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Planning Commission Lands of Kwong May 13, 1998 Page 3 the site for the Commission's review. The project would bring the development area within 31 square feet of the allowable and the floor area has been maximized. Staff has included a condition requiring a disclosure statement to be recorded that states this. Lighting and Landscaping Outdoor lighting is shown on sheet A2 of the development plans. All of the existing light fixtures are proposed to be replaced with a new fixture to match the new style of the residence. The number of light fixtures proposed appears minimal, with one per exit except at the front entry. The low level path lights along the driveway and pool area are spaced approximately 20 feet apart. Landscape lighting is not typically reviewed with the initial submittal. Staff recommends that the path lights and any other outdoor lighting not attached to the house be considered with the landscape plan, so that the Environmental Design Committee can review the plan and provide input. As noted on the plans, the glass for the decorative light fixtures would be translucent so that the light bulbs cannot be seen. The flood lights at the garage will be required to be shielded fixtures, and to be on a motion detector so that they are not obtrusive to the adjacent neighbor. Condition #7 includes these provisions, and also specifies that any changes to the lighting plan be approved by the PlanningDepartment. Three new skylights are proposed to be added. Condition #8 requires the skylights to be designed to reduce emitted light and that no lights be placed in the light wells. There are a number of mature trees on the site including oak, pepper, redwood and elm and pine species. While some ornamental shrubs near the house will be removed, all of the large trees will be saved. The mature screening appears to be adequate to break up the visibility of the proposed additions from the neighbors. Condition#2 states that staff will evaluate the site once the additions have been framed to determine if any new landscaping is needed for screening and/or to replant areas that have been disturbed during construction. It is likely that some planting will be needed around the house. At a minimum, the outdoor lighting would need to be reviewed by staff and the EDP Committee. Any required planting for screening or erosion control will be required to be planted prior to final,inspection. Parking, Driveway, and Turnaround There are currently two parking spaces on the site withinthe garage. An existing storage area will be converted toprovide a third parking space. The fourth parking space is shown within the dripline of a 22-inch oak. Staff is concerned that adding more pavement within the dripline of the oak could be detrimental to the tree. Since an existing nonconforming situation is being improved, and a fourth space cannot be easily provided, staff recommends approval of the project without the fourth parking space. If • the Commission decides that the fourth space should be added, an arborist should