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Ms. Decker displayed the floor plan and noted that part of the discussion addressed whether the addition could be moved more forwazd over the garage and whether the second story could be reduced such that it took 50 percent or less of the entire first-floor footprint. The applicants were not convinced that they could embrace the design compromises that would ensue in the domino effect that change would incur to the interior layout. She noted that the floor azea ratio (FAR) was not fully utilized and that the design met all of the zoning development standazds in place for the property. She added that there were no view easements for the benefit of the property owners and that the same opportunity requested by the Knights would be available for each resident within the subdivision. Ms. Decker noted that the neighbors were concerned that it seemed to be an excessively large addition and added that the packet contained a color representation of the homes in the neighborhood. Thirty-nine of the homes aze 3,000 squaze feet or lazger in azea; the Georgatos had requested that the applicants' home be less than that square footage. The two homes in Kottinger that Commissioner Fox requested to be included in the comparison were also lazger than 3,000 square feet. The Knights' proposal would be less than the City's typical height. The applicant and architect have decided that the majority of the roofline at the ridge is predominantly 21 feet, which is a significant design when single-story homes aze generally a minimum of 25 feet. Staff recommended support of the Zoning Administrator approval with the indicated amendments. Staff recommended that the transom windows be maintained for privacy and ~ that the trees as proposed and modified by the Zoning Administrator and staffbe maintained. In response to an inquiry by Commissioner Blank regazding whether the City would have funds for mediation if so directed by City Council, Ms. Decker replied that the funds would then be available. She noted that the Planning Commission could condition the project that if it were to be approved or appealed, it must go into mediation before proceeding to the City Council. In response to an inquiry by Commissioner Blank regarding whether Mr. Iserson was acceptable to all parties as a mediator, Ms. Decker replied that the parties had been informed that he would be the mediator, and staff had not received any negative feedback. Ms. Decker noted that since Febniary, there had been a lack of confidence on staff's ability to mediate; however, there was a great deal of confidence in utilizing Mr. Iserson's mediation skills to reach a resolution. Commissioner Fox inquired whether the City had considered obtaining a volunteer mediator, such as a former Planning Commissioner. Chairperson Arkin believed that was a good idea. Staff responded that this had not been considered. THE PUBLIC HEARING WAS OPENED. F~ PLANNING COMMISSION MINUTES June 28, 2006 Page 6 of 26