Smith Revocable Trust et. al. Variance (P5180)

The applicant requests Variance approval to construct a 60-square-foot multistory addition, a 381-sqaure-foot first-story deck, and a 242-sqaure-foot second-story deck to a primary residential structure (i.e., a single-family residence) located on a developed lot in Homestead Valley, an unincorporated area of Mill Valley. The 683 square feet of proposed development would result in a floor area ratio (FAR) of 41 percent on the 3,800-square-foot through lot.

The proposed multistory addition would be constructed on the east elevation of the single-family dwelling and is expected to reach a maximum height of 22 feet, 3 inches above grade. Additionally, the proposed addition would maintain the following approximate setbacks for the through lot (as defined in Section 22.130.030(L) of the Marin County Development Code, a lot with frontage on two generally parallel streets): 47 feet, 6 inches from the southern front property line, fronting an extension of Midway Avenue; 5 feet from the eastern side property line, shared with the property commonly referred to as 15 Midway Avenue; 33 feet, 4 inches from the western side property line, shared with the property commonly referred to as 19 Midway Avenue; and 8 feet, 6 inches from the approximate location of the southern boundary of the 15-foot street widening easement for Homestead Valley Boulevard (as required by Section 22.20.090(B) of the Marin County Development Code, which specifies that the measurement be taken from the nearest point of the easement or right-of-way line, not the more distant property line).

The proposed first-story deck—which would be attached to the northern elevation of the residence—would reach a maximum height of 6 feet, 7 inches above grade. Further, it would maintain the following approximate setbacks for the through lot: 65 feet, 6 inches from the southern front property line, fronting an extension of Midway Avenue; 6 feet, 4 inches from the eastern side property line, shared with the property commonly referred to as 15 Midway Avenue; 5 feet, 1 inch from the western side property line, shared with the property commonly referred to as 19 Midway Avenue; and 7 feet, 1 inch from the approximate location of the southern boundary of the 15-foot street widening easement for Homestead Valley Boulevard.

The proposed second-story deck—which would also be attached to the northern elevation of the residence—would reach a maximum height of 13 feet, 5 inches above grade. Moreover, it would maintain the following approximate setbacks for the through lot: 65 feet, 6 inches from the southern front property line, fronting an extension of Midway Avenue; 6 feet, 4 inches from the eastern side property line, shared with the property commonly referred to as 15 Midway Avenue; 5 feet, 1 inch from the western side property line, shared with the property commonly referred to as 19 Midway Avenue; and 2 feet, 9 inches from the approximate location of the southern boundary of the 15-foot street widening easement for Homestead Valley Boulevard.

The proposed development would also include various other improvements, primarily involving modifications to the exterior of the residence. These include the replacement of portions of the roof; removal of all or parts of the northern and eastern exterior walls; replacement of exterior materials and finishes; alterations to and replacement of fenestration; and removal of a chimney.

Variance approval is required pursuant to Section 22.54.020 of the Marin County Development Code because the project proposes to increase the floor area ratio (FAR) of the subject property beyond the maximum allowable 30 percent FAR and to construct improvements within the minimum required 25-foot front-yard setback, both of which are standards established for the governing Minimum Lot Size “-B1” Combining District, as set forth in Section 22.14.050(B), Table 2-11.

Land Use Info

Zoning: R1-B1 (Residential, Single-Family District, combined with the Minimum Lot Size “-B1” Combining District)
Countywide Plan Designation: SF6 (Low Density Residential)
Community Plan (if applicable): Tamalpais Area Community Plan (1992)