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Planning Commission Lands of Ebeid September 4, 2008 Page 4 of 13 • Driveway Access -the Grading Policy allows a maximum cut of four (4) feet and fill of three (3) feet for driveways. Due to the steep slopes along Story Hill Lane, the proposal includes eight (8) feet of cut and four (4) feet of fill for the driveway. The total area of the Grading Policy Exception for the driveway is approximately 1,410 square feet. • Backyard Area -the Grading Policy allows a maximum of four (4) feet of cut for yard areas. The proposal includes eight (8) feet of cut for an outdoor yard area behind the residence. The total area of the Grading Policy Exception for the yard area is approximately 1,087 square feet. The Grading Policy is used by staff in evaluation of development projects and making recommendations to the Planning Commission and City Council. The Policy provides that individual sites may dictate a need to deviate from the criteria, to the extent permitted by the Planning Commission or City Council. The proposed driveway meets minimum slope standards and appears to be the best design to gain access to the site. The Town Engineer will not allow access from Page Mill Road due to traffic safety concerns and the property frontage on Story Hill Lane is limited by a steep embankment adjacent to the road. The proposed grading for the rear yard area is not a required element for construction of a single-family home but does provide an outdoor living space behind the house with reduced noise. The additional grading allows the applicant a flat rear yard area that is approximately 30 feet wide as opposed to 20 feet wide (allowed per Grading Policy). The property is limited by slopes up to 30% and street frontage along 98% of the property. Drainage Pursuant to Section 10-2.503, Drainage Facilities Standards, of the Municipal Code, the Engineering Department has reviewed and determined that the proposed drainage design complies with Town requirements. Water runoff generated from the proposed development will be collected in a detention basin and metered to a rock outfall to the East of the building site. The property also receives runoff from Page Mill Road and the hillside above. The project engineer proposes a swale to intercept and direct water around the building perimeter to a rock outfall. Geotechnical Review The Town's Geotechnical consultant, Cotton and Shires Associates, has reviewed the project plans and geotechnical documents provided. Potential site constraints included concentrated mnoff from drainage pipes under Page Mill Road that release onto the property and a 1996 landslide repair in the southeastem area of the property.