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DECEMBER 19, 2017, 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
  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 (if any), 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.

1.    Draft Minutes of the November 21, 2017, regular meeting of the Planning Commission.

Extension request of previous approvals granted for Design Review, Variance, and Exception to Total Floor Area for the property located at 285 Bayview Avenue to allow construction of various improvements to the residence, including construction of a new entry on the rear elevation of the residence, creation of a new roof deck and installation of a new gas fireplace on an existing roof deck, as well as the construction of other site improvements, including the replacement if existing retaining walls, and the construction of new retaining walls, in the front, side and rear yards. Property Owner: Joy Reisner. Applicant: Zack Taylor.

Design Review and Exception to Floor Area applications for the property at 2 Cliff Road. The application is requesting Design Review for an addition to the existing single-family residence. The scope of work is limited to the lower level of the existing residence. The proposal includes the addition of two bedrooms which will be created by enclosing a portion of the existing covered patio. An interior remodel is also proposed. An Exception to Floor Area is requested to exceed the allowable floor area. Applicant: David Battenfield (Lundberg Design); Property Owner: Cliff Partners, LLC. (Commissioner Hart recused)

Design Review, Variance and Revocable License to construct a new retaining wall located at 330 Beach Road. The retaining wall is proposed on the lower portion of the lot in the City owned tide lot. The wall is proposed under the existing deck and will be approximately 46 feet in length and then returns up the hill for approximately 18 feet in length. The wall is proposed in concrete with a maximum height of 8 feet from grade. The retaining wall is proposed due to the slide on the property. Applicant: Sandra Sandoval- RWR Construction; Property Owner: Mai Dolch, 2002 Dolch Revocable Trust.

Design Review and Exception to Total Floor Area for an addition to the existing home located at 175 San Rafael Avenue. The project includes a 205 SF kitchen addition at the rear of the home. The addition will match the existing home which is wood shingles. New lights are proposed on the rear of the home. Applicant: Suzanna Bell; Property Owner: Christopher and Debbie Holland. (Commissioner Mark recused)

Demolition, Design Review, Variance and Revocable License applications for 20 Bella Vista Avenue. The applicant proposes to demolish the existing dilapidated carport/barn like structure at the front of the right side property. The applicant is not proposing to replace the existing structure. The existing fence at the front of the property is proposed to remain. The applicant proposes landscaping in the area of where the carport/barn like structure is to be removed. A variance is required for parking; the property will not meet the minimum two (2) required parking stalls for a single family residence. An updated Revocable License is required for existing improvements in the city right-of-way. Applicant/Property Owner: Gail Harter.

Consideration of proposed amendments to the Belvedere Municipal Code, including amendments to Title 19, Zoning, regarding Accessory Dwelling Units. The purpose of said amendments is to bring the Belvedere Municipal Code into compliance with recent amendments to State law.


8.     Item to be continued at the request of the applicant.  Demolition, Design Review, Exception to Total Floor Area, Variance, Second Unit and Revocable License applications for 270 Beach Road. The project proposes to demolish the existing four story home and detached garage and construction of a new five story home with an attached garage including a second unit. The project requires an Exception to Total Floor Area because the house is proposed at 6,791 SF and 3,445 SF is permitted. The Variance is required to exceed the allowable lot coverage of 30 percent. The project proposes a lot coverage of 35 percent. The project proposes new fencing, landscaping and a hillavator on the south side of the property. Applicant: Aleck Wilson Architects; Property Owner: James and Hollie Haynes. (Commissioner Lynch recused)


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 $523.00 not later than ten (10) calendar days following the date of the Planning Commission action. Appeals received by City staff via mail after the tenth day will not be accepted. For purposes of filing an appeal, if the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. 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) 435-8913.


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