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Commission approves demolition of dilapidated garage at 135 Belvedere Avenue
Summary
The commission granted a demolition permit to remove a 921 sq ft detached garage, shed and stairs at 135 Belvedere Avenue, with staff noting the structure encroaches on city property and concurrent applications for a replacement fence and new residence are under review.
The Belvedere Planning Commission approved an application to demolish a dilapidated detached garage, shed and wooden stairs at 135 Belvedere Avenue.
Staff reported the 52,000‑square‑foot lot contains a nonconforming garage that encroaches on city property; demolition would remove the unsafe structure and facilitate an eventual new driveway and fence realignment. Staff said demolition would not remove a housing unit and that the application is CEQA‑exempt. The property has a concurrent application for a new single‑family residence and a revocable encroachment permit for the fence.
Architect David Kotzebue said the fence is failing and because it sits on city property, the garage must be removed to install the new fence and maintain the existing driveway access during construction. Local resident Steve Silberstein, a longtime neighbor, urged the commission not to perpetuate a tall temporary fence and asked that final fencing be lower or set back to restore views: “It\'s ugly, and it\'s falling down, and it creates a wall… I was a little shocked just to hear that the proposed fence … is gonna be 6 feet high.”
Staff clarified fence replacement alone often does not require commission review unless part of a larger landscape or house project; the commission area for demolition review is triggered because demolitions are required to come to the commission. Commissioners found the garage unsafe and agreed demolition was appropriate. A motion to approve demolition under Title 16 with the conditions listed in the resolution passed unanimously on voice vote.
The demolition approval will proceed subject to the conditions set out in the commission resolution and any required coordination with the revocable license/encroachment process for the fence and driveway.
