[{"_1":2,"_124":-5,"_125":-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",[32,76,88,100,112],{"_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",6627323,"mediaKeyId","2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e","parentId",2728673,"title","Board continues as‑built fence variance at 2360 Paradise Drive after staff flags public-right‑of‑way encroachment","audioSeconds",1348,"startMs",5788000,"endMs",7136000,"viewUrl","/Search/View?dp=1&key=2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e&start=5788&end=7136","thumbnailUrl","https://assets.pipeline.soar.com/2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e/thumbnail_5788000.jpg","articleUrl","/articles/6627323/California/Board-continues-asbuilt-fence-variance-at-2360-Paradise-Drive-after-staff-flags-public-rightofway-encroachment","mediaUrl","https://secure.pipeline.soar.com/6627323-eebe3e0b6ef14c495b3b5027be05e819/orig.mp4?Expires=1770442630&Signature=Ls0~TYZFZSp0Mnut~NcAX0a6UR0dQULuV99aTxTVAXVPpTB5wPpuMAULhlr4MfZESaCI4L~EBu7q6PNilmEETuMo9nTaMDwKavkh39ksVf6qLBAjp8Fy--2hGod8IdSup~pEWMaksTNwLmtXzmL8xw5SemuUeLar6e7gtMNWv~-cTWZezshNwOJbI0R~nsF8Vl~GZrp9B9YdsLM8yCDodHKHhTh5wBPkpZO7L4mfp3YUciuVWpJbs0vEoVNIHmzkwsODMDTQlrACdrV9iYD9iuRt1s~qBocMDxkqe0pNUvEwaPOaqdI4loJqFXZxVCavsIWv~siV1a7tLbRtEsKKog__&Key-Pair-Id=KUT5TJCACFTXG","author","Tiburon Town, CA","date","2025-03-21T16:15:53.133Z","article","The Design Review Board continued consideration of an as-built fence and gate at 2360 Paradise Drive after staff flagged a potential encroachment into the Linda Vista Avenue right of way and advised further review by public works.

Landscape designer (presenter) Alex (Integrated Design Studio) and homeowners John and Julie Stewart asked the board to approve a stepped rear fence along the southwest property line that ranges from about 5 feet 9 inches to 8 feet 8 inches above the adjacent terrain. The applicants said the prior fence had been dilapidated and unstable — it fell in storms — and that they installed a rolling gate and new fence for safety. The applicants provided as-built elevations and compared them to the fence detail originally shown to staff (a 4-foot solid fence with a 2-foot lattice top).

During the hearing staff and board members reviewed a recorded survey and photographs and identified a brick curb and a short wall supporting the sliding gate that appear to sit partially in the Linda Vista Avenue right of way rather than entirely on private property. Planning staff advised that structures in a public right of way typically require an encroachment permit from the town’s public works department and that the permitting/encroachment process should be resolved before the board grants a final design approval for any element that projects into the public right of way.

Neighbors on the opposite side of Linda Vista — who testified via Zoom — said they were pleased with the homeowners but asked the board to require a less industrial-looking gate and restoration of planting that had been removed. The applicants said they were willing to work with the town and neighbors but told the board that removing or relocating the curb and gate would be a major undertaking.

Given the encroachment question, the board continued the public hearing to April 17 and asked the applicants to resolve the public‑works/encroachment issue and return with either documentation of required encroachment permission or a revised design that sits entirely on private property. Staff noted that if an encroachment permit is not available, the applicants would have to modify the rolling gate and related wall so no structure remains in the right of way.","mediaType","Video","parentTitle","March 20, 2025 Design Review Board Regular Meeting","oneSentenceSummary","A requested height variance for an as-built stepped rear fence at 2360 Paradise Drive was continued to April 17 after staff identified a likely encroachment of a sliding gate and curb into a public right of way; staff advised the applicant to pursue the town's encroachment-permit process before the board finalizes action.","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},6627328,"Design board continues Straitsview Drive remodel and ADU/garage proposal to May 1 for redesign work",583,4181000,4764000,"/Search/View?dp=1&key=2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e&start=4181&end=4764","https://assets.pipeline.soar.com/2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e/thumbnail_4181000.jpg","/articles/6627328/California/Design-board-continues-Straitsview-Drive-remodel-and-ADUgarage-proposal-to-May-1-for-redesign-work","https://secure.pipeline.soar.com/6627328-ab723f4e92edab0eaf218185f56d6e2b/orig.mp4?Expires=1770442630&Signature=n6EfWmJjh-OGLWtkN6-lTAjrcW7BTCI9dyBaJsvNdHZgvICcB0zMUFhgUQ1068nxAFVkwA9SbWnL-nGF9WcJo3KLGbvCF8ZW8pQZmtmsrLAD-gJ1m5c4~VLaM1~VCeHj4RvF8RvAz3GShHUEiJzbEKGOZUs6UA-8OjBXABU~7qcHOrrlotMAzWBnkW5S8B0g4Jg~H0EB96CqHGHeZAPF3v1QLyW9iV3FrZ2MaIwUbvzVuK7OMAB-RW6~bHVDyXpcbl49A6OLh7nVo8an2sb0WO7lqd1MegpeTlk~nL51~GXOMf8rDyoa5mDxXQ-16FxR8VV33w8MHMjx1083qCC7FA__&Key-Pair-Id=KUT5TJCACFTXG","The Tiburon Design Review Board continued review of a substantial residence remodel and a proposal to add a two-car garage above an accessory dwelling unit at 1945 Straitsview Drive to its May 1 meeting to allow the applicant to return with revisions to reduce the perceived vertical massing at a steep corner of the project.

Architect and property owner Alex Seidel presented the project, which includes interior updates to an existing 1950s house, a new two-car garage accessed from the uphill driveway, and a roughly 1,000-square-foot ADU tucked beneath the garage. Seidel said the team arranged the garage above the ADU to consolidate massing on the site, and noted the project avoids placing separate buildings lower on the hillside where they would be more visible to neighbors.

Board members and staff raised concerns about a tall exposed foundation/retaining face at one corner of the proposal. Members who visited the site praised the extensive use of glass on the first floor, which reduces perceived bulk from some viewpoints, but several said the corner’s verticality read as a large monolithic plane from the adjacent cul-de-sac and uphill houses. Board member comments suggested possible ways to break or better anchor that face — for example, different materials, inset massing, or additional landscape terraces — and urged the design team to explore options to reduce vertical massing and improve landscaping at the visible corner.

The applicant agreed to revise drawings and return. The board continued the item to the May 1 meeting and requested the applicant explore additional detailing, material treatments, and landscape strategies to reduce the visual impact of the high corner and to provide clearer sections and massing diagrams to address board questions about cut, fill and headroom.","The board continued consideration of a large remodel, garage and accessory dwelling unit proposed at 1945 Straitsview Drive to allow the applicant time to revise massing and address board concerns about a tall retaining/foundation wall visible from the cul-de-sac; a site visit had been completed and the applicant agreed to return May 1.",{"_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},6627333,"Design board approves 2-car garage at 4 Owlswood Road with visibility condition",4924,1915000,6839000,"/Search/View?dp=1&key=2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e&start=1915&end=6839","https://assets.pipeline.soar.com/2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e/thumbnail_1915000.jpg","/articles/6627333/California/Design-board-approves-2-car-garage-at-4-Owlswood-Road-with-visibility-condition","https://secure.pipeline.soar.com/6627333-3f00469ad0e607ed4b3d891109387aab/orig.mp4?Expires=1770442630&Signature=hMLLikyJJqlCzpULJG2551HkKdXHCCfDmyIc83TqjY3i5~gTJlQxfO41McX1WnK2~yruA5KZlwxaG5rKcllLkNp9f-VyDJzbecEyDHLjNooMv-t8wm57L618DaS7d4QvD4kR7kEqSM1Y6PG7mQNCB57ATx6j8RLuRlKId-QH7Z8OJFP0woLuUlal8qaH~FLcKbwY6TIeQJcDlW8L-U5kQsFa4VRgasABF7~KjldC~7RWcDOnSZviGZkWu-DKqFBWznd3HIcLJcq7jCJPpR9e8S7SIjw7PPfcLR3rmtazIyzBCvhF4UyfLTy77yODrDo~tokBp~nC617e52iS2lxkjA__&Key-Pair-Id=KUT5TJCACFTXG","The Tiburon Design Review Board on Tuesday approved a proposal to convert an existing car deck at 4 Owlswood Road into a two-car garage with a small storage area, attaching a condition requiring glazing on the right-side wall to improve visibility for vehicles backing onto a narrow private roadway.

Applicant Anne Forell presented the application on behalf of homeowners Courtney and Vasili (owners of 4 Owlswood). Forell described a steeply terraced site in a private cul-de-sac and said the existing residence sits about 8 feet below the roadway. The proposal calls for a modest two-car garage (roughly 19-by-19 feet) with a monoslope roof that matches the house’s shed-roof vocabulary, and a small storage area sized to accommodate e-bikes and household storage.

Numerous neighbors spoke at the hearing. Several residents who live along Owlswood Road said the garage would block a widely enjoyed view of San Francisco Bay from the roadway and from private yards. Neighbors also raised safety concerns for vehicles backing out of a garage that nearly reaches the roadbed. Neighbor Carolyn Wendler told the board that a past design agreement with an earlier owner had included restrictions on a garage on that side of the house; other neighbors described ongoing use of the site for vehicle turnaround and said the new garage could remove that informal turning space.

The applicant responded that no recorded covenant memorializing prior neighborhood discussions was found in town records, that the project team had tried alternatives and concluded the proposed location had lower neighborhood impact than an ADU or other schemes, and that glazing or other visibility treatments could mitigate blind backing.

After extensive board discussion about views, site constraints, and public safety, the board approved the draft resolution and the requested variances, finding the topography created a practical difficulty. The board added a condition requiring glazing to improve visibility: the approval specifies a minimum glazing area of roughly 10–15 square feet on the garage’s right side (as viewed from the street), with the bottom of that glazing’s sill no more than 24 inches above the garage floor, or an alternative glazing plan that provides equivalent sightlines, to be reviewed by staff.

The board recorded the motion as passed by voice vote with no members opposed. The approval includes the standard CEQA exemption finding.","After substantial public comment from neighbors concerned about views and driveway safety, the Design Review Board approved a plan to enclose an existing car deck at 4 Owlswood Road as a two-car garage and added a condition requiring corner glazing to improve sightlines.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6627339,"Design board approves 8-foot fence variance for neighboring properties at Old Landing Road",678,1196000,1874000,"/Search/View?dp=1&key=2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e&start=1196&end=1874","https://assets.pipeline.soar.com/2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e/thumbnail_1196000.jpg","/articles/6627339/California/Design-board-approves-8-foot-fence-variance-for-neighboring-properties-at-Old-Landing-Road","https://secure.pipeline.soar.com/6627339-11211862d2729fd68d86a82ceaab510d/orig.mp4?Expires=1770442630&Signature=ZQvA5f8iZWPOXrYObtJIgzV1PfeHQOrAgK0oPO06PW9jf7wqJct4voXf1tbPki6yOPRetEANg-QRjoFz3EFSJ43NJAAo~4-GpJ86yYBEc6Mwe-waarm9uXqGEzMpc0BFf5SlGqu0GZFVoIPrFDhQItFqw-eVD3TMnAfQHC9GbXrVkPMG4McuGguCwvT0ekSb3q7iEd8Muv-RcxtyS2uhGO0zNCyvyeX-BwCQBtxri2K1bT7U3Q180TtbIXT5KTdE9qGsYE2c6iNk3tfP~Q1UsqiEdChEjnlVxJWorh~gkf109fJ1Ga-7ahOdyyyUoS1xLdarwdfNluXppMAzHqLycQ__&Key-Pair-Id=KUT5TJCACFTXG","The Tiburon Design Review Board voted to grant a fence-height variance for a short section along the shared property line between 8 Old Landing Road and 10 Old Landing Road, allowing an 8-foot-tall section of fence approximately 55 feet long to maintain privacy where the property line drops steeply.

Applicant Laura Bush presented the application on behalf of property owners Sherman Hsu and Sammie Yang (8 Old Landing) and the homeowners at 10 Old Landing Road (presenter Laura Bush represents both sides and is a property owner at 10 Old Landing). She told the board the existing fence was misplaced off the surveyed property line and had been in poor condition; a survey performed in summer 2024 showed the true line and the applicants proposed a replacement fence sited on the correct line with a short 8-foot section to maintain privacy where the grade would otherwise expose 10 Old Landing’s patio area to direct overlooking.

Bush said both neighboring property owners were in full agreement and planned to record an easement for the section that deviated slightly to accommodate existing hardscaping on 10 Old Landing. She also told the board the relocation required no grading and would not remove or harm any trees.

Board members who visited the site said the request was justified by the steep slope and the age of the prior encroachment, and commended the neighbors for working together. Board member Suzanne said she could make the findings for the variance based on topography and the existing structures. The board adopted the draft resolution finding the proposal categorically exempt from CEQA and approved the variance by voice vote; there were no recorded votes in opposition.

Staff confirmed that the remainder of the fence segments along the property had been handled under an existing exception or staff approval and that only the identified section required a formal variance.","The Design Review Board approved a variance allowing an approximately 55-foot section of fence between 8 and 10 Old Landing Road to rise to 8 feet to preserve privacy on a steep slope; neighbors on both properties had agreed to the plan and an easement will be recorded.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6627344,"Tiburon design board approves demolition and new house at 15 Acela Drive with coverage variance",937,233000,1170000,"/Search/View?dp=1&key=2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e&start=233&end=1170","https://assets.pipeline.soar.com/2728673-fd8e58bd7eb3c38b1253f68c8f0eb02e/thumbnail_233000.jpg","/articles/6627344/California/Tiburon-design-board-approves-demolition-and-new-house-at-15-Acela-Drive-with-coverage-variance","https://secure.pipeline.soar.com/6627344-d3602d58f893dfdaa690ae6dd36e9a24/orig.mp4?Expires=1770442630&Signature=VQ1sUig9wX6hDXcTVLI2QB6VtzVYoMk6GiiYUtASZrCs1G5EMc3XyvOg8dg895rBripZLa8gkz3G-HCVVZ26bt~YqjkSnLSZtoQltNsCSaY2i2~WSRMV4JvcmCIJlg8c-8xGVV--sSN7H-gnkte9xUFtavh2mZGl~xmqielO2H41O5pNhtf0Y463TAd53lbmCfVR0bp~CUmztGMLelliS3sJHz-PYoe9Qb~Yy3b5OHrDiBMLxTyUEnLX-1Vf27Hb3BmHeIauLun02CI1HktMqzcKP9-FyBe91tw2wYHvYvAUfBBwqz8qNa8JMIrk4Q7C7zn~N-3DYGk8Ot195Rj4uw__&Key-Pair-Id=KUT5TJCACFTXG","The Tiburon Design Review Board on the evening granted approval for the demolition of the existing structure at 15 Acela Drive and the construction of a new 3,995-square-foot home with a 650-square-foot garage, and voted to approve a variance for lot coverage.

The applicants, homeowners David Ehsan and Perizat (Perri) Ehsan, and project architect Mohammed Sadria described the proposal as a one-level living design with terraces stepped down the slope. Architect Mohammed Sadria said the design “locates public areas and the master suite on the upper level” and that the project lowers the finished roof line below the existing ridgeline by excavating the site approximately 2 feet, which he said reduces perceived height from uphill neighbors.

Board members said the hillside context and the project’s approach to stepping the building down the slope met the ordinance’s design intent. Board member Suzanne (first name not specified) said she could make the four findings required for a lot-coverage variance, noting the slope and the fact the nonconformity was not a self-created hardship. Several board members added that eliminating existing nonconformities (the proposal removes a side-yard setback nonconformity) and proposing earth-tone materials that blend into the site weighed in favor of approval.

During the hearing the applicants described neighborhood outreach: they said they had met with adjacent neighbors, provided letters of support from some neighbors, and agreed to dust-control, construction fencing and other protections. The applicants also told the board they had been working with Pacific Gas & Electric on an undergrounding plan for two on-site utility poles and reported the effort was well underway.

After board discussion the Design Review Board adopted the prepared resolution approving the project and making the required variance findings. The board recorded a voice vote in which all members present voted in favor.

The project will return to staff for final permit checks and conditions. The board’s approval included the standard CEQA exemption finding for this kind of residential remodel and replacement.

Residents who asked questions during the hearing raised landscaping and tree-removal concerns; the applicants said the trees proposed for removal were primarily pines identified by the town and fire department as hazards and that replacement planting and other mitigation will be addressed in permit conditions.","The Design Review Board approved plans to demolish the existing home at 15 Acela Drive and build a new single-family house and garage, granting a lot-coverage variance after finding the steep slope and design merit justified an exception.","actionData","errors"]

Article not found

Board continues as‑built fence variance at 2360 Paradise Drive after staff flags public-right‑of‑way encroachment

Design board continues Straitsview Drive remodel and ADU/garage proposal to May 1 for redesign work

Design board approves 2-car garage at 4 Owlswood Road with visibility condition

Design board approves 8-foot fence variance for neighboring properties at Old Landing Road

Tiburon design board approves demolition and new house at 15 Acela Drive with coverage variance