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interpretation. Therefore, the Task Force created two new policies. As drafted, new homes in the Downtown Specific Plan Area would be required to utilize one of the existing residential architectural styles found Downtown dating before 1942. The new section is shown below: New residential building design, including the design of replacement buildings for buildings constructed before 1942 which are approved for demolition, should draw upon the primary exterior features of the Downtown's traditional design character in terms of materials, colors, details of construction, and setbacks and should utilize one of the following architectural styles found Downtown dating from pre-1942: Gothic Revival, Italianate, Victorian(Queen Anne, Stick, and Folk), Bay Tradition, Craftsman, Prairie, Mission Revival, Spanish Colonial Revival, Mediterranean Revival, Minimal Traditional, Vernacular Forms, and FHA Minimum House. The other new policy requires the mass and bulk of new single-family homes and modifications to existing single-family homes be compatible with single-family homes in the immediate neighborhood. Compatibility would be assumed if the proposed Floor Area Ratio (FAR) does not exceed the average FAR of the single-family homes in the neighborhood by more than 25 percent. The immediate neighborhood is defined as lots within 150 ft. of the subject lot. Exceptions could be granted if the house design is determined to offset issues created by exceeding the standard or if a representative sample of the neighborhood could not be obtained using the 150 ft. distance. The entire section is shown below: Compatibility of new single-family homes or modifications to existing single-family homes with the immediate neighborhood(i.e., single-family homes on lots within 150 feet of the subject lot) relative to mass and bulk shall be assumed if the proposed FAR does not exceed the average FAR of the single-family homes in the immediate neighborhood by more than 25 percent. In computing the average FAR, only single-family detached homes in PUD and non-PUD zoning districts in the Downtown Specific Plan Area shall be used. The above compatibility standard does not apply to new single-family homes in PUD zoning districts or modifications to existing single-family homes in PUD zoning districts. Exceptions can be granted to this compatibility standard if the specific house design is determined to offset issues created by FAR above this standard or if a representative sample of the neighborhood cannot be obtained using the 150 ft. distance, as determined by the Director of Community Development. In no case shall exceptions be granted to exceed zoning restrictions on FAR. However, variances may be granted subject to required findings and established processes. The Downtown Design Guidelines were also modified to include similar language. Garage Location The Specific Plan currently includes a Residential Design and Beautification policy encouraging garages at the rear of lots and the Downtown Design Guidelines state that detached garages are preferred and should be placed at the rear of sites. The Task Force recommends that the Specific Plan and Guidelines be modified to remove any uncertainty of whether the garage has to be detached and placed in the rear of the lot or if it could be attached and placed at the front of the home. P13-2446/P13-4447/P13-4448 Page - 7- November 13, 2013