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Commission continues Riviera Circle project after neighbors decry view loss and flood concerns
Summary
The Planning Commission continued PLN26-005 for 334 Riviera Circle (proposed 4,526 sq ft two-story home) and asked the applicant to reduce height and mass—suggested measures included lowering plate heights by roughly two feet and replacing gable ends with a hipped roof—after neighbors raised loss of Mount Tam views, privacy and flooding worries.
The Larkspur City Planning Commission on May 12 continued design-review PLN26-005 for 334 Riviera Circle, directing the applicant to return with revised plans that reduce overall height and bulk. The motion to continue passed 4-0 with one commissioner recused.
Staff described the proposal to demolish a 2,586-square-foot one-story residence and build a new 4,526-square-foot two-story home in the Riviera Marina area. Because the site sits in a flood zone, staff and the architect noted the foundation must be elevated above the flood plain, which contributes to the perceived height of the finished house.
Owner Josh Rufer introduced himself and said he will serve as his own contractor. Architect Eric Leighton explained the design, saying the home uses setback "wedding cake" massing and identified potential mitigation options: switching gable ends to hipped roofs, slightly lowering the overall height and reducing floor-to-floor heights by several inches.
Multiple neighbors urged changes. Jasmine Darnik (328 Riviera Circle) said she and her elderly mother rely on a bedroom that looks toward Mount Tam and that the new house, as portrayed by story poles, would replace much of that view and intrude on privacy in a home where she provides full-time caregiving. Steve Horn (321 Riviera Circle) and Ken Marowitz (340 Riviera Circle) also urged substantial reductions in bulk and height to preserve neighborhood character and cited past approvals that have reduced adjacent views.
Commissioners acknowledged the quality of the architecture but repeatedly noted that story poles made the house appear taller and bulkier than drawings suggested. Several commissioners recommended concrete direction: consider hipping gable ends, reduce plate heights (examples raised included 8-foot upper plates and 9-foot lower plates), and lower the overall ridge by roughly two feet where feasible. Commissioners emphasized the balance between livable interior ceiling heights and neighborhood impacts and asked the applicant to return with revised plans that demonstrate reduced mass and a lower visual profile.
Commissioner Brock moved to continue PLN26-005 to allow the applicant to reduce height and mass and return with revised drawings; the motion passed on a 4-0 roll call with one recusal. Staff will work with the applicant to return a revised design responsive to the commission's guidance. The commission did not make final findings or approve the project; further hearings or administrative review will follow once revised plans are filed.
