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Several retaining walls are proposed within the project area. They would be located on the east side of the private road and on the east and west sides of the proposed building envelopes. As proposed, none of the walls would be more than five feet in height. The applicant has not yet specified the material for the retaining walls. In order to minimize the visibility of the walls, staff recommends that they be stone-faced to match the recently- constructed retaining walls located to the west of the project site at Silver Oaks Hillside. In addition, staff recommends that evergreen shrubs be installed on the west side of the retaining walls to help reduce their visibility when viewed from the residential properties to the west on Gray Fox Court. Staff has included recommended conditions of approval to address these items. Proposed Homes Home Size and Maximum Building Area. The proposed building envelopes on Lot 1 and Lot 2 are approximately 28,941 square feet in area and 21,971 square feet in area, respectively. The proposed building areas (encompassing the house and garage footprints) are 6,177 square feet on Lot 1 and 6,370 square feet on Lot 2. The building envelope defines the area where the home and accessory structures could be located. Staff believes it is necessary to limit the square footage that would be allowed on each lot so that the overall building area would be appropriate for a hillside development. The Silver Oaks Hillside development (PUD-84) to the northwest of the project area allows 8,500 square feet of habitable area and an overall building area of 10,000 square feet on each lot. The Winding Oaks development (PUD-54) to the east of the project area allowed for a house size ranging from 5,425 square feet to 9,361 square feet on building envelope areas varying from 12,332 square feet to 21,772 square feet. For the proposed development, staff recommends that an overall maximum building area of 7,500 square feet be allowed on Lot 1 and an overall maximum building area of 7,000 square feet be allowed on Lot 2. These proposed maximum building areas are based on the proposed site plans and potential for future additions within the proposed building envelopes. As proposed, the maximum square footage would allow a future addition of approximately 1,323 square feet on Lot 1 and approximately 630 square feet on Lot 2. Staff has discussed the proposed maximum building areas with the applicant, and the applicant is agreeable to the limits. Table 3 shows the maximum floor area calculations. Table 3: Proposed Maximum Overall Building Area Lot 1 Lot 2 Proposed Maximum Overall Building Area 7,500 sq. ft. 7,000 sq. ft. Proposed Building Area (house and garage) 6,177 sq. ft. 6,370 sq. ft. Square Footage Available for Future Additions 1,323 sq. ft. 630 sq. ft. Each proposed home would have a four-car garage. The proposed driveway area in front of the garage is approximately1,800 square feet, which could accommodate approximately five to eight additional vehicles; no other area within the project site would be available for guest parking. Case No. PUD-116, 88 Silver Oaks Court Planning Commission Page 9 of 16