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Lands of Kerns,225-03-ZP-SD Page 3 The applicant proposes to plant six 36" box size oak trees (Quercus Agrifolia), fifteen 15 gallon shrubs (Myrica Californica) in the agreed upon location. This proposal is a significant improvement from the originally submitted plan in terms of tree location and size. However, the neighbor has demonstrated in the attached exhibit (Attachment 6) that two 48"box standards, three 60" box standard and one 60" box multi-trunk oak trees with fifteen 15-gal. shrubs will provide a reasonable level of screening for the new home at this time without blocking the applicant's views. Trees of this size and species are readily available from local nurseries. The exterior of the residence is colored in clay earth tones that help the residence blend into the surrounding hillside. Normally such structures require less landscape mitigation. However, there appears to be a problem with sunlight glare from the many windows of the new residence that are intended to take advantage of the views. A neighbor submitted the attached photographic evidence of this sunlight glare problem on the north and east sides of the residence. The Planning Commission has required the use of larger size trees in landscape screening plans particularly when neighbor testimony demonstrates the need for such screening trees. The Planning Commission has not approved the use of larger trees when it has been determined that such trees are not commercially available or it has been determined that it is not practical to install such trees due to inaccessible location. Outdoor Lighting The applicant is proposing to install the maximum number of light fixtures allowed by the Town's outdoor lighting policy and the Site Development Code, Article 10 "Outdoor Lighting." At the time of residence approval, the Planning Commission required a condition of approval (#10) with regard to outdoor lighting. The condition states that "...Lighting shall be down shielded, low wattage, shall not encroach or reflect on adjacent properties, and the source of the lighting shall not be visible fi•oin off the site... " The applicant is proposing 40-watt wall mounted lanterns with opaque lenses on the north and east sides of the residence. These exterior light fixtures are low wattage with opaque glass. Properly sized landscaping, as suggested by the neighbor, could help diffuse the light and render the light sources invisible from off site in a few years. However, at this time the lights on the north and east building elevations appear to be visible from offsite. Sometime in the last few months, the applicant installed temporary light fixtures in the locations proposed for the permanent lighting. When the lights were switched on, it became evident that the lights would be visible from off site even with the opaque lenses. The lights have a dramatic effect at night because there are no other homes on this particular hillside and ridge that back up to open space. At least two neighbors have submitted written comments voicing their objections to the proposed lighting and have requested that the proposed lighting sources should not be visible from off site. A condition of approval requires that the exterior lighting on the north and east sides of the home be down shielded lights that are not visible from off site.