[{"_1":2,"_100":-5,"_101":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6693362,"mediaKeyId","2258656-342f4015ff6ca5ce0e57306b62154221","parentId",2258656,"title","Design review board approves remodel and two variances for 322 Karen Way","audioSeconds",1696,"startMs",290000,"endMs",1986000,"viewUrl","/Search/View?dp=1&key=2258656-342f4015ff6ca5ce0e57306b62154221&start=290&end=1986","thumbnailUrl","https://assets.pipeline.soar.com/2258656-342f4015ff6ca5ce0e57306b62154221/thumbnail_290000.jpg","articleUrl","/articles/6693362/California/Design-review-board-approves-remodel-and-two-variances-for-322-Karen-Way","mediaUrl","https://secure.pipeline.soar.com/6693362-35bff5ad82fb88768d426e266eaea27f/orig.mp4?Expires=1775837757&Signature=CWdw30AhZwskwfjWorUKELbwi6XKEKYY42CmBDwpZxm2wW-lqr4QoRzhiin9~yqYJEhAPhOwRB0tDl1WgVSC7zNbzSHHWkrdzOvUBqC7JB79ZtXjXKXd7go3LkxTeulf3Kk~U8k-j6PGhjp8nL87C1OzvxSC6kzZV67orMz4vVrg1k5SJ6MptTSg1UrVnlJRAuWduYbt-lRJtLinpspfl22~kzGgE7d6UyX3JuXa~ifKBNhjlUN9yOmq6GNUFMZ5lx2M3Y7~4rNCbz~3fIcCYCEbhMegg38TsvP40nXD3Osmu8aihhhals1Y8ieMNvWiZYpWgZYdHdplnmoZKOR~Og__&Key-Pair-Id=KUT5TJCACFTXG","author","Tiburon Town, CA","date","2025-02-11T16:56:20.84Z","article","The Tiburon Town Design Review Board on Feb. 6 approved a single-story remodel and additions at 322 Karen Way that will add 672 square feet to a 1953 house and legalize an existing front-yard fence that exceeds the town's six-foot standard.

The project, presented by architect Karen Payson, proposes small, strategic additions that preserve the house's single-story profile while adding an entry, a master-suite wing and modest increases to living space. Payson said the plan \"is designed to be in the spirit of the original house\" and uses gable roofs and stucco to maintain a low-profile, midcentury look.

The board's approval included two variance authorizations: a side-yard setback variance to align the new work with the existing wall on the west side, and a retroactive variance to legalize a portion of the front fence and retaining-wall combination that measures more than six feet above the adjacent street grade. Payson said the fence and a retaining wall were installed after a 2022 permitted landscape project that created usable play space for the homeowners' children, and that the fence had been permitted and inspected though a portion was built higher than permitted.

During deliberations board members raised concerns about drainage and the private drainage easement at the rear of the lot. One board member noted having observed the easement fill with water and emphasized the importance of maintaining the culvert; the applicant said she had met with staff and that the town had allowed a 3-foot-9-inch encroachment into the easement after reviewing the survey locating the culvert.

Several board members also questioned the visual impact of the front fence, which was described in the hearing record as effectively measuring about 8 feet 5 inches above the street grade when combining retaining wall and fence height. Some members said the height felt out of scale with nearby properties, while others noted existing hedges and fences in the neighborhood and supported legalization. No public commenters objected formally during the hearing; the applicant said they had neighbor support.

The board moved to adopt the resolution prepared by staff to approve the project and variances. The motion passed with all members voting in favor.

The approved work includes replacing or upgrading windows for energy efficiency, a new low retaining wall at the rear of the property where the master addition meets the hillside, and roofing and exterior finish changes described by the applicant as a medium-gray asphalt roof and darker, earthy stucco tones intended to blend with the site vegetation.

Board members and staff noted the project's limited height increase (the new rear roof overhang will be less than four feet higher than the existing peak) and that the additions are largely not visible from the street. The applicant said mature trees at the site will be retained where feasible and that the additions aim to keep usable private outdoor space.

The board adopted the staff resolution without amendments.

Votes at the hearing: the board voted unanimously to adopt the resolution as prepared by staff.","mediaType","Video","parentTitle","February 6, 2025 Design Review Board Regular Meeting","oneSentenceSummary","The Tiburon Town Design Review Board approved a 672-square-foot single-story addition and two variances for 322 Karen Way, including a side-yard setback variance and a retroactive variance for an over-height front-yard fence. The board approved the staff-prepared resolution unanimously after discussion about drainage and fence height.","taxTitle","Tiburon Town, Marin County, California","taxId",72203,"location","California","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6693352,"Tiburon Design Review Board: votes at a glance (Feb. 6, 2025)",195,108000,303000,"/Search/View?dp=1&key=2258656-342f4015ff6ca5ce0e57306b62154221&start=108&end=303","https://assets.pipeline.soar.com/2258656-342f4015ff6ca5ce0e57306b62154221/thumbnail_108000.jpg","/articles/6693352/California/Tiburon-Design-Review-Board-votes-at-a-glance-Feb-6-2025","https://secure.pipeline.soar.com/6693352-808633df6453836b24f183156f3cb4cd/orig.mp4?Expires=1775837757&Signature=fjuPnpfWLXh8xwc6QRT-34bhBtC9Snut8vUdE-q-~J8FSxRj-6ST0eIxfRD82Bj3DyC4M1FtxcLKWkYwJmge~HikuOXhLX1Ekx85hJWIwPsPuJ5iXoqKCXS7x3x0r2DwM56LRowT2b~RrEF0KHG3fTAiI05tqkzfs68LZwQ3GFbuQuYEJQXiul~UEojmQUdFXK92qvuslkwzXRlB-bCinUs6N9tfUgyA5zj3e7a8s5Au5kOCxFmjCpV-E8HIdOCyw~fVDQHR0eX4V~GJ~raC8islmuBxZl-pglWMrnodKRsQ~qNjtEpQzxj1QSM3uTIVGGKEf35~gJaP7tZML9uCWg__&Key-Pair-Id=KUT5TJCACFTXG","The Tiburon Town Design Review Board on Feb. 6, 2025 recorded the following formal actions during its meeting:

- Adoption of minutes from the Jan. 16, 2025 meeting: Motion to adopt the minutes carried unanimously; no amendments noted. (Vote: unanimous among members present.)

- Adoption of the consent calendar (including the item for 21 Mar Vista Court and related Condition No. 13 wording): Motion to adopt the consent calendar carried unanimously. Staff confirmed Condition No. 13 wording and no public comment changed the item. (Vote: unanimous among members present.)

- PH 1322 — 322 Karen Way: Motion to adopt the staff-prepared resolution approving the single-story addition (672 sq ft total) and making findings for the requested side-yard setback variance and a retroactive fence-height variance. Motion passed unanimously. (Board directed permit processing per staff conditions.)

- PH 2 — 1801 Lagoon View Drive: Motion to adopt the staff-prepared resolution approving the second-story addition above the garage, with findings for an additional lot-coverage variance and a minor side-yard setback adjustment. The board amended conditions to require fixed, shielded exterior downlights and to require an evergreen replacement (minimum 24-inch container) if a neighboring screening pine must be removed. Motion passed unanimously.

All motions were recorded as adopting staff-prepared resolutions; specific resolution numbers were not specified in the hearing record. Where applicants sought variances, the board stated findings and adopted the resolutions as prepared by staff.","Summary of formal votes taken by the Tiburon Town Design Review Board on Feb. 6, 2025: adoption of Jan. 16 minutes, approval of consent calendar, approval of 322 Karen Way (variances), and approval of 1801 Lagoon View Drive (variances and conditions).",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6693357,"Board approves second-story addition above garage at 1801 Lagoon View Drive with conditions on lighting and screening",2990,2007000,4997000,"/Search/View?dp=1&key=2258656-342f4015ff6ca5ce0e57306b62154221&start=2007&end=4997","https://assets.pipeline.soar.com/2258656-342f4015ff6ca5ce0e57306b62154221/thumbnail_2007000.jpg","/articles/6693357/California/Board-approves-second-story-addition-above-garage-at-1801-Lagoon-View-Drive-with-conditions-on-lighting-and-screening","https://secure.pipeline.soar.com/6693357-179a67e1c4599ab1a25942fa4eb4498f/orig.mp4?Expires=1775837757&Signature=Nzey3VUda5FLb12W-1Hp-NBz6jeX3ezGdb5WzohwH2cyKx9yuJliXMZ-q6ZBLEzYBLNIb2e7Xquheyu0ZgIZ~16cRuGoFstXO8QAu4gydcA9pWVKP1WYi0j2T63Raf-sDeKgoelbP94vpRX9DaJX~CFF3xQBFVteS-AdyBG0r4jzcMN5kNnzSZbZ3PqtctpRfoABAFAur6BLJK4GtLJlMHsqKgfcO9JzWCJbc24tiTIAwQT0W6YyRHgpwxMqjmCEz2bYUccpvOj-a5-y-BBoAtUELijto7BsOAdLqET0Nt8kXsFv-rPTGUhXXJxfTHiAcDNhuw8a2QpPpNIrF5XYHQ__&Key-Pair-Id=KUT5TJCACFTXG","The Tiburon Town Design Review Board on Feb. 6 approved a second-story addition over the garage and a reduced wraparound-deck replacement at 1801 Lagoon View Drive, subject to conditions that address exterior lighting and screening.

Property owner Alex Rosner presented the proposal with architect Ron Sutton. Rosner said the project responds to safety and livability issues: replacing a failing cantilevered deck, reconfiguring a large existing lower-level primary suite into two children's bedrooms and a playroom, and adding a new main bedroom above the garage. The proposal reduces total deck square footage slightly while adding a modest upper-level addition placed to minimize view impacts.

Rosner said the upper-level addition would sit well below the town's 30-foot height limit and that the design keeps the addition's profile low (about 7 feet 7 inches above the current roof ridge) and set back from neighbors. The applicant said existing vegetation and lot topography provide screening and noted letters of neighbor support, including from nearby downhill neighbor 1799 Lagoon View Drive.

The board reviewed two requested variances: a modification to an existing lot-coverage variance (the project adds approximately 76 square feet to existing coverage) and a minor expansion of a nonconforming deck into an adjacent side-yard setback by about 18 inches to improve egress and usability. Staff recommended findings in support of both variances; the applicant agreed with staff's report.

A downhill neighbor who submitted late mail spoke at the hearing and shared photographs demonstrating the view of the story poles. The neighbor said they had installed a Photinia hedge to provide additional screening and asked the applicant to limit any roadway-facing downlights and to consider slightly smaller eaves because a large four-foot eave can add perceived bulk. The applicant replied that screening was important and agreed to examine downlight fixtures and eave depth during final design.

During deliberations the board recommended conditions that address the neighbor's concerns. The board added a condition requiring exterior lighting to be fixed and shielded and a contingency condition that if the neighboring 10-inch pine tree must be removed at the neighbor's request (for example, by the fire authority), the applicant must replace it with an evergreen tree at least a 24-inch container size. Several members also advised exploring noncombustible deck surfacing because of the site's susceptibility to wildfire.

The board moved to adopt the staff-prepared resolution with the additional conditions on lighting and replacement screening; the motion passed unanimously.","The Design Review Board approved a small second-story addition above the garage and associated deck reconfiguration at 1801 Lagoon View Drive. The board added conditions requiring fixed shielded downlights and a replacement evergreen if a key screening pine must be removed.","actionData","errors"]

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Design review board approves remodel and two variances for 322 Karen Way

Tiburon Design Review Board: votes at a glance (Feb. 6, 2025)

Board approves second-story addition above garage at 1801 Lagoon View Drive with conditions on lighting and screening