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26 that makes a building look big or small. Robert Avilas, Architect for Mr. & Mrs. Brobst, Lot 26, pointed out that he worked to provide a house that fit the specific site using the criteria that was outlined in the standards. He received positive feedback from the City staff. They did review the size with the consulting architect and in terms of square footage, it was not an issue nor was the height. For the last seven to eight months they've been at a standstill because the Design Review Board did not have a clear understanding of what medium means. "The house has a 14.9% FAR, which was well within the definition of what would be considered medium. They asked for Council's support. Bruce Springer clarified that the Mr. & Mrs. Brobst have been actively working with the City since May and square footage never became an issue until recently. This should have been mentioned from the beginning. To now make a modification to their plans will be at a considerable expense. If medium is looked at from value, the lots were originally offered for as much as $750,000 per property. The highest value of property sold to date was $580,000. The industry ratio for house to property is 2.4 to 1, and using that ratio, a lot which costs $580,000 should be entitled to a 9,700 sq.ft house. He recommended that 10% of a lot size be the minimum and that 25% would be the maximum. He indicated that if this item was approved per staff recommendation some of the properties would be reduced as much as 20% in their house size. They are.concerned of any devaluation of the properties which may effect the financing plan. He added that the property owners proposed that the staff's recommendation be amended as follows: that small be defined as 10- 15% of lot size, medium 15-20%, and large 15-25%. The garage should not be included in the square footage. Since the lots vary in size, using a percentage was a way to insure the house maintains its proportionality to the lot area. Ms. Mohr asked Mr. Springer if his intent was for this to be relative only to the high impact, high visibility lots. Mr. Springer answered yes. Mr. Butler asked Mr. Springer if he was in favor of the Council developing guidelines. Mr. Springer answered yes, the more guidance given through the design process, the easier it would be. At the same time, they would not like to see those guidelines used as rules and regulations because there are always exceptions. 1/7/92 26