The applicant requests Coastal Permit and Design Review approval to: (1) construct 1,267 square feet of additions (conditioned space) onto an existing single-family residence consisting of 1,835 square feet (conditioned space); (2) convert an existing 272 square-foot attached garage to habitable space; and (3) construct a new 320 square-foot attached garage. The lot is located in the Seadrift community of Stinson Beach, within Lagoon Subdivision Two. Various improvements are also entailed in the project, including a new roof, new in-ground hot tub, new hardscape improvements, and the relocation of the existing propane tank and trash enclosure.
The total 1,311 square feet of proposed development would result in total building area of 3,422 square feet, a floor area ratio of 3,102 square feet, and a floor area ratio of 30 percent on 10,083 square feet of dry area on the lot. Exterior walls would have the following setbacks: 26 feet from the northern front property line; six feet from the western and eastern side property lines; and 40 feet from the southern rear property line.
The residence would reach a maximum height of 14 feet, seven inches above surrounding grade. The finished floor elevation of the proposed development would be 13 feet above Mean Lower Low Water (MLLW), and the maximum roof height of the residence would be 27 feet, three inches above MLLW.
In accordance with Marin County Interim Development Code Section 22.56.040I, Coastal Permit approval is required because the project proposes improvements that require Design Review, pursuant to Marin County Interim Development Code Section 22.82.020I.
Zoning: C-RSPS (Coastal residential, single-family planned, Seadrift Subdivision District)
Countywide Plan Designation: C-SF6 (Coastal, Single-Family, 4-7 units/acre)
Community Plan (if applicable): Stinson Beach Community Plan