San Rafael council approves hillside exceptions for 287 Mountain View home

San Rafael — The City Council on April 7 approved a major environmental and design review and exceptions for a new single-family residence at 287 Mountain View Avenue, permitting a reduced front-yard setback, a decreased garage setback and the loss of one required guest parking space.

Planning staff presented the project as a response to a unique, steeply sloped lot where a prior residence was lost to a landslide. Planning Manager Margaret Cavanaugh Lynch and Associate Planner Renee Nechnegg told the council that the applicant proposed to situate the home toward an existing graded portion of the lot and orient the driveway to a street bulb-out, which creates the reduced setbacks and a shortened driveway that does not fully meet the city's guest parking dimensions (Margaret Cavanaugh Lynch; Renee Nechnegg).

The project packet included renderings and recommended conditions. Staff expanded a Department of Public Works condition to require that a minor temporary encroachment permit be obtained before any work that would restrict the public right of way, including placing debris boxes, material delivery or contractor vehicle parking that could limit emergency access.

The applicant described geotechnical constraints behind an existing CMU wall and the use of reinforced materials to stabilize the hillside. "This is a home for a family that wants to live there, age in place there, and be there," the applicant said, explaining the design trade-offs that reduced off-street guest parking.

Neighbor Matt Bennett, who lives at 286 Mountain View Avenue, said he supported redevelopment after the 2017 landslide but asked that Public Works' encroachment permit follow the city's Parking and Parking Box program to manage construction-period impacts. Staff said encroachment permits will include construction management details and that Public Works will evaluate emergency vehicle passing and material deliveries.

Councilmember Hill moved to adopt the resolution approving the major environmental and design review and exception (ED24-001 / EX24-003) with the revised condition of approval; the motion carried on a 4-0 roll call. The council directed staff and Public Works to ensure construction management plans address emergency access and parking impacts during the permit process.

The project will proceed to the permitting phase, where building division, fire department and other agencies will review construction documents and required geotechnical studies to confirm safe development on the hillside.