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BELVEDERE PLANNING COMMISSION
REGULAR MEETING AGENDA
NOVEMBER 20, 2012, 6:30 P.M.
BELVEDERE CITY HALL, COUNCIL CHAMBERS
450 SAN RAFAEL AVENUE, BELVEDERE, CALIFORNIA



HEARING PROCEDURE:
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.


A.      CALL TO ORDER OF REGULAR MEETING

B.       OPEN FORUM


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 (Zoning Amendment Ad Hoc Committee), an individual member of the Planning Commission, and staff updates.

D.       CONSENT CALENDAR

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.

1.    
Draft Minutes of the October 16, 2012 Regular Meeting of the Planning Commission.

2.    Demolition, Design Review, Exception to Total Floor Area, Variance for removal of an existing two-car garage and construction of a new three-car garage to serve an existing residence at 402 Golden Gate Avenue.  Variance is for increase to non-conforming lot coverage. CEQA status: categorically exempt pursuant to Section 15303, New Construction or Conversion. Property Owner: Christina Ratliff. Applicant: Hunter Architecture.


E.    PUBLIC HEARINGS

3.   Extension of Design Review approval, Demolition, Exception to Total Floor Area, Variance, Second Unit Permit, and Revocable Licenses for property at 130 Bella Vista Avenue for construction of a new 3,803-square-foot single-family residence and a 1,167-square-foot detached garage and elevator structure with second unit, shed, landscape changes, terraces, and new outdoor fire pit. Variance is for a parking space encroaching 11 feet into the public right-of-way along Bella Vista Avenue. Requested changes include the addition of three new trees to the approved landscaping plan. CEQA status: categorically exempt pursuant to Section 15303, New Construction or Conversion. Property Owner: The Walker Family Trust. Applicant: Sutton Suzuki Architects.

4.    Demolition, Design Review, Exception to Total Floor Area, Second Unit, and Revocable Licenses associated with the removal of more than 50% of existing walls, roof and openings of an existing 3,214-square-foot residence constructed in 1962 from plans by Aaron Green, and construction of a new 8,062 square-foot residence located at 1 Belvedere Avenue. Project includes new landscaping and removal of existing trees. CEQA status: categorically exempt pursuant to Section 15303, New Construction or Conversion. This item was continued from the Planning Commission public hearing of August 21, 2012. Property Owner: Mark Pirie. Applicant: Jon Peterson, Design Conspiracy.  10MB file

5.    Design Review and Exception to Total Floor Area, Second Unit, for construction of a new 9,651 square foot two-story residence located at 12 Crest Road. The previous residence has been demolished. CEQA status: categorically exempt pursuant to Section 15303, New Construction or Conversion. Property Owner: Zierk Family Trust. Applicant: Aleck Wilson Architecture15MB file

 

F.      ADJOURNMENT

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)].
 

    NOTICE:  WHERE TO VIEW AGENDA MATERIALS

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

  • Online at www.cityofbelvedere.org
  • 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.



NOTICE: AMERICANS WITH DISABILITIES ACT

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