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Commission approves second‑story addition at 73 Via LaBresa with design conditions to reduce massing
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Summary
The commission approved a 457 sq ft second‑story addition at 73 Via LaBresa (PLN25‑043) with a floor‑area‑ratio exception to reach 4,301 sq ft total; approval included conditions to pull back the façade, add board‑and‑batten siding with pinstriping and a standing‑seam metal roof to reduce perceived mass.
The Larkspur Planning Commission on March 31 approved a design review and a floor‑area‑ratio exception for a second‑story addition at 73 Via LaBresa (PLN25‑043), subject to detailed material and geometry conditions to reduce the addition’s street‑facing mass.
Staff said the proposal adds 457 square feet to an existing 3,844‑square‑foot, two‑story house, producing a total of 4,301 square feet and a floor‑area‑ratio of 0.445 where 0.4 is the standard limit in the R‑1 zone. Staff provided an FAR study showing the result would be among the largest in the 300‑foot neighborhood sampling and reported one supportive comment from an adjacent neighbor.
The applicant and homeowner described neighborhood outreach, design intent and family needs (four children and nearby aging relatives) as rationale for extra space. Commissioners largely agreed the functional needs were understandable but repeatedly urged design measures to reduce visual bulk: pull the upper façade back so the bay window aligns with the garage beneath, lower or vary plate heights, and apply material/finish treatments to break up the plane.
To address those concerns the commission’s approval included conditions that the front facade be pulled back so the proposed bay aligns with the garage face, that bedroom walls be adjusted to maintain the bay articulation, and that the addition use board‑and‑batten Hardie paneling with pinstriping and a standing‑seam metal roof on the new volume (rather than the originally proposed shingle cladding). Commissioners discussed but did not require a further continuance to the commission; the applicant agreed to prepare two material/finish options and to present drawings to staff in advance of a final building permit.
Why this matters: The decision allows a home‑expansion that exceeds the yard’s standard FAR while placing specific design conditions intended to preserve neighborhood character and limit visual bulk. The approval is subject to the standard 10‑day appeal period.
Staff will finalize findings and conditions, and the decision may be appealed by filing the required paperwork within 10 days.
