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the planned renovation of Stanley Boulevard will eventually eliminate parking on one side of the street and further aggravate present parking conditions. In response to this particular issue, the applicant has proposed the use of a small open space that staff believes can accommodate 2 parking spaces to help compensate for some of the loss. The proposed homes and home sizes are the same as in Option 1, although the lot specifications do differ slightly. He noted there have been some recent developments regarding ownership of the parcel which may make Option 2 less viable. He provided several renderings of the existing home and said there was considerable discussion at the Planning Commission about whether or not it is best preserved. Acknowledging the differences in community opinion regarding which homes warrant protection, the applicant commission a historic study to determine whether the home met the standards for preservation and would be eligible for the California Register of Historical Resources. The study concluded that it was not, largely to do with its integrity. Nevertheless, it is an older building with some interesting architecture that adds to the charm and character of the downtown and staff felt it worthwhile to bring forward and option which helped to support the possibility that it could be retained. Both Options 1 and 2 include a pedestrian connection from the rear of the development to Vervais Avenue and the downtown. The Climate Action Plan calls for pedestrian circulation improvements when creating new cul -de -sacs and, while this is not a cul -de -sac, staff sees it as not dissimilar and a really unique opportunity to make this kind of connection. Mr. Dolan reviewed site plans and streetscapes for both options. He described the project's architecture as a combination of craftsman and cottage style, with varied rooflines and a rich material palate. Home sizes are modest, ranging from 2,200 to 2,600 square feet, and blend nicely with many of the homes one would find in the downtown. Councilmember Brown asked what the normal floor area ratio (FAR) is on a medium density development of this nature. Mr. Dolan said most are developed as part of a PUD and typically range between 50% and 60% FAR. He confirmed that the proposed project ranges between 38% and 71%, depending on which elevation is selected for each lot, and said this is quite typical of some of the infill sites in the! downtown. He noted several with a higher FAR than is proposed for the smaller lots here. Mr. Dolan continued his presentation, stating that net lot sizes range from 3,700 to 5,800 square feet. He noted that several larger lots which back up to the arroyo actually have far less useable space. He discussed the site's existing trees, many of which suffer from unorthodox pruning and are generally of a condition that is not considered worth saving and some of which fall in the path of the proposed development. There are, however, several trees in the arroyo and around the perimeter of the site that are in good condition and will be protected during construction. The proposed conditions of approval require the standard mitigation either through payment into the urban forestry program or tree replacement. He also briefly reviewed the proposal for Lot 12, which includes a unique front facing architecture and wraparound porch on two sides because of its exposure to Stanley Boulevard, and the offer of a dedicated easement should the proposed trail along the arroyo ever be built. Key issues before the Council include selection of one of the proposed options and whether the Council would like to allow a limited change in land use as described and who would be responsible for initiating that process. He noted that the potential for commercial and personal services was not presented to the Planning Commission, but the process to allow it is largely procedural and should go smoothly in staff's opinion. Given that there is a potential buyer for Lot 13, the Council may also want to consider some minor amendments to the language of Condition No. 4. As currently written, the condition requires the applicant to invest $30,000 towards a new roof, exterior paint and landscaping improvements for Lot 13 prior to occupancy of the project units. In order to incentivize these improvements, the applicant would essentially receive a $30,000 credit on the Bernal Park fee ($2,500 per unit) that is charged on all downtown projects. The sale of the lot does complicate the issue somewhat, so staff is suggesting additional language which would revert back the fee to the original Bernal Park Reserve Fund if Lot 13 is sold. City Council Minutes Page 4 of 10 August 20, 2013