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RECOMMENDATION Deny the appeal of the Zoning Administrator's approval of Case P17-0372, and approve the revised project as shown in the revised project plans attached as Exhibit B (dated "Received August 8, 2017"), subject to the revised conditions of approval attached as Exhibit C (dated August 23, 2017). EXECUTIVE SUMMARY/BACKGROUND/HISTORY At the July 12, 2017 meeting, the Planning Commission heard the appeal filed by the applicants/appellants. At that meeting, the Planning Commission continued the item and directed the applicant/appellant to work with staff to modify the design of the proposed addition. Specifically, the Planning Commission directed the applicant to undertake the following design modifications: • A reduction in the overall massing/area of the second-floor addition, possibly by reducing the number of bedrooms; • Elimination of any new second-floor windows on the north elevation; and • Improved architectural detailing on the front façade of the addition. The proposed design modifications in response to the Planning Commission's direction are described below. Additionally, staff has attached the revised project plans as Exhibit B to this report. For comparison purposes, the original project plans are also attached to this report as Exhibit A.2. Staff is recommending that the Planning Commission deny the appeal of the Zoning Administrator's approval of Case P17-0372, and approve the project subject to the revised project plans and revised conditions of approval. The key options that should be considered by the Commission include: approve the modified project, deny the modified project, or seek additional changes to the modified project. For additional project background, information, and analysis, please see Exhibits A through D. REVISED PROJECT DESCRIPTION The revised project would: (1) convert an existing unconditioned loft (attic space) into an approximately 720-square-foot second-story addition; and (2) increase the roof height of the existing residence from 20 feet to 25 feet. The revised project includes: one new 4-foot-wide by 3-foot-4-inch-tall window that would be installed on the second-story of the south-facing (left side) elevation; the elimination of an existing 5-foot-wide by 2-foot-tall window on the second- story of the east-facing (front) elevation and replacement with a louvered vent; and the elimination of an existing 5-foot-wide by 3-foot-tall window that would be replaced by two new 4-foot-wide by 3-foot-4-inch-tall windows on the second-story of the west-facing (rear) elevation. The new square footage within the proposed second-story includes a bathroom and three bedrooms (after construction of the project there would be a total of six bedrooms within the entire residence). There would be no change to the current setbacks. The height of the existing residence would increase from 20 to 25 feet (measured from the property grade to the ridge of the roof). The new square footage added to the existing house (approximately 720 square feet) P17-0372, 3552 Yellowstone Court Planning Commission Page 2 of 5