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Staff Report to the Planning Commission Lands of Clow 27660 Central Drive September 7,2006 Page 2 of 8 Floor Area and Development Area: Area(sq.ft.) Maximum Existing Proposed Increase Remaining Development 7,500 10,199* 10,198 -1 0 Floor 5,000 4,923 4,999 .76 1 Basement (821) *Legal non-conforming development area Site and Architecture The applicant is requesting approval of a Site Development Permit to construct a 897 sq. ft. parking garage beneath an existing patio southeast of the main residence. Since the proposed basement garage is not located directly below a building, it must meet the definition of a bunker in ordertobe exempt from floor area calculations. A portion of the structure (76 sq. ft.)is above the adjacent natural grade and counted as floor area. Pursuant to the Section 10-1.208 of the Zoning Code:' - "Basements including cellars and bunkers, which are not located within the footprint of the building above, may be permitted by the Planning Commission when it finds that such structures do not encroach in setbacks, are a minimum of 18 inches below natural grade, are wholly underground except for required exiting, lighting and ventilation and are counted as development area except when placed under a surface already counted as development area". 1. Setbacks-The proposed basement garage is located outside the required setbacks. 2. Elevation-In order for proposed garage to meet the bunker requirements stipulated in the ordinance, the finish ceiling of the garage should be 18" below natural grade (EIA79.5 or lower). To ensure compliance with the basement ordinance, staff has included a condition of approval requiring the property owner to submit a letter stamped and signed by a licensed civil engineer or land surveyor certifying the elevation of the garage prior to final inspection (Condition#4). 3. Daylighted Bunker-The basement garage is wholly underground except for the west elevation where it is daylighted for required access. Although the extent of excavation required to accommodate the garage access is beyond that of a typical bunker, given the size of the surrounding parcels in this area (2+ acres), the landscape screening, and the fact that the daylighted portion of the basement does not face a road right-of-way, the project would have minimal negative impacts to the adjacent neighbors.