[{"_1":2,"_112":-5,"_113":-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],{"_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",6162064,"mediaKeyId","5440153-70a26241b859fb160882b9bf11a55671","parentId",5440153,"title","Planning commission approves remodel, garage and landscaping at 25 Mirna Avenue; denies one side-yard structure variance","audioSeconds",5499,"startMs",1829000,"endMs",7328000,"viewUrl","/Search/View?dp=1&key=5440153-70a26241b859fb160882b9bf11a55671&start=1829&end=7328","thumbnailUrl","https://assets.pipeline.soar.com/5440153-70a26241b859fb160882b9bf11a55671/thumbnail_1829000.jpg","articleUrl","/articles/6162064/California/Planning-commission-approves-remodel-garage-and-landscaping-at-25-Mirna-Avenue-denies-one-side-yard-structure-variance","mediaUrl","https://secure.pipeline.soar.com/6162064-f01de4d26c293cdf2c5978202ea18faa/orig.mp4?Expires=1775970642&Signature=Xm2E2mUlC3Xz6jY2AP39RNq2yb3MbaeqpG0T6K5XJgndMHYWuk8eMO0aP1NrS-GlxSASYRIVc4-br1IcNyxrF4IEpnmR0HCzKRkK3yuFt8ZHbaZnWybgI-io0neFHZUfBy7VbuOVmbQG8Zpt23QS9H8M3zPP4TeJuDPvagfeptq5Buqt-23Bn9-zoFsB5WPv6ujdRykcX4W2Nc~RhHDqabsZ6DT1Mk2UFxVSQqzClKH10MxHUyyjxGgk3pCcDKIMVMc4hOurJp7pTUmlBndokQi3QZ-2HCzLCMeSXl6fv5xASl8hx0TeWO7n4bYjjDhpt5RCvYy-39C2Zjy94HtyLA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town Council of Fairfax CA","date","2025-07-22T19:27:00.623Z","article","The Fairfax Planning Commission on July 17 approved with conditions a remodel and expansion at 25 Mirna Avenue, including a new garage with bike storage, an entry arbor, a replaced stairway, landscaping changes and removal of the existing pool. The commission adopted a resolution (2025-17) by a 4-1 vote that approved a conditional use permit, design review permit and a combined front/rear setback variance, but denied the requested combined side-yard setback variance for a proposed replacement shade structure.

Staff described the project as a multi-part renovation: remodeling portions of the house, replacing a one-car garage with a new one-car garage plus bike storage, replacing the stairway connecting lower and upper portions of the lot, removing the pool and replacing a shade structure relocated to the upper portion of the property, repairing and replacing some roof areas and exterior siding, replacing some impervious surfaces with permeable paving, and refreshing landscaping. Staff recommended approval for most requests but said the combined side-yard setback variance for the proposed shade structure could not be supported because the replacement shade structure could be relocated to meet the minimum 15-foot side-yard setback.

Commissioners and staff discussed multiple technical details during a lengthy hearing. Questions and clarifications included: a discrepancy between the plans and the staff report about the existing number of on-site parking stalls (plans show three tandem stalls; staff initially listed two), the lot-coverage calculations (staff said lot coverage would drop from about 55% to 37%), floor-area-ratio accounting for accessory structures, which features are excluded from FAR calculations, and which parts of the project would require sewer-district permits. Commissioners also scrutinized the landscape and tree-removal requests: the landscape architect said two trees were proposed for removal (an olive tree and a camphor tree) and that some proposed plantings follow Fire Safe Marin guidance; members of the commission asked whether more fire-resistant or native species should be used and whether tree-committee review should be conditioned.

The architect and landscape architect addressed design concerns. The applicant's team said the garage and storage are intended to consolidate accumulated outbuildings, provide bicycle storage and allow planting to remain at the street rather than a fence for security. Commissioners expressed mixed views about the garage facade length and suggested trimming the triangular portion of the garage to reduce the long, flat street-facing wall; the applicant argued that removing the triangular portion would require the addition of a fence and that the chosen design would allow more planting at the street. The commission discussed renumbering and clarifying many resolution paragraphs and added conditions for final plan submittals, geotechnical/building-plan checks, and clarifications on setbacks and parking counts.

At the end of deliberations Commissioner Petrone moved to adopt the red-line version of resolution 2025-17 (approving the CUP, design review permit and front/rear setback variance and denying the combined side-yard setback variance for the shade structure) with the drafting corrections discussed; the motion was seconded. Roll call: Swift, Petrone, Jansen and Chair Feffer voted yes; Commissioner Newton voted no. The motion passed 4-1. The resolution includes various conditions to be satisfied prior to building permit issuance, and the commission noted a 10-day appeal period.

Why it matters: The decision allows a substantial remodel and new accessory structure on a constrained lot while denying the nonconforming placement of a new shade structure into the combined side-yard setback. The approval includes conditions to address stormwater, parking and tree permits before construction proceeds.","mediaType","Video","parentTitle","Fairfax Planning Commission July 17, 2025","oneSentenceSummary","The Planning Commission voted 4-1 to approve a remodel, new garage with bike storage, landscaping changes and related permits for 25 Mirna Avenue on July 17, but denied a combined side-yard setback variance for a proposed shade structure.","taxTitle","Fairfax Town, Marin County, California","taxId",72288,"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},6162070,"Fairfax planning commission approves small addition and deck expansion at 36 Tamalpais Road",1605,193000,1798000,"/Search/View?dp=1&key=5440153-70a26241b859fb160882b9bf11a55671&start=193&end=1798","https://assets.pipeline.soar.com/5440153-70a26241b859fb160882b9bf11a55671/thumbnail_193000.jpg","/articles/6162070/California/Fairfax-planning-commission-approves-small-addition-and-deck-expansion-at-36-Tamalpais-Road","https://secure.pipeline.soar.com/6162070-bea1fc4fab8ff2f7bb76c6ca568ad059/orig.mp4?Expires=1775970642&Signature=bCyJF6kJgQjVOmASBOWmnwpoYcpXr-l~BpqSl7Szrm5sPhCzMlwlca66Syg71GlEQjqoQYbc-L7iQZYYPjplNWG0KjOhkF6fwpGAcdONizzX~yIFkVEnr7RuHLXDx2QcE-tQJkfmRtG1lLWY6J2~OCcoH78lqh9kP2LASk4uJQYS2XUbxvVgN16pQ6Q~tnYSThO4rbxzNULXUaD7Tbot0qJt2u45zBEzBFK4y1ebNhopMc-6vsw0oj8joEFzR4b1Fy4ymq8DpxQ70pxUcmKvY~TWgj2TGLue1BZCy63QQXslAdaOIdwdckix4x9y7eB9di7wzg8METQVEppQfO7ZNA__&Key-Pair-Id=KUT5TJCACFTXG","The Fairfax Planning Commission unanimously approved a conditional use permit and a combined side yard setback variance for a small addition and rear deck expansion at 36 Tamalpais Road on July 17.

The project would add about 107 square feet to a century-old, 858-square-foot, one-bedroom house to create a new art studio and hallway with a laundry closet; the new total conditioned floor area would be approximately 965 square feet. The rear deck would increase from roughly 128 square feet to about 212 square feet; the addition would reach a maximum height of about 20 feet. Staff said exterior finishes would match the existing house and that the site is an irregular 4,500-square-foot lot with an average slope of about 32 percent.

Staff recommended approval after finding the small addition is consistent with neighborhood development patterns, explaining the narrow lot and historic lot layout create the need for a limited encroachment into the combined side-yard setback. The only outside-agency condition noted in the staff report was a requirement for sewer-lateral permitting, testing and certification from Ross Valley Sanitary District. Neighbors who live adjacent to the property spoke in favor of the project, saying the changes are modest and that the proposed design would allow a working artist to remain in the community.

Commission discussion focused on clarifying a few technical points in the resolution and adding a condition to ensure future exterior lighting (if any) will be dark-sky compliant. Commissioner Newton moved the motion to approve the resolution (numbered in the record as 2025-16) with the corrections discussed; Commissioner Jansen seconded. The motion passed on a voice vote with no dissent.

The commission noted a 10-day appeal period applies to the decision, and staff advised about the Ross Valley Sanitary District sewer-lateral requirement and the usual next steps for building permits.

Why it matters: The decision lets a long-standing Fairfax homeowner remodel a modestly sized, historic house to improve livability while balancing neighborhood setback rules and infrastructure requirements.

A 10-day appeal period applies; building permits and any required Ross Valley Sanitary District approvals remain subsequent implementation steps.","The Planning Commission unanimously approved a 107-square-foot addition and a deck expansion at 36 Tamalpais Road, granting a conditional use permit and a combined side yard setback variance with conditions including sewer lateral permitting by Ross Valley Sanitary District.",{"_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},6162054,"Planning commission recommends high score for Sir Francis Drake cannabis permit; council to review",4193,5225000,9418000,"/Search/View?dp=1&key=5440153-70a26241b859fb160882b9bf11a55671&start=5225&end=9418","https://assets.pipeline.soar.com/5440153-70a26241b859fb160882b9bf11a55671/thumbnail_5225000.jpg","/articles/6162054/California/Planning-commission-recommends-high-score-for-Sir-Francis-Drake-cannabis-permit-council-to-review","https://secure.pipeline.soar.com/6162054-112a78855cd9e9885f7b935c7410e3f1/orig.mp4?Expires=1775970642&Signature=TsH9ggx19JFfGEHZzVJBH~Nz9YmEHze7Nzeu-NGVerHlyJGpUS-wl-1iN4C5HcR2L8HRbcghhp7BQbI3TU33L4i2edvCD~xYcGsD2Pl3eedrWfscd1XS~jcyYdn6qIp-rBHVmhRLv69549XfZX~1BY28L9qa0TYRzQNxNhRJGH5bzzzNoYtSR93889U8sbSp-NkPIQpGM-9HP2oH9YEyjhbMQwF3z-nSyVoz4oPWVskR-~D6s3gxQjDcmWztf-W9-~EjrZbes98-vdq0dOtrvTjSbSFpAH0exEuffG~ipS2jjND1uzlkBaztxnSNRvtPnQCvk9Uz69~mtkZAb6U0bw__&Key-Pair-Id=KUT5TJCACFTXG","The Fairfax Planning Commission on July 17 completed its required scoring of a business-permit application to operate a cannabis storefront and delivery business at 1601 Sir Francis Drake Boulevard and unanimously forwarded a planning-commission recommendation (average score 92.6) to the Town Council for final action.

Staff summarized the application: the proposal would occupy a vacant commercial unit and involve interior remodel only to meet state cannabis regulations; the applicant proposed to repaint the storefront in a palette matching the building and to install a projecting sign that staff said could be designed to meet the town's sign rules. The town's scoring process (adopted by council resolution 19-34) asks the commission to evaluate business qualifications and plan (35 points), operating plan quality (35 points), and public benefits (30 points). Commissioners asked detailed questions about delivery operations, hours, product sourcing and testing, security and incident-handling procedures, employee practices, bicycle parking and whether the proposed signage would comply with a cannabis-specific signage restriction.

Staff noted a peer-reviewed traffic memo showed the proposed use would generate 67 fewer daily trips than the prior pizzeria use; staff also reported the site is more than 600 feet from any school so the town's school-distance prohibition did not apply. Community commenters expressed concerns about proximity to youth and data on youth cannabis use; public commenters and representatives from Marin Health Youth Partnerships and Tamalpais Union High School District reminded commissioners the county has high student-use rates and urged tighter restrictions on youth-appealing products and on high-THC formulations. The applicant, Martin Kaufman, answered operational questions about product sourcing, the state's testing system, proposed delivery area (primarily Marin County), security procedures, destroyed/expired product protocols and business-insurance expectations.

After oral comments and a closed scoring exercise, staff reported the commission's averaged score as 92.6. The commission moved to adopt a resolution scoring the application (Resolution 2025-18) and forward that recommendation to the Town Council for its consideration; the motion passed unanimously. The council will review the commission record and the commission's scoring when it considers the applicant's business permit application at a public council meeting.

Why it matters: The commission's high score makes council review the decisive step; questions raised by the public about youth access, product formulations and signage indicate the council hearing may draw additional public comment and potential conditions if the council acts.

This is a recommendation to council; no town-issued business permit or license was granted by the commission. The town council will take the final action.","After lengthy public comment and technical questions, the commission unanimously recommended the cannabis business permit application for 1601 Sir Francis Drake (applicant Martin Kaufman) for a combined retail/delivery business, recording an average planning commission score of 92.6 and forwarding that recommendation to the town council.",{"_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},6162059,"Planning commission clears exterior color change for 61 Bolinas Road, asks for one additional color",1450,3736000,5186000,"/Search/View?dp=1&key=5440153-70a26241b859fb160882b9bf11a55671&start=3736&end=5186","https://assets.pipeline.soar.com/5440153-70a26241b859fb160882b9bf11a55671/thumbnail_3736000.jpg","/articles/6162059/California/Planning-commission-clears-exterior-color-change-for-61-Bolinas-Road-asks-for-one-additional-color","https://secure.pipeline.soar.com/6162059-30f86ebb844c042a7dc77914ca3617dc/orig.mp4?Expires=1775970642&Signature=OxiA76psc24raJZd5wp2Ey1hJ3eZDG0jCxLez6JDuayoEiJm6f~2sVbwJdR-4P5ZNij9noAH4~tN2dinoV8hHbhyMPKTIfsXbhKROYhoKF~~NKLAG59DMCvn~9K7J1q895QUgaBh82IxMycE5489B3IfbjsCiWtd-IxWTadl2zcQezpvZO0h~cT-N-u3ESdb307kK9~GtWGLMHqusOLI2TRQBUude2m6WESmDr4PJku8ctOzQGYEJHpW6Kr05uHKShspeLasGro2H4RN6~KAXpad0JFmFTrmfu5lPB0IgQ93kgUpdnoI9EAlneGkmCJMmsWjCcSIu~t7xTuwri1XVg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission unanimously approved a design-review permit for an exterior color change at 61 Bolinas Road on July 17, with a direction that the applicant and planning staff add a tasteful third color accent on the facade (for example, the door or window trim) and finalize that choice administratively.

Staff described a ministerial review for the proposed black-and-white palette but suggested the facade might be improved by introducing a third color for door or window trim; the file recommended that the planning director approve the exact accent color. The applicant, Lou Tremaine, manager of the general store tenant, and business owner Lynette Shaw attended and said the black-and-white palette ties to interior branding and to a sign design the applicant has commissioned. Commissioners and public commenters encouraged adding a third color or restoring historic base tile at the building's foundation. Several commissioners said they favored preserving downtown visual variety and asked staff and the applicant to collaborate on a third color that complements the streetscape.

Commissioner motion language directed staff to approve the exterior color change (resolve as resolution 2025-19) and to administratively confirm a third accent color in collaboration with the applicant. The motion passed unanimously. Staff advised that signage permitting and any work requiring building permits would follow current sign- and building-permit rules.

Why it matters: The decision governs a highly visible downtown storefront's appearance; the commission used the design-review role to preserve visual variety on the main commercial corridor while approving the applicant's palette with a small modification.

A 10-day appeal period applies to the decision.","The commission unanimously approved a design-review color change for 61 Bolinas Road (a downtown storefront) on condition that the applicant and planning staff add a third accent color to the proposed black-and-white palette and finalize details administratively.","actionData","errors"]

Article not found

Planning commission approves remodel, garage and landscaping at 25 Mirna Avenue; denies one side-yard structure variance

Fairfax planning commission approves small addition and deck expansion at 36 Tamalpais Road

Planning commission recommends high score for Sir Francis Drake cannabis permit; council to review

Planning commission clears exterior color change for 61 Bolinas Road, asks for one additional color