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MARCH 20, 2018, 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.

      Draft Minutes of the January 16, 2018, regular meeting of the Planning Commission.

Draft Minutes of the February 12, 2018, special joint meeting of the City Council and Planning Commission.


2.     Demolition, Design Review, 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 6,829 square foot five story home with an attached garage including a second unit. 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)

3.     Demolition, Design Review and Revocable License applications for 312 Beach Road. The project proposes to demolish the existing three story house and garage and construct a new three story 6,495 square foot home, attached garage and detached car deck. The project requires an Exception to Total Floor Area; the allowed floor area is 4,042 square feet and the project proposes 6,495 square feet. The project proposes a hillavator, landscaping, a plunge pool and pool house. Applicant: Steve Wisenbaker Architects and Planners; Property Owner: Scott Robertson. (Commissioner Lynch recused)

4.     Consideration of proposed amendments to the Belvedere Municipal Code, including amendments to Title 19 and Title 20, regarding Fence Regulations as recommended by the Deer Fence Task Force Committee. The Deer Fence Task Force Committee was formed to consider reducing the impact of deer on the City of Belvedere, which included suggestions for deer resistant landscaping and appropriate fences to deter deer from entering properties, while also maintaining the aesthetic character of the community and preventing a “walled” effect due to fences.


5.     Discussion of policies related to the issuance of revocable licenses for City property, including private improvements on public property and City public lanes. The Planning Commission will not take formal action, but may recommend staff return with further information and/or make a recommendation to the City Council for its consideration.


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