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Review Procedures The proposed guidelines state the design review procedures for these homes. The first review stage is peer review provided by the subdivision architect, Gorny Associates. After this stage is completed and the subdivision architect has approved the design plans, formal application for design review approval by the Zoning Administrator would then be made to the Planning Division. With the notification of the Zoning Administrator's action sent to the Planning Commission, staff will provide the approval letter, conditions of approval, and the plan set including colored building perspectives and building elevations. Development Standards The proposed development standards for Lots 1 through 4 are stated in the building design guidelines. Given the large area of these lots, staff believes that the buildings on these lots can be located up to the building envelope lines given the proposed separations between building envelopes and property lines, and that the setbacks should be based on the separations from slope banks, swales /seeps, and the geotechnical building setback lines, i.e., the minimum building setback should not allow a house to encroach into these sensitive areas of the site. Therefore, staff recommends the following uses and site development standards: a. The permitted and conditional uses of the R -1 (One Family Residential) District as described under Chapter 18.32 of the Pleasanton Municipal Code. b. Development Standards for Primary Structures and Accessory Structures: The following building setback and height standards shall apply to the primary structures, additions to primary structures including second units, and accessory structures on these lots: Building Setback All paving, ornamental landscaping, and structures including pools shall be contained entirely within the building envelopes. There are no setbacks per se from property lines or from the edge of the envelope. A minimum 10 -foot setback is required from any structure to the drip line of any existing tree that will be required to be preserved. This setback standard is consistent with the wildland fire management plan. Paved surfaces may extend to the edge of the tree's drip line but may not be extended underneath the tree's canopy areas. Maximum Floor Area Ratio (FAR) 8,500 square feet, exclusive of 700 square feet of garage area, whichever is less. (Note: Garage floor area over 700 square feet will be added to the building floor area.) Maximum Height/Open and Enclosed Accessory Structures 15 feet. The maximum height for any accessory structure shall be measured vertically from the lowest point of the structure to the highest point of the structure. (Note: The floor area for enclosed accessory structures shall be included in the sites' floor area ratios.) The final copy of the revised guidelines will be based on the detailed engineering drawings and incorporating the approved PUD development plan conditions plus the requirements of Item 6.b., PUD- 87- 19 -03M Page 24 of 37 April 28, 2010