SEPTEMBER 15, 2020   6:30 P.M.



Due to Covid concerns and consistent with State Executive Orders No. 25-20 and No. 29-20, the meeting will not be physically open to the public. Members of the Planning Commission and staff will participate in this meeting remotely.  Members of the public are encouraged to participate remotely via Zoom or telephone pursuant to the information and link below.  Public comment will be accepted during the meeting.  The public may also submit comments in advance of the meeting by emailing the Director of Planning and Building at:  Please write “Public Comment” in the subject line. Comments submitted one hour prior to the commencement of the meeting will be presented to the Planning Commission and included in the public record for the meeting. Those received after this time will be added to the record and shared with Planning Commission members after the meeting.

City of Belvedere is inviting you to a scheduled Zoom meeting.

Topic: Belvedere Planning Commission Meeting

Time: September 15, 2020 06:30 PM

Join Zoom Meeting

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Passcode: 705332

888 788 0099 (Toll Free)

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The City encourages that comments be submitted in advance of the meeting.  However, for members of the public using the Zoom video conference function, those who wish to comment on an agenda item should write “I wish to make a public comment” in the chat section of the remote meeting platform.  At the appropriate time, the Clerk will allow oral public comment through the remote meeting platform. 

Any member of the public who needs special accommodations to access the public meeting should email the Director of Planning and Building who will use her best efforts to provide assistance.


The Planning Commission will follow the following procedure for all listed public hearing items:

1)      The Chair 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 project representative will be allowed to make a presentation, not to exceed 10 minutes for large, or 5 minutes for small, projects, as total for the applicant’s design team;

4)      The public hearing will be opened;

5)      Members of the audience in favor or against the proposal will be allowed to speak, for a maximum of 3 minutes per speaker;

6)      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;

7)      The public hearing will be closed; and

8)      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.



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.



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, follow the remote meeting procedures referenced above, state your name in the “chat” section of the remote meeting platform, and indicate the item.  If you do not have access to the Zoom meeting platform, please email the Director of Planning and Building, Irene Borba at and indicate that you would like to remove a consent calendar item and identify the item.  After removing the item, the City will call for comment at the appropriate time.


1. Minutes of the August 18, 2020

Draft Minutes of the August 18, 2020 regular meeting of the Planning Commission

2. 27 West Shore Road.

1.      Design Review and Variance applications for a boat/kayak lift for the property located at 27 West Shore Road.  A Variance is required as a portion of the lift encroaches into the rear yard setback.  The boat/kayak lift would be located on the side of exiting dock/pier.  Property Owner/Applicant: James & Pamela Robertson. Staff recommends approval of the requested applications as conditioned.


3. General Plan Annual Progress Report.

  1. General Plan Annual Progress Report. Government Code Section 65400 and 65700 mandates that all cities and counties submit an annual report on the status of the General Plan and progress in its implementation to their legislative bodies, the Governor’s Office of Planning and Research and the Housing and Community Development. Staff recommends that the Planning Commission accepts the report.




4. 26 Lagoon Road

  1. Design Review, Variance and Revocable License applications for a residential remodel located at 26 Lagoon Road. The project consists of a residential remodel, including raising the roof 6 inches and a new curb cut to accommodate new parking and a driveway gate. The project also includes upgrades to the existing landscaping, including new lighting.  Property Owners: Paw and Csilla Andersen; Project applicant: Aleck Wilson Architects Inc. Staff recommends approval of the requested applications as conditioned. ITEM TO BE CONTINUED.


5. 270 Beach Road

Planning Commission consideration of an appeal of the Construction Time Limit (CTL) Extension Committee decision to grant a three (3) month CTL extension for the construction project at 270 Beach Road. Applicant: Riley Hurd. Property Owners: James & Hollie Haynes. Recused: Commissioner Lynch.

6. Amendments to the Zoning Code,

  1. Public hearing to consider recommending City Council approval of Ordinance Amendments to the Zoning Code, Chapters 19.08 “Definitions” and 19.79 “Accessory Dwelling Units and Junior Accessory Dwelling Units” consistent with Urgency Ordinance regarding same in December 2019. Recommend to City Council approval of the proposed amendments. ITEM TO BE CONTINUED.





Appointment of Subcommittee to review setbacks for properties in the R-1L zoning district. Three (3) planning commissioners to be appointed to the subcommittee.

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

posted September 11, 2020