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Staff believes that the garage location, incorporated into the home, but set back slightly, is not consistent with the garage locations preferred in the DTSP and DTDG. Design and Beautification Policy 17 (page 76) of the Downtown Specific Plan also states: "Protect the established size and spacing of buildings in residential neighborhoods by avoiding excessive lot coverage and maintain appropriate separations between buildings." The proposed home would be located on a lower pad from the house located at 215 Neal Street, approximately 2,808 square-feet in size, that has the appearance of and function as an independent lot. The massing of the proposed house in relation to the building area of this lower pad, in staff's opinion, is not consistent with the DTSP policy. This issue is discussed further in the floor area ratio (FAR) section below. Floor Area Ratio (FAR) As discussed in the "Site Description" section of this report, the subject property consists of two separate single-family dwellings on one parcel. A retaining wall bisects the property giving the appearance that the two homes are independent of each other and on separate properties. As proposed, the FAR for the overall subject site is 37.68%; below the maximum 40%. If the two structures (205 and 215 Neal Street) were treated independently, with the retaining wall being the common side property line, the subject house (205 Neal Street) would be located on an approximately 2,808 square-foot "parcel" and contain an approximately 1,844 square-foot, two-story home and, thus, would present itself as a home with a FAR of approximately 65.6%. The adjoining home, 215 Neal Street, would be located on an approximately 6,620 square-foot "parcel" and contain an approximately 1,594 square-foot, two-story home with an approximately 114 square-foot accessory structure and, thus, would have a FAR of 25.8%. (Staff notes that the PMC requires accessory structures to be included in the in FAR calculations.) The homes immediately adjacent to the subject site have FAR's less than 40% (please refer to Figure 8 on page 11). As proposed, appearing as if the home is located on an independent lot, the relationship of the proposed building to its site is not appropriate. Staff does not object to a two-story home, but staff believes that the home should be reduced in size given the proximity of the proposed structure to the adjacent structures on-site and at 4512 Second Street. Please refer to the next page for Figure 8 P11-0709/P11-0717, 205 Neal Street Planning Commission 10of18