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Planning Commission approves variances, design review for reconstruction at 792 Austin Avenue after detailed debate
Summary
The commission unanimously approved variances and design review for a substantial reconstruction and additions at 792 Austin Avenue, finding the lot’s small size and corner condition constrained buildable area. Commissioners debated the extent of nonconformity and potential precedent before approving the application.
The Sonoma Planning Commission unanimously approved variances and design review for a near-complete reconstruction and additions at 792 Austin Avenue after extended discussion about setbacks, floor-area ratio and neighborhood impact.
The 1951 house sits on a 0.1-acre (4,250-square-foot) corner lot in the historic overlay and Residential Low zone. Staff told commissioners the project triggers multiple variances because the scope of demolition and reconstruction means the house would not qualify for treatment as a nonconforming structure; the proposal effectively constitutes a new house. The owner’s design team requested five variances for setbacks and increases in floor-area ratio (FAR) and site coverage. Staff recommended approval subject to findings and conditions and provided suggested modifications commissioners could adopt to reduce impacts.
Architect and applicant George Bevin described the proposal as a 488-square-foot net addition to a compact corner lot and said design choices were driven by neighborhood scale and site constraints. “It’s probably the smallest lot in Sonoma,” Bevin said, and he described efforts to keep massing low, to place new volume toward the center of the lot, and to use high-quality, durable materials including stucco, stone and metal-clad windows.
Key project numbers cited by staff and the applicant: - Lot size: 0.1 acres (4,250 sq ft) - Existing FAR: 0.43; proposed FAR: 0.52 - Existing site coverage: 66%; proposed site coverage: 69% - Proposed increase in living area: approximately 488 sq ft - Identified setbacks: front 10'2" (proposed to remain), street side 13'7.5" (required 20'), rear setback current ~14'8" to proposed 9'8" in area of addition
Commission debate focused on Finding 4 (whether the variance would constitute a special privilege or be consistent with surrounding properties). Commissioner Willers said he was troubled by the extent of the FAR and site-coverage increases and suggested reducing the southern extension on the Chase Street frontage. Commissioner Barnett warned about precedent, noting that once multiple variances of this magnitude are approved, it may be difficult to deny similar requests elsewhere. Other commissioners, including O'Neil and Nugent, voiced support for the design and its single-story approach, saying a modest single-story expansion is preferable to a taller two-story alternative on a small lot.
Following discussion, the commission voted unanimously to approve the variance requests and design review as proposed, with the findings and conditions provided by staff.
Why it matters: The commission concluded that the corner-lot constraints and the desire to retain a single-story, context-sensitive design justified variances in this case, but several commissioners urged caution about precedent and emphasized the project’s compact massing and high-quality materials.
What’s next: Staff will finalize findings and conditions of approval; the owner may proceed to building permits consistent with the approved design and conditions.
