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As stated above, the Zoning Administrator specifically asked the Johnsons if a vegetative screen and frosted glass on the proposed second-story windows that directly or indirectly faced their property would adequately address the privacy concerns. They indicated that such a design modification would be insufficient because the windows could still be opened and allow views into their backyard/swimming pool area, especially the proposed second-story window on the north-facing elevation and to some extent the proposed second-story windows on the west- facing elevation. Additionally, the Johnsons stated there was no guarantee that a vegetative screen would be adequately maintained to obstruct views from the proposed second-story windows and that more vegetation close to the property line would introduce root intrusion and debris to their swimming pool. Accordingly, the Zoning Administrator added Condition of Approval No. 3 to the project approval, citing the privacy concerns of the Johnsons and also stating a belief that a design solution could be identified that would allow for the desired number of bedrooms and the removal of the proposed window on the second-story of the north-facing elevation. Staff notes that the Zoning Administrator also required a 1:1 tree replacement to off- set the removal of the two trees, but did not specify that these replacement trees have to serve as privacy screening for the project. To further clarify Condition of Approval No. 3, the Zoning Administrator framed the language of the condition such that maximum flexibility would be provided to the applicants/appellants for obtaining a design solution that worked internally for their needs but also would facilitate compliance with the Building Code requirements for bedroom emergency egress, lighting, and ventilation. Given the Building Code requirements, it is anticipated that the windows on the second-story of the west facing elevation would need to be modified. For the Commission's information, the applicable Building Code requirements for bedroom emergency egress, lighting, and ventilation are as follows: o The minimum net clear opening area for emergency escape and rescue windows is 5.7 square feet per bedroom. o Eight percent of the total bedroom floor area requires window glazing to allow for natural light penetration. • Four percent of the total bedroom floor area requires openable windows to allow for ventilation. PUBLIC NOTICE AND COMMENTS Notices of the Administrative Design Review application were sent to surrounding property owners and tenants within a 1,000-foot radius of the site for the Zoning Administrator hearing. Staff has provided the location and noticing map as Exhibit J for reference. Staff met with four residents prior to the Zoning Administrator hearing including the Johnsons, Bob Wittig, and Ed Broome. Their comments have been described above and/or attached as Exhibit F. Staff also received approximately a dozen phone calls from concerned residents sharing similar concerns. Notices of the appeal were sent to surrounding property owners and tenants within a 1,000-foot radius of the site for the Planning Commission Hearing. Staff has provided the location and noticing map as Exhibit J for reference. At the time this report was published, staff had received one letter with comments about the project (Exhibit I). These comments are similar in nature to those already described in detail in this report. P17-0372, 3552 Yellowstone Court Planning Commission Page 9of10