Project Description
The applicant requests Coastal Development Permit and Variance approval to develop a vacant property in the unincorporated community of Stinson Beach with a new 1,432-square-foot two-story primary residence with attached decks and an on-site wastewater treatment system.
The proposed 1,432-square-foot primary residence would result in a floor area ratio of 18 percent on the 7,948-square-foot lot. The proposed residence would reach a maximum height of 22 feet, 6 inches above the surrounding grade, and the exterior walls would have the following setbacks: 82 feet, 2 inches from the southeastern front property line; 6 feet, 1 inch from the southern side property line; 12 feet, 6 inches from the northern side property line; and 9 feet, 4 inches from the northwestern rear property line.
The onsite wastewater treatment system would primarily be located below grade and would maintain the following setbacks: 25 feet from the southeastern front property line; 8 feet, 10 inches from the southern side property line; 16 feet from the northern side property line; and 46 feet from the northwestern rear property line.
Various site improvements would also be entailed in the proposed development, including a new driveway, retaining walls near the proposed spa, a hog wire fence in portions of the side yard located within the front yard setback, and a solid wood fence around the remaining part of the rear yard and portions of the side yard that conform with front yard setback.
Coastal Development Permit approval is required pursuant to Section 20.68.060.G (Water wells and septic systems) and Section 20.68.060.M of the Coastal Zoning Code because the project proposes a new septic system and a new residence and site improvements on a vacant lot that are not explicitly and specifically exempt from coastal development permit requirements by Section 20.68.050 (Coastal Development Permit Not Required: Exempt Development). Additionally, Coastal Variance approval is required pursuant to Section 20.70.150 of the Coastal Zoning Code because the primary residence does not conform to the 25-foot rear yard setback standard established by the governing C-R1 (Coastal, Residential Single Family) zoning district.
Zoning: C-R1 (Coastal, Single-Family Residential)
Countywide Plan Designation: C-SF6 (Single-Family 6, 4-7 du/ac)
Community Plan (if applicable): Stinson Beach Plan Area