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Commission approves FAR exception at 25 Onyx Court but removes proposed ADU roof deck
Summary
The commission approved a floor‑area‑ratio exception and related design changes for 25 Onyx Court (PLN26‑009) but required removal of a proposed 325 sq ft roof deck above the ADU after neighbors raised privacy, noise, and short‑term‑rental concerns. Vote was unanimous 5‑0; decision subject to 10‑day appeal.
The Larkspur City Planning Commission approved a floor‑area‑ratio exception (PLN26‑009) and associated design‑review updates for 25 Onyx Court but required the applicant to remove a proposed roof deck atop the property’s accessory dwelling unit (ADU).
Staff described the proposal: converting crawl space into ~294 sq ft of conditioned floor area, enlarging a front bay window, adding a covered porch, and adding a roof deck above the existing ADU — changes that increase the property’s floor area above the allowed FAR on the steep lot. Staff recommended approval with findings and conditions and noted the project is exempt under CEQA class 1.
Multiple neighbors spoke in opposition, arguing the already‑constructed ADU had been used as a short‑term rental (Airbnb) with frequent turnover and noise, and that additional FAR and a roof deck would worsen privacy and quality‑of‑life impacts. Witnesses told the commission they observed short‑term occupancy and cited prior city enforcement; they asked the commission to deny the FAR exception or the roof deck. The owner said an earlier violation was corrected after city enforcement and asserted current compliance with 30‑day minimums.
Commissioners discussed the difficulty of applying uniform FAR limits on steep lots, the relatively small amount of floor area created by enclosing crawl space and enlarging the bay window, and the distinct privacy and noise concerns triggered by a roof deck. During deliberations the applicant agreed to remove the proposed 325 sq ft roof deck above the ADU as a condition of approval. The commission then moved to approve PLN26‑009 subject to the findings and conditions including removal of the ADU roof deck; the motion passed 5‑0.
The approval is subject to a 10‑day appeal period. The commission noted that allegations of short‑term rental enforcement are handled by the city’s code enforcement/administrative processes and encouraged neighbors to pursue unresolved compliance concerns through those channels.
