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Planning Commission: July 22, 1998 Lands of Korman Page 2 Please note that the story poles have not been changed. To visualize the new location, the western edge of the residence would be moved to approximately where the second line of story poles is presently. Height of Portico and Chimney The Commission discussed the height of the portico and chimney, although no specific direction was given regarding the portico. This feature is only proposed at 16 feet above the ground level, with a 3 foot high deck railing above on two sides and a similar height parapet wall on the front. The minimum height of the portico would need to be 13'6" for Fire Department clearance and probably at least 24" for the roof above, so that there is very little room for reducing the height. As the portico faces only the open space at Esther Clark Park, staff concurs with the architect that no changes are needed. The applicant has reduced the height of the chimney by one foot, from 27 feet to 26 feet. The architect has indicated to staff that the chimney is very important to provide an additional "vertical" element to the horizontal structure, and is reluctant to reduce the height further. Staff concurs, particularly since there is only one chimney proposed, whereas on other projects there are frequently at least two or three chimneys. Skylight The architect's letter states that the skylight has been reduced to 33 feet (in length). The plans appear, however, to be unchanged from the initial plans (36.5 feet) and it is unclear whether a 3.5 foot reduction is proposed or if the architect is simply excluding the beams which break up the skylight area. The architect's letter also notes that the skylight is recessed between other walls and will not be visible at the exterior. It appears from the plans that the skylight would be located 3-5 feet lower than the adjacent walls on either side of the skylight. The conditions of approval require that the skylight reduce emitted light and that no lighting be placed directly below the skylight. Stone Wall The applicant has made two small adjustments to the proposed stone wall from the residence to the adjoining parcel A. First, the length of the wall has been reduced by 12 feet, primarily due to the shifting of the house to the east (the wall actually extends a few feet further into parcel A than previously). Second, the first step down from the house has been reduced to about 8.5 feet from 10 feet in the initial proposal, and then to 3 feet for the remainder. Staff notes, however,that the wall is not permitted by Code to exceed 6 feet in height within the setback, and has added to condition#1 a requirement to reduce any wall height within the setback to 6 feet or less, in compliance with the Zoning Code. Parcel A Condition Re: Sale or Subdivision Staff has prepared condition of approval #10 to require that, upon the sale or subdivision of parcel A, the residence on that parcel must be made conforming to the Town's setback requirements. This could be accomplished by either: 1) modifying or demolishing the existing structure and relocating it at least 30 feet from the ingress/egress easement; or 2) providing an alternative access easement through parcel A to parcel B. Staff has studied the plan and is comfortable that, if parcel A were split, such an easement could be located along the common property line and then along either the east or west side of parcel B to the garage. While it is highly unlikely that this would be a desirable solution for future owners, the agreement would preserve all reasonably available planning options.