PLANNING COMMISSION STAFF REPORT

Transcription

1 PLANNING COMMISSION STAFF REPORT DATE: April 28, 2015 RE: DR/FAR/SUP Amendment, Joseph Farrell, Applicant; Scott & Donalyn Hellar, Property Owner; 352 Via La Cumbre, Larkspur; APN ; R-1 (First Residential) Zoning District REQUEST The applicant is requesting the following permits to allow conversion of a crawl space (245 square feet) to a new lower level (727 square feet) of the existing 2,231 square foot to a 2,958 square foot single-family dwelling: Design Review Floor Area Ratio Exception to allow an FAR of 0.39 where a maximum floor of 0.15 is allowed per the Larkspur Municipal Code due to lot slope. Slope Use Permit to allow excavation of approximately 118 cubic yards of earth. ENVIRONMENTAL STATUS The project is Categorically Exempt from environmental review pursuant to Section 15303(a) of the California Environmental Quality Act (CEQA) Guidelines, because it consists of converting space in an existing single-family residence with no potentially significant impacts to the environment. BACKGROUND Site Description The subject lot is located mid-block of Via La Cumbre in the Greenbrae Hills neighborhood. The Greenbrae Hills neighborhood is characterized by sloping lots and is predominately a mix of splitlevel or two story house, narrow streets, and limited space between the houses and proximity of the most houses. The subject parcel is a steep (34.5% average slope), downhill lot sloping in a southerly direction, and almost rectangular in shape. The parcel dimensions are 63 feet wide along Via La Cumbre, 113 feet deep on the west side of parcel and approximately 120 feet on the east side of parcel, and 63 feet at the rear of this 7,407 square foot lot of record. This block and others in the surrounding area include a mix of one- and two-story residences (See Attachment No. 1 Aerial Site Plan). A 4.5-foot deep sidewalk is located at the property frontage. Project Description Applications have been submitted to construct a new lower level of 727 square feet of floor area, by converting the existing crawl space of 245 square feet. The project would expand the existing 2,231 square foot home for a total 2,958 square feet single family home. As the existing crawlspace is approximately 8 feet high on the downhill side of the existing structure and slopes 1

2 up to approximately 18 inches high to the upper floor. Excavation underneath the structure will require shoring of the existing structure to provide excavation of 118 cubic yards of soil. The proposed lower level would have a ceiling height of approximately 8-1/2 and consist of a family room, bedroom, bathroom, laundry and mechanical room. At the main level, a new stairwell down to the lower level and a new coat closet at the entry hall are proposed. Additionally, a new gas appliance fireplace is proposed to replace the existing fireplace. A new patio door with four glass panels is proposed on the south elevation. A new 23 square foot concrete stoop will be added just outside of the patio door. Two new two-panel windows are proposed on the east elevation and one new two-panel windows are proposed on the west elevation at the lower level. An 18- inch wide strip of paving in the front setback will be removed. A Preliminary Construction Management Plan has been submitted with the project. (Refer to Attachment No. 2 and 3 - Project Plans and Applicant s Written Statement). All of the proposed addition s materials and colors would match the existing residence consisting of stucco siding and off-white metal clad window frames with glazing. The proposed square footage results in a 0.34 FAR where 0.16 is the maximum permitted (See Attachment No. 4 - Development Review Checklist List). A total of four on-site parking spaces exist including two in the garage and two legal non-conforming spaces in the driveway. As this proposal is not considered a major renovation, additional parking is not required. DISCUSSION Design Review As proposed, the proposed lower level in the existing crawl space of the single family residence presents design elements and details that match the existing home and result in an attractive and clean exterior presentation. The proposed expansion and related improvements will match the existing architecture of the subject house, and complement the existing neighborhood characterized by split-level1960 s ranch-style. The home would remain a two-story structure and the addition would not increase the existing /2 building height. Due to the location of the expansion, within the existing crawl space beneath the existing structure, the addition would not be visually imposing to the adjacent neighbors. There are ample side setbacks and vegetation between the subject residence to adjacent houses (approximately 13 feet for both 346 and 360 Via La Cumbre). Located within the existing basement space, the proposed addition would not block views for neighbors to the east and west, across the street on Via La Cumbre to the north, or from the neighbor to the south located at 39 Corte Placida. Please refer to the Aerial Map in Attachment 4 which illustrates in plan view the subject property and surrounding parcels. Staff notes the design program for this residence appears to be consistent with many of the City s Design Guidelines for Single Family Dwellings (2008). Page 5 and 8 of the Guidelines specifically state: Minimize areas of maximize height. Place significant additions at the rear of the house or at the side, if setbacks allow. Incorporate upper level setback into the design of the home to maintain adequate space, light, and a sense of openness for all neighbors. 2

3 Avoid removal of mature or native trees. Preserve and incorporate natural features, such as creeks, rock out-croppings or grove of trees into the site design. Preserve, protect, and restore significant site features in their natural state. Stagger or alternate windows, or use clerestory windows, to prevent looking straight into a backyard or across into a neighboring room of an adjacent home. Floor Area Ratio Exception Permit Staff gathered County Assessor data for properties on the block face of the subject property governed by the same zoning (R-1, First Residential District), under single-family residential use. A summary of the data is provided below. Gross Land Area (Sq Ft) Total Floor Area (Sq Ft) FAR Average 9,004 2, Median 8,815 2, Range 7,407-13,050 1,128-3, Staff surveyed sites along the immediate block for comparison. The data shows a range of lot sizes (from 7,407 to 13,050 square feet), and a range of floor area ratios (0.10 to 0.47) and home sizes (1,128 to 3,774 square feet). Refer to Attachment 5 Floor Area Ratio Neighborhood Survey. The proposed project would result in a FAR of 0.39, above the average FAR, and median of FARs for the neighborhood. At 2,958 square feet, the house size is well within the range of homes built for this area, though above the average house size. However, the proposed FAR of.39 remains below the.40 base FAR for this zoning designation. The project design minimizes the perception of bulk and mass by locating the lower level in the existing crawl space and within the building footprint which minimizes the perception of bulk and mass as it will not be visible from the street and viewed from adjacent properties to the east and west. No adverse impacts to traffic are anticipated as the project would maintain the existing singlefamily use. Two existing legal parking spaces are provided in the garage and two legal nonconforming on-site parking would remain on the driveway. As the proposed project is not considered to be a substantial renovation, additional parking is not required. Although the proposed project would result in a home with an FAR higher than the average in the surrounding neighborhood, the proposed FAR of 0.39 is within the neighborhood range of Due to the steep drop in grade from the public right-of-way, only the top floor of the subject house is viewed from the street on Via La Cumbre. Additionally, staff finds that the project s design adequately minimizes the perception of bulk and mass of the structure while allowing for a reasonable expansion of the home enjoyed by other properties in the surrounding neighborhood. Due to the above analysis, the staff recommends approval of the requested FAR. 3

4 Slope Use Permit All properties of 10% slope or greater are subject to the Slope and Hillside Development Regulations, Chapter of the Municipal Code. The proposed grading will occur on a property that exceeds 25% slope, and therefore, grading in excess of 25 cubic yards or greater requires approval of a slope use permit. The purpose of the Slope and Hillside Development Regulations is to reduce the negative impacts of hillside development on the natural topography, views, and surrounding neighbors and to minimize potential geologic hazards stemming from run-off, erosion, and/or landslide. The applicant has a consulting geotechnical engineer to ensure sound construction and adequate drainage is provided in conjunction with the proposed lower level for the subject house. Department of Public Works staff has reviewed the project and determined that the proposal conforms to applicable standards. While a Preliminary Construction Management Plan (CMP) has been provided (refer to Attachment 6), a more detailed CMP will be required prior to construction to assure minimal disruption to traffic, parking, and neighboring properties. Geotechnical Evaluation and Peer Review To insure the project design meets the best engineering practices, including grading, drainage, foundation and wall designs, a geotechnical investigation was prepared by Salem Howes Associates, Inc., for the proposed project. The applicant s geotechnical evaluation and recommendations have been peer reviewed by the City s consulting geotechnical engineer Craig W. Herzog of Herzog Geotechnical. Generally, Mr. Herzog agrees that the project is feasible as designed and has recommended several conditions of approval to be implemented during building permit review and construction phase of the development. These conditions have been included in the draft conditions of approval at the end of this staff report. In addition, Planning staff has reviewed the submitted material, conducted site inspections, and reviewed records maintained by the City of Larkspur and County of Marin. Staff has determined that the construction of the lower level in the existing crawl space to the subject home will increase the area of level yard area at the rear of the residence, however, this change is considered minimal. Based upon this analysis, staff finds the Slope Use Permit findings can be made. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve application DR/FAR/SUP 15-08, subject to the conditions of approval, based on staff s analysis, and the findings provided below. OPTIONS, INCLUDING THE RECOMMENDED ACTION The Commission has the following options: 1. Approve the application as proposed. 2. Determine the application may be approved subject to modifications as a condition of approval. 4

5 3. Continue the application to a date uncertain, and direct the applicant to prepare a modified proposal in keeping with the Planning Commission direction. 4. Deny the application with, or without, prejudice, and direct staff to bring back findings of denial as a business item at the next regularly scheduled Planning Commission meeting. CONDITIONS OF APPROVAL If the Planning Commission is able to determine that the proposed project may be considered for approval, staff recommends the following conditions to be included on the cover sheet of the construction plans: GENERAL CONDITIONS 1. Application DR/FAR/SUP is hereby approved for to allow conversion of a crawl space (245 square feet) to a new lower level (727 square feet) of the existing 2,231 square foot to a 2,958 square foot single-family dwelling at 352 Via La Cumbre. Plans submitted for a Building Permit shall substantially conform to plans on file in the City of Larkspur Planning Department entitled Crawlspace Addition prepared by Joseph Farrell Architect, and dated received April 13, BEFORE ISSUANCE OF A BUILDING PERMIT, the applicant shall revise the site plan or other first sheet of the office and job site copies of the Building Permit plans to list these conditions of approval as notes. 3. Approval of this application shall not be considered valid until any and all outstanding application processing fees are pain in full to the City of Larkspur. This condition is not intended to abrogate the time periods established under Larkspur Municipal Code. 4. The Planning Director is authorized to approve minor modifications to the project (e.g., minor modifications to windows that do not impact adjacent properties). Any changes or additions to the project shall be submitted to the Planning Department in writing for review and approval before the contemplated modifications may be initiated. Construction involving modifications that do not substantially comply with the approval (including deviations of grading volumes in excess of 20 percent) as determined by the Planning and Building Director, in consultation with the Public Works Director, may result in a halting of the project until proper authorization for the modifications are obtained by the applicant. 5. City staff shall have the right to enter the property at all times during construction to inspect operating procedures, progress, compliance with permit and applicable codes. 6. This project approval will expire two years from the final approval date of this project unless construction has commenced. 7. Geotechnical recommendations shall be provided for review by the City s Consulting Engineer prior to submittal for a Grading Permit for support of temporary cuts and for support of existing foundations located within the influence of the proposed excavation. The recommendations shall address surcharge loading of proposed shoring and basement walls by the upslope retaining walls for the garage. 8. The impact of the proposed drainage dissipation system on the stability of the adjacent steep bank and old slide repair shall be evaluated. The finalized location of the dissipator should be depicted on the improvement plans and should be reviewed and approved by Salem Howes Associates. 5

6 9. Prior to issuance of a Building Permit, Salem Howes Associates, Inc., shall review and approval the geotechnical aspects of the project plans (i.e. site grading, foundations, drainage improvements, and design parameters for shoring, foundations and retaining walls) to ensure conformance with their geotechnical recommendations. The results of the plan review shall be summarized by Salem Howes Associates, Inc. in a letter and submitted to the City for review and approval by City Staff. 10. Prior to issuance of an Occupancy Permit the following shall be addressed: A. The lateral earth pressures presented in the soils report are significantly lower than typically used, particularly where walls will be restrained or where backslopes in soil or rock will be present, and should be verified based on Salem Howes Associates, Inc. s inspection of materials exposed in cuts during construction. B. Salem Howes Associates, Inc. shall observe and test geotechnical aspects of the project construction. The inspections should include, but not be limited to, site preparation and grading, excavation and shoring installation, foundation excavation, and geotechnical drainage improvements. Upon completion, the results of the construction observation and testing should be summarized in a letter which is submitted to the City Engineer prior to final project approval. The letter should also note any modifications in the design parameters presented in the soils report. BUILDING DEPARTMENT 11. All construction and construction related activities shall be in conformance with the 2013 California Building, Residential, Electrical, Mechanical, Plumbing, Fire, Energy and Green Building Codes, and the City of Larkspur Municipal Code. 12. For the building permit submittal, 5 sets of plans are required along with 2 sets of calculations and reports. 13. The project is located in the Wildland Urban Interface Zone and required to comply with the fire resistant provisions set forth in the California Residential Code (CRC) R327. For remodels and additions, compliance is limited to any new, replaced or relocated building components. 14. Class A roofing materials are required for all new roofs, and for reroofs and additions exceeding 25% of the existing roof area. LMC The project is required to comply with CalGreen at the Mandatory Measures level. The worksheets can be located on the City s website on the building department page. The worksheets are to be printed on plan sheets in the plan set. 16. Before approval of the foundation inspection: The project Geotechnical Engineer shall inspect all foundation excavations and submit a written (stamped) verification that all is in conformance with the approved Construction Documents. 17. Before approval of the foundation inspection: The project Structural Engineer, Architect, or Special Inspector shall inspect all foundation reinforcing and embedments and submit a written (stamped) verification that all is in conformance with the approved Construction Documents. 6

7 18. Before approval of the framing inspection: The project Structural Engineer, Architect, or Special Inspector shall inspect all lateral force resisting elements of the structure and submit a written (stamped) verification that all is in conformance with the approved Construction Documents. PUBLIC WORKS AND ENGINEERING 19. Please provide a Preliminary Title Report (including the grant deed and title items) and show all existing easements and other relevant title items on the Site Plan and other plans as appropriate. 20. An Encroachment Permit is required for all improvements, work activities, and staging or storage of equipment and materials within the public right of way, subject to approval of the Director of Public Works. 21. Topographic Survey information should be included either on the site plan or on a separate plan. The basis for determining elevations (assumed, NGVD, or NAVD) should also be clearly indicated. The surveyor s name and license number should be included. 22. A geotechnical investigation is required or a letter from a geotechnical engineer shall be provided stating why a geotechnical report should not be required. The geotechnical investigation should address site preparation, foundation, grading and drainage recommendations. 23. The project will require a Site Plan showing the property line location (referencing the survey source and mapping information), any existing easements, building setbacks, etc. The project will require that the frontage improvements be ADA compliant. 24. The project will require a detailed Grading Plan & Drainage Plan showing cut and fill earth volumes. Said plans shall incorporate, as appropriate, the MCSTOPPP Guidance for Applicants: Stormwater Quality Manual for Development Project in Marin County. This can be found at the following website: ( rtments/pw/mcstoppp/guidanceforapplicantsv_2508.pdf). The grading and drainage plan should include: (1) Recommendations for support of temporary cuts and for support of existing foundations located within the influence of the proposed excavation. These recommendations should address surcharge loading of proposed shoring and basement walls by upslope retaining walls for the garage. (2) Evaluation of the impact of proposed drainage dissipation system on the stability of the adjacent steep bank and old slide repair and finalized location of the dissipator as approved by a geotechnical engineer. 25. This project will require a Grading Permit pursuant to Larkspur Municipal Code Chapter 15.20, Grading, Excavation and Fills. 26. A Traffic Control Plan, approved by the Director of Public Works, is required prior to the issuance of grading and hauling permits. 27. The project will require a Utility Plan (if not shown on the Site Plan) showing the existing site utilities and their alignment and locations, along with any proposed new locations or alignments for sewer, water, irrigation, gas, electrical, telephone, cable TV, etc. 7

8 28. The project will require an Erosion Control Plan incorporating, as appropriate, the MCSTOPPP Minimum Erosion/Sediment Control Measures for Small Construction Projects ( rtments/pw/mcstoppp/development/mecm_final_2009.pdf) 29. The project will require a Construction Management Plan for review and approval by the Public Works Director prior to issuance of a grading permit which identifies the following: estimated project duration, construction schedule of milestones (excavation, grading, and offhaul duration; foundation work; framing; flatwork/paving; punch list/final inspection), excavation and disposal methods and equipment to be used, the site access location, materials storage location, truck loading area, and haul route. 30. Please address Permanent Erosion Control measures (or landscape plan) of any disturbed soils post construction. FINDINGS OF APPROVAL Staff has drafted the following findings of approval for the Commission s consideration. Design Review A. Criteria. The proposed structure or alteration is substantially in conformance with LMC , Criteria for Approval of Applications. Application DR/FAR/SUP for conversion of a crawl space (245 square feet) to a new lower level (727 square feet) of the existing 2,231 square foot to a 2,958 square foot single family dwelling is substantially in conformance with the criteria for approval of applications. The overall design is a 1960 s contemporary modern ranch style design, and features a consistent organization of materials and openings. There is a harmonious relationship between the existing home and the new lower level, and the site itself. The scale and design of the new lower level relates harmoniously to existing structures and development in the vicinity. The 1960 s ranch style elements are found in the proposed exterior finishes which include off-white stucco siding and metal clad window frames with glazing. The site will continue to provide four on-site parking spaces. B. Compatibility with Neighbors. The height, elevations, and placement on the site of the proposed structure or addition are compatible with the prevailing neighborhood character and scale and with the existing pattern of development in the neighborhood and/or commercial area. Further, the proposed structure or addition avoids significant and unreasonable loss or interference with privacy, light, solar access, and prominent scenic views (i.e., views of hillsides, Mt. Tamalpais, and San Francisco Bay from primary living areas). The addition of a lower level at 352 Via La Cumbre will maintain a scale, height, and placement on the site that is compatible with properties in the immediate vicinity. Most homes in the Greenbrae Hills subdivision, specifically on this blockface, retain a two-story design. The addition is constructed with the existing building envelope and the existing house height, /2, is consistent with the height of two-story homes in the surrounding neighborhood. Many homes in the vicinity maintain nonconforming front yard setbacks and are unable to provide the required on-site parking with conforming dimensions due to narrow front yard depths. 8

9 The new lower level is within the existing building envelope and meets or exceed required setbacks from property lines. Considering the orientation of hillside views from surrounding properties to the southwest away from the structure, the project will not result in significant and unreasonable loss or interference with privacy, light, solar access, or prominent scenic views at adjacent properties. C. Bulk. The orientation and scale of the proposed structure or addition in relation to the immediate neighborhood minimizes the perception of excessive bulk. The proposed structure or addition employs architectural features and details, which minimize, rather than accentuate, the prominence of the structure. The lower level is proposed within the existing building envelope, minimizing the perception of excessive bulk along shared property lines. The exterior will match the existing structure with stucco siding and metal clad windows with glazing. D. Overall Design. Architectural features of multiple structures, additions, or design elements combine together in an attractive and visually cohesive manner. Further, the overall composition of the proposed structure or addition is compatible with and complements the historic, architectural, and/or aesthetic character of the neighborhood or commercial area. These considerations include, but are not limited to, the structure s architectural style, size, design quality, use of building materials, and similar elements (e.g., relative to residential development, garage location, garage doors (number and size), window styles, front porches or entry stoops). The lower level is proposed within the existing building envelope, minimizing the perception of excessive bulk along shared property lines. The exterior will match the existing structure with stucco siding and metal clad windows with glazing. The proposed addition respects the 1960 s ranch style contemporary design found in many homes in the surrounding neighborhood. E. Other Plans and Regulations. The project is consistent with any applicable specific, area, or precise plans and conforms to the standards and regulations of all applicable provisions of the Larkspur Municipal Code. With approval of the requested Design Review, Floor Area Ratio Exception, and Slope Use Permit, the project is consistent with the regulations of the R-1, First Residential Zoning District. No specific, area, or precise plans are applicable to the property. F. Public Health, Safety and Welfare. The location, size, design, and characteristics of the proposed structure(s) are compatible with and will not be detrimental to the public health, safety and welfare of the persons residing in or working in the proposed structures or in developments adjacent to the proposed project. This includes the layout of the structures, parking, circulation, pathways, landscaping, and other amenities proposed for the site. The project is limited to adding a lower level to the crawl space of the existing single-family home in an established residential neighborhood. The project is required to comply with all applicable California Building and Fire code regulations, subject to review and approval by the Building Official prior to building permit issuance. A construction management plan is required prior to issuance of a building permit, subject to approval by the City Engineer. As such, the location, size, design and characteristics of the new lower level will not be detrimental to the public health, safety and welfare of persons residing in the proposed structure or adjacent structures. 9

10 G. Green Building. The project design includes features that foster renewable energy and/or resource conservation, and the overall project (i.e., site design, building construction, energy efficiency, and waste reduction) meets or exceeds the applicable compliance threshold for green building as set forth by the California Green Building Standards (CALGreen) Code and/or Chapter LMC. The project will meet all applicable requirements of the current California Green Building Standards (CALGreen) Code and/or Chapter LMC. The project is required to comply with CALGreen Code, subject to review and approval by the Building Official prior to building permit issuance. Floor Area Ratio Exception The Planning Commission or Zoning Administrator may only grant an exception to the FAR standards if the findings outlined in LMC and the following findings can be made: 1. The applicant has employed mass-reducing techniques such that the additional square footage over the floor area limit for the site is mitigated and does not result in a home that overbuilds the lot. The technique or culmination of techniques results in a design that either blends with the neighborhood or is of a unique architectural design that is sensitive to the immediate neighbors and compatible with the overall neighborhood character. The lower level is proposed in the existing crawlspace and within the existing building envelope, minimizing the perception of excessive bulk along shared property lines. The exterior will match the existing structure with stucco siding and metal clad windows with glazing. The proposed addition respects the 1960 s ranch style contemporary design found in many homes in the surrounding neighborhood. These mass-reducing techniques result in a design that blends with the character of the surrounding Greenbrae Hills neighborhood. 2. The proposed structure will not contribute significantly to adverse traffic or parking conditions in the neighborhood. The project is limited to conversion of an existing crawlspace to a lower level in an existing singlefamily home and in an established residential neighborhood. As the structure will maintain the existing single-family use, and will continue to provide the required parking, the project will not contribute significantly to adverse traffic or parking conditions in the neighborhood. SLOPE USE PERMIT The Planning Commission may only grant a Slope Use Permit if the following findings outlined in LMC can be made: 1. Off-site and on-site views of the ridges will not be substantially impaired. As the project consists of only conversion of an existing crawlspace to a lower level of an existing single family home, this will not affect or impair off-site and on-site views of ridges. 10

11 2. The proposed project takes into account the environmental characteristics of that property, including but not limited to prominent geologic features, natural drainage ways, and significant tree cover, and limits grading to only what is necessary to allow reasonable development of the site. The proposed grading, 118 cubic yards, will occur on a property that exceeds 25% slope, and therefore, grading in excess of 25 cubic yards or greater requires approval of a slope use permit. The applicant has a consulting geotechnical engineer to ensure sound construction and adequate drainage is provided in conjunction with the proposed lower level for the subject house. Department of Public Works staff has reviewed the project and determined that the proposal conforms to applicable standards and has conditioned the project to require a Grading and Drainage Plan, and an Erosion Control Plan to ensure reasonable development of the site. 3. The project incorporates adequate construction management measures to address staging of materials, parking of workers vehicles, traffic control, and maintenance of public infrastructure. A preliminary construction management plan has been submitted to address the staging of materials, parking of workers vehicles, traffic control, and maintenance of public infrastructure. Furthermore, as a condition of project approval, a Construction Management Plan shall be submitted for review and approval by the Public Works Director prior to issuance of a grading permit which identifies the following: estimated project duration, construction schedule of milestones (excavation, grading, and offhaul duration; foundation work; framing; flatwork/paving; punch list/final inspection), excavation and disposal methods and equipment to be used, the site access location, materials storage location, truck loading area, and haul route. 4. The project is designed in keeping with the best engineering practices as determined by the City Engineer to avoid erosion, slides or flooding, in order to have as minimal an effect of said environment as possible. The applicant submitted information for Design Review that the Public Works Department found sufficient for this level of review. In addition, the Publics Works Department has imposed conditions of project approval which require a Grading and Drainage Plan, and an Erosion Control Plan to ensure best engineering practices to avoid erosion, slides or flooding, in order to have as minimal an effect on the environment. 5. Adequate fire safety measures have been incorporated into the design of the project. The Fire Marshal has reviewed the plans submitted for Design Review and found the plans acceptable. The applicant will be required to meet all applicable requirements of the Uniform Fire Code. 6. The proposed project will not be detrimental to the health, safety, morals, comfort, convenience, or general welfare of the public or persons residing or working in the neighborhood of such proposed use. The project is limited to adding a lower level to the crawl space of the existing single-family home in an established residential neighborhood. The project is required to comply with all applicable California Building and Fire code regulations, subject to review and approval by the Building Official prior to building permit issuance. A construction management plan is required prior to issuance of a building permit, subject to approval by the City Engineer. As such, the location, size, 11

12 design and characteristics of the new lower level will not be detrimental to the public health, safety and welfare of persons residing in the proposed structure or adjacent structures. 7. The project is consistent with the General of the City and all other provisions of the municipal code. The project is consistent with the General Plan and City s Design Guidelines for Single Family Dwellings for additions to dwellings. ATTACHMENTS 1. Aerial Site Plan 2. Project Plans 3. Applicant s Statement, dated February 10, Development Review Checklist 5. Floor Area Ratio Neighborhood Survey 6. Preliminary Construction Management Plan 12

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