Planning commission approves ADU at 333 Bella Vista with conditions on height, screening and lighting

The Belvedere Planning Commission on May 20 approved design review and a conditional use permit for a detached accessory dwelling unit (ADU) at 333 Bella Vista Avenue, approving a height exception but attaching conditions including a requirement to lower the ADU’s top story by roughly two feet and to provide screening and revised exterior lighting.

Staff described the project as a roughly 1,195-square-foot detached ADU (including the garage) on a 14,400-square-foot lot that contains a 4,516-square-foot main residence. Staff said the lot’s average slope is about 40 percent and that the proposed detached unit would exceed the 16-foot detached-ADU height by approximately nine feet at the highest point. “The project is exempt from CEQA,” staff reported, and recommended the commission find the use would not be detrimental to neighborhood welfare and that the project complies with zoning and the general plan. The applicant will sign an affordability rental agreement at building-permit final as part of the approval.

Architect Sean Bailey, who presented the site work and design, said the steep topography and desire to avoid removing mature trees drove the team’s approach and the height request. “We could certainly probably make it work,” Bailey said when commissioners asked whether reducing the clerestory was feasible; he later clarified that some reduction (about 12–18 inches) was likely achievable without major site changes but that a full two-foot reduction could require lowering the driveway or additional grading.

Commissioners praised the design and the addition of an affordable unit but raised concerns about precedent for ADUs that exceed ministerial limits. Commissioner Alex Bridal led discussion about setting a careful local standard, and several commissioners urged conditions to reduce the visual impact on neighbors. Commissioner Jenna moved to adopt the design-review resolution and to grant the use permit allowing the height exception, listing three conditions: lower the overall ADU height by at least 2 feet (final adjustment to be worked out with staff/architect), include screening vegetation on the Bella Vista side with a plan reviewed by the chair, and remove or relocate soffit and step lighting facing Bella Vista with the lighting plan reviewed by the chair. The motions were seconded and approved by voice vote.

The approval included explicit direction that the project team attempt modest adjustments first (for example, lowering clerestory banding by 12–18 inches) if that achieves the visual goal without major new excavation. The commission recorded no public opposition during the hearing and closed public comment before deliberation.