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Planning Commission January 14,1997 Lands of Wythe&Vitu(Parcel 3) Page 3 The maximum height of the new residence would be 24 feet from the finished grade, and 26 feet as measured from the lowest to highest point. The roof line generally steps with the hillside, although it may be able to be lowered in some areas if the Commission so desires. No skylights are proposed. The house would not be above the 370 foot elevation as required by the subdivision conditions. There would be 741 square feet of the floor area and 831 square feet of development area remaining for future projects as recommended by the Design Guidelines. However, due to steep slopes, setbacks, and a conservation easement on the site, it is unlikely that all of the allowable development area could be used. Driveway and Parking The garage entry has been oriented away from the street as recommended by the Design Guidelines. The garage entry will face the garage of the house on parcel 2. There is adequate space between the two backup areas for a landscape buffer. Part of the garage backup area encroaches into the side setback. The pavement would be about 18 feet from the property line at the closest point. This is the same driveway design as the original submittal. There were not any concerns stated about this design at previous Commission or Council hearings. The garage orientation for the two lots is the best approach given the requirement for a shared driveway. A reciprocal driveway easement will be required since the driveway will be partially on both properties until it splits to the separate garages, and part of the common driveway will serve as backup. The three spaces in the garage and one uncovered space meet the Zoning Ordinance requirement for four on-site parking spaces. The City Council discussed the condition and width of Moon Lane at its June 4, 1997 meeting and stated that the road should be widened and improved to facilitate emergency access and to meet minimum Fire and Engineering Department standards. Condition#21 requires the road improvement design to be approved by the City Engineer and the Fire Department, and the work to be completed prior to acceptance of plans for building plan check. This conditions is attached to development of both parcels. Improvements would include widening Moon Lane from Page Mill Road to the shared driveway, exclusive of the bridge crossing, and a new asphalt overlay. The road would be widened to 14 feet and would have turnouts. Trees &Landscaping There are no trees or substantial landscaping on the property. Landscape screening will be an important element of the project. Conceptual planting has been shown on sheet 1 of the development plans. The landscape plan will be reviewed at a site development hearing once the house is framed (see condition #2). This will allow for noticing of the neighbors, and better evaluation of where screening is needed. The Environmental Design & Protection Committee previously commented that the Incense Cedars on the property should be saved, which is the applicants' intent. The Committee recommended riparian planting in the conservation easement. This provision is included in condition #2. The Committee also pointed on the need for tall trees on the sides of the house, and the importance of exterior colors. Evergreen trees, such as redwoods and oaks, were suggested for screening. The standard color condition has been included, requiring compliance with the Town's adopted color board. As noted in the Design Guidelines, darker ornatural colors blend with surroundings, and roof colors should be darker with a variety of shades.