920 Members of the Planning Commission Community Development Department Planning Commission Meeting August 28, 2013 Agenda Item: Subject: 20 Upper Cecilia Way; File No. 31302; Request to Amend the Tiburon Highlands Precise Plan (PD #15) to Extend the Building Envelope for Lot 28; Michael and Audrey Levernier, Owner; Heckmann Architects, Applicant; Assessor's Parcel No. 034 - 360 -24 Reviewed By: PROJECT DATA Address: 20 Upper Cecilia Way (Lot 28) Assessor's Parcel Number: 034 - 360 -24 File Number: 31302 Lot Size: 10,371 square feet Zoning: RPD (Residential Planned Development) Precise Plan: Tiburon Highlands Precise Plan (PD #15) General Plan: M (Medium Density Residential) Current Use: Single- Family Residential Owners: Michael and Audrey Levernier Applicant: Michael Heckmann, Heckmann Architects ENVIRONMENTAL REVIEW Staff has preliminarily determined that the subject application is categorically exempt from the requirements of CEQA per Section 15301 of the CEQA Guidelines. The project is the proposed amendment to a precise plan (the Tiburon Highlands Precise Plan) for property located at 20 Upper Cecilia Way. The applicant proposes to expand the existing building envelope on the east side of property, for purposes of constructing additions to an upper deck and new exterior stairways with guardrails to connect to a new at -grade lower deck. The property is currently developed with a single- family dwelling and is bordered by single - family dwellings to the north, west, and south and open space to the east. The applicants propose to expand the building envelope by 207 square feet on the eastern side of the property, with a depth of twenty — three feet (23') and a length of nine feet (9') to allow construction for an addition to an existing upper deck connected to a proposed stairway to an at TOWN OF TIBURON y Y PAGE 1 OF 3 Planninh Commissinn l.icainf, A1111titS128.2013 grade lower deck. The proposed addition to the upper deck would continue to provide access from the existing family room. BACKGROUND The Tiburon Highlands Precise Plan was approved in 1988. The precise plan includes forty -two lots accessed by Upper Cecilia Way, Cecilia Court, Warren's Way, Cayford Drive and Southridge Drive. Town Council Resolution No. 2535 (Exhibit 3), which currently governs this precise plan, established building envelopes for each of the forty -two lots. ANALYSIS Project Design The subject site is located at the end of a cul -de -sac on Upper Cecilia Way. The approved building envelope is located on the level portion of the site. The property is surrounded by existing single family dwellings and open space. The existing dwelling spans a majority of the building envelope, leaving only a small undeveloped portion at the front of the existing home. The front portion of the existing building envelope is mostly occupied by the existing garage and driveway. In addition, the development at the front of the property would be more visible and therefore could have more of a potential impact on the adjacent neighbors. The applicants propose to construct an addition to the existing upper level deck off the existing family room with a new exterior stairway with guardrails connecting to a new at -grade deck and an existing deck off the master bedroom suite. The proposed improvements would be on the rear of the existing home facing the open space and would not be visible from the roadway. There would not appear to be any negative impacts to the adjacent homes at 26 Upper Cecilia Way or 18 Upper Cecilia Way because of existing vegetation that provides a noise and privacy buffer for both neighbors on either side of the subject site. In addition, the neighbors have expressed no concerns with the proposed expansion. Compliance with the Tiburon Highlands Precise Plan The building envelopes established by the Tiburon Highlands Precise Plan were designed to allow adequate space for the development of each parcel, while providing a buffer between the building envelopes and nearby residences and open space areas. The requested building envelope amendment would allow the applicant to develop more deck space to enjoy the neighborhood and open space from their property without substantively impacting the privacy of the adjacent neighbors. However, to ensure that larger building additions are not later proposed within the expanded building envelope, Staff recommends that improvements within the expanded envelope be limited to those shown on the plans submitted as part of this application. General Plan Consistencv The proposed project has been reviewed for consistency with the Tiburon General Plan and with the requirements of the Tiburon Zoning Ordinance regarding precise plan amendments. Land Use Policy LU -13 states that "neighborhood character, which is defined by the predominant Tow\ c)T- T ?RC ?': Paoc ' of 3 EXHIBIT M..�Lcr_ 3 Planning; C:oninussion T•lcctdn, ALIgust 28, 2013 architectural styles, type of buildings, building heights, mass, setbacks, landscaping, and natural characteristics, shall be of material consideration and preserved in all construction projects, including remodels and additions, to the maximum extent feasible." The proposed amended building envelope would appear to be consistent with the intent of the Tiburon General Plan and the overall neighborhood character, and would not result in negative impacts on adjacent properties. PUBLIC COMMENT As of the date of this report, no letters have been received regarding the subject application. The applicant has provided three signatures of approval from the adjacent neighbors and from the Tiburon Highlands Homeowner Association (see Exhibit 4). FUTURE ACTIONS REQUIRED Any affirmative action by the Planning Commission on this project would be in the form of a recommendation to the Town Council. Should the Commission vote to deny the project, that decision would be final, unless appealed to the Town Council. If the amendment to the precise plan is approved by the Town Council, subsequent Town permits would include Site Plan and Architectural Review and building permits for the proposed addition to the upper deck and exterior stairway with guardrail. Improvements at -grade do not need Planning Division approval, but would need approval from the Building Division. Staff recommends that the Planning Commission: 1. Hold a public hearing on this application: 2. Consider the draft resolution (Exhibit 1) recommending approval to the Town Council of the amendment to the Tiburon Highlands Precise Plan for the property at 20 Upper Cecilia Way. Exhibits: 1. Draft Resolution 2. Application and Supplemental Materials 3. Town Council Resolution #2535 4. Letters with signatures from Adjacent Neighbors and Tiburon Highlands Homeowners Association 5. Submitted Plan Prepared By: Kyra O'Malley, Assistant Planner EX T NO. Vg -3053 TO'W'N OF T11117ROV Pagc i N 3 one from the owner of the property. While not required by the Town's late mail policy, he suggested the Commission take a few moments to read and consider the late mail. Heidi Pay, applicant, read into the record the letter that was submitted as late mail from herself, Olivia Decker and Bill Bullock [letter attached to these minutes]. There were no public comments. Commissioner Corcoran noted the last paragraph of Section 1 of the draft resolution should be labeled "F" instead of "D ". Vice Chair Welner stated that he was not in attendance at the initial meeting and would abstain from voting tonight. He said that he was surprised that the Commission went in the direction it did with regard to a viable business moving in and conducting productive work in downtown. tD Commissioner Corcoran responded that generally in recent years the movement has been away from commercial office space on the ground floor to encourage a vibrant pedestrian community. He pointed out the other properties on Main Street that have become office space had created "dead space" and impacted foot traffic in the area. He said that the General Plan and zoning code reflect a preference toward non - office spaces on the ground floor level. Commissioner Tollini stated that she had familiarized herself with the project and record and was prepared to vote on the resolution. ACTION: It was M/S (Corcoran/Tollini) to adopt the draft resolution denying the application for 1704 Tiburon Boulevard, with the correction noted by Commissioner Corcoran. Motion carried: 3 -0 -1 (Welner abstained). PUBLIC HEARINGS: 3. 20 UPPER CECILIA WAS': REQUEST TO AMEND THE TIBURON HIGHLANDS PRECISE PLAN (PD #15) TO EXTEND THE BUILDING ENVELOPE FOR LOT 28; FILE 931302; Michael and Audrey Levernier, Owners; Heckmann Architects, Applicant; Assessor's Parcel No. 034- 360 -24 Assistant Planner O'Malley said that the applicant proposed to amend the Tiburon Highlands Precise Plan for the property located at 20 Upper Cecilia Way. The project would expand the existing building envelope on the east side of property for purposes of constructing additions to an upper deck and new exterior stairways with guardrails to connect to a new at -grade lower deck. The property is currently developed with a single- family dwelling and is bordered by single - family dwellings to the north, west, and south and open space to the east. The building envelope would be expanded by 207 square feet on the eastern side of the property, with a depth of twenty — three feet (23') and a length of nine feet (9'). The proposed addition to the upper deck would continue to provide access from the existing family room. TIBURON PLANNING COMMISSION MINUTES -AUGUST 28, 2013 MINUTES NO. 1036 PAGE 2 Assistant Planner O'Malley stated that there did not appear to be any negative impacts to the adjacent homes at 26 Upper Cecilia Way or 18 Upper Cecilia Way because of existing vegetation that provides a noise and privacy buffer for both neighbors on either side of the subject site and the neighbors have expressed no concerns with the proposed expansion. She stated that to ensure that larger additions are not proposed in the future, staff recommended that the building envelope be limited to the expansion proposed in this application. Commissioner Tollini stated that the project architect was the same as for her own remodel but she felt that she was able to be impartial in reviewing the proposal. Michael Heckmann, architect, said that the ability to get to a main outdoor living space was never configured correctly in the original house design. He said that the applicants would like to allow their small children and elderly grandmother to use the stairs safely to exit to the backyard area. He said that they propose to construct a new stairway and enlarge the deck to allow some seating to be able to access and view the lower garden. He said that this would allow them best use of the back yard, and would greatly improve the use of the property. There were no public comments. Commissioner Corcoran noted that the "future actions" section of the staff report did not include review and approval by the Design Review Board and he asked if this project would need to go to the DRB. Planning Manager Watrous said that the improvements would just need a staff -level review. Commissioner Tollini said that she just finished a back yard project herself, and stated that it is often difficult to find property in Tiburon with adequate space for children. She said that since the house is at the end of a cul -de -sac and adjacent to open space it would not impact anyone, and was consistent with General Plan policies, she could support it. Commissioner Corcoran agreed with Commissioner Tollini. He said that he drove by the property and he felt that the home is nicely situated so the expansion would not have an impact on the neighborhood. He though that this was a reasonable expansion and supported the application. Commissioner Kulik said that he visited the site and the project would not change the back yard but would increase its safety and facilitate outdoor use. He said that the potential impact was noise, but the neighbors did not have any objections, so he supported the project. Vice Chair Welner agreed with the other Boardmembers and stated that it was a reasonable and modest request to modify the building envelope. ACTION: It was MIS (Kulik/Corcoran) to adopt the draft resolution to recommend approval to the Town Council of the amendment to the Tiburon Highlands Precise Plan for the property at 20 Upper Cecilia Way. Motion carried: 4 -0. EXNt ''., 4- TIBURON PLANNING COMMISSION MINUTES - AUGUST 28, 2013 MINUTES NO. 1036 PAGE 3 RECORDING REQUESTED, RETURN TO: TIBURON TOWN CLERK 1505 TIBURON BOULEVARD TIBURON, CA 94920 RESOLUTION NO. DRAFT -2013 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TIBURON APPROVING AN AMENDMENT TO THE TIBURON HIGHLANDS PRECISE PLAN (PD #15) TO EXTEND BUILDING ENVELOPE ON PROPERTY LOCATED AT 20 UPPER CECILIA WAY ASSESSOR PARCEL NUMBER: 034 - 360 -24 WHEREAS, on August 28, 2013, the Planning Commission held a public hearing to consider the approval of an amendment to the Tiburon Highlands Precise Plan to extend building envelope for the property developed with an existing single - family residence at 20 Upper Cecilia Way; and WHEREAS, after receiving public testimony and considering the application at that hearing, the Planning Commission adopted Resolution No. 2013 -09 recommending to the Town Council that the Precise Plan Amendment be approved; and WHEREAS, on September 18, 2013, the Town Council held a public hearing on this application and after hearing all testimony and reviewing all documents on the record, the Town Council concurred with the findings made by the Planning Commission and found that the proposed precise plan amendment to extend building envelope for the property at 20 Upper Cecilia Way would be consistent with the overall intention of the Tiburon Highlands Precise Plan and the policies contained within the Tiburon General Plan; and WHEREAS, the Town Council finds that the project is exempt from the requirements of the California Environmental Quality Act per Section 15301 of the CEQA Guidelines. NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of Tiburon does hereby approve the requested amendment to the Tiburon Highlands Precise Plan, subject to the following conditions: 1. The approved building envelope expansion for the property at 20 Upper Cecilia Way be amended as reflected on attached Exhibit "A ", incorporated herein and made part of this Resolution. �r�r�+T �T �iiltll� .l'1 O. w V3.1 TIBURON TOWN COUNCIL RESOLUTION NO. Draft -2013 9/18/2013 1 1. The expanded building envelope shall be utilized only for construction of decks and exterior stairways as shown in the plans on file with this application. Room additions shall be prohibited within the building envelope expansion area. 3. This Precise Plan Amendment approval shall be valid for 36 months following its effective date, and shall expire unless subsequent zoning and/or building permits have been issued pursuant to this approval. A time extension may be granted if such request is filed prior to the expiration date. 4. This approval shall in no way alter other provisions of the Tiburon Highlands Precise Plan not specifically described herein. PASSED AND ADOPTED at a regular meeting of the Town Council on September 18, 2013, by the following vote: AYES: NOES: ABSENT: ATTEST: DIANE CRANE IACOPI, TOWN CLERK EMMETT O'DONNELL, MAYOR TOWN OF TIBURON EXHIBIT NO. TIBURON TOWN COUNCIL RESOLUTION NO. Draft-2013 9/18/2013 2 Project THE LEVERRIIER RESIDENCE Tiburon, 20 UPPER CECILIA WAY 94920 General Notes 1. OWNERSHIP OF DRAWINGS AND SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE PROPERTY OF MICHAEL HECKMANN A.I.A. ARCHITECT. 2. THESE PLANS ARE NOT INTENDED TO SHOW THE METHOD AND MEANS OF EXECUTION OF THE WORK. THAT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR. 3. CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CURRENT EDITION OF THE CALIFORNIA TITLE 24 BUILDING CODE & BUILDING ENERGY EFFICIENCY STANDARDS AS ADOPTED BY THE GOVERNING AGENCY. IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO ENSURE FULL COMPLIANCE. 4. ARCHITECT SHALL NOT BE RESPONSIBLE FOR THE ACCURACY OF INFORMATION CONTAINED IN OWNER- SUPPLIED DOCUMENTS. 5. IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO REVIEW AND FAMILIARIZE HIMSELF WITH THE CONTRACT DRAWINGS AND SPECIFICATIONS, AND SITE CONDITIONS PRIOR TO COMMENCING WITH CONSTRUCTION. IF ANY CONFLICT EXISTS BETWEEN PORTIONS OF THE CONTRACT DOCUMENTS AND/ OR ANY EXISTING SITE CONDITIONS, IT SHALL BE THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO CONTACT THE ARCHITECT PRIOR TO EXECUTION. 6. THESE DRAWINGS SHALL NOT BE SCALED. ALL WORK SHALL BE GOVERNED BY THE DIMENSIONS INDICATED ON THE DRAWINGS. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE CONTRACTOR AND ARCHITECT. ALL DIMENSIONS RELATING TO THE EXISTING CONDITIONS SHALL BE VERIFIED BY THE CONTRACTOR PRIOR TO COMMENCING THE WORK. 7. ANY WASTE MATERIALS SHALL BE CONSIDERED THE PROPERTY OF THE CONTRACTOR, UNLESS CLAIMED BY THE OWNER, AND SHALL BE DISPOSED OF AWAY FROM THE JOB SITE IN ACCORDANCE WITH APPLICABLE LOCAL, STATE, AND FEDERAL REGULATIONS. 8, DURING CONSTRUCTION THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONTROLLING NOISE, ODORS, DUST, AND DEBRIS TO MINIMIZE IMPACTS ON SURROUNDING PROPERTIES AND ROADWAYS. 9. ALL SPECIAL INSPECTION AGENCIES/ INDIVIDUALS AND SHOP FABRICATORS SHALL BE APPROVED BY THE BUILDING DEPARTMENT PRIOR TO ANY WORK BEING PERFORMED. SUBMIT ALL DOCUMENTATION FOR APPROVAL. Abbreviations ab anchorbolt c +ete masonry unit ou ac oustidil ails col column cone concrete aitioning d ad area drain gd' ad'acent cony construction cone contract too d drain rit adjusable aft' al.ni finished floor den demolish. demolition al aluminum df drinkingiountain alt alternate ch nchile (­I) dim dimension disp disposal d` boa ee"' aI damper" t bldg building dt drain fifleu bile block blocking dwg dewing each bm, b ark b.s. building standard en en each eb wtah basin enter emeagcmcy cis dearg equip equipment Project Directory owners MIKE & AUDREY LEVERNIER 20 Upper Cecilia Way Tiburon, California 94920 415 -533 -2381 phone surveyor! civil engineer LAWRENCE DOYLE 100 Helens Lane Mill Valley, Calfomia 94941 415- 388.9585 phone 415-- 388 -0412 fax Vicinity Map 20 UPPER CECILIA WP Sheet Index architectural architect datum point EXISTING ADDITION interior elevation number MICHAEL HECKMANN AIA 1. A0.1 DATA SHEET 1680 Tiburon Blvd. Suite 7 2. A1.0 EXISTING SITE PLAN / SURVEY OF RECORD, EXISTING FLOOR PLANS 1u 1 run, , Calforp phone 94920 415 '3 45 3. A2.0 PROPOSED FLOOR & SITE PLANS W/ STORY POLES 415-,35-2875 fax 4. A3.0 EXISTING & PROPOSED ELEVATIONS, SITE SECTION & DETAILS Symbols 7 -- detail number sheet where detail is drawn 4 column or datum gnd liixs datum point EXISTING ADDITION interior elevation number HABITABLE SPACE 3,501.0 SQ. FT. - NO CHANGE 3,630.0 SQ. FT. " V� - - - -- sheet where section is dravm Is- grade, floor m Y Y or —f elevation 7 -- detail number sheet where detail is drawn 4 column or datum gnd liixs Project Info & Design Compliance AP:: 034.360.24 ADDRESS: 20 UPPER CECILIA WAY, TIBURON, CALIFORNIA CODES: A. 2009 I.R.C. AS AMENDED BY THE 2010 CALIFORNIA RESIDENTIAL CODE B. 2009 U.M.C. AS AMENDED BY THE 2010 CALIFORNIA MECHANICAL CODE C. 2009 U.P.C. AS AMENDED BY THE 2010 CALIFORNIA PLUMBING CODE E. 2009 LE.C.C. AS AMENDED BY 2010 CALIFORNIA ENERGY EFFICIENCY STANDARDS D. 2008 N.E.C. AS AMENDED BY THE 2010 CALIFORNIA ELECTRICAL CODE E. 2010 CALIFORNIA ENERGY CODE (2008 BUILDING ENERGY EFFICIENCY STANDARDS) F. 2010 CALIFORNIA BUILDING CODE, 2010 CBC STRUCTURAL DESIGN G. 2010 GREEN BUILDING STANDARDS CODE TYPE CONSTRUCTION: WOOD, METAL AND CONCRETE PROJECT DESCRIPTION: REMODEL OF EXISTING EXTERIOR STAIRS AND NORTH GARDEN ZONING: RPD OCCUPANCY GROUP: R -3 CONSTRUCTION TYPE: VB - SPRINKLERED DENSITY: SINGLE FAMILY RESIDENTIAL UNIT LOT AREA: 10,371 SQ. FT. FLOOR AREA: EXISTING ADDITION PROPOSED MAX. ALLOWED HABITABLE SPACE 3,501.0 SQ. FT. - NO CHANGE 3,630.0 SQ. FT. GARAGE 444.0 SQ. FT. - NO CHANGE 600.0 SQ. FT. _ biking section, waf secion _ A or r interior elevation number ormenmon sudace w sudam A3.1 — where section is drawn o cloud a+o nil dimension to face o! stud n revision umber exh exhaust ftg footing kit kitchen od outside diameter spkr speaker e, television _n existing .tenor ga sage,eage conva,, lam Ih laminate(d) left hand os overnow scupper q square tw� mp,ofwall fxt au forced air urft gc gl general glass, Rlazing as ma-yn p1c p—st concrete sst stainless steel up rn typical �eml. ft furnished by others gib glass block x pl pt. plate property line std str standard structural e2 rile fe fec frceainguisher fire extingmshev cabinet gm granite, nib meth machine bolt mechanical plas la,un pl),vood susp ded wt VPmI U fhc fin hose cabinet gv gvl galvanized gravel met metal ply - tensioned concrete d —civl engineers drawings Iculauou v/n e+ without water closet hs fee have station p6d yyXum board drywall min i m ptc post thus seed sin coca see stru al engineers drawings fin finish led) nb n brb mist m� xellaneous rd £drain reference t &g tongue and groove Suor fl, fluorescent floor ingl hdr header mo ryopening 'd tc top of curb �d nun hen a �� �" mab mm mrble mo nt d refr mirigerator rev r d tcd to feint dam foc face of column harm horizontal nel material (s) qa soon (sl, revised el us e, ephore top of finished surface mf face of finish hvae hea[ingrvenfLaion and is nl amt in contract o oo, rough t to f de mm faceofmason �' face of stud m airc iiniomn r nside diameter u nl htli ht & not [o scale opening xttxm mg tos [� or natural grade top of steel my Inca In face of wall (reproof ins int nterim (d), (tion) inter'ror d oc oyes on center (s) shth sheathing tp top of parapet ml fireplace tin spec similar specification rs) tr is top of roof top of sheathing Project Info & Design Compliance AP:: 034.360.24 ADDRESS: 20 UPPER CECILIA WAY, TIBURON, CALIFORNIA CODES: A. 2009 I.R.C. AS AMENDED BY THE 2010 CALIFORNIA RESIDENTIAL CODE B. 2009 U.M.C. AS AMENDED BY THE 2010 CALIFORNIA MECHANICAL CODE C. 2009 U.P.C. AS AMENDED BY THE 2010 CALIFORNIA PLUMBING CODE E. 2009 LE.C.C. AS AMENDED BY 2010 CALIFORNIA ENERGY EFFICIENCY STANDARDS D. 2008 N.E.C. AS AMENDED BY THE 2010 CALIFORNIA ELECTRICAL CODE E. 2010 CALIFORNIA ENERGY CODE (2008 BUILDING ENERGY EFFICIENCY STANDARDS) F. 2010 CALIFORNIA BUILDING CODE, 2010 CBC STRUCTURAL DESIGN G. 2010 GREEN BUILDING STANDARDS CODE TYPE CONSTRUCTION: WOOD, METAL AND CONCRETE PROJECT DESCRIPTION: REMODEL OF EXISTING EXTERIOR STAIRS AND NORTH GARDEN ZONING: RPD OCCUPANCY GROUP: R -3 CONSTRUCTION TYPE: VB - SPRINKLERED DENSITY: SINGLE FAMILY RESIDENTIAL UNIT LOT AREA: 10,371 SQ. FT. FLOOR AREA: EXISTING ADDITION PROPOSED MAX. ALLOWED HABITABLE SPACE 3,501.0 SQ. FT. - NO CHANGE 3,630.0 SQ. FT. GARAGE 444.0 SQ. FT. - NO CHANGE 600.0 SQ. FT. LOT COVERAGE: EXISTING ADDITION PROPOSED MAX. ALLOWED 2,805.0 SQ. FT. 67.5 SQ. FT. 2,872.5 SQ. FT, 3,11JA3 SQ. FT. (27.0%) (00.7%) (27.7%) HECKMANN ARCHITECTS 1680 TIBURON BLVD. SUITE 7 TIBURON CALIFORNIA 94920 415 435 2446 Z� W r) < V) __J ti — Q o 01 W v V Z o L'i r-1 Z W < r-L n1 d W m W H J N 24 JULY 2013 PLANNING SUBMITTAL revisions date/.a- plot date DATA SHEET drawing —d- O o 1 ® 2013 Michel D. HMI n inn AIA UPPER LEVEL FLOOR PLAN 118• = V -0. EXISTING — t4 Mtt. Sn;rtAt SLAifl (E) DECK / \� II eEDRS i, I BATH BEDROOM ' BEDRS OOM s2 a2 #3 k4 (E) MASTER ° ��= UP BATH BEDROOM j � t3 II I LAUNDRY MECHANICAL I I I I - --1 I I I I I I i I I I I I I I I I I L__ - - - - -J I I I I LOWER LEVEL FLOOR PLAN 2 a = r o EXISTING — A.P. 034 - 360 -25 CAI, ,e, G A.P. 034 - 351 -09 , { { { UPPER CECELIA WAY 40' R/W SURVEY OF RECORD 1/8• - 1'-w EXISTING SITE PLAN — ' Z <� LAYNRENCE DOYLE 1 LAND SURVEYOR CIVIL ENGINEER 1DO HELENS LANE MILL VALLEY, CA 94941 LEGEND O TREE (AS INDICATED) . L04 A TOP OF WALL ELEVATION CONCRETE 4153888584 F415WN12 © 2013 THIS DRAWNG IS THE PROPERTY OF LAWRENCE P. DOYLE LAND SURVEYOR CIVIL ENGINEER — — — — GRADE BREAK — x — WIRE FENCE ®� — WOOD FENCE EDGE OF PAVEMENT Lj SURVEY CONTROL POINT � AND MAY NOT BE DUPLICATED OR USED WTH- OUT PERMISSION PARTIAL TOPOGRAPHIC JOINT POLE D CONCRETE WALL SURVEY D ROCK WALL 1 DO CLEANOUT DR9uT BY. AD AREA DRAIN UPPER CECELIA WAY 40' R/W SURVEY OF RECORD 1/8• - 1'-w EXISTING SITE PLAN — ' Z <� LAYNRENCE DOYLE 1 LAND SURVEYOR CIVIL ENGINEER 1DO HELENS LANE MILL VALLEY, CA 94941 LEGEND O TREE (AS INDICATED) . L04 A TOP OF WALL ELEVATION CONCRETE 4153888584 F415WN12 © 2013 THIS DRAWNG IS THE PROPERTY OF LAWRENCE P. DOYLE LAND SURVEYOR CIVIL ENGINEER — — — — GRADE BREAK — x — WIRE FENCE ®� — WOOD FENCE EDGE OF PAVEMENT Lj SURVEY CONTROL POINT � AND MAY NOT BE DUPLICATED OR USED WTH- OUT PERMISSION PARTIAL TOPOGRAPHIC JOINT POLE D CONCRETE WALL SURVEY D ROCK WALL DO CLEANOUT DR9uT BY. AD AREA DRAIN ( IN FEET ) 3 inch - M HECKMANN ARCHITECTS 1680 TIBURON BLVD. SUITE 7 TIBURON CALIFORNIA 94920 415 435 2446 W !' ZO LU Q (51 C!') J < N w U° _ w I—Wuz Z LIJ Lu �- > : m Lu C) 'J N 24 JULY 2013 PLANNING SUBMITTAL revisions no. dace — plot date (E) SITE PLAN / SURVEY OF RECORD & (E) FLOOR PLANS d—mg nember 11.0 Q 2013 Michael D. Heckmann AIA STORYPOLE LEGEND LOCATION SYM # ELEVATION 9 ELEVATION 9 T.O. RAILING T.O. DECK i10.59 -- - - - 126.0' 122.5' UPPER DECK 1 2 126.0' 122.5' LANDING MIDDLE 3 123.0' 119.51 LANDING 1 4 1 123.0' 1 119.5' LOWER LANDING1 5 1 113.0' 1 109.51 0a Q (DO \ IM METAL 24R 07.3 TTyp R F - (N) co- LUMN O UP P.ii TRUE NORTH NORTH //I N\ FLOOR PLAN LEGEND (E) STRUCTURE TOBE REMOVED UPPER LEVEL FLOOR PLAN I M, - 1 -(r PROPOSED 096 (M CONO. i CONC. STN ppSTS TO MATCH 4E} 'up O 0\ 7 (E) 11 oaK IN 36' GATE /—(E) 7 STEPS, ce ON ELDECK —05— 7 "r, BEDROOM BA� BE BROOM BEDROOM, 12 i-2 ±3- 14 DN 2— JE) �STER BEDROOM up LE283TH ( / / UP I /co 12' \ �/ O i., \FY.r a MECHANICAL I u r m/ LEI A.P. 034-351-09\ L J I I /A.P. 034-360-23 (-- --------- - - --I/ \ { / TRUE NORTH ,0 j '� / I / NORTH S2945,00.E 17.00, UPPER CECELIA WAY FLOOR PLAN LEGEND 40- R/W TO BE REMOVED LOWER LEVEL FLOOR & SITE (NORTH GARDEN) PLAN 1/8' = V-0, PROPOSED 096 HECKMANN ARCHITECTS 1680 TIBURON BLVD. SUITE 7 TIBURON CALIFORNIA 94920 415 435 2446 U.1 >— L) < Z < --j < LLJ uj u u r", W 4 u z - LLJ ce () Z U-1 ce < CL- :D uj C:) .-j (714 24 JULY 2013 PLANNING SUBMITTAL revisions no. dauJname plot date PROPOSED FLOOR & SITE PLANS W/ STORY POLES d— mg number A2.0 0 2013 Mi,+—1 D. He k— AIA A.P. 034-360-25 , 6'26"W / ' / i10.59 -- - - - (DO s� 23• -0' i DECK (N) CO N 81 P=". EXPANDED ,wl ENVELOPE GGRADE UPI lE) 20' OAK (M CONO. i CONC. STN ppSTS TO MATCH 4E} 'up O 0\ 7 (E) 11 oaK IN 36' GATE /—(E) 7 STEPS, ce ON ELDECK —05— 7 "r, BEDROOM BA� BE BROOM BEDROOM, 12 i-2 ±3- 14 DN 2— JE) �STER BEDROOM up LE283TH ( / / UP I /co 12' \ �/ O i., \FY.r a MECHANICAL I u r m/ LEI A.P. 034-351-09\ L J I I /A.P. 034-360-23 (-- --------- - - --I/ \ { / TRUE NORTH ,0 j '� / I / NORTH S2945,00.E 17.00, UPPER CECELIA WAY FLOOR PLAN LEGEND 40- R/W TO BE REMOVED LOWER LEVEL FLOOR & SITE (NORTH GARDEN) PLAN 1/8' = V-0, PROPOSED 096 HECKMANN ARCHITECTS 1680 TIBURON BLVD. SUITE 7 TIBURON CALIFORNIA 94920 415 435 2446 U.1 >— L) < Z < --j < LLJ uj u u r", W 4 u z - LLJ ce () Z U-1 ce < CL- :D uj C:) .-j (714 24 JULY 2013 PLANNING SUBMITTAL revisions no. dauJname plot date PROPOSED FLOOR & SITE PLANS W/ STORY POLES d— mg number A2.0 0 2013 Mi,+—1 D. He k— AIA RAILING NOTE: POWDER COATED GAL. STEEL TUBING COMPONENTS TO MATCH (E) 2* W x 1 1/4' H TUBE STE. RAIL MT1- RAILING WELDED TO STL POSTS, MAX PAINTED — — — — — — - — — — - B B ------------ I EAST ELEVATION EXISTING 096 ELIW-122.6' 46 6. __TO FtN LOWEfl LEVEL .;-L-\ NORTH ELEVATION I EXISTING 096 -0— ........ F (.'IONO, 1/2XI 1rZ*X3116'TTUBE STL. POST, PAINTED WE DED TO MATCH (E} HOUSE Gu- T--1 TO BOTTOM STL PLATE M CO— BE- M M Y' GAL. STEEL PICKETS - -m1 a2 METAL GUARDRAIL I I I IX x Ile x 3116* T TUBE STL. BOTTOM RAIL -JIM MAX s CORE DRILL CONC. & SET POST 77 IN EPDXY MORTAR ----------- an ------- T.O. RN. R-R. UPPFA LEVEL METAL RAILING DETAIL TYPICAL 012 — — — — — — - — — — - B B ------------ I EAST ELEVATION EXISTING 096 ELIW-122.6' 46 6. __TO FtN LOWEfl LEVEL .;-L-\ NORTH ELEVATION I EXISTING 096 -0— HECKMANN ARCHITECTS 1680 TIBURON BLVD. SUITE 7 TIBURON CALIFORNIA 94920 415 435 2446 Lu >- Z< p CN Lu �<rn --j < U-1 LLI L) r 0� Lu ry z Lu rl/ 0 Z uj < l ce W L :D > Ln Lu p 1-- __j CN 24 JULY 2013 PLANNING SUBMITTAL revisions no. da(etname plot date (E) /PROPOSED ELEVATIONS; SITE SECTION & DETAILS drawing —be, A3.0 F (.'IONO, TO MATCH (E} HOUSE Lj G-- (NI METAL /GONG. STAIRS fi I -JIM an ------- T.O. RN. R-R. UPPFA LEVEL < 22. �1 �.NS 0 CANC RNSHI TO P.eaTCH (BMW E lam j.k. R N.F151, LOWER T.O. FIN. FUR. LOWER L� ...... E., lff:�e b' 11:1 1 iliF sm aI — ------ T.O. U ILl LULUUM -------- ELEV-107,91 OATS --(M MIL /GONG. STA{A PG— w,sNwOrO nuiCH (O HOUSE �i — (MCQYC. PRECAST coNc. CAP, TW. --- MATCH (E)—. EAST ELEVATION NORTH ELEVATION i/a• - 1,-w La)--Np"HT'-' L PROPOSED 096 096 PROPOSED HECKMANN ARCHITECTS 1680 TIBURON BLVD. SUITE 7 TIBURON CALIFORNIA 94920 415 435 2446 Lu >- Z< p CN Lu �<rn --j < U-1 LLI L) r 0� Lu ry z Lu rl/ 0 Z uj < l ce W L :D > Ln Lu p 1-- __j CN 24 JULY 2013 PLANNING SUBMITTAL revisions no. da(etname plot date (E) /PROPOSED ELEVATIONS; SITE SECTION & DETAILS drawing —be, A3.0