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Planning commission approves design review, demolition and street license for 3 Belvedere Way with conditions
Summary
The Belvedere Planning Commission approved design review and a demolition permit for a new 4,838 sq ft house at 3 Belvedere Way, and recommended the city approve a revocable license for driveway work; conditions include corrected plans, retaining-wall monitoring during construction, and updated cut-and-fill findings.
The Belvedere Planning Commission on Tuesday approved design review for a new two‑story, roughly 4,838‑square‑foot residence and a 500‑square‑foot junior ADU at 3 Belvedere Way, adopted a demolition permit for the existing house, and voted to recommend a revocable license to allow driveway work in the Belvedere Way right‑of‑way.
Planning staff recommended reducing a second‑story deck that would encroach into the 10‑foot side‑yard setback and said the deck “would require a variance to encroach into this setback.” During the hearing architects and the homeowner described the project as a careful replacement that preserves substantial tree canopy and site character; architect Federico Engel said they had “really approached this project as a remodel” while determining a new structure was needed.
Commissioners and neighbors pressed the team on geology, excavation, and the condition of a low city retaining wall along Belvedere Way Lane that abuts the site. The applicant described options to monitor movement and limit excavation; Engel said options include monitoring devices and design revisions to reduce cut and fill. Planning staff noted the project proposes removing 14 trees and replanting roughly 48 new trees while preserving 41 existing trees on site.
The commission attached several conditions before voting to approve design review: that the plans be corrected to show the second‑story feature as a roof overhang (not an operable deck), that the city retaining wall along Belvedere Way Lane be monitored for movement during construction, and that staff update findings to reflect the reduced cut/fill figures discussed at the hearing. Commissioners also asked that tree protection, a construction management plan, and the landscape‑lighting review be addressed at the building permit stage.
Homeowner Rupert, introduced by the architect, said the family is enthusiastic about moving to Belvedere. "Our family is excited about the prospect of Belvedere becoming our family's home," he said.
Votes at a glance: - Design review (resolution granting approval with conditions): adopted by the planning commission. - Demolition permit for existing ~3,111 sq ft house at 3 Belvedere Way: adopted by the planning commission. - Recommendation to city council for revocable license in the public right‑of‑way: recommended by the planning commission.
What happens next: The applicant will revise plans to reflect the conditioned changes and proceed to the building‑permit phase, where staff will review construction management plans, tree‑protection measures, and landscape‑lighting details. The revocable license will be considered by the City Council.
