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S.A. - Page 43a6847 Figure 2 — Building Height TRUSSES WOW SECCM FLOOR Iliz CONCRETE SLAE FLOOR The Planning Commission recommends limiting maximum allowable height to 20 ft. with 8 ft. maximum floor plate height. Limiting maximum heights to 20 ft. would still allow ADU construction above a garage, but may necessitate a flat or shallow -pitched roof and could result in architectural style incompatibility with the main home, especially with respect to roof form. To date, the shortest proposed ADU above a garage has been 20'-7" and the median height for proposed ADUs above garages has been 23'-6". The City will review ADU architectural design as part of the City's study of "Residential Design Guidelines" to develop best design practices to mitigate visual impacts and architectural style incompatibilities. Community outreach on the design guidelines will begin this summer, and staff expects to bring recommendations for City Council consideration in early 2020. Limiting Maximum Floor Area of ADUs above Detached Garages Currently, a second story of an ADU above a detached garage has the same maximum allowable square footage as an ADU constructed entirely on the ground floor (700 square feet). Some recent applications have proposed large detached garages to support a 700 sq. ft. second -story ADU above. The community has expressed concern that these structures are overly bulky and out of scale with the neighborhood. The Planning Commission recommends limiting portions of ADUs above detached garages to 280 sq. ft. A 280 sq. ft. unit above a garage could provide sleeping quarters, cooking facilities, and a full bathroom for a single person; however, it would not provide sufficient room for families or multiple people. The remaining allowable floor area beyond 280 sq. ft. (up to a maximum of 700 sq. ft.) would be built on the ground floor, resulting in a split-level ADU (see Figure 3). Split-level construction is feasible and is typically associated with one -car garages. As described below in the Consistency with State Law section, the State of California Department of Housing and Community Development (HCD) indicates that maximum unit sizes under 500 square feet would generally be considered burdensome. The State has not indicated that a uniform square footage is required for detached one-story ADUs and second story ADUs above detached garages. HCD's 4 City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore 223