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Given the irregularly-shaped lots, staff recommended that the applicant create building envelopes for each lot rather than identify minimum setbacks, as it would be difficult to designate the front, side, and rear yards for each lot. The proposed homes and accessory structures would need to be located within the defined building envelope area on each lot. 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, allowing for substantial open space buffers around each new residence. Given the hillside setting, staff believes it is necessary to limit the total building area allowed on each lot. As proposed, the building areas (encompassing the house and garage square footage) are 6,177 square feet on Lot 1 and 6,370 square feet on Lot 2. The existing Silver Oaks development (PUD-84) to the north 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 existing Winding Oaks development (PUD-54) to the east of the project site allows for a house size ranging from 5,425 square feet to 9,361 square feet on building envelopes varying from 12,332 square feet to 21,772 square feet. For the proposed development, staff recommends that a maximum building area of 7,500 square feet should be allowed on Lot 1 and a maximum building area of 7,000 square feet should be allowed on Lot 2. These proposed maximum building areas are based on the proposed house plans, with allowances for modestly-sized future additions and accessory structures. Staff has discussed the proposed maximum building areas with the applicant, and the applicant is agreeable to the limits. Building Height The VACSP allows primary buildings in the HR District to be two stories and 30 feet in height below elevations of 540 feet. Above that elevation, buildings are limited to one story and 25 feet in height. The proposed home on Lot 2, which would be located below 540 feet, is a 29-foot-tall, two-story home, meeting the requirements. The proposed 28-foot 4-inch tall, two-story home on Lot 1 would be located above an elevation of 540 feet and does not meet the height and story requirements. The VACSP states that flexibility in applying site development standards such as building height may be granted to allow for unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan. It further indicates that minor variations in lot size, building setbacks, and building height may be permitted subject to the PUD development plan approval process where necessary due to physical site conditions. As proposed, the second floor of Lot 1 covers approximately 22% of the first floor area and is significantly smaller than the first floor. Additionally, the proposed home would not be visible from nearby streets, but would be visible from the rear yards of homes on Gray Fox Court. The photo simulations prepared for the project use the view from the rear yard of 2832 Gray Fox Court and show only a minor visual difference between a 28-foot 4-inch residence (as proposed) and a 25-foot residence. Therefore the slight deviation is allowable height is considered acceptable and consistent with the intent of the VACSP. The photo simulations for both homes are part of Exhibit B in Attachment 3. Staff recommends a condition prohibiting additions on the second floor of Lot 1 to prevent any future changes to the Lot 1 residence that would increase its prominence. Page 5 of 7