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Commission approves Magnolia Avenue addition, grants parking variance and allows grapefruit tree removal
Summary
The commission approved a rear addition and ADU conversion at 223 Magnolia Avenue, granted a parking variance because on‑site constraints prevent meeting code parking requirements, and removed the staff condition to retain a large grapefruit heritage tree.
The Larkspur Planning Commission on July 22 approved design review and variances for 223 Magnolia Avenue (PLN‑25006), including a parking variance and removal of a heritage grapefruit tree after deliberation on parking constraints and tree condition.
Staff told the commission the 1895‑era house needs functional upgrades and that converting the garage to an ADU plus a rear addition would result in a shortfall of required guest parking because the narrow lot, a creek and redwood stands limit on‑site parking. Staff recommended the parking variance, noting the project can accommodate one uncovered and one guest space rather than the four spaces the R‑1 code formally calls for.
Owner Alex explained that the changes make the house safer and more usable for a growing family and that they had worked with historic preservation specialists during a two‑year design process. “We’re really just trying to improve the house,” Alex said, adding that several neighbors have expressed support.
Commissioner discussion focused on constrained lot conditions and the difficulty of providing code‑required parking in the downtown area; staff confirmed an encroachment permit and public‑works review are needed for some frontage work. The agenda item also included two heritage trees: an arborist had flagged a large cedar as high risk and described the grapefruit tree as healthy but a nuisance. Public comment included an online statement pointing to the arborist’s findings that did not clearly justify removal under the tree ordinance.
After debate, a motion to approve design review, the parking variance and to remove condition of approval number 3 — the staff condition retaining the grapefruit tree — passed with four yes votes and one abstention. The commission noted that if the fire department or arborist later requires different mitigation, the applicant must comply with those requirements, and a 10‑day appeal period was announced.
The approval allows the owners to proceed with construction while requiring follow‑up steps including an encroachment permit for any work that affects the public right of way and finalizing how heritage trees will be treated consistent with code and arborist recommendations.
