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Planning Commission Lands of Harari April 8, 1998 Page 2 DISCUSSION Site Data: Net Lot Area: 1.031 acres Average Slope: 9.7% Lot Unit Factor: 1.031 Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Remaining Devel. 15,465 14,200 0* 14,200 1,265 Floor 6,186 6,063 0* 6,063 123 *Existing floor and development area to be removed. Site and Architecture The applicant requests approval of a Site Development Permit for a new two story residence with 1,845 square feet on the second story, 2,528 square feet on the first floor and 822 square feet on the lower level. A 3 car garage with 868 square feet is proposed attached to the residence. The second story would cover 54% of the first story area (including the garage). The applicant has included a 1,710 square foot sport court to be approved with the plans. The neighboring properties along Miraloma Way are a combination of newer two story and older one story residences. The maximum height of the house on a vertical plane would be 26.5 feet, although the roof heights range from 16 to 18 feet at the south side of the residence to 24 feet at the garage. The height of the residence from the lowest to highest point would be 30 feet, as the basement area is counted toward the height and floor area of the residence. The height as indicated on the plans (25 feet) has been measured to the exterior grade rather than the building pad, which explains the discrepancy between the figures. It should be noted that the elevation drawings are not to scale and the heights are limited to those shown on the plans, not the scaled height. Story poles have been erected on the site outlining the new residence for the Commissioners' review. The exterior materials proposed for the residence are wood board siding and stone veneer with a composition shingle roofing and wood trim around the windows. The residence would be visible from Miraloma Way, although several of the existing plantings would help to screen the new residence. There are a number of architectural features, including the varying rooflines, bay windows, banding between the floors, the proposed mixture of materials and several indented areas of the proposed new residence, which would help to reduce the appearance of bulk of the house, especially from neighbors' views. The applicant has designed the residence with a steeply pitched roof which helps to conceal much of the second floor area. The area above the garage includes storage area within the roof that would not be included toward the floor area, although the height of the storage area to the roof is greater than 7 feet in some portions, in spite of the ceiling. Therefore, the area with an interior height greater than 7 feet to the roof would count as floor area. Staff has added a condition (#1) that the floor area of the storage space be reduced or added to the MFA.