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guidelines. A stepped design would place the upper building stories behind the wall
<br />plane(s) of the lower building floors thereby reducing the visual impact and massing of
<br />the building's upper floors when viewed from the downslope areas offsite. The design
<br />treatment would be augmented by the screen trees required for these lots by the design
<br />guidelines in conjunction with the reforestation trees to be planted in the open space
<br />areas.
<br />Floor Area Ratio
<br />Staff has discussed the issue of building size with the applicant extensively to work out
<br />an acceptable alternative that would maintain a relatively low building floor area and,
<br />therefore, the attendant building mass and visual impacts on these lots with the
<br />applicant's ability to market the lots. The staff concern is predicated upon the market's
<br />tendency to design large buildings to the maximum allowed floor area. The following
<br />discussion covers the evolution of the staff recommendation reflected in the draft
<br />conditions.
<br />Applicant's Proposal
<br />The applicant's initial proposal was to limit the majority of the lots on this development
<br />to a 25-percent floor area ratio with the provision that Lots 6, 10, 11, 12, 20, 26, 31
<br />through 34, 45, 50, and 51 would be classified as Estate Lots and limited to a maximum
<br />house size of 12,500 square feet, unless a larger home is approved by the Oak Grove
<br />Design Review Board and the City. Up to 800 square feet of garage area is exempt
<br />from the floor area for all 51 lots.
<br />Table 5 lists the building areas for each lot based on the applicant's proposal, and a
<br />comparison to a 20 percent floor area ratio applied to proposed lots.
<br />Table 5: Comparison of 25% and 20% Floor Area Ratios For Oak Grove
<br />Lot Land Area 25% FAR 20% FAR Lot Land Area 25% FAR 20% FAR
<br />1 46,367 sq. ft. 11,592 sq. ft. 9,273 sq. ft. 27 42,815 sq. ft. 10,704 sq. ft. 8,563 sq. ft.
<br />2 40,041 sq. ft. 10,010 sq. ft. 8,008 sq. ft. 28 45,804 sq. ft. 11,451 sq. ft. 9,161 sq. ft.
<br />3 40,361 sq. ft. 10,090 sq. ft. 8,072 sq. ft. 29 40,016 sq. ft. 10,004 sq. ft. 8,003 sq. ft.
<br />4 44,200 sq. ft. 11,050 sq. ft. 8,840 sq. ft. 30 46,950 sq. ft. 11,738 sq. ft. 9,390 sq. ft.
<br />5 41,819 sq. ft. 10,455 sq. ft. 8,364 sq. ft. 31* 80,154 sq. ft. 20,039 sq. ft. 16,031 sq. ft.
<br />6* 56,216 sq. ft. 12,500 sq. ft. 11,243 sq. ft. 32* 80,154 sq. ft. 20,039 sq. ft. 16,031 sq. ft.
<br />7 47,937 sq. ft. 11,984 sq. ft. 9,587 sq. ft. 33* 84,607 sq. ft. 21,152 sq. ft. 16,921 sq. ft.
<br />8 37,612 sq. ft. 9,403 sq. ft. 7,522 sq. ft. 34* 80,544 sq. ft. 20,136 sq. ft. 16,109 sq. ft.
<br />9 40,189 sq. ft. 10,047 sq. ft. 8,038 sq. ft. 35 48,363 sq. ft. 12,091 sq. ft. 9,673 sq. ft.
<br />10* 81,267 sq. ft. 20,317 sq. ft. 16,253 sq. ft. 36 46,682 sq. ft. 11,671 sq. ft. 9,336 sq. ft.
<br />11* 57,483 sq. ft. 14,371 sq. ft. 11,497 sq. ft. 37 42,242 sq. ft. 10,561 sq. ft. 8,448 sq. ft.
<br />12* 49,485 sq. ft. 12,371 sq. ft. 9,897 sq. ft. 38 40,935 sq. ft. 10,234 sq. ft. 8,187 sq. ft.
<br />13 43,025 sq. ft. 10,756 sq. ft. 8,605 sq. ft. 39 30,290 sq. ft. 7,573 sq. ft. 6,058 sq. ft.
<br />14 41,084 sq. ft. 10,271 sq. ft. 8,217 sq. ft. 40 37,038 sq. ft. 9,260 sq. ft. 7,408 sq. ft.
<br />15 40,454 sq. ft. 10,114 sq. ft. 8,091 sq. ft. 41 41,796 sq. ft. 10,449 sq. ft. 8,359 sq. ft.
<br />16 40,303 sq. ft. 10,076 sq. ft. 8,061 sq. ft. 42 42,017 sq. ft. 10,504 sq. ft. 8,403 sq. ft.
<br />17 43,008 sq. ft. 10,752 sq. ft. 8,602 sq. ft. 43 33,711 sq. ft. 8,428 sq. ft. 6,742 sq. ft.
<br />PUD-33 Page 51 of 59 June 13, 2007
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