Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Design Review topic
No spam. Unsubscribe anytime.
Addition at 386 N. Almanar approved after neighbors and architect negotiate privacy mitigations
Summary
The commission approved PLN26‑013, a 648 sq ft rear addition at 386 North Almanar (5‑0). Neighbors raised privacy concerns about new east‑facing upper‑story windows; commissioners and the applicant discussed mitigation options (raised sills, reduced glass area, landscaping, obscured glass) and neighbors’ COAs were entered into the record.
The Larkspur City Planning Commission voted 5‑0 to approve PLN26‑013, a proposal to add 648 square feet to an existing 2,814 sq ft house at 386 North Almanar Drive. Staff described the rear addition — roughly 305 sq ft at the lower level and 343 sq ft on the second story — and recommended approval with findings, conditions and a CEQA class 1 exemption.
The project team (architect Alex and owners Kevin and Hana Schwaba) said the addition was sited to minimize grading and disturbance to the steep lot and that modulation in materials and roofline would limit perceived massing. The architect provided a numerical accounting of existing vs. proposed east‑elevation glazing: existing window area on that face totaled about 61 sq ft, while the proposed elevations raised that to roughly 112 sq ft (an increase of about 51 sq ft, or ~51%), with much of the increase providing kitchen/dining natural light.
Downhill neighbors at 378 N. Almanar said the house’s orientation and lot geometry made them uniquely vulnerable to new upper‑story windows that look directly into their primary backyard and pool. They asked for specific mitigation: reduced glass exposure on the downhill‑facing upper windows (they proposed a 30% reduction), higher sill heights, landscape screening, and construction‑period controls (they asked that a skid steer be used for demolition to avoid protracted hand‑demo noise). The neighbor’s detailed COAs were read into the record and staff agreed to include them in the project file; staff noted that certain items (drainage pipe sizing and some engineering) fall under building/engineering review rather than planning commission authority.
Commissioners discussed options such as raising the dining‑room sill, frosted or obscured lower‑third glazing, Roman shades, and peripheral planting. Several commissioners observed that an existing deck at the site already allows some views into the neighbors’ yard and that enclosing part of that area could reduce vantage points; they encouraged continued coordination between applicant and neighbor to identify feasible, documented mitigation.
After deliberation, a motion to approve PLN26‑013 as presented carried 5‑0. Conditions of approval will be finalized during permit review, and the decision is subject to a 10‑day appeal period.
