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design it to just what the standards are. Unless there's some unique circumstance and I'm not seeing that testament here. So, we discussed height earlier, but after that preface, my question for Ms. Hardy specific to FAR, is there any way you would be able to help us meet the standard of 40% without having a major impact on your development. I think it's a nice development and it deserves to be there personally, but is there a way you can work with us on that so we don't have that being used as a precedent of 45% or have other homeowners come and say you forced us to 40 %, why is this project at 45 %? Hardy: Thank you Commissioner Allen. The Commissioner and I have had conversations about FAR on other projects as well so I'm familiar with Nancy's comment, and I'm going to answer your question but I also again want to reiterate that you know because it is a PUD, I don't see the .45 as necessarily being a deviation or modification or fudging or anything like that because I think these are appropriate given proportion and scale to the size of the lots on the site. Now, having said that, our development standards table with the exception of lots 1 -5 which we pre - plotted and committed to the Cindy Way neighborhood, shows a combination of the various plans and on Plan 2 with and without the bonus room, and what those resulting FARs would be. That gives us the ultimate flexibility when we go to plot and we consider lots of things about variation, streetscape, buyer preferences and things like that, and just getting a good overall mix of the plans. I'm doing some quick numbers here while listening to and anticipating your question, we could plot the houses in the first phase, the total of the 16 lots, again, setting aside the Lots 1 -5 that are committed for, and using all of the plotting to achieve an overall .40 FAR. We could do that. But then again, I would also add too that again, this is a little unique and I think staff said it as well, is even on the zoning ordinance, it defines FAR as being the relationship of habitable floor area to your gross parcel area. In this case, there was a guideline established I think by a previous Commission to include a portion of the garage that is over 600 square feet in area. We're taking non - habitable floor area and applying that, just like you would with habitable area, to result in the FAR. So, maybe it's not unique in some of the projects that have preceded this one in the last couple of years, but just be mindful of that as well. Again, we have looked at some plotting. We think we put in a good mix that would work with us and still not achieve an overall FAR to exceed .40. Commissioner Allen: Thank you. Commissioner Nagler: Could I just ask, what would you change in order to have it calculate? Hardy: Just to get down to planning, we went through each one of these lots and said, well, does a Plan 1 work here? Does Plan 2 or 2X work here? And does it meet what we need in terms of our overall mix based on our budget? Does it fit with a good variety of streetscape, you know, is it a good match of house size to the lot. We've done all of that and we think we have a workable mix here. It's not ideal, but it's doable. PLANNING COMMISSION MINUTES, March 23, 2016 Page 15 of 46