Morning Phase LLC Coastal Development Permit and Coastal Variance (P5981)

The applicant is requesting Coastal Development Permit approval to construct an 800 square foot detached residential accessory dwelling unit (ADU) on a developed lot in Bolinas. The applicant is also requesting a Coastal Variance for PG&E electrical flatform.
The 800 square feet of proposed development would result in a floor area ratio of 28 percent on the 4,938 square foot lot. It appears the proposed building would reach a maximum height of 15 feet above surrounding grade and the exterior walls would have the following setbacks: 18 feet, 10 ½ inches from the eastern front property line; over 75 feet from the southern side property line; 4 feet from the northern side property line; 4 feet from the western rear property line. 

The PG&E electrical flatform would  be 4 feet 6 inches long by 4 feet 8 inches wide. The PG&E electrical flatform would be 4 feet 8 inches above grade with the total structure height being 11 feet above grade 0 feet from the front property line. Various site improvements would also be entailed in the proposed development, including a firepit, a bench, new exterior stairs and railings, new pavers, a new water feature, a new gate, and remodel of the existing primary residence.

The project is not exempt from a Coastal Development Permit pursuant to Coastal Zoning Code section 20.68.0501.b. Variance approval is required because the PG&E electrical flatform structure is within the front setback. 
 

Land Use Info

Zoning: C-RA-B2
Countywide Plan Designation: C-SF5
Community Plan (if applicable): Bolinas