The applicant requests Coastal Permit, Variance and Design Review approval to allow for the remodel of an existing 3,762 square-foot single-family residence located on a 28,300 square foot lot located within the Seadrift No. 2 Subdivision. The proposed project includes the demolition of portions of the existing residence, the construction of several small additions on the northern, southern and eastern portions of the residence, and modifications to the roof.
The existing building area on the property is 4,302 square feet and the existing floor area is 3,762 square feet. Upon completion of the remodel, the project would result in 4,104 square feet of building area and 3,579 square-feet of floor area, for a floor area ratio of 27.2% on the 13,168 square-foot dry lot. The existing height of the residence is 36.04 MLLW (22.5 feet above natural grade). The proposed maximum height of the residence is 34.71 feet MLLW (21.1 feet above natural grade). The existing height of the finished floor of the residence, at 23.76 feet MLLW, is not proposed to be altered as part of the project. The residence, as proposed, would have the following setbacks: 33 feet from the north front property line, 8 feet from the easterly side property line, 6 feet from the westerly side property line, and 1 foot from the rear building setback (21 feet from the edge of the riprap in the rear of the property).
A Coastal Permit is required pursuant to Marin County Code Section 22.56.055i because the project is located in a coastal zoning district. Design Review approval is required pursuant to Marin County Code 22.57.080i because the project is located in a planned zoning district. Variance approval is required because the total height of the structure would exceed 33 feet above MLLW (33.83 feet NAVD.). Finally, Variance approval is required for the beach pod because the height of the finished floor would be greater than 18 feet above mean lower low water level (MLLW - 18.83 feet NAVD).
Zoning: C-RSPS-2.9 (Coastal, Residential, Single-Family Planned District; 2.9 units/acre)
Countywide Plan Designation: C-SF5 (Coastal Single-family, 2-4 units/acre)
Community Plan:Beach Community Plan