CITY OF BELVEDERE PLANNING COMMISSION
STAFF REPORT
REPORT DATE:
7/8/2016
AGENDA ITEM: 3
MEETING DATE: 2/16/2016
TO:
City of Belvedere Planning Commission
FROM:
Irene Borba, Director of Planning & Building
REVIEWED BY:
Emily Longfellow, Deputy City Attorney
SUBJECT:
Design Review and Exception to Floor Area for a Major Addition &
Remodel of the Existing Residence for the property located at 2 Cliff Road
RECOMMENDATION
The applicant requests Design Review and Exception to Floor Area approval for a major addition
and remodel of the existing residence. The applicant proposes a remodel/addition to the existing
9,106 square foot, two bedrooms three bath single..:family home. The remodel will include a new
formal entry and garage off of the existing auto court. Except for the new garage and front entry
addition, the majority of the remodel/addition would be within the existing envelope of the
structure of the house. The applications and project narrative are included as Attachment} .and
project plans are included as Attachment 6.
···
Staff recommends that the Planning Commission conduct the required public hearing and take
the following actions:
MOTION 1
Adopt the Resolution granting Design Review for the property located at
2 Cliff Road, (Attachment 1).
MOTION2
Adopt the Resolution granting an Exception to Floor Area for the property
located at 2 Cliff Road, (Attachment 2).
PROPERTY SUMMARY
Project Address:
APN:
Project Applicant:
Property Owner:
GP Designation:
Zoning:
Existing Use:
2 Cliff Road
060-201-10
Steve Wisenbaker (Wisenbaker Architects)
Carlisle Properties LLC
Low Density Residential SFD: 1.0 to 3.0 units/net acre
R-15 Zoning District, Belvedere Island
Single Family Residential
Site Characteristics:
The
project
site is a sloped 60,295 square-foot parcel
within the R15 Zoning District, Belvedere
Island. The property slopes downward from
the street above; Belvedere Avenue. The
subject property on Cliff Road (a private
with a 9,106
square foot
street) is developed
v.:
.
~(O
-4ve
residence built in 1951, an attached carport,
and swimming pool. The property is heavily
landscaped with existing mature vegetation
and other site improvements. The residence
affords views of the Golden Gate Bridge,
Sausalito and San Francisco.
Foundation
•
ZONING PARAMETERS
ELEMENT
PRESCRIBED
EXISTING
PROPOSED
15,000 SF
4,850 SF
(maximum for lots
greater than 14,700
SF)
60,296 SF
No Change
9,106 SF
12,765 SF
30% (structures)
9,942 SF
10,215 SF
Left Side Yard Setback
10'
14'-5"
14'-5"
Right Side Yard Setback
1O'
7'-6"
34'-10"
Rear Yard Setback
10'
71 '-6"
71 '-6"
Front Yard Setback
10'
1'1 O"
10'5"
Building Height
36'
43'
43'
Parking Spaces
2
2
3
Lot Area
Total Floor Area
Lot Coverage
PROPERTY HISTORY
Records indicate that the residence was constructed in 1951. Since then, the residence has had
minor site improvements. The following list provides details of these property changes in
chronological order:
2 Cliff Road - Planning Commission Meeting July 19, 2016
Page 2
1972- CUP for gate and fence (privacy screen from road) approved by City Council (Resolution
No. 1406)
1972 - CUP for a garage approved by City Council (Resolution No. 1420)
1986 - Design Review Exception for an outdoor elevator at rear of home
2002 - R7,lacement and new fencing, new deck and new glass railings.
2002 - 2n kitchen agreement executed
2002 - Staff Approval to replace existing dry rot railing with new 42 inch glass railing and wood
railings.
2003 - Staff Approval to add new 36 inch stainless steel railing and add a new mechanical gate
opener to the front gate.
2007 - Exemption from Design Review for a portable self-containing hot tub.
2010 - Exemption from Design Review for fence repair and replacement.
2012 - Design Review Exception to enclose a 21 OSF covered patio and stairs and retain existing
roof to create new library.
2013 - Revocable License executed (RL No. 2013 .11) for a walkway/path and gas line
connection, and an existing wood fence and landscaping in the City's right-of-way.
PROJECT DESCRIPTION/ANALYSIS
The applicant requests Design Review and Exception to Floor Area application approval for a
major addition and remodel of the existing residence. The applicant proposes a remodel/addition
to the existing 9,106 square foot, two bedroom three bath single-family residence. As noted
above, the remodel will include a new formal entry and new three (3) car garage off of the
existing auto court. As proposed the bulk and mass of the proposed addition/remodel as
designed is mostly contained within the envelope of the existing structure; within existing
covered areas and or under floor portions of the house. The new garage addition portion of the
project would be built into the existing hillside, creating a low profile structure. The project is as
follows:
Main Level
The existing attached carport will be removed and a new formal entry will be added off the
existing auto court. The new entry will have a higher roof that mirrors the profile of the existing
great room roof. An elevator will be added off the entry to connect all level of the house. A new
three (3) car garage (1,045 SF) will be constructed, adjacent to the front entry to the north of the
property. The new garage will be constructed into the hillside to minimize the mass and bulk of
the structure. The existing kitchen and master bedroom will be removed and a new kitchen,
breakfast area, family room will be added. The existing covered veranda at the front of the
property will be enclosed to accommodate a new master suite. The last two sections/bays of the
existing veranda will be removed completely along with the existing site stairs and retaining
walls where a new deck off the master suite and new site stairs are proposed.
Lower Level
The existing library will be removed. Where the existing lower level deck is covered, a new
enclosed space will follow the line of the structure to create a new study, powder room and
sitting room. A new stair will also be added to access the new spa level below. A new
recreation room is proposed where the existing storage room is proposed to be removed. A new
bedroom wing with three (3) bedrooms and three (3) bathrooms will be added beneath the master
2 Cliff Road - Planning Commission Meeting July 19, 2016
Page 3
suite. As proposed, a new patio will be added at the end of the bedroom wing that connects with
the landscaping.
Spa Level
A new level will be added to the existing structure; referred to as the spa level. At this new level
will be a wet bar, storage room, den and bathroom. The new level will connect to a new patio
and stairs that will access the existing pool and patio area.
Colors and Materials
The proposed colors and materials include a combination of stucco siding beige (earthtone)
colors and stone (Sonoma Fieldstone). The colors and materials provide a soft, subdued
appearance and are complementary to the existing home, the proposed modifications and the
surrounding neighborhood, and incorporate materials and colors that minimize visual impacts
and do not draw attention to themselves. The mix of colors and materials enhance the existing
structure. A new roof standing seamed metal roof is proposed in a weathered copper. A color
board will be provided to the Commissioners for their review and consideration at the meeting.
Landscaping/Lighting
With the exception of some landscaping and a eucalyptus tree to be removed in the location of
the new garage the majority of the existing landscaping will be maintained. The existing
landscaping is very mature and dense. The existing vegetation will however be required to meet
the vegetation management plan requirements of the Tiburon Fire Protection District; as such
additional vegetation may be required to be removed on the property such as the any existing
bamboo or other existing prophetic plant materials. Staff would refer the Commission to the
landscape plan that illustrates the additional plant material to be removed.
Minimal exterior lighting is proposed. All proposed exterior light fixtures would be down lights
and/or shielded and will not create glare, hazard or annoyance to neighboring property owners or
to passersby.
Fence/Gate
The existing property line fencing is proposed to remain. A new metal auto gate at the front of
the property is proposed.
Second Unit
The existing residence has a guest unit for which a Second Kitchen Agreement was executed in
2002. At the request of staff, the applicant has submitted an application for this guest area to be
a converted to a Second Unit. The application for the 398 SF Second Unit is being reviewed and
processed by staff for consistency with the Municipal Code and the requirements of the Second
Unit Ordinance. As the Commission will recall, pursuant to Chapter 19.78, Second Unit permits
must be ministerially granted by staff, with no further review, if the Code requirements are
satisfied. The requested application for the Second Unit is not in the purview of the Commission
as part of the Design Review and Floor Area Exception requests.
2 Cliff Road - Planning Commission Meeting July 19, 2016
Page4
DESIGN REVIEW
Design Review Findings
The Design Review findings, specified in Belvedere Municipal Code Title 20, state that all new
structures and additions should be designed to avoid excessively large dwellings that are out of
character with their setting or with other dwellings in the neighborhood. All buildings should be
designed to relate to, and fit in, with others in the neighborhood and should not attract attention
to themselves. To avoid monotony or an impression of bulk, large expanses of any one material
on a single plane should be avoided. Vertical and horizontal elements should be used to add
architectural variety, to break up building planes, and to avoid monotony. Landscaping will also
soften and screen structures and maintain privacy. The Design Review findings, specified in the
Belvedere Municipal Code, state that soft and muted colors in the earthtone and woodtone range
are preferred and should predominate generally.
The addition/remodel has been designed in such a way that it will fit well on the site, and will be
compatible with the existing residence on the property and other residences in the neighborhood.
The proposed addition/modifications would not be massive or out of scale with the site or
surroundings. The proposed improvements fit in with others in the neighborhood and are not
designed to draw attention to it. The topography of the lot is steep as the property slopes sharply
down from the street above and the existing structure location is far below street level.
Additionally, the project as designed is mostly contained within the envelope of the existing
structure and or conforms to the topography of the site. The proposed addition/remodel is
designed to avoid a monumental or an excessively large appearance and the design includes a
mix of vertical and horizontal elements that will add architectural variety and blend nicely with
the mature landscaping and other properties in the neighborhood. The, proposed colors and
materials include a combination of stucco siding beige (earthtone) colors and stone (Sonoma
Fieldstone).
The colors and materials provide a soft, subdued appearance and are
complementary to the existing home. As designed, the structure conforms to the setback, lot
coverage and height requirements of the municipal code.
Staff can make the required Design Review findings as provided in the attached Resolution
(Attachment 1).
FLOOR AREA EXCEPTION
The applicant requests Planning Commission approval of a 12,765 SF (total) residence. The
maximum permitted FAR in the R-15 Zoning District for lots greater than 14, 700 square feet in
area, is 4,870 square feet. The lot is 60,295 SF in area which is four (4) times greater than the
required minimum lot area of 15,000 SF for this zoning district. The existing home exceeds the
maximum allowed floor area at 9,106 SF (4,236 SF over). The applicant is requesting to further
exceed the maximum allowed floor area with an additional 3,659 SF, for a total overage of 7,895
SF.
The Municipal Code defines floor area (gross) as follows:
A. The sum of all enclosed or covered areas of each level of the building having a floor,
measured to the exterior faces of the enclosing walls, columns or posts, but excluding
the following:
1. Areas permanently open to the sky;
2. Exterior areas under roof eaves or other cantilevered overhangs;
2 Cliff Road - Planning Commission Meeting July 19, 2016
Page 5
3. Areas that are less than six (6') feet in clear height.
B. Areas with ceiling heights of fifteen ( 15 ') feet or greater shall be calculated as twice
the floor area of areas with ceiling heights less than fifteen (15 ') feet.
For information purposes, Staff has provided the Commission with a chart that shows the floor
area for other properties in the vicinity of the subject property (see Attachment 4, FAR Chart).
ETFA Findings: Pursuant to Section 19.52.120(A)(l) of the B.M.C., in order to grant an
Exception to Total Floor Area, the Planning Commission must make each of the following
findings:
a. That primary views from adjacent properties, as well as from the street, are not
significantly impaired by the additional square footage;
b. That there are unusual characteristics applicable to the parcel which minimize the
impact of a greater floor area;
c. That the proposed structure(s) are appropriate in mass, bulk, and character for the
parcel, the neighborhood, and the zoning district, and meet(s) all design review
criteria; and
d. That the additional square footage will not substantially reduce the privacy otherwise
available to residents of adjoining properties.
In staff's opinion these findings can be made. Primary views from adjacent properties, as well as
from the street, would not be significantly impaired by the proposed project due to the slope of
the property and the placement of the existing residence on the site, and due to the design of the
proposed addition/remodel. The proposed FAR is appropriate because this is an unusually large
lot (60,295 SF) for the zoning district. This lot is four (4) times greater than the required
minimum lot area of 15,000 SF for this zoning district. Additionally, as proposed the bulk and
mass of the proposed addition/remodel as designed is mostly contained within the envelope of
the existing structure. For example the majority of the additional square footage is within
existing covered areas and or under the different floor levels of the house, and includes areas that
are greater than 15' in height (i.e., the elevator). As designed the new garage addition portion of
the project would be built into the existing hillside; thereby creating a new structure with a low
profile on the site. Pursuant to the requirements of the code, the garage (1,045 SF) is included in
the overall total floor area. The addition/remodel will not be visually out of place within the
context of the neighborhood or the site. Staff is able to make the finding that privacy will be
maintained, since the design of the addition/remodel' s is well thought out in relation to the
adjacent neighbors and the surrounding neighborhood, the site and with the existing residence.
Staff has provided the Commission with a draft Resolution of approval for the requested
Exception to Floor Area (refer o Attachment 2).
ENVIRONMENTAL DETERMINATION
The project has been reviewed under the provisions of the California Environmental Quality Act
(CEQA) and the CEQA Guidelines, California Code of Regulations. On July 8, 2016 the
proposed project was determined to be categorically exempt from CEQA pursuant to Section
15303 New Construction or Conversion of Small Structures because the proposed project
includes the construction of an addition/remodel involving negligible or no expansion of use
beyond that existing. Additionally, the project is exempt from CEQA by the Common Sense
Exemption, CEQA Guideline section 15061(b)(3), because it can be seen with certainty that
2 Cliff Road- Planning Commission Meeting July 19, 2016
Page 6
there is no possibility that the project would have a significant effect on the environment. City
action is required by September 8, 2016 or the project may be deemed approved.
CEQA provides certain exceptions where categorical exemptions may not be used. Under one
such exception, a CEQA categorical exemption may not be used if the project has the potential to
cause a substantial adverse effect on a CEQA Tribal Cultural Resource. Here a categorical
exemption is appropriate because there is no potential that the project would cause a substantial
adverse effect on any potential Tribal Cultural Resources that may, or may not, exist on the site.
As mentioned above, the project is exempted from CEQA by the Common Sense Exemption. If
it can be seen with certainty that a project will not have a significant effect on the environment, it
is exempt from CEQA review. (CEQA Guidelines, § 15061(b)(3).) Here a categorical
exemption is appropriate because there is no possibility that the project would cause a substantial
adverse effect on any potential Tribal Cultural Resources that may, or may not, exist on the site.
The subject property is categorized as a Low Sensitivity site for Tribal Cultural Resources.
CORRESPONDENCE
A copy of the public hearing notice for this item was published in The ARK newspaper and
mailed to all property owners within 300 feet of the subject prope1iy. As of writing this report,
staff has not received any written comments.
CONCLUSION
Staff determines that all of the findings can be made for the Design Review and the Exception to
Floor Area. As stated in the Design Review findings, staff finds that the proposed modifications
compatible with the architecture, the site and neighborhood. The bulk of the proposed addition
is designed in manner so that it is contained within the envelope of the existing structure and or
designed to confom1 to the slope of the prope1iy. Accordingly, staff has prepared a Resolution
recommending approval of the Design Review and Floor Area Exception applications for the
proposed project.
RECOMMENDATION
MOTION 1
Adopt the Resolution granting Design Review for the prope1iy located at
2 Cliff Road, (Attachment 1).
MOTION2
Adopt the Resolution granting an Exception to Floor Area for the property
located at 2 Cliff Road, (Attachment 2).
ATTACHMENTS
Attachment 1:
Attachment 2:
Attachment 3:
Attachment 4:
Attachment 5:
Attachment 6:
Attachment 7:
Draft Design Review Resolution
Draft Floor Area Exception Resolution
Project Application & Narrative
FAR Chart
Correspondence
Project Plans
Departmental Reviews
2 Cliff Road - Planning Commission Meeting July 19, 2016
Page 7
CITY OF BELVEDERE
RESOLUTION NO. 2016A RESOLUTION OF THE CITY OF BELVEDERE GRANTING DESIGN REVIEW
APPROVAL FOR AN ADDITION/REMODEL LOCATED AT 2 CLIFF ROAD
WHEREAS, a proper application has been submitted for Design Review pursuant to Title 20 of
the Belvedere Municipal code for an addition for the subject property located at 2 Cliff Road;
and
WHEREAS, the project been determined to be categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to pursuant to Section 15301 Class 1(Nelil
Construction or Conversion of Small Structures because the proposed project includes the
construction of an addition/remodel involving negligible or no expansion of use beyond that
existing; and
WHEREAS, project is also exempted from CEQA by the Common Sense Exemption CEQA
Guideline section 15061(b)(3), because it can be seen with certainty that the project will not have
a significant effect on the environment; the property is fully developed with an existing residence
and other site improvements and the proposed addition would be constructed in a developed area
of the property, with minimal displacement or disturbance of soil. The project site is categorized
as a site of Low Sensitivity for Tribal Cultural Resources, and;
WHEREAS, the Planning Commission held a properly noticed hearing on July 19, 2016; and
WHEREAS, the Planning Commission finds based upon the findings set forth in Exhibit A
attached hereto and incorporated herein, that with the conditions listed below, the proposed
project is in substantial conformance with the Design Review criteria specified in Section
20.04.110 to 20.04.120 of the Belvedere Municipal Code.
NOW, THEREFORE BE IT RESOLVED that the Planning Commission of the City of
Belvedere does hereby grant approval of the Design review application pursuant to Title 20 of
the Belvedere Municipal Code to construct an addition and modifications to the existing
residence with the following conditions:
a) The prope1iy owner shall hold the City of Belvedere and its officers haimless in the event
of any legal action related to or arising from the granting of this Design Review approval,
shall cooperate with the City in the defense of any such action, and shall indemnify the
City for any and all awards of damages and/or attorneys' fees and all associated costs that
may result; counsel in any such legal action shall be selected by the City in its sole
reasonable discretion.
b) Construction shall conform to the drawings prepared by Steve Wisenbaker (Wisenbaker
Architects), stamped received by the City of Belvedere on July 11, 2016.
ATTACHMENT 1
Resolution 20162 Cliff Road
July 19, 2016
Page 2
c) Construction shall be limited to the hours of 8:00 a.m. to 5:00 p.m., Monday through
Friday, except in special circumstances after obtaining written permission from the City
Manager.
d) All requirements of the City Engineer (per memo dated June 30, 2016) shall be met
including but not limited to:
1. An Encroachment Permit is required for all improvements, work activities, and
staging or storage of equipment and materials within the public right of way,
subject to approval of the Public Works Manager.
2. An updated Revocable License may be required for private improvements within
the public right-of-way and easements.
3. A Geotechnical Investigation or geotechnical review letter is required. The
geotechnical investigation/letter should address site preparation, foundation,
grading and drainage recommendations. The Geotechnical Engineer of record
shall review the proposed Grading & Drainage Plans for confo1mance with their
recommendation prior to Building Permit issuance.
4. The project will require a detailed Grading Plan & Drainage Plan showing cut
and fill earth volumes. Said plans shall incorporate, as appropriate, the
MCSTOPPP Guidance for Applicants: Stonnwater Quality Manual for
Development Project in Marin County. This can be found at the following website:
(http://www.marincounty.org/depts/pw/divisions/mcstoppp/development/-/media/
Files/Departments/PW/mcstoppp/GuidanceforApplicantsv 2508.pdf).
5. The project requires a Site Plan showing the prope1iy line locations (referencing
the survey source and mapping inf01mation), any existing easements, building
setbacks, encroachments etc.
6. Topographic Survey info1mation shall be included either on the site plan or on a
separate plan. The basis for determining elevations (assumed, NGVD, or NAVD)
should also be clearly indicated. The surveyor's name and license number shall be
included.
7. The project will require a Utility Plan (if not shown on the Site Plan) showing the
existing site utilities and their alignment and locations, along with any proposed
new locations or alignments for sewer, water, irrigation, gas, electrical, telephone,
cable TV, etc.
8. The project will require an Erosion Control Plan incorporating, as appropriate, the
MCSTOPPP Minimum Erosion/Sediment Control Measures for Small
Construction
Projects
(http:/ /www.marincounty.org/ depts/pw /divisions/mcstoppp /development/-/me
dia/Files/Departments/PW/mcstoppp/development/MECM_final_2009.pdf)
Resolution 20162 Cliff Road
July 19, 2016
Page 3
9. The existing 3-foot drainage easement (title exception 15) shall be investigated to
determine if it is currently being utilized. If there is a benefit to the City of
Belvedere or other entity an equivalent alternate easement shall be provided
around the residence as may be appropriate and desirable.
e) A final landscape and lighting plan shall be submitted for review and approval by
planning staff and the Planning Commission Chair prior to issuance of the building
pennit. All new exterior lighting shall be shielded and directed downward. Any new
exterior lighting shall be reviewed and approved by planning.
f) All requirements of the Fire Marshal (per memo dated July 7, 2016) shall be met
including but not limited to:
1. The automatic fire sprinkler system shall be modified to properly protect the new and
remodeled areas. The system design, installation and final testing shall be approved
by the District Fire Prevention Officer. CFC 903.2
2. Approved smoke and carbon monoxide alarms shall be installed to provide protection
to all sleeping areas. CFC 907.2.10
3. Access gates shall be operable using the fire District's "Knox" key system. CFC
503.6.2
4. The vegetation on this parcel shall comply with the requirements of the Tiburon Fire
Protection District and the recommendations of Fire Safe Marin (CFC 304.1.2)
5. Access shall extend to within 150 feet of all portions of the facility and all portions of
the exterior walls of the first story of the building as measured by an approved route
around the exterior of the building or facility. CFC 503.1.1
6. The fire department access road (Cliff Road) shall comply with TFPD Policies, 425.3
Fire Department access, 425.5 Driveway and Road Widths, 425.9 Driveway and
Roadway Turning Radius, 425.11 Driveway and Roadway Maximum slope of Grade.
Inforn1ation on slope, easements, and other roadway information is required for
evaluation.
g) The general contractor shall submit a proposal to the City Manager, for review and
approval, addressing the schedule for construction and parking locations for construction
vehicles. Prior to the issuance of a building permit, the applicant shall update the
Construction Management Plan to the satisfaction of the Building Official.
h) Plans submitted to the Building Depaiiment for permit issuance shall be consistent with
the approved Planning Commission plans.
i) Design Review approvals expire eighteen (18) months from the date of approval. This
Design Review approval expires on January 19, 2018.
Resolution 20162 Cliff Road
July 19, 2016
Page 4
j) Construction shall be completed within the Construction Time Limit established for this
project.
k) These Conditions of Approval shall be printed on the Building Pen11it Construction Plan
set of drawings.
1)
In the event unanticipated archaeological or paleontological resources are uncovered
during construction, all work must be halted and an evaluation must be undertaken by a
qualified archaeologist or paleontologist to identify the appropriate actions that shall be
undertaken.
m) These restrictions shall be binding upon any successor in interest of the prope11y.
n) Prior to the issuance of a building pem1it the property owner shall demonstrate
compliance with State/BAAQMD air quality requirements related to the dust generated
by grading and construction.
o) For any work within BCDC's (Bay Conservation & Development Commission) shoreline
band jurisdiction, 100 feet inland from the edge of the Bay, which is defined by the Mean
High Tide Line or the inland edge of marsh vegetation (5 feet above mean sea level) shall
require a permit from BCDC prior to issuance of building permits.
p) All requirements of the Marin Municipal Water District shall be met including but not
limited to:
1. The landscape plan shall be reviewed by the Marin Municipal Water District
(MMWD) for conformance with the District's Water Efficient Landscape
Ordinance (WELO) prior to issuance of the building permit. Prior to issuance of a
building permit the applicant shall demonstrate that the proposed landscape plans
comply with MMWD.
2. The proposed project shall be in compliance with all indoor and outdoor
requirements of District Code Title 13 - Water Conservation is a condition of
water service.
Indoor plumbing fixtures must meet specific efficiency
requirements.
3. Should backflow protection be required, said protection shall be installed as a
condition of water service.
PASSED AND ADOPTED at a regular meeting of the Belvedere Planning Commission on July
19, 2016, by the following vote:
AYES:
NOES:
ABSENT:
RECUSED:
Marsha Lasky, Planning Commission Chair
ATTEST: _ _ _ _ _ _ _ __
Alison Foulis, City Clerk
Resolution 20162 Cliff Road
July 19, 2016
EXHIBIT A
Page 1
DESIGN REVIEW FINDINGS
The following sections are edited versions of Sections 20.04.11 Oto 20.04.120 of the Belvedere
Municipal Code and the Design Review Criteria. In order for a design review application to be
approved, the Planning Commission must find the project to be in substantial confonnance with
these criteria.
Preservation of existing site conditions. To preserve the landscape in its natural state, the
removal of trees, vegetation, rock, and soil should be kept to a minimum. Projects should
be designed to minimize cut and fill areas, and grade changes should be minimized and
kept in harmony with the general appearance of the neighboring landscape.
As proposed there will be minimal changes to the existing landscaping and to the existing
site conditions, and removal of trees, vegetation, and rock are kept to a minimum.
Additionally, the project as proposed as designed is mostly contained within the envelope
of the existing structure and or conforms to the topography of the site, therefore, cut and
fill areas, and grade changes are minimized and in hannony with the neighboring
landscape. For example the majority of the additional square footage is within existing
covered areas and or under the different floor levels of the house, and includes areas that
are greater than 15' in height (i.e., the elevator) and the new three car garage as designed
would be built into the hillside. As designed, the structure conforms to the setback, lot
coverage and height requirements of the municipal code.
Relationship between structures and the site. There should be a balance and harmonious
relationship among the structures on the site, between the structures and the site itself, and
between the structures and those on adjoining properties. All new buildings or additions
constructed on sloping land should be designed to relate to the natural land-forms and step
with the slope in order to minimize the building mass and bulk and to integrate the
structure with the site.
The proposed modifications are in keeping with the existing style, architecture and form
of the residence, and are balanced and harmonious with the existing structures on the site
and with adjoining propetiies. The design elements and selection of materials, which
include a mix of vertical and horizontal elements and natural colors and textures, will add
architectural variety and blend nicely with the mature landscaping and other properties in
the neighborhood. The topography of the lot is steep as the property slopes sharply down
from the street above. The existing structure location, and the proposed structure
location, is far below street level. Additionally, the project as designed is mostly
contained within the envelope of the existing structure and or conforms to the topography
of the site.
Minimizing bulk and mass.
A. All new structures and additions should be designed to avoid monumental or
excessively large dwellings that are out of character with their setting or with other
dwellings in the neighborhood. All buildings should be designed to relate to and fit in with
others in the neighborhood and not designed to draw attention to themselves.
Resolution 20162 Cliff Road
July 19, 2016
EXHIBIT A
Page 2
The addition/remodel has been designed in such a way that it will fit well on the site, and will
be compatible with the existing residence on the prope1iy and other residences in the
neighborhood. The proposed addition/remodel is designed to avoid a monumental or an
excessively large appearance. The proposed addition/modifications would not be massive or
out of scale with the site or surroundings. The proposed improvements fit in with others in
the neighborhood and are not designed to draw attention to it. The topography of the lot is
steep as the property slopes sharply down from the street above. The existing structure
location is far below street level. Additionally, the project as designed is mostly contained
within the envelope of the existing structure and or conforms to the topography of the site.
For example the majority of the additional square footage is within existing covered areas
and or under the different floor levels of the house, and includes areas that are greater than
15' in height (i.e., the elevator) and the new three car garage as designed would be built into
the hillside.
B. To avoid monotony or an impression of bulk, large expanses of any one material on a
single plane should be avoided, and large single plane retaining walls should be avoided.
Vertical and horizontal elements should be used to add architectural variety, to break up
building planes, and to avoid monotony.
The project avoids monotony and the impression of bulk. The design includes a mix of
vertical and horizontal elements that will add architectural variety and blend nicely with the
mature landscaping and other properties in the neighborhood. There is no monotony or
impression of bulk, or large expanse of any one material and as designed the
addition/remodel provides some articulation and interest to the existing unique architectural
structure.
Materials and colors used. Building designs should incorporate materials and colors that
minimize the structures visual impacts, that blends with the existing landforms and
vegetative cover, that relate to and fit in with structures in the neighborhood, and that do
not attract attention to the structures themselves. Soft and muted colors in the earthtone
and woodtone ranges are preferred and generally should predominate. Trim and window
colors should be compatible with and complementary to the other building colors.
The building design uses materials and colors that minimize visual impacts, blends with
the land, and fits well within the neighborhood. The proposed colors and materials
include a combination of stucco siding beige (earthtone) colors and stone (Sonoma
Fieldstone). The colors and materials provide a soft, subdued appearance and are
complementary to the existing home, the proposed modifications and the surrounding
neighborhood, and incorporate materials and colors that minimize visual impacts and do
not draw attention to themselves. The mix of colors and materials enhance the existing
structure.
Resolution 20162 Cliff Road
July 19, 2016
EXHIBIT A
Page 3
Fences and screening.
A. Fences and physical screening should be located so as to be compatible with the design
of the site and structures as a whole, should conceal and screen garbage areas, mechanical
equipment, and structural elements from public view, should preserve privacy between
adjoining dwellings, where practical, and should not significantly block views.
Not applicable as no new fences are proposed.
Privacy. Building placement, and window size and placement should be selected to give
consideration to the privacy of adjacent buildings.
Due to the topography of the lot (downward slope from the street above) and the placement
of the existing residence on the lot, and due to the design of the proposed addition/remodel
privacy is not significantly impacted by the project proposal. The proposed addition/remodel
as designed is mostly contained within the envelope of the existing structure. As designed
the new garage addition portion of the project would be built into the existing hillside;
thereby creating a new structure with a low profile on the site. As designed, the structure
conforms to the setback, lot coverage and height requirements of the municipal code.
Drives, parking and circulation. Walkways, driveways, curb cuts and off-street parking
should be planned and designed so as to minimize interference with smooth traffic flow, to
encourage separation of pedestrian from vehicular traffic, and to be as safe and convenient
as is practical. They should not be out of relationship with the design of the proposed
buildings and structures on the site, and should not intrude on the privacy of, or conflict
with the appearance or use of neighboring properties.
The subject parcel is located on a private street. There are no changes to walkways,
driveways, or curb cuts. Access to the subject property is from the existing private road;
the access will be maintained. As proposed and existing there is a large auto court as you
enter into the property. The auto court allows for adequate turnaround and circulation
onto the property. A new vehicle gate is proposed at the front of the property. As
proposed a new three car garage will provide more than adequate off-site parking. As
proposed the project is not be out of relationship with the design of the proposed
buildings and structures on the site, and does not intrude on the privacy of, or conflict
with the appearance or use of neighboring properties.
Exterior lighting, skylights, and reflectivitv. Exterior lighting should not create glare,
hazard, or annoyance to neighboring property owners or to passersby. Lighting should be
shielded and directed downward, with location of lights coordinated with the approved
landscape plan. Skylights should not have white or light opaque exterior lenses.
All proposed exterior light fixtures would be down lights and/or shielded and will not create
glare, hazard or annoyance to neighboring property owners or to passersby.
Resolution 20162 Cliff Road
July 19, 2016
EXHIBIT A
Page4
Consideration of nonconformities. The proposed work shall be viewed in relationship to
any nonconformities, as defined in Title 19, and where it is determined to be feasible and
reasonable, consideration should be given to conditioning the approval upon the mitigation
or elimination of such nonconformities.
The applicant requests an Exception to Total Floor Area that would allow the residence to
further exceed the maximum allowable floor area in the R-15 zoning district for the size
lot (4,870 SF allowed). The current residence exceeds the maximum allowable floor area
(9,106SF existing and a total of 12,765 SF proposed). As proposed addition/remodel as
designed is mostly contained within the envelope of the existing structure. There are no
other existing nonconformities. Therefore, it is not reasonable or feasible to mitigate or
eliminate the proposed nonconformity.
Landscape plans -- Purpose.
A. Landscape plans should be compatible with the character of the site and surrounding
developed properties. Native or natural appearing vegetation, with generally rounded,
natural forms, should be placed to appear as loose, informal clusters. B. Landscape plans
shall include appropriate planting to soften or screen the appearance of structures as seen
from off-site locations and shall include appropriate screening for architectural elements,
such as building foundations, deck supports, and retaining walls, that cannot be mitigated
through architectural design. C. Landscape plans should provide privacy between
properties. Choice of landscape materials should take into consideration the future impact
which new planting may have in significantly obstructing views from nearby dwellings.
Landscape Plans - Materials. A. Plant materials native to northern California and Marin
County, and those that are drought-tolerant are encouraged. Evergreen species are
encouraged for use in screen planting situations. Because of high water usage, turf areas
should be minimized and narrow turn areas, such as in parking strips, should be avoided.
B. Landscape plans should include a mix of fast and slow growing plant materials. Fast
growing trees that have a short life span should be used only when planted with others
which reach maturity at a later age. C. Landscape plans should include water conserving
irrigation systems. Plant materials should be selected so that once established, much of the
major site landscaping would survive solely on rainfall. Plant materials native to northern
California and Marin County, and those that are drought tolerant, are encouraged.
Because of high water usage, turf areas should be minimized and narrow turf areas, such
as in parking strips, should be avoided.
With the exception of the landscaping to be removed and a eucalyptus tree to be removed
in the location of the new garage the existing landscaping will be maintained therefore
the proposed project is consistent with the required finding. The existing landscaping is
very mature and dense. The existing vegetation will however be required to meet the
vegetation management plan requirements of the Tiburon Fire Protection District; as such
additional vegetation may be required to be removed on the prope1iy such as the any
existing bamboo.
CITY OF BELVEDERE
RESOLUTION NO. 2016A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
BELVEDERE GRANTING AN EXCEPTION FROM SECTIONS 19.24.050, 19.52.090
AND 19.51.110 OF THE BELVEDERE MUNICIPAL CODE FOR THE PROPERTY
LOCATED AT 2 CLIFF ROAD
WHEREAS, a proper application has been submitted for an Exception to Total Floor Area from
the zoning provisions of the Belvedere Municipal Code for an addition/remodel of an existing
residence and allow a maximum floor area of 12,765 square feet where a maximum of 4,870 SF
is permitted at 2 Cliff Road; and
WHEREAS, the project has been determined to be exempt from the California Environmental
Quality Act (CEQA), pursuant to Section 15301 Class (IA) of the CEQA Guidelines; and
WHEREAS, the Planning Commission held duly noticed public hearings on the requested Floor
Area Exception on July 19, 2016; and
WHEREAS, the Planning Commission made each and every one of the following findings of
fact, as required by section 19.52.120(A)(l) of the Belvedere Municipal Code:
a. That primary views from adjacent properties, as well as from the street, are not
significantly impaired by the additional square footage.
Due to the topography of the lot (downward slope from the street above) and the placement
of the existing residence on the downslope of the lot, and due to the design of the proposed
addition/remodel, primary views from adjacent properties and the street are not significantly
impaired by the additional square footage. The proposed addition/remodel as designed is
mostly contained within the envelope of the existing structure. As designed the new garage
addition portion of the project would be built into the existing hillside; thereby creating a
new structure with a low profile on the site. As designed, the structure conforms to the
setback, lot coverage and height requirements of the municipal code.
b. That there are unusual characteristics applicable to the parcel which minimize the
impact of a greater floor area.
First, the topography of the lot is steep as the property slopes sharply down from the street
above. The existing structure location is far below street level. Second, this lot is unusually
large. The lot is four (4) times greater than the required minimum lot area of 15,000 SF for
this zoning district; the lot is 60,295 SF in area. Finally, the project as designed is mostly
contained within the envelope of the existing structure and or conforms to the topography of
the site. For example the majority of the additional square footage is within existing covered
areas and or under the different floor levels of the house, and includes areas that are greater
than 15' in height (i.e., the elevator) and the new three car garage as designed would be built
into the hillside. The above-mentioned unusual characteristics of the parcel minimize the
impact of the greater floor area.
ATTACHMENT2
Resolution No. 2016July19, 2016
2 Cliff Road
Page - 2 -
c. That the proposed structure(s) are appropriate in mass, bulk, and character for the
parcel, the neighborhood, and the zoning district, and meet(s) all design review criteria.
The proposed project is appropriate in mass, bulk and character for the parcel,
neighborhood, and zoning district because the additional floor area is designed to be well
integrated into the existing architecture and site. The new and existing materials that will
be used in constructing the addition are proposed to blend into the existing residence and
will add some architectural interest to the existing structure. As proposed the bulk and
mass of the proposed addition/remodel as designed is mostly contained within the
envelope of the existing structure. For example the majority of the additional square
footage is within existing covered areas and or under the different floor levels of the
house, and includes areas that are greater than 15' in height (i.e., the elevator). As
designed the new garage addition portion of the project would be built into the existing
hillside; thereby creating a new structure with a low profile on the site. Additionally, the
project meets all Design Review criteria.
d. That the additional square footage will not substantially reduce the privacy othenvise
available to residents of adjoining properties.
The additional square footage will not substantially reduce the privacy otherwise
available to residents of adjoining properties due to the placement of the home on the
downslope of the prope1iy and due to the design of the proposed addition/remodel. As
designed, the proposed addition/remodel is oriented so that the proposed new square
footage will not cause any substantial reduction in privacy from what currently exists to
residents of adjoining properties.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Belvedere does hereby grant an Exception to Total Floor Area to allow a maximum floor area of
12,765 square feet where 4,870 square feet is permitted at 2 Cliff Road.
PASSED AND ADOPTED at a regular meeting of the Belvedere Planning Commission held on
July 19, 2016, by the following vote:
AYES:
NOES:
ABSENT:
RECUSED:
APPROVED:
Marsh a Lasky, Planning Commission Chair
~~~~~~~~~~~-
Alison Foulis, City Clerk
Project Address: _ _2_C_li_ff_R_o_a_d_ _ _ _ __
APPLICATION FOR DESIGN REVIEW
CITY OF BELVEDERE • PLANNING COMMISSION
450 SAN RAFAEL AVE • BELVEDERE, CA 94920-2336
Pll. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG
MAY 1 6 2016
Date:_~_,---/_l_-_1-~-·__r._e.o__ Rec'd. by:
i 2J-(-z,')-
Amount:
p!£ o--n ~~
Parcel No.:
/ti 6VA
"L;5.. r f
'i
Receipt No.:
7
f'"YffYLJ::.:.J_
D
D
D
nc·-r
tl ~ 0- 2.>t-1 j0
Zone:_"-----'(_,,-----------
Does this project have an active building permit?
No 181
Does this project have Planning Commission approval? No 181
Address of Property:
Planning Comm. Approval
Design Review Exception
Staff Approval
Yes D Permit N o . : - - - - Yes D
2 Cliff Road, Belvedere. CA 94920
Record Owner of Prooertv:
Mailing
816 East Portal Drive
Address:
Unit 86
Carlisle Properties LLC
Daytime Phone: (206) 427-8883
Fax: _________________
ca_r_h_·s_le_p_r_o_p_er_t_ie_s@_a_t_t_.n_e_t_ _ _ __
Email: __
Blaine, WA 98230
Owner's Representative: ____S_t_e_v_e_W_is_e_n_b_a_k_er_Ar_ch_i_t_ec_t_s_ _ _ _ _ _ _ _ _ _ _ _ _ __
Mailing
300 Tamal Plaza
Address:
Suite # 200
- Corte Madera, CA 94925 - - - - -
Daytime Phone: _ _(_41_5_)_9_34_-_1_02_0_ _ __
Fax: _________________
Email: __s_w_is_b_k_r@_p_a_c_b_ell_.n_e_t_ _ _ _ _ __
Project D e s c r i p t i o n : - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Remodel existing 9,106 sq. ft. two bedroom three and one half bath, single family residence. The
Proposed single family residence of 12, 772 sq. ft. will all be contained within the existing envelope of
- the house, except the new garage and entry roof. The Remodel will include a new formal entry and
_ garage off the existing auto court. A new master suite will replace the existing covered veranda,
with an additional three bedrooms below. Remove the library and enclose the structure at the lower
- level to create a new den, study, powder room and recreation room. Add a new spa level below the
- lower level. Add new stairs, and an elevator to connect all the levels.
Design Review Application • Pag,
ATTACHMENT 3
U:\planningmanager\Planning Forms\PLANNING FORMS· LATEST EDITION\APPLICAI IUN I-UK ur.~1v" "''-' v ''-''""~ . . -,
• • ., __ _
Project Address:
2 Cliff Road
ZONING PARAMETERS:
Required
Lot Area
Existing
...............
Lot Coverage
Pro12osed
60,295
60,295
9,942
10,215
...........
Total Floor Area .......
9,106
12,772
Front Yard Setback ....
15'-0"
97'-0"
46'-6"
Left Sideyard Setback ....
10'-0"
14'-5"
14'-5"
Right Sideyard Setback ....
10'-0"
7'-6"
34'-lo"
Rear Yard Setback .....
10'-0"
71'-6"
71'-6"
Building Height Maximum ...
36'-0"
43'-0"
43'-0"
Building Height Average ...
28.0'
20.9'
18.7'
2
2
3
Parking Spaces .......
(To Be Completed by Applicant)
Date F i l e d : - - - - - - - - - - - - - - - - - -
General Information
I.
Name and address of developer or project sponsor: _ _ _ _B_ru_c_e_C_a_r_h_·s_le_ _ _ _ _ _ _ _ __
2.
Address of project:
3.
Name, address, and telephone number of person to be contacted concerning this project: _ _ _ _ __
2 Cliff Road, Belvedere. CA
9~920 - - - - - - - - - - - - - - - - -
Steve Wisenbaker Architects. 300 Tamal Plaza #200, Corte Madera. CA 94925. Tel: (415) 924-1020
4.
Indicate number of the permit application for the project to which this form pertains: __O_n_e_ _ _ _ __
5.
List and describe any other related permits and other public approvals required for this project, including
those required by city, regional, state and federal a g e n c i e s : - - - - - - - - - - - - - - - BCDC General Permit Application
6.
Existing zoning district:
7.
Proposed use of site (Project for which this form is filed): ___S_in_g_l_e_F_a_m_il_·Y_R_e_s1_·d_e_n_ti_a_1_·_ _ _ __
8.
Year built:
Unknown
---------------------
City of Belvedere. R-15
Original architect: __U_n_k_n_o_w_n_ _ _ _ _ _ _ _ _ _ _ _ _ _ __
Project Description
9.
11.
Site size. _ _6_0_,_2_9_5_s_q._f_t_.- - - - - - - - - - - - - - - - - - - - - - - - - 12 7 72
Square footage. ___ _'_ _ _ s _ q _ . _ f _ t · - - - - - - - - - - - - - - - - - - - - - - - - Number of floors of construction. _ _T_h_r_ee_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __
12.
Amount of off-street parking provided. ___T_h_r_ee_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __
13.
Plans attached? __
Y_e_s_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __
10.
Design Review Application • Page 2 of 9 • City of Belvedere
U:\olanningmanager\Planning Forms\PLANNING FORMS - LA TEST EDITION\APPLICA TION FOR DESIGN REVIEW rev 1-11-1 I.doc
Project Address: _ _2_c_1_if_f_R_o_a_d_ _ _ _ __
18 months of construction
14.
Propose9 scheduling.
15.
Associated projects, such as required grading or staging.
Staging in existing auto court. Small amount of grading.
16.
Anticipated incremental development.
17.
If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of
household size expected.
None
~~~------------------
One single family residence. 12, 772 sq. ft.
18.
If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales
area, and loading facilities.
19.
If the project involves a variance, condition.al use or rezoning application, state this and indicate clearly why
the application is required. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
Are the following items applicable to the project or its effects? Discuss below all items checked yes
(attach additional sheets as necessary).
Change in existing features of any bays, tidelands, beaches, 9r hills, or substantial alteration of
ground contours.
Change in scenic views or vistas from existing residential areas or public lands or roads.
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing
drainage patterns.
Substantial change in existing noise or vibration levels in the vicinity.
(Existing)
Site on filled land or on slope of 10 percent or more.
Use of, or disposal of potentially hazardous materials, such as toxic substances, flammables or
explosives.
Substantial change in demand for municipal services (police, fire, water, sewage, etc.).
Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.).
Relationship to a larger project or series of projects.
Changes to a structure or landscape with architectural or historical value.
Changes to a site with archeological or cultural value such as midden soil.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
Yes
No
0
8
~
0
0
0
0
0
18'
J8
IS'
IR
0
li1
0
0
0
0
0
0
i!1
0
ts
~
8
11(
~
8
Environmental Setting
34.
Describe the project site as it exists before the project, including information on topography, soil stability,
plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the
site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be
accepted.
-----------------------------------~
_ A 9,106 sq. ft. single family residence on a steep slope occupies the site. The existing pool and
-
35.
landscaping will remain. No animals will be disturbed more than through typical construction.
There are no cultural and historical aspects of the site.
Describe the surrounding properties, including information on plants and animals and any cultural, historical
or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (onefamily, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, setback, rear yard, etc.). Attach photographs of the vicinity.
Snapshots or Polaroid photos will be accepted.
Single family residential
Design Review Application• Page 3 of9 •City of Belvedere
U:\olanningmanager\Planning Fonns\PLANNING FORMS - LA TEST EDITION\APPLICA TION FOR DESIGN REVIEW rev I- I I- I I .doc
Project Address: _ _2_C_li_ff_R_o_a_d_ _ _ _ __
For Design Review applications not requiring a building permit this form does not apply.
Review approvals expire twelve (12) months from the date of approval.
Design
This Section advises you of the Time Limit Guidelines that are applied to all Design Review applications
that require a building permit as prescribed by Section 20.04.035 of the Belvedere Municipal Code. "As
part of any application for Design Review, the applicant shall file a reasonable estimate of the cost of
the proposed construction, and based thereon, a construction time limit shall be established for the
project in accordance with Section 20.04.035(b) of the Belvedere Municipal Code. Compliance with
such time limit shall become a condition of design review approval." The maximum time for completion
of construction shall not exceed six months for additions and remodeling up to $100,000 in value; 12
months for construction up to $500,000 in value; and 18 months for construction valued at more than
$500,000. Failure to complete construction in the agreed upon time will result in fines ranging from
$400 per day to $800 per day with a $200,000 maximum penalty. Application for an extension of the
prescribed time limit can be made providing certain conditions are met. The maximum extension is 6
months. The time for completion of the construction shall also be indicated on the building permit.
In the space provided below please indicate the estimated project valuation.
Estimated cost of construction:$ 4,000,000
------------------~
Based on the above estimated project
valuation, check one of the following Time Limit Guidelines that shall apply
to your project:
0
1.
For new construction, the demonstrable value of which is estimated to be less than $500.000.
Construction shall be completed twelve (12) months from the commencement of work following the
issuance of the building permit.
0
2.
For new construction, the demonstrable value of which is estimated to be more than $500,000.
Construction shall be completed eighteen (18) months from the commencement of work following the
issuance of the building permit.
0
3.
For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at
less than $100.000.
Construction shall be completed six (6) months from the commencement of work following the
issuance of the building permit.
0
4.
For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at
less than $500,000.
Construction shall be completed twelve (12) months from the commencement of work following the
issuance of the building permit.
ti!\
5.
For additions, alterations, modifications and repairs, the demonstrable value of which is estimated at
more than $500. 000.
Construction shall be completed eighteen (18) months from the commencement of work following the
issuance of the building permit.
For those projects that do not fall under any of the above Time Limit Guidelines or wish to exceed the time limit
that was approved by the Planning Commission, the following outlines the "Extension of Construction Time Limit"
(20.04.0350) process:
Design Review Application• Page 4 of9 •City of Belvedere
l l·lnl~nninPmnnaQer\Planning
Forms\PLANNING FORMS - LA TEST EDITION\APPLICATION FOR DESIGN REVIEWrevl-11- I 1.doc
Project Address:
2 Cliff Road
1.
Within twelve months following the original approval of Design Review for the construction, and provided
that no construction activity has yet commenced on the project, the applicant may apply for an extension of
the established construction time limit, not to exceed an additional six months.
2.
An application for an extension of the construction time limit shall be accompanied by complete working
drawings for the construction, a written explanation of the reasons for the requested extension, and a fee,
as established by City Council resolution.
3.
Within 10 working days of receipt of a complete application for extension, said application shall be reviewed
by a committee consisting of the City's Building Official, the City Planner, and the City Engineer, meeting
together with the project contractor, architect, and, at the applicant's option, the applicant and/or any other
representatives of the applicant. At the completion of such review, the committee shall make a
recommendation to the Planning Commission whether to approve the requested extension.
4.
The committee's recommendation shall be placed on the next available Planning Commission agenda and
noticed as an amendment to the applicant's existing Design Review approval. Any modification by the
Planning Commission of the original construction time limit shall not extend the existing expiration date of
'
the Design Review approval.
5.
Administrative extension. Within 10 working days of receipt of a complete application for extension, said
application shall be reviewed by a committee consisting of the City's Building Official, the City Planner, and
the City Engineer, meeting together with the project contractor, architect, and, at the applicant's option, the
applicant and/or any other representatives of the applicant. The committee may recommend to the Planning
Commission, and the Planning Commission may approve, an extension if it is determined that any one or
more of the following factors presents an unusual obstacle to complying with the standard construction time
limit:
a. Site topography;
b. Site access;
c. Geologic issues;
d. Neighborhood considerations;
e. Other unusual factors.
At the completion of such review, the committee shall make a written recommendation to the Planning
Commission whether or not to approve the requested extension and setting forth the findings it has made
justifying its decision. The Committee shall have the authority to administratively approve requests for
extension, subject solely to the guidelines of Paragraphs 2 and 3 above, provided however that such
extensions do not result in a construction time line exceeding 18 months.
This Section advises you of the costs that may be involved in processing Planning-related applications
and/or appeals. You are hereby requested to acknowledge this information and agree to be
responsible for all expenses incurred in the processing of your application(s)/appeal(s).
As the property owner/appellant, you agree to be responsible for the payment of all costs, both direct
and indirect, associated with the processing of the applications(s)/appeals(s) referenced below. Such
costs may be incurred from the following source:
Hourly billing costs as of July 1, 2008, (subject to change without notice):
Planning Manager
$ 67.07
Assistant Planner
$ 39.29
$ 185.00
City Attorney
Specialized Planning Consultant
Actual costs + 25% overhead
Design Review Application • Page 5 of 9 • City of Belvedere
l
J·\nl;mnin12manager\Planning Forms\PLANNING FORMS - LATEST EDITION\APPLICATION FOR DESIGN REVIEWrevl-1 I- I I.doc
Project Address:
2 Cliff Road
For all appliq:itions and appeals, an initial deposit is required at the time of submittal, with the amounts
determined by City Council resolution. In addition to the initial deposit, the property owner/appellant
may be required to make further deposits for anticipated work. Invoices are due and payable within 15
days. Application(s) /or appeal(s) will not be placed on an agenda until these deposits are received.
This Section applies to all projects that receive design review. It has been found that there are often
misunderstandings regarding changes to building plans that receive Design Review. This occurs when
construction plans are submitted to the Building Department for permit issuance after planning approval
has been achieved. Another common occurrence is a change to the project while it is underway
without first obtaining an approval from the City for the deviation from the original plan.
To help your project proceed in an expeditious and harmonious manner, the City of Belvedere wishes
to inform you of several basic understandings regarding your project and its approval. By you and your
representative signing this document, you are acknowledging that you have read, understand, and will
comply with each of the points listed.
1. Once Design Review approval has been granted, construction plans may be submitted to the City.
The construction plans shall be identical to the plans approved for design review. (Authority:
Belvedere Municipal Code Section 20.04.010). Deviations from the plans approved for Design
Review cannot be approved except by an amendment to the Design Review approval. It is the
applicants' responsibility to assure conformance, and the failure of staff to bring nonconformities to
the applicants' attention shall not excuse the applicant from such compliance.
2. Comments from City staff regarding the project shall neither be deemed official nor relied upon
unless they are in writing and signed by the City Manager or his designee.
3. Without the prior written approval of the City, construction on the project shall not deviate in any
manner, including but not limited to form, size or color, from approved construction plans. If at any
time during construction, and without such written approval, construction on the project is found by
a member of City staff to deviate from the approved construction plans in any manner, an official
STOP WORK ORDER will be issued by the City, and there shall be a total cessation of all work on
the project.
4. If such a STOP WORK ORDER is issued, the City may initiate proceedings to impose
administrative penalties or nuisance abatement proceedings and issue an order to show cause,
which will compel the undersigned property owner to appear before the City Council and show
cause why the work performed does not deviate from the approved plans and why such work
should not be condemned as a public nuisance and abated. (Authority: Belvedere Municipal Code
Chapters 1.14 and 8.12)
Design Review Application• Page 6 of9 •City of Belvedere
I l·\nlannim1manaeer\Planning FormslPLANNING FORMS - LATEST EDITIONIAPPLICATJON FOR DESIGN REVlEWrev 1-11-11 doc
Project Address:
2 Cliff Road
Story Pole Requirement
Preliminary Story Poles sufficient to indicate the height and shape of the proposed structure or
additions shall be placed on the site at least. twenty (20) days prior lo the first meeting date at which
this application will be heard. Final Story Poles must be placed al the site at least ten (10) d,ays prior
to the first meeting date and removed no later than ten (10) days following the final city action on the
project application. Story poles shall be connected at their lops with colored tape or ribbon to clearly
indicate ridges, eaves, and other major elements of the structure.
Limit on the Number of Administrative and Planning
Commi~sion
Design Review Approvals
Pursuant to Belvedere Municipal Code Section 20.04.020(8)(1)(a}, for a site or structure with no
existing active Design Review approval, during any twelve-month period, an applicant may obtain up to
four administrative approvals, which may be in the fonn of either Staff Approval, Design Review
Exception, or a combination of the two. However, there is no limit to the number of times an applicant
may apply for Planning Commission Design Review. Any such administrative or Planning
Commission Design Review approval(s) shall be valid for a period of twelve (12) months from
the date of approval, unless a building pennit has been issued for the project within said twelve
(12) month period, in which case the Design Review approval shall be valid as long as there is
an active building permit for the project.
Once a project has been approved by Planning Staff or the Planning Commission, administrative
approvals to amend the existing active Design Review approval for that project shall be limited to three
such approvals at any time during the lifetime of the underlying Design Review approval, plus one such
approval during the process of obtaining final inspection approval of the projecl Any such
administrative approval(s) granted shall NOT extend the twelve (12) month term, of the
underlying Design Review approval, or the building permit construction time limit if a building
permit has been Issued for the project
All property owners must complete and sign the section below which is applicable to your property.
1__c,,_~_l.f_f-__.@
___·W
. . .P.....____________
{o-Wf-lO - - - - - - - - - - - Assessor's Parcel No(s). or subject property: _...,!£'------''----"--Street address of subject property: _ _
~
Properties Owned by a Trust, LLC, Corporation, Partnership, or Other Entity
Please provide proof of ownership and of the signer's authority to enter into contracts regarding this
property. One of (or a combination of) the following documents may contain the necessary infonnation.
For trusts: the trust document or a certificate of trust. including any attachments thereto; property deed;
certificate of title insurance. For other entities: articles of incorporation: partnership agreement;
property deed; certificate of title insurance; written certification of facts by an attorney. Photocopies are
acceptable. To ensure privacy, documentation will be shredded in a timely manner, or, upon request.
returned to the applicant.
Design Review Application ·Page 7 of 9 •City of Belvedere
""---=-· i:-nnnc\PLllNNING FORMS • L/I TEST E!JITIONIAPPLICA TION FOR DESIGN REVIEWrcv l-11-1 l doc
Project Address:
.
.__.,,,.;
~~~~~~~~~~
-~
~ 2(;~
.
I, /3_.c:...c..e.,,.{,krr ..- {.?i:..r:;..
slate under penalty of perjury under the laws of
the stale of California that the above-described subject property is owned by a trust, LLC, corporation,
partnership, or other entity end that my signature on this application has been authorized by all
necessary action required by the LLC, corporation, partnership, or other entlty.
I hereby make application for approval of thra design review requested. I have read this application and
hereby certify that the statements furnished above and In the attached exhibits present lhe date and
Information required for the design review and initial environmental evaluation to the best of my ablllty,
and that the facts, statements and Information presented are true and correct to the beet of my
knowledge and belief
I agree to be responslble for all costs lncuned In connecUon with the processing of my spp!Jcation end
appeals, If any. And I agree to be bound by Section 5, •Acknowledgement of Responsibilities,• above
and representations one through four contain~ thereln.
In the case of an application for revocable license, I agree that, ,upon approval by the City Council or lhe
revoaable license requested, I wlll promptly execute a Ocense drafted by the City, have It notarized, and
return It to the City so that It may be recorded.
Signed thls .
Slgnstu~
Title(s)
d~ of MN?t-? 7 201k, at Belvedere, Califomla.
{<L 1'... . __ [.pf<,tf'..::(~gnature_ _ _ _ _ _ _ _ __
17
/JS . .
C2'NIJ r:;R
O Truatee(s)
0 Partners: 0 United or 0 General
Name of trust, LLC. corporaUon, or other enUty:
>
I
Tltle(s)_ _ _ _ _ _ _ _ _ __
J
D Other _ _ _ __
C~<f£~e'4ttt-i·z L.L. C:.
Corpo~~..
Propertru Qwned bv lndlvldpala
, state under penalty of perjury under the laws of
the Stale of Callfomla that I am the record owner of the above-described subject property.
I hereby make sppllcation for approval of the design review requested. I have read this application and
hereby certify that the statements furnished above and In the attaehed exhibits present the data and
Information required for the design review and Initial environmental evaluation to the best of my ebUHy,
and that the facts, statements end infonnatlon presented am true end correct to the best of my
knowledge and belief
•
I at1ree to be responsible for all costs incuned In connection with the processing of my eppllcalion and
appeals, If any. And I agree to be·.bound by Section 5, •Acknowledgement of ResponslbllttJes,• above
and representations one through rour contained therein.
In the case of an application for revocable ncense, I agree that, upon approval by the City Council of the
revocable Ucense requested, I will promptly executes Dcenae drafted by the Ctty, have it notarized, and
return tt to the City so that n may be recorded.
Signed this _ _ _ day of _ _ _ ___, 20__, at Belvedere, Callfomla.
Design Review Application •Page 8of9 •City of Belvedere
U:lpl~q fonnJIP1.ANNING FORMS-U.lEST EDITlON\APPUCATiON FOR DESIGN R.EVJSWmol-IM 1•
Project Address:
}' Designation of Owner's Representative {Optional)
/3-c~.eAk:.r=_.[?L~-~26~
2 Cliff Road
~~~-----,-~~~~~~~~
-1(~/B:- \Jl':z~/~~
1,
. hereby authorize
to file on my behalf any applications, plans, papers, data, or documents necessary to obtain a'pprovals
required to complete my project and further authorize said person to appear on my behalf before the
Planning Commission and/or City Council. This designation is valid until the project covered by the
application(s) is completed and finaled or until the designation is rescinded in writing.
.::>-c...c..eAk:._ --b~~~ 26_:_
Signature of Owner:
Date:
Mir RC H 17,
Dal~ i~t Zc/k
Design Review Application• Page 9 of9 •City of Belvedere
-'----------.101° 0 0 ;nn ennn<IPI ANNING
2,D( b
FORMS- LATEST EDITION\APPLICATION FOR DESIGN REVIEWrevI-I I-I I.doc
Project Address: __ 2 Cliff Roa_d_ _ _ _ _ _ __
APPLICATION FOR EXCEPTION
TO TOT AL FLOOR AREA
CITY OF BELVEDERE • PLANNING COMMISSION
,. -
450 SAN RAFAEL AVE • BELVEDERE, CA 94920-2336
PH. 415-435-3838 • FAX 415-435-0430 • WWW.CITYOFBELVEDERE.ORG
Date:
Rec'd. by:
Assessors Parcel No:
f)
"46.
'-c) -'1..b I-{'>
Address of Property: 2 Cliff Road, Belvedere. CA 94920
Type of Property:
Single Family Residential
Reco~Own&~Property: _ _ _ _c_u_li_·s_~_P_ro_p_e_r_ti_e_s_L_L_c_ _ _ _ _ _ _ _ _ _ _ _ _ _ _~
Mailing
816 East Portal Drive
Daytime Phone: _ _(2_0_6_)_4_27_-_88_8_3_ _ _ __
Address:
Unit 86
Fax: _ _ _ _~-----------~
Email: ___ca_r_l_is_le_p_r_o_pe_r_t_ie_s_@_a_tt_.n_e_t_ _ _ _ __
Blaine, WA 98230
Owner's Representative: _ _ _S_t_e_ve_W_i_se_n_b_a_k_e_r_Ar_ch_1_·t_ec_t_s_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __
Mailing
Address:
Daytime Phone: _ _(4_1_5_)_9_34_-_1_02_0_ _ _ __
300 Tamal Plaza
Fax:
_ Suite # 200
-
swisbkr@pacbell.net
Corte Madera, CA 94925
ORDINANCE REQUIRES:
4,35 o
~---------------~
sq. ft.
YOUR APPLICATION HAS: 12,772 _sq. ft.
As provided in Belvedere Municipal Code Section 19.52.120(1), I hereby apply for an exception to the
floor area requirements in the Zoning Ordinance. I propose that the Planning Commission make the
following findings of fact:
1. That primary views from adjacent properties, as well as from the street, are not significantly
impaired by the additional square footage, because: - - - - - - - - - - - - - - - - - All of the new improvements are within the existing envelope of the building, except the new garage
and entry roof. The existing landscaping that is to remain will screen the proposed improvements
from the view of the neighbors and the street.
Exception to Total Floor Area Application • Page I of 3 • City of ?elvedere
11·\olannin~manager\Plannin~
Fom1s\PLANNING FORMS • LA TEST EDITION\APPLIC ATION FOR EXCEPTION TO TOT AL FLOOR AREA.doc
Rev. 9123/2008
LC
, ,,
Project Address: ____ 2 Cliff R_o_a_d_ _ _ _ _ _ __
2. That there are unusual characteristics applicable to the parcel which minimize the impact of a
greater floor area, because: - - - - - - - - - - - - - - - - - - - - - - - - - - - The existing building does not have a garage, and has a large footprint in an unusual configuration.
The current floor plan does not optimize the space. By utilizing the floor area within the footprint
we are able to optimize the location of all the program within the house.
3. That the proposed structure(s} are appropriate in mass, bulk, and character for the parcel, the
neighborhood, and the zoning district, and meet(s} all Design Review criteria, because: _ _ _ __
The mass and bulk of the proposed structure is very similar to the existing building. The only
elements not within the existing envelope of the house are the garage and entry roof. These are
consistent with the neighborhood because local residences have a garage and a formal entry, which
the existing building does not have.
4. That the additional square-footage will not substantially reduce the privacy otherwise available to
residents of adjoining properties, b e c a u s e : - - - - - - - - - - - - - - - - - - - - All proposed occupiable spaces are,in, or below existing occupiable spaces. Therefore, we are
proposing no new angles or views into the neighboring properties that do not currently exist.
In addition, Section 19.52.120(2} includes guidelines that the Planning Commission must follow.
propose that the following guidelines can be met:
5. That the proposed new construction would not create a new or expand on existing nonconformity
ontheproperty,because: ____________________________
The proposed project removes the structures within the right side setback. The maximum building
height does not increase. The average building height of the proposed house is lower than the
existing residence.
Exception to Total Floor Area Application • Page 2 of 3 • City of !3elvedere
11-1n1onninom•n""'''\Plonnino Fonns\PLANNING FORMS. LATEST EDITIONIAPPLICA TION FOR EXCEPTION TO TOTAL FLOOR AREA doc
Rev ?IZ2J2008 LC
Project Address:
2 Cliff Road
(For purposes of this Section, floor area in the existing structure which is in excess of the requirements
of this chapter shall not be considered to be an "existing nonconformity" on the property, and the grant
of a floor area exception hereunder shall not be deemed to create a "new nonconformity." Additionally,
for purposes of this section, where an applicant proposes to construct new and additional parking
spaces, construction of parking structure or spaces within a setback shall not be deemed to create a
nonconformity.)
6. That the proposed new construction is not a continuation, expansion, or subsequent phase of a
project for which one or more variances were granted, which project was completed within two
years prior to the floor area exception application, because: - - - - - - - - - - - - - - No projects have taken place at this property for over two years.
I, the undersigned owner of the property herein described (or owner representative, as authorized by
completion of a Statement of Ownership and Designation of Representative), hereby make application
for approval of the exception as requested, and I hereby certify that the facts, statements and
information presented herein and in the attached exhibit(s) are true and correct to the best of my
knowledge and belief
Signature:
Name:
Date:
s:<3zztc./ ~
~~ wl~J?A(g:A~
MA'f<Ctt 11, 1.v'lk
Exception to Total Floor Area Application • Page 3 of 3 • City of f?elvedere
11 lnhnn;nonrnn•un\Plmm;nu FnnmlPI ANN!Nn FORMS -1 ATFST FDITIONIAPPLICATION FOR EXCEPTION TO TOTAL FLOOR AREA.doc
Rev 9f2.lf2008 LC
682-WP SERIES EXTERIOR WALL
DESCRIPTION
682-WP "Floating" Wedge Wall Sconce features bronze construction and
is available in two sizes.
Date
SPECIFICATION FEATURES
Material
Painted aluminum or solid bronze.
1/8" white acrylic diffuser for CFU
Incandescent and clear tempered
refractive glass for MH. Optional
clear tempered glass for full cut-off.
Finish
Premium TGIC polyester powder
coat paint, 2.5 mil nominal
thickness for superior protection
against fade and wear.
Standard: Natural Bronze (NBZ)
[Sustainable Design].
Note: Bronze will weather to a dark
bronze patina.
Premium: Aluminum Paint (ALP),
Black Paint (BK), Bronze Metallic
Paint (BM), Dark Platinum Paint
(DP), Gold Metallic Paint (GM),
Graphite Metallic Paint (GRM),
Grey Paint (GY), Verdigris (VG),
White Paint (WH) or Custom Color
(CC).
Optics
Refer to www.shaperlighting.com
for complete photometrics.
Ballast
Integral electronic HPF multi-volt
120/277V (347V Canada), thermally
protected with end-of-life circuitry
to accommodate 26W, 32W or 42W
lamps. Metal halide ballasts are
HPF open core & coil type, multivolt 120/277V for the specified
lamp wattage. Contact the factory
for347V.
Installation
Supplied with a mounting back for
a standard 4" J-box or stucco ring.
Optional rear (through wall) feed
conduit mounting. Surface mount
conduit power feed - Contact
factory.
Lamp/Socket
8": One (1) or two (2) 26W or 32W
(GX24q-3) triple CFL lamp(s), one
(1) 42W (GX24q-4) triple CFL lamp,
or one (1) 75W A-19 lamp.
11 ":Two (2) 26W, 32W (GX24q-3)
or 42W (GX24q-4) triple CFL lamps,
one (1) SOW, 70W or 100W ED-17
Metal halide lamp or one (1) 100W
A-19 lamp.
CFL socket injection molded plastic.
INC socket fired ceramic rated for
660W-250V. MH socket ceramic
pulse-rated, 4KV. INC socket fired
ceramic rated for 660W/250V.
Lamps furnished by others.
Options
Rear (through wall) Feed Conduit
Mounting (C), Blunt Nose (BN),
Photocell with 1 1/2" deep back
support (PH), Quartz Restrike - MH
11" only (QR), Clear Tempered
Glass Lense for full cut-off (TGL)
[Dark Sky Compliant].
Labels
U.L. and C.U.L. listed for wet
location.
Modifications
Shaper's skilled craftspeople with
their depth of experience offer the
designer the flexibility to modify
standard exterior wall luminaires
for project specific solutions.
Contact the factory regarding scale
options, unique finishes, mounting,
additional materials/colors, or
decorative detailing.
LED
8" L0:1000 nominal luments at max
15.SW
Long-life LED system coupled with
electrical driver to deliver optimal
performance. Electronic drivers are
available for 120-277 applications.
The standard driver is ELV reverse
phase dimmable. Type IV-Forward
throw optic is standard.
a·
11"
Mounting Type
WP= Exterior
Wall
Lamp
1
CFLJ1(26132/42W-Triple)
1
CFLJ2(26132/W-Triple)
CFLJ2(26132/W) 2
INC11ns•
2
INC/1/100
MH/115a2
MH11no 2
2
MH/1/100
LED
L0/827 ~
L0/830
1
L0/840
Voltage
120V
3
277V
4
347V
Finish 5• 8
~
NBZ=Natural Bronze
Premium
ALP= Aluminum Paint
BK= Black
BM = Bronze Metallic Paint
LED
UNV
(120-277V)
CC= Custom Color
DP= Dark Platinum Paint
GM= Gold Metallic Paint
GRM = Graphite Metallic
Paint
GV=Grey
VG= Verdigris
Notes:
1 Avellable In a• only.
2 Availablein11"only.
3 CFL and MH only.
4 Available with CFL only.
TGIC polyuter pawder coat paint. 2.5 mil
nominal thickness for superior protection against fade and wear.
8 Bronze will weather to a dark bronze patina.
7 MHonly.
8 For CFL and INC lamping (TGL is standard with MH lamping).
LEDi.amp
L0..1000 nominal Ium ens at max 155W
& Premium
Cooper Lighting
by
lf.:.'r•N
~~~-~~-·-1
Shaper Lighting certifies that its produc~s'
satisfy the requirements of Section 1605 of
the American Recovery and Reinvestment
Act {also known as the ARRA Buy American
provision).
~SKY
Sample Number: 682-11-WP-MH/1nll-277V-VG-BN
Size
Exterior Wall Luminaire
"Floating" Wedge
V'iil DARK
ORDERING INFORMATION
Series
682 =Floating
Wedge Wall
Sconce
682-WP SERIES
WH=White
Options
BN=Blunt Nose
C= Rear (through wall)
Feed Conduit
Mounting
PH =Photocell
2 7
QR=Quartz Restrike '
TGL=Clear Tempered
Glass Lens•
Shaper offers a selection of exterior lumi·
naires that are "'Dark Sky Compliant". The
IESNA (Illuminating Engineering Society of
North America) defines Full Cut-Off as
fixtures with light distributions of 0%
candela at 90" and 10% at 80". Full Cut-Off
luminaires carry the endorsement of the
International Dark-Sky Association (IOA)
for their effectiveness in limiting the
detrimental effects of sky glow, also
referred to as "'Light Pollution•. Many
exterior luminaires offer a clear, tempered
glass option that meets the IES criteria for
Full Cut-Off.
QUICK
SHIP
(OS)
Shaper's Quick Ship program features over
thirty-four fixtures with finishoptions such
as Satin Chrome, Natural Aluminum and
Satin Brass, and a wide variety of lamp
selections. AU products ship in five days
from receipt of order,
f.lii\
'V
SUSTAINABLE
DESIGN
Ishaper has a long--standing history of
offering environmentally·frlendly fixtures.
The copper and bronze alloys used in our
exterior luminaires feature up to 98% recycled conten1, con1ribute less undesirable
air emissions compared to painted aluminum and are easy to recycle.
ADS042807
2014-05-20 08:26:06
682-WP SERIES EXTERIOR WALL
DIMENSIONS
12" (30.5 cm)
8-1/2" (21.6 cm)
8" (20.3 cm)
I
1
1·
1-3/8"
(3.5 cm)
2"
11"
(27.9 cm)
(5.1 cm)
·1
--i--i-1-
•1
1ni",mID ,. ,,,r=[~
10"
10" [
(25.4cm)
6" [
(15.2 cm)
'-------~
11"
I·
8"
1·
·1
DJ··
·I
b]J·
I
682-WP-r STANDARD
I
682-WP-11" STANDARD
STANDARD OPTIONS
7-1/2" (19 cm)
PHOTOCELL (PH)
BLUNT NOSE (BN)
COMPANION PRODUCTS
687
684-WP
687-WP
Eaton
Cooper Lighting
by
E:.Y•N
1000 Eaton Boulevard
Cleveland, OH 44122
United States
Eaton.com
982-PT
Eaton's Cooper Ughtlng Busin1121 Highway 74 Sooth
Peachtree City, GA 30269
P: 77().486-4800
www.cooperlighting.com
982-W
Specifications and
dimensions S1.1bject to
change without notice.
ADS042807
2014-05-20 08:26:06
N!if££
Type
Project
Catalog No.
Lamp/Wattage
SAPPHIRE Series
611 LED High-Lumen Downlight
The Saphire Series by NSpec is an architectural grade LEO high lumen downlight available in 4", 6 11, and 8 11 apertures. The Sapphire Series
features deep cone reflectors and dimmable LEDs. Cree LEDs and Cree LEO Drivers make for a solid, complete, fully tested package. The
reflectors have been designed by Nspec for the high efficiency (LPW) while providing low aperture brightness. The NSpec Commercial and
Architectural Sapphire Series is proudly assembled in the USA.
COMMERCIAL FRAME
REFLECTOR
NCH-630 Series
j
NC-631 Series
CONSTRUCTION
~
Frames require a minimum clearance of 3" ring from thermal insulation and 1/2" from
adjacent building component
Mln!!!!!!!g
Two 13-5/8" to 24-1/2" adjustable bar hangers with captive nails, alligment foot and
T-Bar Slot are included on frame. Bar hangers are parallel to junction box, but can be
repositioned 90° perpendicular to junction box if desired. L-shaped bar hanger foot aligns
to bottom of construction joist At-Bar notch allows for easy installation in a suspended
ceiling.
Junction Box
Plaster frame integrated 29 cubic inch 0.064" thick galvanized steel, with seven 112"
knockouts, four pryouts, and snap on cover. Electrical connections are made through
a single junction box door. Green wire provided for installations with ground wire fed
through PVC pipe conduit.
Jhermal Protector
External thermal device is located on the junction box wrap.
Driver:
• 850 Lumen - 11 Watts
• 1250 Lumen - 16 Watts
• 2000 Lumen - 25 Watts
· 3000 Lumens - 36Watts
• 4000 Lumens - 43Watts
Triac Dimming
Triac Dimming
0-10V Dimming
0-10V Dimming
0-10V Dimming
Model Number
Lutron Nova T
NTFTV/NFTV
Lutron Diva
DVIV
Leviton lllumatech
IP710-DLZ
Labels and Listings
cULus Listed for Wet Location when used with compatible housing
Warranty:
10 Year Limited Warranty
Trtm OD:
7-112"
Aperture: 6"
Height
6-114"
FEATURES
Reflector
Deep cone self flanged reflector spun from 0.050 high grade aluminum provides
even illumination and visual comfort The deep cone reflectors provide 55+ degree
cut-off. The reflector includes the LED optical package and heat sink mounted to
the top. NC-638 includes 3 stud mounted in flange for attaching decorative glass.
Reflector Assembly
Reflector easily wires to dedicated frame with locking quick connect.
l&!!m
NC-631 Series CREE LED Module
Compatible Housings
Reflector is only compatible with cULus listed for use with respective Sapphire
Series frame manufactured by Nora Lighting.
~
·Cree True White® Technology
• Flat frosted shatterproof acrylic composite lens
·90+CRI
• 97 LPW LEDs producing high efficiency fixture performance
• LM-80 data
·Dimmable
• 60° Beam Angle
Wattage:~:
10.53W=707.41m, 15.70W=11351m, 24.52W=16851m,
36.44W=25391m, 41.10W=33331m
The driver is an isolated driver, the isolation separates the primary side from the
secondary side.
Note: Some drivers are available in Triac/0-10V. Consult factory.
Tested 0-10V Dimmers
NC-636 Series
~­
~
7"max
Plaster Frame
Architectural quality 0.050 galvanized steel ring riveted to elevated 0.064 steel junction
box and driver tray.
NC-638 Series
labels and Listings
cULus Listed for Wet Location when used with compatible housing
Bodine Emergency Lighting Eaupment BSL17-C2/BSL17C-C2 (for 850lm and
12501m), BSL17C-C2P (for 20001m and 30001m)
• Up to 7.0W emergency illumination with LEDs.
• Illumination Time: 90min
•Dual Input Voltage: 12012n VAC, 60Hz
• Output Voltage: 15.0-50.0 VDC
Comfort Dim
Comfort Dim color tunes the temperature from a bright 2700K, to a romantic and
comfortable 1BOOK on a gradual, even curve.
Comfort Dim is available in 4 different lumen levels:
• 850 and 1250 Lumens for lower ceiling heights in commercial and residential
applications. (Sapphire and Marquise Series)
• 2000 Lumens for light scommercial and residential high veiling applications.
(Sapphire and Marquise Series)
• 3000 Lumens for commercial applications (Sapphire Series)
Specification Sample: NCH-63012LE1 I NC-631L1240DSF
N SPEC
.-...CJ\UI.,_,,...
a division of Nora lighting
6505 Gayhart St., Commerce, CA 90040
www.nspeclighting.com • Specifications subject to change without notice. © 2013
Phone: 800.686.6672 • FAX: 800.500.9955 • e-mail: nora@noralighting.com
Page 1 of 3
SAPPHIRE Series
611 LED High-Lumen Downlight
611 Sapphire Commercial Housing
Sapphire Series
NCH-630/
Driver Lumen
Voltage
!085=850
I
lo
611 Sapphire Reflectors
I
Emergency Option
Sapphire Series
0 NC-631 Open Reflector
DLE2=277V
12= 1250
[J NC-636 Wall Wash
6
LE4 = 120/277V (Triac I 0-1 OV)
,Q20=2000
I
Lumen
l85 = 850
6 l 12 = 1250
CJ NC-638 Decorative Glass•
i030= 3000
b40=4000
(Blank) = Standard
0
CD= Comfort Dim
[J 27 = 2700K
p
30=3000K
Reflector
Flange
pB =Black
po
P35=3500K
DHZ =Haze
L30 = 3000
b 40=4000K
W=White
6
CJ SF = Self Flange
= Clear Diffused
l20 = 2000
L40 = 4000
G
Color Temp.
I
aM = Emergency
LE1=120V
0 WSF =White Flange
CD=Comfort Oim
roecorative NTG glass spec1f1ed and ordered seperately
Deco Glass Options
D NTG-681120 6" Tempered Blue Glass with 4-314" Open Center
'LUXX: Consult factory for Lutron Driver Options
0 NTG-68180
D NTG-6CF
6" Tempered Blue Glass with 3-1/B" Open Center
D NTG-6FC
6" Tempered Frosted Glass with Clear Center
D NTG-6HC
6" Tempered Clear Glass with Frosted Center and 3-1/8" Open Cen1er
6" Tempered Clear Glass with Frosted Cen1er
NCH-630/85LE1 I NC-631 L8530DSF (10.53W, 707 .41m, 3043K)
I
j
Input Watts: 11W
Lumens: 707.4L
I
CRI: 93.3
j
Efficacy: 67.2L/Watt
CCT:3043K
PF: 0.972
SC: 1.0
COEFFICENTS OF UTILIZATION CONAL CAVITY METHOD
EFFECTIVE FLOOR CAVITY REFLECTANCE =.20
cc
90
WALL 70 50 30 10
80
70 50 30 10
70
70 50 30 10
50
50 30 10
30
50 30 10
10
50 30 10
0
0
RCR
0
1
2
3
4
5
6
7
8
9
10
1.191.191.191.19
1.14 1.12 1.10 1.08
1.10 1.061.02 0.99
1.05 1.00 0.96 0.92
1.01 0.95 0.90 0.87
0.97 0.90 0.84 0.81
0.93 0.85 0.80 0.76
0.88 0.80 0.75 0.72
0.85 0.76 0.71 0.67
0.80 0.72 0.66 0.63
0.77 0.68 0.63 0.59
1.16 1.16 1.161.16
1.12 1.10 1.08 1.06
1.08 1.04 1.01 0.98
1.03 0.98 0.95 0.92
0.99 0.94 0.90 0.86
0.95 0.89 0.84 0.80
0.91 0.84 0.79 0.76
0.87 0.80 0.75 0.71
0.83 0.75 0.70 0.67
0.79 0.71 0.66 0.63
0.76 0.67 0.63 0.59
1.11 1.11 1.11
1.06 1.04 1.03
1.01 0.98 0.96
0.96 0.93 0.90
0.92 0.88 0.85
0.87 0.83 0.80
0.83 0.79 0.75
0.78 0.74 0.71
0. 74 0.70 0.67
0.70 0.66 0.62
0.67 0.62 0.59
1.06 1.06
1.02 1.01
0.98 0.96
0.94 0.91
0.90 0.86
0.85 0.82
0.82 0.78
0.77 0.73
0.73 0.69
0.69 0.65
0.66 0.62
1.02
0.99
0.95
0.92
0.88
0.84
0.80
0.76
0.72
0.69
0.65
1.00
0.95
0.91
0.86
0.82
0.77
0.73
0.69
0.65
0.61
0.57
1.22 1.22
1.171.14
1.12 1.07
1.07 1.01
1.03 0.96
0.98 0.91
0.94 0.86
0.89 0.81
0.86 0.77
0.81 0.72
0.78 0.68
1.22
1.12
1.04
0.97
0.91
0.85
0.80
0.75
0.71
0.67
0.63
1.22
1.09
1.00
0.93
0.87
0.81
0.77
0.72
0.68
0.63
0.59
INTENSITY (CANDLEPOWER) SUMMARY
ANGLE MfAN CP
0
5
10
15
20
25
30
35
40
45
50
55
60
65
70
75
80
85
""
N!i..f'LC
657
666
671
650
607
544
449
284
114
44
13
LUMINACE SUMMARY CD./SQ.M.
ANGLE
MEAN CO/SQM
45
55
65
75
85
3422
341
64
0
0
1.06
1.00
0.94
0.89
0.84
0.79
0. 75
0.70
0.66
0.62
0.58
1.02 1.02
0.98 0.97
0.94 0.92
0.89 0.88
0.85 0.83
0.81 0.78
0.77 0.74
0.73 0.70
0.69 0.66
0.65 0.62
0.61 0.58
ZONAL LUMENS & PERCENTAGES
ZONE
0-30
0-40
0-60
0-90
40-90
60-90
90-180
0-180
LU MENS
493
664
707
707
43
1
0
707
%LUMINAJRE
69.66
93.94
99.92
100.00
6.06
0.08
0.00
100.0
4
1
0
0
0
0
0
c@us
LISTED
n
a division of Nora Lighting
6505 Gayhart St., Commerce, CA 90040
www.nspeclighting.com • Specifications subject to change without notice. © 2013
Phone: 800.686.6672 • FAX: 800.500.9955 • e-mail: nora@noralighting.com
Page 2 of 3
Ng:[£
Type
Project
Catalog No.
Lamp/Wattage
SAPPHIRE Series
611 LED High-Lumen Downlight
120-VAC Dimmer Compatibility for 850 and 1250 lumen Triac dimming
Manufacturer
Cooper
Leviton
Lutnm
Pass and Seymour
Wattstopper
C
N S p £..........
~
a division of Nora Lighting
Model/Series
Part Number
Type
Compatible with 1
LMH2
Compatible with 2
LMH2s
Rotary
6020
IND
./
./
Aspire
9530
IND
./
./
Aspire
9534WS-K-l
IND/MLV
Aspire
9540WS
IND/MLV
./
./
Devine
Dl106P-V
IND
./
./
Devine
Dl10P
IND
React
RI061-V
IND
./
./
./
React
RI06P-LA
IND
./
./
Skye
SI06P
IND/MLV
./
./
Skye
SI061-V
IND
./
./
Skye
Sl10P
IND/MLV
./
Trace
T1061-W
IND
./
Trimitron
6602
IND
./
./
./
./
Acenti
AT106-1LW
IND
./
./
Hlumatech
IPI06
IND
./
./
./
Vizla
RP106
IND
./
./
Ariadni
AY-600P
IND
./
./
Ceana
CN..SOOP
IND
./
./
./
./
Ceana
CNLV-V-SOOP
MLV
./
Centurion
G-600
IND
./
./
Decora
VPIOfHLW
IND
./
./
Dial Dimmer
D-600
IND
./
./
Diva
DV..SOOP
IND
./
./
Diva
DV-10P
IND
Diva
DVELV-300P
av
./
./
./
./
Diva
DVF-103P
FLR
./
./
Diva
DVLV-600P
MLV
./
./
./
Diva
DVWCL-153DH
CRJl.ED
./
Glyder
GL..SOOH
IND/MLV
./
./
Lumea
LG-603PG
IND
./
./
Lyneo
LX..SOOPL
IND
./
./
Maestro
MA-1000
IND
./
./
./
Maestro
MALV-1000
MLV
./
Maestro
MAW-600
IND
./
Maestro
MRF-600M
IND
./
./
Nova
N-600
IND
./
./
Nova
NLV-1503P
MLV
./
./
./
./
./
NovaT
NTB-600
IND
./
NovaT
NT-603P
IND
./
NovaT
NTELV-600
av
./
Skylark
S-600
IND
./
./
Skylark
S-SOOP
IND
./
./
Skylark
SaV-300P
av
./
Skylark
SLV-600P
MLV
./
SUresllde
6673.P
CFL
./
./
./
./
Toggler
TG-SOOPH
IND
./
./
Decorator
LS600
IND
./
Miro
MCD267-W
UNI
./
./
./
6505 Gayhart Sl, Commerce, CA 90040
www.nspeclighting.com • Specifications subject to change without notice. © 2013
Phone: 800.686.6672 • FAX: 800.500.9955 • e-mail: nora@noraiighting.com
Page 3 of 3
RECEIVED
SOLARBAN®
60
Solar Control Low-E Glass
,Ji.I!
~
0 2016
City of Belvedere
~- ~----
--...
iclea7vape7®
Glass • Coatings • Paint
So/arbarf' 60 solar control, low-e glass by PPG was engineered to
control solar heat gain, which is essential to minimizing cooling costs.
In a standard one-inch insulating glass unit (IGU), So/arbarf' 60 glass
offers an exterior appearance similar to clear, uncoated glass.
With a very good Solar Heat Gain Coefficient (SHGC) of 0.39,
Solarban° 60 glass blocks 66 percent of the total solar energy
while allowing 70 percent of the visible light to pass through.
This combination produces an excellent Light to Solar Gain (LSG)
ratio of 1. 79, along with exceptional insulating performance, as
evidenced by its 0.29 winter nighttime U-value.
Aesthetic Options
Solarban° 60 glass can be coated on Starphire 0 glass and
paired with Starphire 0 glass to produce an IGU with exceptional
clarity and solar control characteristics. For even more color and
performance options, it can be coated on the second (#2) surface
of nearly all PPG's wide range of tinted glasses, or combined
in an IGU with any PPG tinted glass, Solarcoo/ 0 reflective
glass or Vistacoo/ 0 subtly reflective, color-enhanced glass (see
performance data on back page).
Solarban®60 Glass and Sustainable Design
An energy modeling study conducted by an independent energy
design and consulting firm showed that architects and building
owners can potentially save millions of dollars during a building's
lifetime by specifying Solarbarf' 60 glass instead of less advanced
architectural glazings.
Prudential Center
Location: NeJvm·k, NJ
Prodttct: Solarban 60 Glass
Architect: Morris Adjmi Arcbitects
Glass Contractor: ]osloff Glass
Glass Fabricator: J.E. Berkowitz, LP
For instance, the study showed that, by substituting Solarbarf'
60 glass in place of dual-pane tinted glass, the owners of a
typical glass-walled, eight-story office building in Boston could
lower their initial HVAC equipment costs by nearly $350,000
while realizing annual energy savings of more than $80,000.
Corresponding carbon emissions from the same building were
also reduced by more than 300 tons per year, which eclipses the
total carbon emissions generated by 31,000 gallons of gasoline.
In addition to making products that support sustainable design,
PPG has pioneered innovative technologies that reduce energy
consumption during the glass-making process. PPG promotes
environmentally responsible manufacturing by recovering and
reusing virtually all of its glass manufacturing by-products and by
shipping its materials on reusable steel racks. PPG also facilitates
regional sourcing through its nationwide network of certified glass
fabricators and laminators.
Streeter Place
Location: Chicago, IL
Product: Solarban 60 Glass
Architect: Solomon Cordwell B11enz and Associates
01Pner/Denloper: Goltlb and Company
Glass Fabricator: Nortlnvestem lndttstries, Inc.
Glazing Contractor: C11stom Windows and ]&D Erectors
With Solarbarf' 60 glass, sustainable design and LEED 0 credit opportunities are provided according to the following criteria:
LEED I Green Design Category
Feature
Benefit
Optimizing Energy Performance
Daylight & Views
Innovation in Design
Excellent SHGC, U-value, and Tvis performance
High VLT
Cradle to Cradle Certification<M
Enhance energy performance of building design
Connectivity to natural lighting and the outdoors
Selection of environmentally-focused product evaluation
SOLARBAN®
60
Solar Control Low-E Glass
Fabrication and Availability
Solarban@ 60 glass is just one of many
Ecological Solutions from PPG™. For
•
Solarban@ 60 glass is available • ~ PPG
exclusively through the
•
ec:tlogical
Solutions rrorn P!'O"
more information, or to obtain samples
of this product, call 888-PPG-IDEA (774-4332) , or visit
ppgideascapes.com .
Certified
FABRICATOR· NETWORK
PPG Certified Fabricato~ Network. PPG Certified Fabricators
can meet tight construction deadlines and accelerate the
delivery of replacement glass before, during and after
construction. Solarban@ 60 glass is manufactured using the
sputter-coating process and is available for annealed, heatstrengthened and tempered applications.
www.
PPG is the first U.S. float glass manufacturer to have its
products recognized by the Cradle to Cradle CertifiedcM
program, and it offers more C2C-certified architectural
glasses than any other float glass manufacturer.
PPG ldeaScapes.0 Integrated products, people and services to
inspire your design and color vision.
Additional Resources
Solarban° 60 Glass Performance - Commercial Insulating Glass Unit Comparisons Using 1/4" (6mm) Glass
1-inch (25mm) units with 1/2-inch (13mm) airs ace and two 1/4-inch (6mm) lites; as shown below
lnsulatin Vision Unit Performance Com arisons
Transmittance
Glass Type
--,11•1r!'1;~ra 1 .ai::..1 ....., ••
Ultraviolet
%
SOLARBAN 60 (2) STARPHIRE'
SOLARBAN 60 (2) ATLANTICA + Clear
SOLARBAN 60 (2) AZURIA + Clear
SOLARBAN 60 (2) OPT/GRAY+ Clear
I SOLARBAN 60 (2) PACIFICA + Clear
SOLARBAN 60 (2) SOLAR BLUE+ Clear
-
I
5
10
SOLARBLUE"' + SOLARBAN 60 (3) Clear
10
SOLARBRONZE"' + SOLARBAN60 (3) Clear
8
8
10
AZURIA"' + SOLARBAN 60 (3) Clear
GRAYLITE"' II+ SOLARBAN 60 (3) Clear
OPT/GRAY" + SOLARBAN 60 (3) Clear
SOLARGRA Y"' + SOLARBAN 60 (3) Clear
SOLEXIA"' + SOLARBAN 60 (3) Clear
1rM#]ll~•m
11•1r!'1;~1r,•..S.
~STACOOL (2) AZURIA + Low-E
,,•• , ..,.,,JllJS..f1F:,
•
~ii •
•
SOLARCOOL (2) AZURIA + Low-E
SOLARCOOL (2) PACIFICA + Low-E
SOLARCOOL (2) SOLARBLUE + Low-E
SOLARCOOL (2) SOLARBRONZE + Low-E
SOLARCOOL (2) SOLARGRAY + Low-E
SOLARCOOL (2) SOLEXIA + Low-E
.11 ....11
•
11
4
ISTACOOL (2) PACIFICA+ Low-E
(,
10
PACIFICA"' + SOLARBAN 60 (3) Clear
SOLARBAN 60 (2) SOLEXIA + Clear
ATLANTICA"' + SOLARBAN 60 (3) Clear
-
18
24
5
13
8
8
10
5
13
1
10
5
SOLARBAN60 (2) SOLARBRONZE +Clear
SOLARBAN 60 (2) SOLARGRAY + Clear
II
Visible
%
70
74
53
54
50
34
45
42
35
61
53
54
7
50
34
45
42
35
61
34
39
20
21
23
15
21
21
18
25
20
21
4
23
15
21
21
18
25
U-Value !Imperial)
light to
Solar
Gain
(LSG)
Visible
light
%
Total
Solar
Energy
%
Winter
Nighttime
Summer
Daytime
European
U-Value
Shading
Coefficient
Solar Heat
Gain
Coefficient
11
28
41
7
6
14
6
12
15
12
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
1.6
1.6
1.6
1.6
1.5
1.6
1.6
1.6
1.6
1.6
1.6
1.6
1.6
1.5
1.6
1.6
1.6
1.6
1.6
0.45
0.48
0.32
0.32
0.35
0.26
0.33
0.32
0.29
0.37
0.36
0.36
0.14
0.40
0.29
0.38
0.37
0.33
0.42
0.39
0.41
0.27
0.28
0.30
0.22
0.28
0.28
0.25
0.32
0.31
0.31
0.13
0.35
0.25
0.33
0.32
0.29
0.37
1.79
1.80
1.96
1.93
1.67
1.55
1.61
1.50
1.40
1.91
1.71
1.74
0.54
1.43
0.29
0.29
0.27
0.27
0.30
0.25
0.26
0.21
1.62
1.24
0.29
0.29
0.29
0.29
0.29
0.29
0.27
0.27
0.27
0.27
0.27
0.27
0.19
0.17
0.21
0.21
0.20
0.22
0.17
0.15
0.18
0.18
0.17
0.19
1.24
0.87
0.94
0.94
0.82
1.26
11•••••.•r"!Oll
'RI
SOLARBAN 60 (2) Clear + Clear
•
Reflectance
Total
Solar
Energy
%
, , . , , ••, ; 1 11·1
4
2
3
2
2
3
I 111111••11"•1
42
26
s.. ...... , •.
21
13
17
17
14
24
16
12
I ifill••I
8
6
9
9
8
10
11
8
8
8
6
7
7
6
9
9
9
4
8
6
7
7
7
10
7
7
5
15
7
13
16
13
.....
10
10
20
11
19
10
14
14
11
24
10
8
15
18
14
15
I
I
1.6
1.6
I
1.6
1.6
1.6
1.6
1.6
1.6
1.36
1.36
1.31
1.21
1.65
* Data based on using STARPH/RE9 glass for both interior and exterior lites.
All performance data calculated using LBNL Window 6.3 software, except European LI-value, which is calculated using WinDat version 3.0. l software. For detailed information
on the methodologies used to calculate the aesthetic and performance values in this table, please visit www.ppgideascapes.com or request our Architectural Glass Catalog.
© 2014 PPG Industries, Inc. All rights reseived. Atlantica, Azuria, Azurlite, Graylite, ldeaScapes, Oceans of Color, Optiblue, Optigray, Pacifica, Solarban, Solarb/ue, Solarbronze,
Solarcool, Solargray, So/ex, Solexia, Starphire, Sungate, Vistacool, the PPG logo and the PPG Certified Fabricator Network and the PPG Certified Programs are registered trademarks of
PPG Industries Ohio, Inc. Cradle to Cradle Certified is a certification mark licensed by the Cradle to Cradle Products Innovation Institute.
Ecological Solutions from PPG is a trademark of PPG Industries Ohio, Inc.
~· ·
crocleloa'Clcle
Printed in U.S.A.
Glass • Coatings • Paint
7071 09/14 10M
PPG Industri es, Inc.
idea7c:-ape~
Glass Business & Discovery Center
400 Guys Run Road
Cheswick, PA 15024
1-888-PPG-IDEA
www.ppgideascapes.com
May 13, 2016
Irene Borba
City of Belvedere Planning Department
450 San Rafael Ave,
Belvedere, CA 94920-2336
PROJECT:
1.0r.:
~i?Vt:
Wl?eHBAKEr< AIA
ARltttrecrs 4 Pt.AHHE R~
('/I'S)
'Wt la:ZO
Carlisle Residence, 2 Cliff Road.
Narrative of Work by Level
Construction of the Building:
The Existing Building has a combination of concrete and wood framed structure. The
Improvements will be consistent with the structure of the existing building. New
walls will be wood framed, where appropriate. New floors will be slab on grade or
wood framed. New Foundations will be concrete. Structural steel will be used where
required by the engineer.
Main Level:
The existing car port will be removed, a new formal entry will be added off the existing
Auto Court. The new entry will have a higher roof that mirrors the profile of the
existing great room roof. An elevator will be added off the entry to connect all the
levels of the house. A new three car garage will also be added, adjacent to the new
entry, to the north of the property. The existing hexagonal stairs will be removed,
along with the associated poke out. A new stair will connect the main level with the
existing guest suite and lower level. The existing kitchen and Master bedroom will be
removed, and a new kitchen, breakfast area, family room and the second stair down to
the lower level will added in that location. The existing covered veranda will be
enclosed to accommodate a new master suite. The last two bays of the veranda will be
removed completely, along with the existing site stairs and retaining walls. They will
be replaced by a new deck off the master suite and site stairs that are no longer within
the side yard setback.
Lower Level:
The existing library will be removed. Where the lower level deck is covered, a new
enclosed space will follow the line of the structure. This will create a new study,
powder room and sitting room. A new stair will be added descending to the new spa
level. The storage room will be removed, and a new recreation room will replace it. A
new bedroom wing with three bedrooms and three bathrooms will be added beneath
the master suite, the existing structure will remain, but to gain the 9'·0" ceiling
height, the retaining wall will be underpinned. A new patio will be added at the end of
the bedroom wing that connects with the landscaping through a new site stair.
Spa Level:
A new level will be added within the envelope of the existing building. At this new
level will be a wet bar, storage room, den and bath room. This new level will connect
to a new patio with site stairs that descend to the existing pool and patio.
May 13, 2016
~rtvr:
W16eHBAKEr< AIA:
AWtrnc.r:=s 4 PLAHl--IE. R~
Irene Borba
City of Belvedere Planning Department
450 San Rafael Ave,
Belvedere, CA 94920-2336
PROJECT:
r41r;>
~i;
Carlisle Residence, 2 Cliff Road.
Narrative of Work by Level
Construction of the Building:
The Existing Building has a combination of concrete and wood framed structure. The
Improvements will be consistent with the structure of the existing building. New
walls will be wood framed, where appropriate. New floors will be slab on grade or
wood framed. New Foundations will be concrete. Structural steel will be used where
required by the engineer.
Main Level:
The existing car port will be removed, a new formal entry will be added off the existing
Auto Court. The new entry will have a higher roof that mirrors the profile of the
existing great room roof. An elevator will be added off the entry to connect all the
levels of the house. A new three car garage will also be added, adjacent to the new
entry, to the north of the property. The existing hexagonal stairs will be removed,
along with the associated poke out. A new stair will connect the main level with the
existing guest suite and lower level. The existing kitchen and Master bedroom will be
removed, and a new kitchen, breakfast area, family room and the second stair down to
the lower level will added in that location. The existing covered veranda will be
enclosed to accommodate a new maste1· suite. The last two bays of the veranda will be
removed completely, along with the existing site stairs and retaining walls. They will
be replaced by a new deck off the master suite and site stairs that are no longer within
the side yard setback.
Lower Level:
The existing library will be removed. Where the lower level deck is cove1·ed, a new
enclosed space will follow the line of the structure. This will create a new study,
powder room and sitting room. A new stair will be added descending to the new spa
level. The storage room will be removed, and a new recreation room will replace it. A
new bedroom wing with three bedrooms and three bathrooms will be added beneath
the master suite, the existing structure will remain, but to gain the 9'-0" ceiling
height, the retaining wall will be underpinned. A new patio will be added at the end of
the bedroom wing that connects with the landscaping through a new site stair.
Spa Level:
A new level will be added within the envelope of the existing building. At this new
level will be a wet bar, storage room, den and bath room. This new level will connect
to a new patio with site stairs that descend to the existing pool and patio.
law
RECEIVED
MAY 1 6 2016
c·tty of Belved ere
Add ress
135 BELVEDERE AVE
30 EUCALYPTUS RD
28 EUCALYPTUS RD
26 EUCALYPTUS RD
34 EUCALYPTUS RD
36 EUCALYPTUS RD
10 CLIFF RD
2 CLIFF RD
6 CLIFF RD
205 GOLDEN GATE AVE
32 EUCALYPTUS RD
8 CLIFF RD
201 GOLDEN GATE AVE
215 GOLDEN GATE AVE
270 BELVEDERE AVE
121 BELVEDERE AVE
209 GOLDEN GATE AVE
255 GOLDEN GATE AVE
217 GOLDEN GATE AVE
125 BELVEDERE AVE
29 EUCALYPTUS RD
213 GOLDEN GATE AVE
p rop ID
060-181-07
060-182-10
060-182-11
060-182-12
060-182-08
060-202-11
060-201-04
060-201-10
060-201-02
060-182-20
060-182-09
060-201-03
060-182-35
060-182-18
060-202-10
060-181-25
060-182-23
060-202-17
060-182-19
060-181-26
060-182-17
060-182-22
Fl oor Area **
3,764
2,261
2,507
2,807
2,340
3,318
3,641
12,765
5,680
5,449
6,250
6,392
6,182
4,847
4,323
5,513
4,841
10,445
6,928
6,497
3,303
4,590
* MarinMap data based on County Assessor Records
* CofB is City of Belvedere record
** Latest available data
LOTS F
52,965
31,382
28,880
28,750
21, 147
21, 198
19,685
60,296
23,798
22,003
23,727
23,483
22,647
17,421
15,394
18,667
16, 135
29,364
19,272
17,783
7,826
6,175
FAR
7.1%
7.2%
8.7%
9.8%
11.1%
15.7%
18.5%
21.2%
23.9%
24.8%
26.3%
27.2%
27.3%
27.8%
28.1%
29.5%
30.0%
35.6%
35.9%
36.5%
42.2%
74.3%
Year of Data
2004
1962
1951
1951
1952
1995
1976
2016
2001
1995
2011
2002
2008
2003
2002
2016
2000
1989
2007
2007
1962
2012
s ource*
CofB
Marin map
Marin map
Marinmap
Marinmap
CofB
Marin map
proposed
CofB
CofB
CofB
CofB
CofB
CofB
CofB
CofB
CofB
Marin map
CofB
CofB
Marin map
CofB
ZONE
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
R15
approved 2016
TIBURON FIRE PROTECTION DISTRICT
1679 TIBURON BOULEVARD, TIBURON, CALIFORNIA 94920
TELEPHONE ( 415) 435-7200
FAX: ( 415) 435-7205
RICHARD PEARCE, FIRE CHIEF
TO: BELVEDERE PLANNING DEPARTMENT
FROM:
Jessica Power, Fire Marshal
RE:
2 Cliff Road
DATE: July 7, 2016
The proposed addition and remodel of the residence at 2 Cliff Road shall comply with
the following requirements of the California Fire Code and the Tiburon Fire Protection
District (TFPD):
1)
The automatic fire sprinkler system shall be modified to properly protect the new
and remodeled areas. The system design, installation and final testing shall be
approved by the District Fire Prevention Officer. Due to the size of the structure,
the system shall be designed to NFPA 13R standards. CFC 903.2
2)
Approved smoke and carbon monoxide alarms shall be installed to provide
protection to all sleeping areas. CFC 907.2.10
3)
Access gates shall be operable using the Fire District's "Knox" key system. CFC
503.6.2
4)
The vegetation on this parcel shall comply with the requirements of TFPD. CFC
304.1.2
5)
Access shall extend to within 150 feet of all portions of the facility and all portions
of the exterior walls of the first story of the building as measured by an approved
route around the exterior of the building or facility. CFC 503.1.1
The access does not comply. As an alternate means of protection you have proposed
to add a standpipe with connection at the street and a connection at the lowest floor at
the furthest point of the exterior on the residence.
We accept this proposal.
ATTACHMENT7
PROTECTING THE COMMUNITIES OF BELVEDERE AND TIBURON
TIBURON FIRE PROTECTION DISTRICT
1679 TIBURON BOULEVARD, TIBURON, CALIFORNIA 94920
TELEPHONE (415) 435-7200
FAX: (415) 435-7205
RICHARD PEARCE, FIRE CHIEF
3)
The fire department access road (Cliff Road) shall comply with TFPD Policies,
425.3 Fire Department access, 425.5 Driveway and Road Widths, 425.9
Driveway and Roadway Turning Radius, 425.11 Driveway and Roadway
Maximum slope of Grade. Information on slope, easements, and other roadway
information is required for evaluation.
Cliff Road does not comply. Per our site meeting, the road will be maintained at a
minimum of 12'.
Thank you for the opportunity to review the plans.
cc: file
PROTECTING THE COMMUNITIES OF BELVEDERE AND TIBURON
MARIN MUNICIPAL
WATER DISTRICT
220 Nellen Avenue
Corte Madera CA 94925-1169
www.marinwater.org
April 11, 2016
Service No. 22137
Irene Borba
Belvedere Planning Dept.
450 San Rafael Ave.
Belvedere, CA 94920
RE:
WATER AVAILABILITY - Single Family Dwelling
Assessor's Parcel No.: 060-201-10
Location: 2 Cliff Rd., Belvedere
Dear Ms. Borba:
The above referenced parcel is currently being served. The purpose and intent of this service
are to provide water to a single family dwelling. The proposed remodeling and major addition
to the existing structure will not impair the District's ability to continue service to this property.
Compliance with all indoor and outdoor requirements of District Code Title 13 - Water
Conservation is a condition of water service. Indoor plumbing fixtures must meet specific
efficiency requirements. Landscape plans shall be submitted, and reviewed to confirm
compliance. The Code requires a landscape plan, an irrigation plan, and a grading plan. Any
questions regarding District Code Title 13 - Water Conservation should be directed to the
Water Conservation Department at 415-945-1497. You can also find information about the
District's water conservation requirements online at www.marinwater.org.
Should backflow protection be required, said protection shall be installed as a condition of
water service. Questions regarding backflow requirements should be directed to the Backflow
Prevention Program Coordinator at 415-945-1558.
The District has determined this project will not be required to install a gray water recycling
system.
If you have any questions regarding this matter, please contact me at 415-945-1531.
Sincerely,
ChrisBo~r
Engineering Technician
CB
recycled
recyclable
June 30, 2016
City of Belvedere
Design Review Comments
2 Cliff Road
City Engineer - Review Comments
Review of the Carlisle Residence (Revised Plans) - submitted June 20, 2016:
The Public Works Department has reviewed the subject application and no additional comments for the
Design Review application.
Should plans be submitted for Building Permit, the following conditions of approval shall be satisfied:
Conditions of Approval:
1. An Encroachment Permit is required for all improvements, work activities, and staging or
storage of equipment and materials within the public right of way, subject to approval of the
Public Works Manager.
2.
An updated Revocable License may be required for private improvements within the public
right-of-way and easements.
3.
A Geotechnical Investigation or geotechnical review letter is required. The geotechnical
investigation/letter should address site preparation, foundation, grading and drainage
recommendations. The Geotechnical Engineer of record shall review the proposed Grading &
Drainage Plans for conformance with their recommendation prior to Building Permit issuance.
4.
The project will require a detailed Grading Plan & Drainage Plan showing cut and fill earth
volumes. Said plans shall incorporate, as appropriate, the MCSTOPPP Guidance for Applicants:
Stormwater Quality Manual for Development Project in Marin County. This can be found at the
following website:
(http://www.marincounty.org/depts/pw/divisions/mcstoppp/development/~/media/Files/Depa
rtments/PW/mcstoppp/GuidanceforApplicantsv 2508.pdf).
5.
The project requires a Site Plan showing the property line locations (referencing the survey
source and mapping information), any existing easements, building setbacks, encroachments
etc.
6.
Topographic Survey information shall be included either on the site plan or on a separate plan.
The basis for determining elevations (assumed, NGVD, or NAVO) should also be clearly
indicated. The surveyor's name and license number shall be included.
City Engineer Review Comments - 2 Cliff Road
June 30, 2016
Page 2 of 2
7.
The project will require a Utility Plan (if not shown on the Site Plan) showing the existing site
utilities and their alignment and locations, along with any proposed new locations or alignments
for sewer, water, irrigation, gas, electrical, telephone, cable TV, etc.
8.
The project will require an Erosion Control Plan incorporating, as appropriate, the MCSTOPPP
Minimum Erosion/Sediment Control Measures for Small Construction Projects
(http://www.marincounty.org/depts/pw/divisions/mcstoppp/development/"'/media/Files/Depa
rtments/PW/mcstoppp/development/MECM final 2009.pdf)
9.
The existing 3-foot drainage easement (title exception 15) shall be investigated to determine if it
is currently being utilized. If there is a benefit to the City of Belvedere or other entity an
equivalent alternate easement shall be provided around the residence as may be appropriate
and desirable.
End of comments.
CITY OF BELVEDERE
450 San Rafael A venue 1. Belvedere, CA 94920
Tel: 415 / 435-3838 i. Fax: 415 / 435-0430
Memorandum:
Building Department 2nd round comments on revised plans
submitted May 16, 2016, for Design Review application
Date: June 2, 2016
To:
Irene Borba, City Planner
CC:
From: Eric Banvard, Building Official
Project Location:
2 Cliff Road
Project Description: Design Review and Exception to Floor Area Applications for: Major
remodel and additions to existing dwelling; new 3-car attached garage; etc. per the proposed plans.
The Building Department has reviewed the plans and documents resubmitted to the City on May 16,
2016. We have no additional concerns or comments for these entitlements for the project at this
time. Please refer to the original comments from our Memorandum of April 12, 2016.
Please let me know if there are any questions or concerns regarding the previous Building
Department comments.
Thanks,
I
;::;;;&~--*/
Eric Banvard
Building Official
City of Belvedere
ebanvard@cityofbelvedere.org
Page 1of1
CITY OF BELVEDERE
450 San Rafael A venue i. Belvedere, CA 94920
Tel: 415 / 435-3838 i. Fax: 415 / 435-0430
Memorandum:
Building Department comments for Design Review application
Date: April 12, 2016
To:
Irene Borba, City Planner
CC:
From: Eric Banvard, Building Official
Project Location:
2 Cliff Road
Project Description: Design Review and Exception to Floor Area Applications for: Major
remodel and addition to existing dwelling; new 3-car attached garage; etc. per the proposed plans.
The Building Department has the following comments for this project based on the information
submitted or available at this time, for inclusion with the Planning Department Design Review:
Comments related to the Planning applications:
1) The Building Department has no comments regarding the Design Review and Exception to
Floor Area Applications. The Building Department can approve the current drawings
submitted for this planning entitlement.
Comments related to the future submittal for the Building Permit:
2) The submittal for the future Building Permit (BP) must detail the construction of the
proposed alterations and improvements, including compliance with the California
Residential and Energy Codes, geotechnical, engineering and structural aspects, etc.
3) The project has an estimated cost over $500,000, and would therefore be assigned a
maximum 18 month Construction Time Limit (CTL).
4) The applicant may wish to consider requesting an additional 6 month extension of the CTL,
for a total of24 months, from the Planning Commission. See Section 20.04.035D of the
Belvedere Municipal Code for the full process and grounds for such an extension.
5) No other Building Department issues are foreseen at this time. Full compliance with all
relevant Codes, will be conducted during the thorough plan review process by all involved
agencies, after submittal of application, plans and related documents for a building permit.
Please let me know if there are any questions or concerns regarding these Building Department
comments; we are here to help.
Thanks,
!
~~
Eric Banvard
Building Official
City of Belvedere
ebanvard@cityofbelvedere.org
Page 1of1
Irene Borba - City Planner
From:
Sent:
To:
Subject:
Buehmann, Erik@BCDC <erik.buehmann@bcdc.ca.gov>
Friday, April 08, 2016 3:06 PM
Irene Borba - City Planner
2 Cliff Road Addition/Remodel - BCDC
Hello Ms. Borba,
BCDC has received the City of Belvedere's Design Review document for addition and remodel to an existing single family
residence located at 2 Cliff Road in the City of Belvedere. It is difficult for us to make a definitive determination from the plans
provided, but it appears that some of the development may occur within BCDC's 100-foot shoreline band jurisdiction. BCDC's
shoreline band jurisdiction is located 100-feet inland from the edge of the Bay, which is defined by the Mean High Tide Line or
the inland edge of marsh vegetation {5 feet above mean sea level}. A permit from BCDC would be required for any work within
BCDC's jurisdiction. Our records show no previous permit has been issued for this site. Therefore, a new administrative permit
would be required. Please let me know if you have any questions.
Erik Buehmann
Principal Permit Analyst
San Francisco Bay Conservation & Development Commission
455 Golden Gate Ave., Suite 10600
San Francisco, CA 94102
415.352.3645
erikb@bcdc.ca.gov
1