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Planning Commission Minutes DRAFT July 17, 2008 Page 5 Vicki Oldberg, Julietla Lane, said the view from her home was a panorama of the bay. She has seen many oak trees grow up over the years and is very conscious of the potential growth rate of the oak trees. Planning now to prevent the height of the trees from blocking the view is much better than future pruning. She did not want the solar panels to be visible from her house. Shad Shakralla stated that he would be happy to work with the Oldbergs, the Charts and staff to locate the replacement trees. The solar panels would be located in an area to allow them to be useful. CLOSED PUBLIC HEARING Chairman Harpoothan felt there was a question of the meaning of the term "wholly underground" in the Basement Ordinance. The proposed house looked like a three story structure. He did not read the Basement Ordinance to allow that type of design. Commissioner Cottrell felt the project was testing the limits of the Planning Commission for allowing grading exceptions. The project should be continued to allow the applicant to make design changes. The house could be moved forward and to the side of the site to reduce some of the grading in the back, the retaining walls could be terraced, the lightwells made standard and the garage relocated. Commissioner Collins agreed and thought it was possible to design the project to more closely to follow the Town's ordinances. The house could be moved forward and the lightwells narrowed to the minimum in depth and length. The neighbors can work together to develop a landscape screening plan. Roof mounted solar panel installations are encouraged by the Town and rewarded with a development area bonus but the systems should work to reduce energy usage in the residence. Commissioner Abraham concurred and would like the applicants to return with a plan that has the house positioned further down the hill. He was concerned for the health of the trees that abut the retaining wall and the damage that might be caused to the root systems during construction. He felt the location of the garage gave the house a three story appearance and could be moved elsewhere on the site. He hoped a plan that was more consistent with the grading policy would be designed. Commissioner Clow agreed and stated that approving the requested grading policy exception would set a precedent for the Town. Standard lightwells and placing the house against the hillside could be possible. The solar panels should be placed in a location on the roof to be functional without cutting limbs off the oak trees. Chairman Harpootlian reiterated concern for the oak trees abutting the 24' high rear wall and suggested the possibility of moving the house and wall forward. He didn't agree with removal of the two oaks in the front of the house to accommodate the garage, which could be relocated. Terracing of the rear wall was possible. He thought the incremental use of an intended safety measure (the lightwell) to basically add an entire floor above ground was cause for concern.