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APRIL 21, 2015, 6:30 P.M.

The Planning Commission will follow the following procedure for all items listed as public hearing items:
  1. The Chairman will ask for presentation of the staff report;
  2. The Commission will have the opportunity to question staff in order to clarify any specific points;
  3. The applicant and the project representative will be allowed to make a presentation, not to exceed 10 minutes for large projects, or 5 minutes for small projects, total for the applicant’s design team;
  4. The public hearing will be opened;
  5. Members of the audience in favor of the proposal will be allowed to speak, for a maximum of 3 minutes per speaker;
  6. Members of the audience against the proposal will be allowed to speak, for a maximum of 3 minutes per speaker;
  7. The applicant will be given an opportunity to respond to comments made by the audience, for a maximum of 5 minutes total for the applicant’s design team;
  8. The public hearing will be closed; and
  9. Discussion of the proposal will return to the Commission with formal action taken to approve, conditionally approve, deny, or continue review of the application.



This is an opportunity for any citizen to briefly address the Planning Commission on any matter that does not appear on this agenda.  Upon being recognized by the Chair, please state your name, address, and limit your oral statement to no more than three minutes.  Matters that appear to warrant a more lengthy presentation or Commission consideration will be agendized for further discussion at a later meeting.

C.       REPORTS
The Reports agenda item consists of any oral reports from standing Planning Commission committees (Design Review Sub-Committee), an individual member of the Planning Commission, and staff updates.

The Consent Calendar consists of items that the Planning Commission considers to be non-controversial.  Unless any item is specifically removed by any member of the Planning Commission, staff, or audience, the Consent Calendar will be adopted by one motion.  Items removed will be considered in the sequence as they appear below.  If any member of the audience wishes to have an item removed, please step to the microphone, state your name, and indicate the item.

     Draft minutes of the March 17, 2015, regular meeting of the Planning Commission
        (Feinberg to abstain - absent from this meeting)

2.     Recommendation to the City Council of adoption of an update to the 2015-2023 City of Belvedere General Plan Housing Element and adoption of the associated Negative Declaration.  The Housing Element is a policy document that addresses housing related to all territory with the City of Belvedere and is part of the City of Belvedere General Plan.  The Housing element provides extensive information on housing conditions and trends, future housing needs and opportunities, and sets forth goals, policies and programs for implementation. (no recusals)

3.     Design Review for the installation of three (3) new security cameras (license plate readers).  The City of Belvedere is proposing to install license plate readers at three locations within the City of Belvedere.  The locations are as follows: (a) Lagoon Road & San Rafael Avenue (on an existing street light pole), (b) Beach Road & Cove Road (on an existing street light pole) and (c) at Lagoon Road/Cove Road & Tiburon Boulevard (a new pole would be required at this location).  The license plate readers are 6.9” x 6.5” x 2” and a metal cabinet is required to house the equipment that measures 18” x 6” x 8”.  Applicant/Property Owner: City of Belvedere. (no recusals)

4.     Demolition, Design Review, Exception to Total Floor Area applications, for the removal of an existing 3,149 square-foot residence and construction of a new 3,917 square-foot residence at 74 Lagoon Road. Project includes but is not limited to the following: a) demolition of the existing residence constructed in 1961; b) construction of a new single family residence; c) new stucco wall, wood gate, and fences; and d) landscaping, hardscape, pergola, exterior lighting, outdoor, and stone terrace. An Exception to Total Floor Area is requested to exceed the allowable floor area permitted in the R-1L zoning district.  A request for a Revocable License is requested for improvements (i.e., landscaping and driveway improvements) in the right-of-way.  Property Owner: Laleh Zelinsky Revocable Trust; Applicant: Hank Bruce, Hank Bruce Architects. (no recusals)

Item 4 Plans (11 MB)


5.     Design Review for the property located at 244 Golden Gate Avenue for modifications to approved plans for plantings and fencing along Pomander Walk. Applicant: Pete Pedersen, Pedersen Associates.  Property Owner:  Christopher and Carol Lacey. (no recusals) 13MB

Item 5 Plans
4/20/2015 - Late Mail

6.     Design Review to reorganize and refurbish interior spaces, minor modifications to the building envelope, replace exterior doors and windows, patch with matching siding and trim where necessary and repaint the existing house located at 322 Beach Road. Project includes removing and replacing the garage roof, removing and replacing the roof on the front entry trellis, relocating the side yard stairway, removing a window seat in the kitchen, adding a bay window in the dining room, adding 20 square feet to the living room, and an interior remodel of upper and lower floor.  The project proposes to reduce the size of the lower floor deck to accommodate a new exterior stairway. The project proposes to repair the shed and decks as required. Property Owner and Applicant: Steve and Meryl Wisenbaker. (no recusals)

Item 6 Plans 13MB

7.     Design Review (Retroactive) for final landscape plan (planting plan) for the property located at 41-43 Belvedere Avenue.   In addition to the final planting plan, the proposed project includes the request for approval for modifications to the roofing material (river rocks), the removal of an existing trellis over the 2nd unit courtyard, and the addition of a dark bronze cladding material on an entry walkway concrete wall. Applicant: Adam Rouse, Aidlin Darling Architects.  Property Owner: 39 Belvedere LLC. (no recusals)

Item 7 Plans 18MB
4/20/2015 - Late Mail
4/21/2015 - Late Mail


APPEALS: The Belvedere Municipal Code provides that the applicant or any interested person may appeal the action of the Planning Commission on any application. The appeal must be in writing and submitted with a fee of $400.00 not later than seven (7) calendar days following the date of the Planning Commission action. Appeals received by City staff via mail after the seventh day will not be accepted. Please note that if you challenge in court any of the matters described above, you may be limited to raising only those issues you or someone else raised at the public hearing described above, or in written correspondence delivered to the Planning Commission at, or prior to, the above- referenced public hearing [Government Code Section 65009(b)(2)].


Staff reports and other writings distributed to the Planning Commission are available for public inspection at the following locations:

  • Online at
  • Belvedere City Hall, 450 San Rafael Avenue, Belvedere  (Writings distributed to the Planning Commission after the posting date of this agenda are available for public inspection at this location only.)
  • Belvedere-Tiburon Library, 1501 Tiburon Boulevard, Tiburon.
  • To request automatic mailing of agenda materials, please contact the City Clerk at (415) 435-8908.


The following accommodations will be provided, upon request, to persons with a disability:  agendas and/or agenda packet materials in alternate formats and special assistance needed to attend or participate in this meeting. Please make your request at the Office of the Planning Department or by calling (415) 435-3838.  Whenever possible, please make your request four working days in advance of the meeting.

Items will not necessarily be heard in the above order, nor, because of possible changes or extenuating conditions, be heard.  For additional information, please contact City Hall,
450 San Rafael Avenue, Belvedere, CA 94920  (415) 435-3838

Contact City Hall
450 San Rafael Ave.
Belvedere, CA 94920-2336
Ph: 1-415-435-3838