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PROJECT DESCRIPTION The applicant has applied to construct a 1,200-square-foot detached second unit with a 232- square-foot front porch and an approximately 317-square-foot one-car garage. The unit would contain two bedrooms, bathroom, main/living room area, and kitchen. The structure would be set back 27 feet from the west property line, 20 feet from the south property line (Pioneer Trails Place), and 100 feet from the north property line (Sycamore Road). The second unit would be located approximately 50 feet west of the existing garage and 100 feet west of the existing home. The height of the structure will be 14 feet 11 inches (measured from the property grade to the ridge of the roof). The proposed 1,200-square-foot second unit plus the existing 3,692-square-foot home and 552-square-foot office would result in an 11.85% floor area ratio (FAR) on the approximately 45,920-square-foot lot. An attached garage parking space for the second unit would be constructed with access from the hammer-head turn-out which is part of Pioneer Trails Place. The hammer-head turn-out on Pioneer Trails Place currently provides access to the main home's three-car garage. The proposed structure would match the exterior colors and materials of the existing dwelling: taupe-colored lapped siding, wood patio support posts, single-hung windows with wood trim, and a composition shingle roof. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on March 25, 2015 to review the appealed project. The Commission discussed issues related to the NSSP, the PMC Second Unit Ordinance, access and circulation, as well as construction-related traffic. Minutes from this meeting are provided in Attachment 3. Two members of the public spoke at the hearing, objecting to the application. After receiving public testimony, the Commission unanimously voted to deny the appeal and uphold the Zoning Administrator's approval of the ADR, subject to an added condition prohibiting construction vehicles from parking on Amber Lane and Pioneer Trails Place at all times except for brief loading and unloading. DISCUSSION The appeal filed by Mr. Hirata reaffirmed all points of the appeal originally presented to the Planning Commission regarding the second unit location and parking as well as construction traffic. Within Mr. Hirata's appeal letter, two photos are provided showing cars parked on Pioneer Trails Place within the private driveway easement. Mr. Hirata expressed concern that a second unit would worsen an already-constrained parking supply along Pioneer Trails Place. The attached Planning Commission staff report (Attachment 4) dated March 25, 2015, provides additional background information and a detailed discussion of the proposed application, including a summary of the concerns expressed prior to the Zoning Administrator hearing as well as in the Planning Commission appeal letter submitted by Ms. Connors, and reiterated within the City Council appeal letter submitted by Mr. Hirata. Second Unit Location and Parking Concerns have been raised regarding the location of the second unit away from the main residence and the increased traffic on Pioneer Trails Place. The PMC requires that one additional on-site parking space be provided for a second unit. The project proposal includes one enclosed garage space as well as room for one additional car to park in the proposed 20 foot long driveway. There are no requirements within the PMC that require the second unit to Page 5 of 7