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Planning Commission: Development Standards • May 27, 1998 page 2 1. Should garages be permitted to be attached to (or even perhaps associated with) secondary dwellings? And should they count against the 1,000 square foot limit? 2. Should basements be allowed within a secondary dwelling, or should the basement square footage be counted against the 1,000 square foot limit? 3. Does increased habitable area affect"affordability" of second units? The comparison with other cities provides little input into these issues, other than outlining maximum sizes and in some cases height of second units, intended generally to insure that secondary dwellings are "subordinate" to the main residence. It is staff's understandings that other cities deal with the concerns outlined above on a case by case basis. Height of Single Story Structures The Town's Site Development Code and Design Guidelines allow the Planning Commission and/or Council to limit development to a single story in height on ridgeline or highly visible lots, but the height of single story structures is not defined. Also, there has been concern that, under the Town's regulations, even a single story home could be proposed at or near the maximum 27 foot height. Most other communities in the comparison matrix do not require single story structures by Code, other than for accessory buildings. Heights for accessory buildings are limited in those cities to a maximum of 15-17 feet. A subcommittee of Council and Commission members considered the issue of single story height in 1996, and attached are some sketches showing how either single story or two story structures can be designed to approach 27 feet in height. The subcommittee determined that perhaps the issue was related more to "floor area", as the Town allows up to 17 feet interior floor to ceiling heights, plus attics, without counting as additional floor area. Draft language was developed (also attached) which would require floor area to be counted twice if the floor to roof height exceeds 17 feet, regardless of attic space. This would limit-single story structures to a maximum of 24 feet. The Commission should consider whether it wishes to specify a height limit for single story buildings, or to relate height to floor area, or both or neither. Exterior Colors The recent concern regarding the exterior colors of a new home on Miranda Road has raised the issue of not only what colors are allowed by the Town's policies,but how those colors are combined. The Town's current Code and policy language are attached. Staff has suggested to the affected residents that it may be appropriate to add language to the policy that allows greater discretion to deny or require public review of color choices if unusual combinations are proposed. In the development standards comparison, the cities which require review of colors generally do so without specific limitations, like light reflectivity (LRV), but with more general language, such as "earth tones". In most instances, that city's design review board then considers the proposed exterior colors at the time of design review. Two jurisdictions have LRV requirements in limited geographic areas of the community (hillside zones).