The applicant is requesting a Coastal Permit, Variance and Design Review approvals to demolish an existing 834-square-foot garage, and construct an approximately 620 square feet garage with 479 square feet of family room and bedroom addition on the second floor on a lot in the area of Seadrift, Stinson Beach within Lagoon Subdivision One. The proposed development would result in 2,109 square feet of development and a floor area ratio of 25.7 percent on the 17,800-square-foot lot. The proposed addition would have a maximum height of 20 feet eight inches above surrounding grade and 32 feet eight inches above Mean Lower Low Water (MLLW) at the roof upper ridge. The finished floor would be 23 feet eight inches above the MLLW. Exterior walls would have the following setbacks: 25 feet from the front (north) property line; 6 feet from side (west) property line; 34 feet from side (east) property line; and over 100 feet from the rear (south) property line. The project also includes demolition and reconstruction of the existing septic system. Other proposed improvements include various site improvements, including installation landscape, an outdoor spa, deck, a new driveway, separate trash and propone enclosures, fences and sliding front gate, and general site improvements to facilitate the proposed project.
In accordance with Interim Marin County Code Section 22.56.040I, Coastal Permit approval is required because: (1) the proposed project involves improvements that require Design Review, under Interim Marin County Code Section 22.82.020I; (2) as proposed, the project involves exceedances to the height requirements for the finished floor elevation above MLLW under Marin County Code Section 22.57.094I(1) thus requiring a Variance under Marin County Code Section 22.70.030I; and (3) the project involves the installation of a new septic system under Marin County Code Section 22.56.040I(C)(6).
DECISIONMAKER FOR THIS APPLICATION:Deputy Zoning Administrator
Zoning: C-RSPS-2.9 (Coastal, Residential Single Family Planned)
Countywide Plan Designation: C-SF3 (Low Density Residential Coastal Zone)
Community Plan: Stinson Beach Plan Area