HomeMy WebLinkAboutSimpkins Residence (PA2004-155)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. A
October 7, 2004
TO: PLANNING COMMISSION
FROM: Planning Department
Rosalinh Ung, Associate Planner
(949) 644 -3208
rung @city.newport- beach.ca.us
SUBJECT: Simpkins Residence
Variance No. 2004 -001 &
Modification Permit No. 2004 -053
(PA2004 -155)
520 Larkspur Avenue
APPLICANT: Mary Jean Simpkins
REQUEST
A Variance request to allow the construction of a new 2,472 square foot, two -story,
single - family residence with a basement level to exceed the established floor area limit
and a Modification Permit to allow the new residence to encroach 7 feet into the
required 10 -foot rear yard setback.
RECOMMENDATION
Staff recommends approval of the Variance and Modification Permit; however, staff
suggests that the floor area be reduced to 1,964 square feet, which can be achieved by
the elimination of the basement.
Site Overview
The subject property is located at the southeast comer of Larkspur Avenue and Third
Avenue in the Old Corona del Mar area. The property is the front one -half of a larger
comer lot that was previously subdivided into two lots pior to 1953, and is therefore smaller
than typical lots in the area. Vehicular access to the property, which has an existing one -
car garage, is taken from Third Avenue.
Simpkins Residence (PA2004 -155)
October 7, 2004
Page 3 of 9
Proiect Overview
The applicant proposes to demolish the existing single - family dwelling and construct a
new two -story single - family dwelling with a basement and an attached two -car garage.
Garage access is proposed from Third Avenue. The applicant also proposes to
construct two exterior decks on the second floor, one overlooking Third Avenue and the
second overlooking Larkspur Avenue. The floor area, distributed by floor, is as follows:
Basement: 564 sq. ft. (Game room)
First Floor: 960 sq. ft. (Kitchen, living room & 2 -car garage)
Second Floor 948 sq. ft. (Master bedroom, 2 bedrooms, and 2
bathrooms)
Total Area: 2,472 sq. ft.
DISCUSSION
General Plan
The subject property has a General Plan Land Use designation of Two - Family
Residential. The proposed single - family dwelling is consistent with the land use
designation.
Zoning Code Development Regulations
The subject property is zoned R -2 (Two - Family Residential). The proposed single - family
dwelling is a permitted use within the R -2 zone. With the exception of the increased
floor area and setback encroachment, all development regulations of the R -2 zone
appear to have been met based upon staff's review of the attached plans. The minimum
corner lot size in the R -2 zone is 6,000 square feet with a minimum lot width of 60 feet
and therefore the existing 30'x67' lot is nonconforming. For the purpose of validating the
existing lot configuration, the applicant is required by Title 19 (Subdivisions) of the
Municipal Code to apply for and receive a Certificate of Compliance. Based upon the
age of the division and the fact that the City has approved the lot for development
previously, a Certificate of Compliance shall be issued per the Subdivision Map Act.
Floor Area Variance
The total allowable gross floor area for R -2 lots in Corona del Mar may not exceed 1.5
times the buildable area of the site. Using this criterion, the maximum floor area
permitted on the subject property is 1,332 square feet (24 x 37 x 1.5) which includes the
proposed two -car garage.
Simpkins Residence (PA2004 -155)
October 7, 2004
Page 4 of 9
The following table contains standards and area calculations for the subject property, a
typical -size lot in the neighborhood and the proposed residence with and without the
basement level:
As one can see, the subject property has a low floor area to land area ratio when
compared to a typical lot on the block.
Since 1980, the Planning Commission has considered several requests within the
neighborhood for variances to permit gross floor area to exceed the established floor
area limits. In most cases where the Planning Commission approved the variance, it
was determined that there was an unusual circumstance affecting the property, which
inordinately reduced the floor area permitted on the site. The primary circumstances
noted included: unusual size or shape of the property or unusual setback configuration,
which resulted in a limited amount of buildable area on the site. Several surrounding
properties have received variances for floor area. This application has similar
circumstances to these other lots. The table below provides the particulars:
Proposed
Proposed
Development
Subject Lot
Typical Lot in
with. .
without
Standards
the Block
basement
basement
level
level
Setbacks:
Front (Larkspur):
20 ft.
20 ft.
20 ft.
20 ft.
Side (Third):
3 ft.
3 ft.
3 ft.
3 ft.
Side (Interior):
3 ft.
3 ft.
3 ft.
3 ft.
Rear:
loft.
5 ft. (abutting an
3 ft.
3 ft.
alle
Gross Lot Area:
30 ft. x 67 ft. =
30 ft. x 118 ft. =
No change
No change
2,010 sq. ft.
3,540 sq. ft.
Buildable Area:
24 ft. x 37 ft. =
24 ft. x 93 ft. =
No change
No change
888 sq. ft.
2,232 sq. ft.
Floor Area Limit:
888 x 1.5 =
2,232 x 1.5 =
2,472 sq. ft.
1,964 sq. ft.
(Buildable Area x
1,332 sq. ft.
3,348 sq. ft.
1.5)
Floor Area to Land
1,332/2,010=
31348/3,540=
2,472/2,010=
1,96412,010=
Area Ratio:
.663
.946
1.230
.977
As one can see, the subject property has a low floor area to land area ratio when
compared to a typical lot on the block.
Since 1980, the Planning Commission has considered several requests within the
neighborhood for variances to permit gross floor area to exceed the established floor
area limits. In most cases where the Planning Commission approved the variance, it
was determined that there was an unusual circumstance affecting the property, which
inordinately reduced the floor area permitted on the site. The primary circumstances
noted included: unusual size or shape of the property or unusual setback configuration,
which resulted in a limited amount of buildable area on the site. Several surrounding
properties have received variances for floor area. This application has similar
circumstances to these other lots. The table below provides the particulars:
Simpkins Residence (PA2004 -155)
October 7, 2004
Page 5of9
Property
520 Larkspur
3211 Third
600
3121 Third
3 feet
Ave. (Subject
Ave.
Larkspur
Ave.
Property)
(VA1199)
Ave.
(VA1099)
VA1210
Gross Lot Area
2,010 sq. ft.
1,530 sq. ft.
1,920 sq. ft.
1,530 sq. ft.
Buildable Area
888 sq. ft.
WA'
816 sq. ft.
984 sq. ft.
Maximum
1,332 sq. ft.
N/A'
1,224 sq. ft.
1,476 sq. ft.
Floor Area
Floor Area
2,472 sq. ft.
1,447 sq. ft.
1,795 sq. ft.
1,643 sq. ft.
Permitted by
(with basement
Variance
level)
1,964 sq. ft.
(without
basement level
Floor Area to
1.230
.946
.934
1.074
Land Area
with basement
Ratio:
level
.977
without
basement level
' Strict applications of required setbacks result in no buildable area for tnis site.
In the past, the Commission also has used the "reasonable setback" method to
determine a possible floor area for similar cases. For this application, staff considered
the following setbacks reasonable since they are consistent with what a typical lot
orientation would be required:
Front (Larkspur Ave):
20 feet
Side(Third Ave):
3 feet
Side (Interior):
3 feet
Rear:
3 feet
The resulting buildable area using this method is 1,056 square feet with a maximum
structural area of 1,584 square feet (1,056 x 1.5), which is approximately 888 square
feet less than the proposed residence.
The Zoning Code requires the Planning Commission to make certain findings for
Variances. These mandatory findings are listed and discussed below for the
construction of new residence without the basement:
Simpkins Residence (PA2004 -155)
October 7, 2004
Page 6 of 9
1. That there are exceptional or extraordinary circumstances applying to the
land, building or use referred to in the application, which circumstances or
conditions do not apply generally to land, buildings and/or uses in the same
district.
The lot size and configuration (lack of alley access) are not typical of other lots in the
area, and the strict application of the setback standards would reduce the permitted
building area to 1,332 square feet. This area is disproportionably lower than other lots
within the area and under identical zoning provisions.
2. That the granting of the application is necessary for the preservation and
enjoyment of substantial property rights of the applicant
The granting of the application for some increase in floor area is necessary for the
preservation and enjoyment of substantial property rights of the applicant because the
strict application of setbacks and resulting 1,332 square foot floor area would limit
development to a small two- bedroom home that is inconsistent in design to other newer
dwellings located within the neighborhood.
3. That the granting of the application is consistent with the purposes of this
code and will not constitute a grant of special privilege inconsistent with the
limitations on other properties in the vicinity and in the same zoning district.
The purpose of the Code is to promote the orderly growth of the City to protect the
health, safety and welfare of the City. Protection of the character of the City while
assuring beneficial development is also a goal. In staff's opinion an increase in floor
area will not violate these basic principles. As indicated in the previous table, the typical
neighborhood lot in Corona de Mar is 30 feet by 118 feet with a 20 -foot front yard
setback, 5 -foot rear yard setback (when abutting an alleyway), and 3 -foot side yard
setbacks, which results in a floor area to land area ratio of .946 (3,348/3,540). When
this same ratio is applied to the subject property, the allowable gross floor area would
be 1,901 square feet (.946 x 2,010 sq. ft. of lot area).
The applicant is proposing a two -story residence with a basement level of 2,472 square
feet. The floor area to land ratio is 1.230, which is 571 square feet more than the floor
area to land area ratio of the standard lot in the area. Without the basement level, the
proposed residence will have the floor area to land area ratio of .977 or 1,964 square
feet, which is slightly higher when compared to the typical lot.
The applicant's request for a 1.23 floor area to land area ratio can be considered the
granting of special privilege as no other property enjoys this high a ratio. The project
without the basement level will result in a 1,964 square foot residence that is
comparable with the floor to land area allowed on other properties in the neighborhood,
and therefore not granting of a special privilege. Staff chose to recommend the 1,964
rather than 1,901 as the areas are comparable and the 1,964 is based upon a simple
Simpkins Residence (PA2004 -155)
October 7, 2004
Page 7 of 9
design alternative that is readily achievable (i.e. 1,901 would require a more significant
redesign of the project).
4. That the granting of such application will no& under the circumstances of
the particular case, materially affect adversely the health or safety of persons
residing or working In the neighborhood of the property of the applicant and will
not under the circumstances of the particular case be materially detrimental to
the public welfare or injurious to property or improvements in the neighborhood
The property is designated for two - family residential use and the granting of the
application for an increase in floor area would not increase the density beyond what is
planned for the area, thereby avoiding additional traffic, parking, or demand on other
services. The project as designed with a basement would not have any negative visual
impact to the adjoining residential properties. The applicant proposes a new residence
that is 22 feet 3 inches in height, which is within the building height allowance of 24 feet.
The site exceeds the 3,456 cubic feet open space requirement of 764 cubic feet (4,220
cubic feet proposed), provides two parking spaces and meets the 20 -foot front yard
setback. Granting the reduced floor area of 1,964 square feet as suggested by staff will
not, therefore, be detrimental to the surrounding neighborhood either.
Setback Modifications
In conjunction with the Variance request, the applicant has requested a Modification
Permit to encroach 7 feet into the 10 -foot rear setback. The request for the modification
results from the fact that the lot does not take access from the alley. The length of the
subject property is 67 feet of the original 118 -foot lot. The rear property line of the
subject property is the side property line of the rear lot.
The adjacent dwelling to the rear of the lot fronts on Third Avenue and maintains a 3-
foot side yard setback adjacent to the rear property line of the subject property. The
applicant requests a 7 -foot encroachment for the structure, leaving a 3 -foot side yard
setback that is comparable to the side yard setback on the adjoining lot. The existing
residence currently has a 7 -foot rear yard setback. It is staff's opinion that a 3 -foot
setback is a logical request in this application due to the lot's configuration and access
even though the existing dwelling has a 7 -foot setback. The rear yard setback is most
similar to a side yard and would be compatible to the required setback for side yards in
the area and the 20 -foot front yard will provide the opportunity for outdoor living areas.
Environmental Review
The proposed project has been reviewed, and it has been determined that it is
categorically exempt from the requirements of the California Environmental Quality Act
under Class 3 (Construction of a single - family residence in the residential zone).
Simpkins Residence (PA2004 -155)
October 7, 2004
Page 8 of 9
Public Notice.
Notice of this hearing was published in the Daily Pilot, mailed to property owners within
300 feet of the property and posted at the site a minimum of 10 days in advance of this
hearing consistent with the Municipal Code. Additionally, the item appeared upon the
agenda for this meeting, which was posted at City Hall and on the city website.
SUMMARY
The lot has special circumstances that warrant approval of a Variance to increase the
floor area. However, it is staff's opinion that the applicant's request for 2,472 square feet
does not have the same floor area to land area ratio as other similar sized lots in the
neighborhood and could be the granting of a special privilege. To be compatible with the
other properties in the area and therefore not be the granting of special privileges, the
project would need to be reduced to approximately 1,964 square feet.
With regard to the Modification Permit request, for the rear yard encroachment, staff
believes it is reasonable due to the size of the lot and that the relationship between the
proposed home and the neighbor to the south is similar to a side to side which are
typically 6 feet of separation. The proposed rear yard setback of 3 feet with the
neighbor's 3 foot setback is adequate to ensure that light and air ventilation to the
subject property and adjacent property is maintained.
Should the Planning Commission concur with staff's analysis and recommendations and
choose to approve the Variance as modified and approve the Modification Permit
request, the suggested findings for approval and conditions of approval for the Variance
and Modification Permit have been included in the attached resolution (Exhibit 1).
Alternatives
Should the Commission find that that the encroachment in the rear yard setback is not
acceptable, staff recommends that the item be continued to allow the applicant an
opportunity to redesign the project to conform to the desires of the Commission.
If the Commission is unable to make affirmative findings for the Variance request as
suggested by staff, the Commission should either direct the applicant to further reduce
the floor area to an acceptable level and continue the item to prepare a revised design.
Simpkins Residence (PA2004 -155)
October 7, 2004
Page 9 of 9
Prepared by: Submitted by:
M. Ung, so late Planner Patricia L. Temple, PI nning Director
1. Draft Resolution no. 2004 -_; findings and conditions of approval
2. Letter and project description from the applicant
3. Project Plans
EXHIBIT 1
DRAFT RESOLUTION
1°
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH APPROVING VARIANCE NO. 2004 -001 AS
MODIFIED AND MODIFICATION PERMIT NO. 2004 -053 FOR
PROPERTY LOCATED AT 520 LARKSPUR AVENUE (PA2004 -155)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
WHEREAS, an application was filed by Mary Jean Simpkins, with respect to properly
located at 520 Larkspur Avenue and described as the northwest 67 feet of Lot 22 Block 538 of
Corona Del Mar, in the City of Newport Beach, County of Orange, State of California, as per
map recorded in Book 3 pages 41 and 42 of Miscellaneous Maps, in the Office of the County
Recorder of Orange County, California, requesting approval of Variance No. 2004 -001 to
exceed the 1,332 square -foot floor area by 1,140 square feet, and Modification Permit No. 2004-
053 to allow a 7 -foot encroachment into the 10 -foot rear setback, in order to construct a new
two -story single - family dwelling with a basement level.
WHEREAS, a public hearing was held on October 7, 2004 in the City Hall Council
Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Municipal Code. Evidence, both
written and oral, was presented to and considered by the Planning Commission at this meeting.
WHEREAS, the property is designated Two - Family Residential by the General Plan
Land Use Element and zoned R -2 (Two - Family Residential). The property is presently improved
with a 960 square foot single - family dwelling unit, and the proposed single - family residence is
permitted within the General Plan and Zoning designation.
WHEREAS, the Planning Commission finds as follows:
There are exceptional or extraordinary circumstances applying to the land, building or
use referred to in the variance application, which circumstances or conditions do not
apply generally to land, buildings and/or uses in the same district. The lot size is not
typical of other lots in the area and the lot configuration with no alley access combined
with the strict application of the setback standards would reduce the permitted building
area to 1,332 square feet. The limitation of floor area to this square footage would
result in a disproportionately small house for the subject property in the Corona del
Mar neighborhood.
2. The granting of the variance application as modified is necessary for the preservation
and enjoyment of substantial property rights of the applicant. Without relief from the
floor area limit, the applicant would not receive a proportionate enjoyment of a
substantial property right enjoyed by other property owners in the area. The strict
application of allowable floor area would limit development and would be inconsistent
in design to other dwellings located within the neighborhood.
11
Planning Commission Resolution No.
Page 2 of 5
3. The applicant's request for 2,472 square feet or 1.23 floor area to land area ratio can
be considered the granting of special privilege as it would give the applicant more area
proportionally when compared to other lots under the R -2 zone standards in the
Corona del Mar area.
4. The project as modified not to have a basement level, will result in a dwelling unit that
is similar to and consistent with the other dwellings in the area. The proposed 1,964
square feet is comparable to the floor to land area allowed on other properties in the
neighborhood, and therefore will not be the granting of a special privilege.
5. The property is designated for two - family residential use and the granting of the
Variance would not increase the density beyond what is planned for the area, thereby
avoiding additional traffic, parking, or demand on other services. Granting the request
for a floor area of 1,964 square feet will not, therefore, be detrimental to the
surrounding neighborhood, and will result in a structure that is compatible to
surrounding dwellings with respect to size, bulk, and design.
6. The establishment, maintenance or operation of the use of the property or building will
not, under the circumstances of the particular case, be detrimental to the health,
safety, peace, comfort and general welfare of persons residing or working in the
neighborhood of such proposed use or be detrimental or injurious to property and
improvements in the neighborhood or the general welfare of the City, and further that
the proposed modification is consistent with the legislative intent of this code for the
following reasons:
a) The setback, as proposed, would result in the development of the site that is
similar to other properties in the area. The proposed 3 -foot setback is a logical
request due to the lot's configuration and access, and allows for maintenance of
the 20 -foot front yard and reasonable use of the lot. The rear yard setback is more
similar to a side yard and would be the same as the required setback for side
yards in the area.
b) The requested rear yard encroachment is reasonable due to the rear yard to side
yard relationship. The proposed rear yard setback of 3 feet is adequate to ensure
that light and air ventilation to the adjacent property is maintained.
7. The design of the proposed improvements will not conflict with any easements
acquired by the public at large for access through, or use of, the property within the
proposed development.
8. Public improvements may be required of the developer pursuant to Section 20.10.040
of the Municipal Code.
9. The proposed project has been determined to be Categorically Exempt under Class 3
(Construction of a single - family residence in a residential zone).
I a-
Planning Commission Resolution No.
Page 3 of 5
NOW, THEREFORE, BE IT RESOLVED:
Section 1. Based on the aforementioned findings, the Planning Commission hereby
approves Variance No. 2004-001 as modified to allow the construction of a new two-story
single - family residential unit not to exceed 1,964 square feet in area and having the floor area to
land ratio of .977 and Modification Permit No. 2004 -053, subject to the Conditions set forth in
Exhibit "A."
Section 2. This action shall become final and effective fourteen days after the adoption of
this Resolution unless within such time an appeal is filed with the City Clerk or this action is
called for review by the City Council in accordance with the provisions of Title 20, Planning and
Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 7h DAY OF OCTOBER 7, 2004.
BY:
Larry Tucker, Chairman
Jeffrey Cole, Secretary
AYES:
NOS:
�3
Planning Commission Resolution No.
Page 4 of 5
CONDITIONS OF APPROVAL
Variance No. 2004 -001 &
Modification Permit No. 2004 -053
1. The applicant shall submit to the Planning Department for review and approval of the
revised plot plan, floor plans and elevations to reflect the Planning Commission's
approval of the modified Variance and Modification Permit.
2. The new single - family residence shall be limited to 1,964 gross square feet in area.
3. Variance No. 2004 -001 and Modification Permit No. 2004 -053 shall expire unless
exercised within 24 months from the date of approval as specified in Section 20.91.050
of the Newport Beach Municipal Code, unless an extension is otherwise granted.
4. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent City- adopted
version of the Uniform Building Code.
5. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
6. Prior to the issuance of building permits, the applicant shall obtain approval from the
Planning Department and record the approved Certificate of Compliance with the
County Recorder's Office.
7. The second floor deck located next to Bedroom #2, at the rear of the property, shall
have a minimum dimension of 6 ft. x 6 ft. behind the approved setback areas.
8. The existing non - standard brick pavers shall be removed from the public right -of -way
and landscaping shall be installed of the type approved by the Public Works and City
General Services Departments.
9. A full width concrete sidewalk shall be constructed along the length of the Third
Avenue frontage.
10. The existing damaged concrete curb and gutter along the Third Avenue frontage shall
be reconstructed.
11. Any damage caused by the project to all public improvements is the responsibility of
the applicant(property owner, since Third Avenue was recently rehabilitated. The
applicant shall contact the Public Works Department for further details.
12. Per the City Municipal Code, new street trees shall be planted along the Larkspur
Avenue and Third Avenue parkways.
14
Planning Commission Resolution No.
Paqe 5 of 5
13. A new water meter and sewer cleanout shall be installed. If installed at a location that
will be subjected to vehicle traffic, a traffic -grade box/frame and cover is required.
14. All utilities serving this development shall be undergrounded.
15. An encroachment permit is required for all work activities within the public right -of -way.
16. An encroachment agreement is required for the existing sprinkler system within the
Third Avenue parkway.
17. Additional public works improvements may be required at the discretion of the Public
Works Inspector, including the reconstruction of the existing concrete curb access
ramp at the Larkspur Avenue/Third Avenue southeasterly curb return.
45
EXHIBIT 2
LETTER & PROJECT DESCRIPTION
FROM THE APPLICANT
lip
To: City of Newport Beach/Corona Del Mar
Planning department
ATT: Rosalinh Ung
Re: 520 Larkspur Ave
Corona Del Mar
Dear Rosalinh,
RECEIVED BY
PLANNING DEPARTMENT
CITY OF NEWPORT BEACH
AI1G 2 5 2004
718191101111121112A415 6
I would first like to mention your assistance in meeting with my designer Mohsen
Mehrtash and builder Mike Evans. They both spoke highly of your attention to detail and
your efforts in getting my new home through the city approval process.
Having lived in Corona Del Mar since 1945 and raised a family here, my children and
grand children would also love to visit me here. As you are aware the residence is much
beyond repair. According to the planning department's density requirements for this
unusually small lot, the amount of floor space allowed is quite small.
This particular lot was subdivided before my purchase. It is situated on the comer of
Larkspur and Third Avenue. Because of the required 20 -foot front yard setback, which
we will still maintain even with the requested variance taken into account, the buildable
pad is so limited that a "remodeling" effort would not be economically feasible. Taking
into account the current visual deterioration of the structure and our proposals
sensitivities to style, scale and material selection makes a new building much more
attractive for the neighborhood.
After reviewing many options with my designer and builder, we thought of a basement
space to try to give my grandchildren a place to play. Much like a game room. During
this process I instructed Mohsen Mehrtash to try to maintain a look of the old Corona Del
Mar beach house, and attempt to make the basement as unobtrusive from the exterior as
possible. I think Mohsen has achieved that. The basement is not even noticeable from
the outside. Even the hight of the building was lowered to accommodate the entire
basement underground.
In closing, this is a once in a lifetime opportunity come true for me. As you can see from
the package we have spent a lot of time and effort on the aesthetic aspect of the project.
With the way property values are these days and not many more building sites available
in the area, I would very much like to have this project approved by your department.
I, along with my friends/consultants, am available to answer any questions you may have.
Please do not hesitate to contact any of us.
Sincerely,
Mary Jean Simpkins
J^
To: City of Newport Beach/Corona Del Mar
Planning department
Re: 520 Larkspur Ave
Corona Del Mar
Good day,
In regards to the above mentioned project, I'd like to thank the planning department's
staff for partially approving the variances we had applied for. We believe we have
designed a house that is in keeping with the scale of the neighborhood and the aesthetic
spirit of a seaside village that is Corona Del Mar.
The portion of the project that the planning department staff has reservations about is the
basement.
We would like to present a few points in regards to this project and the basement in
particular.
a. Aesthetically the massing of the house is not any different than surrounding homes
with similar lot sizes.
b. The added square footage of the basement does not alter in any way the exterior
massing of the house.
c. The basement does not add additional parking requirement to the house, therefore not
a burden on traffic and parking in the neighborhood.
d. The owner is not a developer and the basement is not being designed to increase any
profitability for the owner. The owner, Mary Jean Simpkins, is the end user.
e. The project enjoys support from various neighbors.
We would appreciate your consideration of the above points in determining the viability
of portion of the project.
In closing, we certainly understand and appreciate the staff's review of the project based
on the current planning codes. But we would also like the staff and the planning
commission to weigh the minimal impact, if any, of the added basement to this project.
I am available to answer any questions you may have. Please do not hesitate to contact
any of us.
Regards,
Mohsen Mehrtash
Mehr Group, Inc.
0(
EXHIBIT 3
PROJECT PLANS
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