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separation between the two-story walls of the new house to the one-story wall of 215 Neal Street. • Floor Area Ratio (FAR): 40% maximum, measured by adding the total area of the homes (205 and 215 Neal Street) and accessory buildings on the lot, excluding garage areas used for required off-street parking, divided by the lot area. 1,594 square-feet (215 Neal Street) + 114 square-feet (accessory building behind 215 Neal Street) + 1,844 square-feet (proposed residence) = 3,552 square-feet/9,428 (lot area) = 37.68%. • Parking: A single-family dwelling is required to provide two off-street parking spaces, one which is covered (i.e., in a garage or carport) with tandem parking and parking in the front yard setback not being allowed. Attached single-car garage with uncovered tandem parking located in the front yard setback. Staff notes that 205 Neal Street currently has two existing, nonconforming uncovered tandem spaces along the west side of the house. This existing, nonconforming condition could have remained if these spaces were not removed or altered. Since the applicant is removing these spaces in order to accommodate the proposed house, the new parking spaces must conform to current Codes. Given the development standards, the proposal would require the following Variances from the Pleasanton Municipal Code: • Reduce the front yard setback from the required 23-feet to 20-feet for the new house. • Allow tandem parking. Staff notes that the Variance for the tandem parking is required because the existing non-conforming tandem spaces are being removed. If the existing, non-conforming tandem parking spaces were not altered, a variance would not be required. However, it is not feasible to retain the existing tandem parking given the proposed setbacks of the home and an alternative design would be required to accommodate the existing tandem parking. • Allow a required parking space in the front yard setback. Staff notes that Mr. Huff is of the opinion that a Variance is not required for reducing the front yard setback from the required 23-feet to 20-feet. Section 18.84.080.8. of the PMC states: "Where sites comprising 40 percent of the frontage in a R district on a block are improved with buildings, the minimum front yard shall be the average of the minimum front yard depths for structures other than garages or carports on each developed site in the district on the block. In computing the average, a depth of 10-feet greater than the minimum required front yard shall be used for any site having a greater yard depth." P11-0709/P11-0717, 205 Neal Street Planning Commission 15 of 18