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Design review panel presses Wellington rebuild team on garage square footage and basement fenestration
Summary
The ADR extensively questioned a proposed demolition and rebuild at 02:30 Wellington, focusing on a requested 520‑sq‑ft variance (garage/flow area), large basement windows and the potential that below‑grade areas could be converted later into habitable space. Some members supported the project’s fire‑safety improvements and added parking; others urged reducing or reallocating square footage and improving lower‑level fenestration.
Staff presented a substantial redevelopment proposal for 02:30 Wellington that would demolish the existing house and construct a new two‑story residence with a larger garage, ADU‑type area and associated landscaping, pool and retaining walls. Designer Stephen Sutro described the evolution of the plan — moving ADU program into the main house and keeping the garage increase as the primary variance request — and the need to comply with recent Ross Valley Fire planting and access guidance.
ADR members pressed the team on three topics: (1) the garage/extra square footage request (one member said they could not support an "additional 222 square feet" beyond what would be needed for a two‑car garage), (2) the large basement fenestration and relatively deep first‑floor plate that appeared to make future conversion to habitable space feasible, and (3) the size of the second‑floor deck and visibility from below. Neighbors and a nearby resident spoke in favor of the project citing parking and fire‑safety improvements. The ADR did not take a final vote but advised the applicants to revise fenestration for the lower level, better define the garage square‑footage basis and explore options to provide covered parking without increasing overall FAR beyond applicable thresholds.
