Planning commission approves revised design for 97 Buena Vista with conditions

The Mill Valley Planning Commission on Aug. 12 unanimously approved a design review application to replace the existing residence at 97 Buena Vista Avenue with a new two-story single-family home and an attached accessory dwelling unit.

Michelle Johnson, associate planner and project manager for the application, told the commission the proposal would demolish a circa-1903, 2,321-square-foot house deemed not historically eligible and construct a roughly 2,933-square-foot, two-story residence with a 494-square-foot attached two-car garage and an attached two-story ADU. Johnson said staff had reviewed site conditions — including a 13% east–west slope, redwood groves at the northwest and southwest corners to be preserved, and an unprotected cherry tree proposed for removal — and found the updated design “demonstrates thoughtful architectural refinement” and better meets single-family design guidelines than the prior submittal. Staff recommended the commission find the project categorically exempt under the California Environmental Quality Act (citing “section 15,301” in the staff report) and approve it with the findings and conditions in the staff report.

At the meeting the applicant described several revisions requested at the June 24 session: a chimney bump-out to break up a long wall, replacement of a full second-floor balcony with a non-occupiable Juliet balcony and a reading nook for privacy and noise reduction, shifting the garage to improve ADU entry and interior circulation, and a revised landscape plan that preserves existing redwoods, uses permeable pavers and adds drought-tolerant, fire-compliant planting. The applicant also showed a new, street-facing trash enclosure and confirmed gates providing access to a municipal storm drain will be maintained and left unlocked for Public Works access.

Neighbors who spoke at the hearing largely supported the project. Barbara Chambers, a local architect and nearby resident, stated she was "fully supportive of this project" and had intended to provide a letter of support. Another neighbor, Chris Shaleikis, said he appreciated commission attention to easement access for storm drain maintenance.

Commissioners praised the applicant for addressing prior comments. Commissioner Scowles suggested a cosmetic consistency for the chimney but described it as a suggestion rather than a requirement. Commissioners also asked staff to ensure the approval language addressed maintenance access to the storm drain; staff agreed to include a condition requiring gates to remain unlocked for municipal access and to notify Public Works.

Commissioner Scowles moved to approve the design review application for 97 Buena Vista Avenue with the conditions of approval attached to the staff report. Commissioner Gasparick seconded. Commissioners Gasparick, Skiles and Serango voted in favor; the motion passed unanimously.

Under the chair’s announcement, the commission’s decision may be appealed to the City Council within 10 calendar days of the decision, with an appeal submission and fee as described in the planning and building department materials.

Next steps: the project was approved with the conditions in the staff report; staff will finalize the findings and conditions and will relay the discussion about storm-drain access to the Department of Public Works.