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Mr. Steve Brozosky, an immediate neighbor of the Chrismans, stated that a 40% FAR would yield house sizes that are too big for the lots. In discussion of the FAR issue with staff, Mr. Brozosky stated that he feels comfortable with a 25% FAR for Lots 1-5 and a 30% FAR for Lots 6-10. Staff notes that the calculation of FAR and the size of homes are directly related to the lot size, therefore, the smaller lots would not be able to have the same maximum home size as a larger lot. The Planning Commission requested additional information related to other development in the surrounding area. The Greenbriar Homes "Chateau Estates" across Vineyard Avenue Trail consists of 26 production homes. The lot sizes range from 12,911 square feet to 24,981 square feet. The home sizes range from 3,871 square feet to 4,183 square feet with a garage size between 718 square feet and 800 square feet. Chateau Estates has a similar density as the proposed development; however, the lot and home sizes are proportionally smaller than the proposed development. Table 2 above provides a calculated range of FAR for the production homes ranging from 21.7% to 38.95% including the garage square footage. Similarly, applying the now proposed exemption of 600 square feet of garage area, the FAR results in a calculated range from 17.6% to 32.5%. In either consideration, the City Council supported and approved the production home sizes; this approval was not based on FAR, but more specifically on home sizes and siting on the proposed lot layout. Staff initially recommended to the Planning Commission consideration of a 40% FAR based on the calculation noted in the Phase 1 Silver Oaks Estates design guidelines (pg 7-8) in order to maintain consistency in home size, style, and detail with the previously approved modification establishing those guidelines. At the Planning Commission hearing, the applicant's representative, Jim Happ, noted that the Chrismans could support the size of homes established for the lots for production homes, could support a calculated FAR ratio approved for the production home development as noted above, whether the garage area was exempted or not. Staff has considered the question of home size related to FAR and recommends that Lots 1-5 have a FAR of 25% due to having a greater visibility to Vineyard Avenue. Likewise, because Lots 6-10 will be screened by Lots 1-5, these lots could have a FAR of 30%. In each calculation staff would recommend excluding 600 square feet of garage area. Staff notes that the FAR would be taken from the gross square footage of each lot. With staffs recommendation, the following table shows the potential home size and the overall building area for each lot: Case No. PUD-OS-02M 7 Planning Commission