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6.D. - Page 5 of 13 • Minimum Pervious Surface Percentage: At least 40% of the overall lot, and 60% of the areas within the front yard setback must be permeable to stormwater. One objective standard that the Zoning Ordinance does not currently contain for single-family homes is "Floor -Area Ratio". This is a common metric that allows a certain amount of square footage to be built based on lot size. Possible FAR options are discussed later in this report. Subjective Standards To approve the Architectural Permit, the Zoning Administrator must make the required findings that are subjective statements of merit. These findings are general and applicable to all new development in the City, including industrial and commercial development. As illustrated below in Table 1, the findings focus on the quality of the building itself (House Design), with one finding relating to Neighborhood Character. Table 1: Architectural Permit Findings for House Design and Neighborhood Character (Section 45.4) House Design Neighborhood Character A. Design variety and avoidance of C. Structure conforms to the general monotony. character of other structures in the vicinity B. House is proportional to building site D. The house does not have excessive ornamentation E. The building site retains natural features F. The parking provided is accessible I. Permeable surface areas are sufficient Findings G. and H. are not applicable to single-family residential projects. In addition to all objective standards being met, the above findings must be made in order for the project to be approved. In order to make the neighborhood character finding, staff typically considers the following site layout and architectural design factors: • Placement, size and prominence of garage • The "step -back" of the second story from the first story • Plate height of each story (total distance from floor to ceiling) • House width • Placement and size of front porch • Front setback as compared to neighboring properties The degree to which each of these factors is stressed depends upon the neighborhood, particularly the homes closest to the property. It is important to note that architectural style can be challenging to regulate, both objectively and subjectively, particularly without an adopted document that guides the design process (residential design guidelines are discussed further below). Style is a collection of characteristics including roof pitch, window shape, length of eave, and exterior materials, which together do not lend themselves to objective measurement. Homeowners also have strong personal preferences on architectural style, whether it be contemporary, Craftsman, Eichler, Mediterranean, or Ranch. The contemporary City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.org 54