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Staff recommends that the total building area (including main structure and second unit, but excluding 600 square feet of garage area) be limited to a maximum of 7,000 square feet. This recommended 7,000-square-foot limitation would allow for modestly-sized future additions. Table 2 below shows the recommended floor area for the proposed lots. Table 2: Maximum Square Footage Calculations Lot Lot Area Living Area Garage Recommended Square Footage No. (Main home Areas Maximum Floor Area Available for Future and Second Combined Additions Unit) 1 62,686 sq. ft. 5,674 sq. ft. 1,158 sq. ft. 7,000 sq. ft. 768 sq. ft. 2 57,839 sq. ft. 5,752 sq. ft. 1,214 sq. ft. 7,000 sq. ft. 634 sq. ft. 3 67,226 sq. ft. 5,735 sq. ft. 1,785 sq. ft. 7,000 sq. ft. 80 sq. ft. Creekside Development Limits and Maintenance Requirements The northernmost residential property lines are generally located at the top of the southern bank of the Dublin Creek. Consistent with the Alameda County Watercourse Protection Ordinance and as conditioned, no new grading or development would be allowed within 20 feet of the top of bank or the edge of riparian vegetation (labeled Limit of Riparian Corridor on plans), whichever is further from the creek centerline. Staff has identified this line as the Creek Setback Line in Figure 4. This 20-foot setback area will be required to be designated as a permanent easement in which no development is permitted on the final minor subdivision map. All rear yard setbacks, including second units and accessory structures, will be required to be measured from the edge of the easement area, and not the property line. As proposed, the home on Lot 3 is only located 13 feet from the creek setback line. Staff has included a condition of approval requiring that plans submitted for permits be revised to show a minimum 20-foot riparian area setback to the home. This easement area will also include an access easement allowing for creek maintenance. The three residential properties and the church will be required to enter into a private maintenance agreement to allow for church access to both sides of the creek for maintenance. Church Parcel Staff has included a condition of approval requiring the applicant to provide a site-specific open space management plan for the open space areas to remain on the church parcel. The purpose of the open space management plan is to address the long-term maintenance and ecological requirements of these areas, including fire prevention measures and creek maintenance/protection. The condition requires that the applicant provide the plan, subject to review and approval by the Director of Community Department, Fire Marshal, and the City Attorney's Office prior to issuance of a building permit. Architectural Design The proposed traditional architecture would be compatible with the style of homes found in the surrounding neighborhoods and with the semi-rural character of Dublin Canyon Road. Architectural design features include a mixture of moderately- and steeply-pitched roofs, recessed windows, varying sizes of windows with some arch elements, and a mixture of stone, smooth-troweled stucco, and horizontal siding. . Side-entry garages are proposed with garage doors facing the proposed private street and not directly at Dublin Canyon Road. The proposed color palettes include earth-tone colors that would allow the buildings to blend in with PUD-114, 11 300 Dublin Canyon Road Planning Commission Page 10 of 15