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

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.