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Planning Commission July 22, 1998 Lands of Danaher Page 3 The plans would reduce the overall floor and development area on the site so that they are in conformance with the maximums allowed for the property. Some additional development area may be added once the outdoor areas are better defined .land a final landscape plan is developed. However, the result would still be a significant reduction in the development area on the site and an improvement in a nonconforming situation. The proposed floor area will be less than the allowable, and will eliminate a nonconforming situation.' Staff has included a condition requiring a disclosure statement to be recorded that states that the1floor area and development area are the maximums allowed by the Town (condition#10). Driveway and Parking The existing driveway will be retained, with changes being made for the approach to the garage. A parking bay will be added off the driveway to accommodate a fourth parking space that is not within setbacks. The three garage spaces combinecq with the parking bay space meet the requirement for four on-site parking spaces. Trees &Landscaping The existing landscaping on the site includes mature trees that provide good screening at the rear of the property. There are views of the house from Wildcrest Drive and from neighboring properties, although the planting does break up the view of the existing house. The proposed exterior materials will help the house blend into its surroundings, and all of the mature trees will be saved. The need for additional landscaping can be assessed once the new house is framed, and a landscape plan will be reviewed if any planting is needed for screening, erosion control or to restore areas disturbed during construction. The Environmental Design & Protection Committee commented that the existing landscaping should be retained, which the owners intend to do. Condition #9 includes a requirement for fencing at the driplines of those trees potentially impacted by construction activities. Outdoor Lighting Proposed exterior lighting is shown on sheets A1.1 and A1.2 of the development plans. One light is indicated at each exit with two at the front entry and three at the garage. There are also some down lights to be placed within trellises and over a deck. The recessed lights on the east side of the house and the down lights on the west side are not all essential. These lights are all down directed, however, the total number could be reduced in these areas. If the Commission would like any lights deleted from the plan, condition #7 should be modified to require this. Any decorative fixtures that would be visible from off the site will be required to be down shielded or to have translucent glass so that the light source cannot be seen.