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As stated in the Planning Commission staff report, the size of the home if the proposed addition were constructed would be 2,607 square feet, reaching the maximum floor area ratio permitted of 40 %. The range of the sizes of homes shown in Figure 8 varies in terms of both square footage and expressed as F.A.R. The square footage varies between approximately 1,405 square feet to approximately 2,911 square feet and the F.A.R. varies between approximately 18.76% and approximately 34.98 %. The proposed project would have the highest F.A.R. of the homes within this 300 -foot radius, but would not be the largest home in terms of square footage. The proposed project would be the only two -story home within the 300 -foot radius. CC &Rs During the Planning Commission meeting, the applicants distributed a copy of the CC &Rs for their portion of the Val Vista development. Item number 5 on the first page states that "no building ... shall exceed two and one -half stories in height." While the members of the Planning Commission did not discuss the CC &Rs in full detail, one of the members commented that the CC &Rs indicate that a two -story home is allowed, but is not written in language that is explicitly permissive and does not necessarily make two -story homes a right. The City does not enforce CC &Rs, but the relevant language that appears in this document is attached to this staff report as Attachment 6 for review by the City Council. OPTIONS FOR CONSIDERATION The City Council has several options in considering this appeal and the proposed project. The following are options the City Council may wish to consider and /or discuss. Option No. 1: Uphold the Appeal and Deny the Proposed Project This option would entail that the applicants may not construct the project as proposed. Option No. 2: Deny the Appeal and Approve the Project as Proposed, Subject to Conditions of Approval This option would allow the project to be constructed as proposed, subject to the conditions of approval outlined in the attached resolution. Option No. 3: Deny the Appeal and Approve the Project as Proposed, Subject to Conditions of Approval That Include Mitigation Measures Offered During Mediation This option would allow the project to be constructed as proposed, subject to the conditions of approval outlined in the attached resolution in addition to the following conditions: 1. In order to allow for additional sunlight in the Perry residence, the applicants shall provide payment for the cost to purchase and install one skylight in the front room of the Perry residence. The amount of the payment shall be determined by the lowest of three bids obtained by the Perrys for the time and Page 13 of 15