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The Bawa family applied for planning entitlements in August 2007. They coordinated review with the Architectural Committee of the Vineyard Hill Homeowners Association (HOA) and the neighbors to design a project that could be supported prior to submitting an application for the City. The HOA approved the applicants' plans. The Bawas continued to communicate with neighbors resulting in modifications to mitigate their concerns. The proposed second unit complies with State legislation, the City's Second Unit Ordinance, and is a permitted use on the subject property. There has not been neighborhood opposition to the design of the second unit or to the content of the PUD modification. The appeal was filed based on issues of privacy, view impacts, safety issues, perceived density increase, and loss of property value. PLANNING COMMISSION ACTION The Planning Commission denied the appeal (PAP-117), thereby upholding the decision of the Zoning Administrator to approve Case PADR-1762 for a second residential unit, subject to the conditions of approval listed in Exhibit B (see Attachment 1), and recommended approval of Case PUD-99-09-2M to the City Council, subject to the conditions of approval listed in Exhibit C (see Attachment 2). RECOMMENDATION 1. Adopt the draft resolution denying the appeal PAP-120, thereby upholding the Planning Commission's decision approving Case PADR-1762, subject to the conditions listed in Exhibit B (Attachment 1); and 2. Introduce the draft ordinance approving Case PUD-99-09-2M, subject to the conditions listed in Exhibit C (Attachment 2). FINANCIAL STATEMENT The proposed second unit would have a negligible financial impact on the City. Increases in property taxes would be used to provide services, such as police, fire, etc., for the increased demand generated by the second unit. BACKGROUND The Bawas initially submitted preliminary designs to the City for Zoning Administrator approval for a second residential unit that met the required second unit criteria. The proposed project included: ^ 1,100 square feet of habitable area ^ Height of 15 feet (to the ridge) ^ 426 square feet of covered porch area Page 2 of 12