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9.A. - Page 7 <br /> issues. The analysis in Attachment 3 contains maps showing the difficulties of applying <br /> parcel-by-parcel house size limits. <br /> Reduced flexibility- Hard floor area limits reduce the flexibility of property owners to <br /> design homes for their family needs. Discussion at workshops centered on the tension <br /> between maintaining existing neighborhood character (and existing home sizes) and <br /> property owner's desire to expand. Creating a formula that sets maximum house size <br /> undermines flexibility and can create serious impacts on property owners. This also <br /> potentially conflicts with the fourth purpose statement, which supports accommodating <br /> diverse family needs and allowing reasonable home sizes. <br /> Nonconforming properties- Instituting a strict limit will create nonconforming properties. <br /> Existing homes sizes vary widely in the hillsides, ranging from the modest 1,500 square <br /> feet to much larger 4,000 or 5,000 square feet homes. To establish a limit on <br /> neighborhoods with an existing range of home sizes will create nonconformities, despite <br /> careful crafting of criteria. Nonconforming properties are allowed to remain, but any <br /> addition or expansion is prohibited. Instituting regulations with a potential to prohibit <br /> home expansion is a significant undertaking, with a high probability for property owner <br /> concern. The potential value of a floor area limit is undermined by the possible negative <br /> effects of creating nonconformities. <br /> Floor area limits do not guarantee good design, construction quality or safety- <br /> Community discussions of home compatibility focused on design and safety. While <br /> design and safety can be partially influenced by home size, a floor area limit does not <br /> directly address either issue. A small house can be designed poorly and a large house <br /> can be designed well. Individual lot characteristics such as grade variation, soils and <br /> nearby vegetation influence safety and design. There is no particular house size that is <br /> inherently safe or compatible with particular lot sizes and slopes in the hillside. <br /> Furthermore, home sizes are currently limited through lot coverage, setbacks, height <br /> and parking regulations; a Floor Area limit simply further refines these regulations. <br /> Planning Commission Recommendation <br /> The Planning Commission reviewed the draft ordinance and environmental review at <br /> their meeting of March 3, 2015. At that meeting, approximately 20 community members <br /> spoke. Many community members spoke in favor of a specific floor area limit, while <br /> several spoke of concerns with a limit. Issues included maintaining open space, slope <br /> stability, parking, and neighborhood compatibility. Commission discussion included <br /> possible floor area limit alternatives, City Council direction and General Plan policy, <br /> issues of building safety, affected properties, and public hearing thresholds. <br /> At the conclusion of the discussion, Planning Commission concurred with the staff <br /> recommendation, with an amendment to include an Architectural Permit finding for <br /> properties adjacent to creeks. <br /> GENERAL PLAN GOALS, POLICIES AND PROGRAMS <br /> The preparation of hillside regulations is generally consistent with the following General <br /> Page 7 of 10 <br />