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Larkspur City Planning Commission approves design review for 160 Marina Vista Avenue addition
Summary
The commission voted 4–0 to approve design review PLN25-035 for a two-story addition at 160 Marina Vista Avenue. The applicant cited structural repairs and fire-safety improvements; approval is subject to a 10-day appeal period.
The Larkspur City Planning Commission on Feb. 24 approved a design-review application for 160 Marina Vista Avenue, clearing plans to add roughly 610 square feet including a new second story and related roof revisions.
Staff presented PLN25-035, saying the proposal adds 139 square feet to the first story and 471 square feet to a new second story, replaces a flat roof with a gabled roof on the west side of the home and removes a wing wall. Staff recommended approval subject to findings, conditions and a Class I SQA exemption.
Architect Nick Miller, representing the applicants, told the commission the existing gable roof was sagging and the work is needed for structural repairs and to accommodate an expanding family. "The gable roof there was starting to sag," Miller said, adding the project includes safety upgrades such as fire sprinklers and metal roofing on the new gables.
Commissioners asked staff about triggers for design review and whether the proposed height complies with limits. Staff responded that because the project creates a new second story larger than 300 square feet, it requires design review and that the proposed elevations comply when measured against applicable contours.
Zoom commenter Titab Bey, who lives across the street, asked about timing and driveway impacts; the architect said a permit typically is at least several months away and recommended the neighbor submit written concerns so staff can review construction logistics.
After discussion, a motion to approve the project passed 4–0 (Wagstaff, Hull, Chalmer, and acting Chair Campbell voting yes; Chair Swisser absent). The approval is subject to the standard 10-day appeal period and the conditions in the staff report.
The commission’s action was limited to the design-review entitlement; staff noted enforcement of plan conditions (for example, requiring opaque glazing rather than a removable film) is handled through code enforcement and can be initiated on complaint. Interested parties may appeal the decision by filing the required form and fee with the city clerk before the appeal period ends.
