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EXECUTIVE SUMMARY David and Sue Robles, the applicants/appellants, request that the Planning Commission remove Condition of Approval No. 3 from the Zoning Administrator's conditional approval of the project on May 25, 2017 (Exhibit A). This condition required the applicants/appellants to remove a proposed window on the second-story of the north-facing (right side) elevation to address privacy concerns expressed by the adjacent neighbors at 3564 Yellowstone Court. The applicants/appellants claim this condition would require the second-story floor plan (Exhibit B) to be substantially reconfigured and prevent them from moving forward with a project that meets their needs, and would reduce the resale value of their house. Additionally, the applicants/appellants state this condition should be removed because the adjacent neighbors at 3564 Yellowstone Court also have a second-story window on their south-facing elevation that provides a view into the Robles' yard. The May 25, 2017 Zoning Administrator hearing was attended by the applicants/appellants; their contractor, Joe Cravotta; and approximately 12 other members of the public. The public comment focused on concerns related to privacy, public health and safety, and the impacts of adding four additional bedrooms to an existing four-bedroom residence. Based on public testimony and a desire to maintain the general health, safety and welfare of the neighborhood, the Zoning Administrator conditionally approved the project, finding it to be compatible with the existing home and neighborhood, as well as compliant with the requirements of the PMC (including all applicable site development standards, including setbacks, Floor Area Ratio (FAR), and height). The Zoning Administrator added several new conditions of approval to staffs recommended conditions of approval in order to address the neighbors' concerns and improve the condition of the subject property's outdoor space. All of the conditions of approval can be found in Exhibit A. The Commission may: 1. Deny the appeal and uphold the Zoning Administrator's approval and conditions; 2. Uphold the appeal (therefore granting the requested modification to retain the second story window on the north (right side) elevation); 3. Deny the appeal and approve the project with modified conditions which differ from the appellants' requested modification; or 4. Deny the application. BACKGROUND/HISTORY On May 5, 2017, the applicants/appellants submitted an Administrative Design Review (ADR) application to: (1) convert an existing unconditioned loft (attic space) into an approximately 740-square-foot second-story addition (including four new bedrooms); and (2) increase the roof height of the existing residence from 20 feet to 25 feet. Two Heritage trees are also proposed for removal as an ancillary request to the ADR application. After the ADR public notice was sent, Glen and Shoni Johnson (adjacent property owners/neighbors at 3564 Yellowstone Court) and Bob Wittig (owners of 3543 Yellowstone Court) contacted staff and indicated that they had concerns regarding the project and the potential impacts to their homes and neighborhood. Their concerns focused on privacy, public health and safety, and the impacts of adding four additional bedrooms to an existing four-bedroom residence. More specifically: ® The Johnsons indicated that the new second-floor windows on both the north- and west- facing elevations would enable views into their backyard/swimming pool area, especially once the existing Heritage tree in the rear yard is removed (see Exhibit E for photos); P17-0372, 3552 Yellowstone Court Planning Commission Page 2 of 10