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PUD-42, Primary Structure Standards North Sycamore Parcel One~ ParceITwo ParcelThree ParcelFour Specific Plan Minimum Lot Area 15,000sq. ft.~ 19,676sq. ft. 18,171sq. ft. 17,896sq. ft. 24,341sq. ft. Minimum Lot Width 100 ft. 133 ft. 137 ft. 133 ft. 133 ft. Minimum Lot Depth 125 ft. 144.5 ff 133 ft. 133 ft. 183 ft. Setbacks: Front 25 ft. 25 ft.2 25 ff.z 25 ff.z 25 ft.2 One Side/Both Sides 5 ft./30 ft. 15 ft./30 ff.z 15 ft./30 ft.2 15 ft./30 ft.z 15 ft./30 ft.4 Rear 25 ft. 25 ft. 25 ft.z 25 ff. 30 ft. 40% 30%~ 30%3 30%~ 30%~ Floor Area Ratio 5,903 sq. ff. 5,451 sq. ft. 5,369 sq. ft. 7,302 sq. ft. Maximum Height 30 ft. 30 ft. 30 ft. 27 ft.s 27 ff. PUD-42, Accessory Structure Standards R-I-20,000 ParcelOne~ ParcelTwo ParceIThree ParcelFour District Maximum Height 15 ft. 15 ft. 15 ft. 15 ft. 10 ft. ;ide Yard 3 f. 3 ft. 3 ft.z 3 ft.z 3 ff. Rear Yard 5 ft. 5 ft. 5 ff.z 5 ft.z 20 ft. Exiting house and accessory structures. For Parcel Two and Parcel Three, there shall be a minimum 10-foot setback from the top-edge of the bank of Sycamore Creek or a 25-foot setback from the centerline of the creek, whichever is greater. The mini- mum frontyard and/or sideyard setbacks shall be measured from the edge of Sycamore Terrace. The Floor Area Ratio includes primary and accessory structures but excludes up to 600 square feet of ga- rage area. Portions of garage floor area over 600 square feet would be included in the FAR calculation. All primary structures on Parcel Four shall maintain a minimum 45-foot setback from the north property line. Or 407 feet NGVD whichever is less. Staff questions the maximum floor areas for these lots equaling 5,903 square feet for Parcel One, 5,451 square feet for Parcel Two, 5,369 square feet for Parcel Three, and 7,302 square feet for parcel Four. For comparison, the largest home in the nearby Greenbriar development is ap- proximately 4,500 square feet in area. Staff believes that an absolute floor area limit, excluding the garage area, of 5,000 square feet should be placed on Parcels One through Three and 5,000 square feet should be placed on Parcel Four and has conditioned the application. Although lar- ger than the Greenbriar homes, staff believes that the locations and size of the proposed lots would warrant the extra floor area. The existing second unit exceeds the 15-foot height limit for accessory structures and for sec- ond-units by 18-inches. It would become a legal nonconforming use and would continue to ex- ist until it is demolished by the property owner. As conditioned, the development standards for open structures, e.g., patios, arbors, porte cocheres, etc., would be those outlined under Section 18.84.120, Projections Into Yards, of the Pleasanton Municipal Code. ~dt~-6~-al. PUD-42 and PSP-08 Page 9 of 18 February 9, 2005