05-16-2016 Planning Commission Packet

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#16-3815 16 May 2016 Page 2 of 3 which allows up to 1,500 square foot footprint for properties less than or equal to 10,000 square feet. Option 2 could allow these properties up to 3,900 square feet (1,500 x 2.6=3,900). FAR would exclude a basement, so the definition of basement would still be utilized. If properties over 2.0 acres are not limited to a specific FAR level the basement determination on 2+acre lots becomes irrelevant;the same applies with the Option 1 scenario where the number of stories limitation is eliminated. Meaning, a home on a property exceeding 2.0 acres may indeed become a 3-story home as currently defined, however the 30-foot height limit will still apply.Staff briefly considered a graduated FAR limit based on lot size if Option 2 is preferred, however establishing a limit on the footprint/size of homes where there is currently have no limit may appear to be an overreach. Option 2:What would the appropriate FAR level be?Would it be graduated? The City's current 15%footprint limit combined with the 2 %story maximum result in a FAR of 0.39. Hardcover and setbacks further limit the footprint size. Because a change in the massing levels wasn't directed, staff suggested establishing FAR for properties 10,000 square feet up to 1.99 acres at 0.39. For the reason listed above staff is not proposing a FAR for properties exceeding 2.0 acres. Option 2: How would FAR be calculated?What is included? Commonly FAR is calculated using the outer dimensions of the principal structure at each level. Attached garages are included; basements and non-habitable attic spaces are often not included. As staff was working through real world examples it became clear that due to the uniqueness of home designs some alternatives should be discussed, such as: 1. Open porches. 2. Enclosed porches/covered balconies. 3. Decks. 4. Rooftop decks. 5. Breezeway Connections. 6. Bay windows. 7. Chimneys. 8. Exterior steps and ramps. 9. A portion of the home with a basement floor level sport court with two story height. Although it technically could be considered part of the basement which would not be included in FAR,the two story height impacts bulk/massing. 10. Bonus room over garage. Depending on the home's layout the bonus room could be a separate standalone level, or it could be on the same level as the 2"d story of the home. Staff recommends counting attached garages and all habitable space above a basement, as defined by the building code. Basements where the ceiling height is greater than 14 feet (the above sport court example) should also be counted toward FAR. Both Options: How should Accessory Buildings be handled? The Code outlines limits for maximum accessory building size as well as a maximum total accessory building footprints based on lot area. Currently, accessory buildings and principal buildings all contribute to the 15%structural maximum. Under Option 1, staff suggests no change.