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PROPOSED PROJECT The applicants propose to convert an existing unconditioned loft (attic space) into an approximately 740-square-foot second-story addition and to 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. The project details include: a new 4-foot-wide by 3-foot-tall window that would be installed on the second-story of the north-facing (right side) elevation; two new 4-foot-wide by 3-foot-tall and 3-foot-wide by 2-foot-tall windows that would be installed on the second-story of the south-facing (left side) elevation; an existing 5-foot-wide by 2-foot-tall window that would be replaced by a new 3-foot-wide by 2-foot-tall window on the second-story of the east-facing (front) elevation; and an existing 5-foot-wide by 3-foot-tall window that would be replaced by two new 4-foot-wide by 3-foot-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 four bedrooms (after construction of the project there would be a total of eight 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 (740 square feet) would result in a 38.6% FAR on the approximately 6,098-square-foot-lot.2 The project would generally match the exterior colors and materials of the existing dwelling by incorporating earth- tone colored stucco, wood trim, and a composition shingle roof. The proposed Heritage tree3 removal is being requested because of foundation and driveway damage the trees are causing to the residence/property improvements pursuant to the findings of the arborist report submitted with this project (Exhibit G). The Heritage trees include a fruitless Mulberry located in the rear yard that measures approximately 58 feet in height with a trunk diameter of 30 inches and a Sweetgum located in the front yard adjacent to the driveway that measures approximately 60 feet in height with a trunk diameter of 16 inches. As noted in the Zoning Administrator conditions of approval above (Condition No. 4), the applicants/appellants are required to provide a front yard landscape plan that includes a minimum of a 1:1 tree replacement plan for the two Heritage trees to be removed. STAFF REVIEW/ANALYSIS The ADR process is intended to preserve and enhance the City's aesthetic values and to ensure the preservation of the public health, safety, and general welfare. Additions exceeding 10 feet in height are required to obtain ADR approval. ADR applications are typically reviewed at the Zoning Administrator level. The subject proposal was heard and approved with conditions by the Zoning Administrator and has now been appealed to the Planning Commission. The Planning Commission is empowered to deny the appeal (approving the project as conditioned), uphold the appeal (therefore granting the appellants' requested modification to the conditions of approval), deny the appeal and approve the project with modified conditions which differ from the appellants' requested modification, or deny the project. 2 The Floor Area Ratio is calculated using the sum of the gross horizontal area of the buildings on a site excluding: basement or cellar areas used only for storage; space used for off-street parking or loading; and steps, patios, decks, terraces, porches, and exterior balconies, if not enclosed on more than three sides. 3 A Heritage Tree is defined as any tree, regardless of species, with a trunk circumference of 55 inches or more when measured at a point 4 1/2 feet above ground level; or any tree, regardless of species, that is 35 feet or more in height. P17-0372, 3552 Yellowstone Court Planning Commission Page 6of10