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Council approves hillside variance and decks for 38 Miraflores Avenue
Summary
The San Rafael City Council unanimously approved a major environmental and design review, an exception to specified hillside development standards and a variance for new elevated deck and detached parking deck at 38 Miraflores Avenue in the Gerstel Park neighborhood.
The San Rafael City Council on July 21 unanimously approved a major environmental and design review permit, an exception to specified hillside-development standards, and a variance for improvements at 38 Miraflores Avenue in the Gerstel Park neighborhood.
Planner Renee Nikenick presented the project, describing the lot as a steeply sloped, single-family site sited between Miraflores Avenue and Miramar Avenue with an existing slope of about 58 percent. The proposal includes a detached parking deck at the front property line, an attached elevated deck at the rear of the house, associated access paths and landscaping. Because the project would exceed the site's allowable natural-state retention under the Hillside Development District and lies within 100 vertical feet of a ridgeline, it requires council approval of exceptions and a variance under municipal code.
The planning commission unanimously recommended approval and the council members who spoke said the commission had asked robust design questions and had applied the exceptions process appropriately. Vice Mayor Bushey said she did not "want to lose sight of the importance of our hillside guidelines" but noted the planning commission's unanimous support and the site's unusual configuration. Council member Hill said the commission's review "honor[ed] the purpose of the exceptions process in spirit and in letter." Council member Hill moved to adopt the resolution approving the permit, exception (ED24-015, EX25-001) and variance (V25-001); the motion was seconded and passed on a 4-0 roll-call vote.
Nut graf: The action allows an elevated rear deck and a detached front parking deck on a steep lot after staff and the planning commission concluded that the project meets criteria for exceptions and a variance to hillside standards. Staff recommended approval, finding that the improvements would not further impede existing views and that the site's unique two-street configuration supported the exceptions.
Project specifics and conditions: The project was presented with site plans and a close-up of the two proposed additions. The staff report and the council resolution reference APN 012-052-04. Staff said landscaping, access paths and other standard conditions of approval apply. No members of the public spoke on the item during the hearing.
Taper: The council voted 4-0 to approve the project as recommended by staff and the planning commission. Any required permits and building permits will proceed through the city's normal review and inspection processes.
