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Planning Commission January 14, 1998 Lands of Rutner Page 4 the garage space, with an additional area to be constructed of grasscells, which would be counted at 10 percent of the coverage toward the MDA (see worksheet#2). Grading The plans indicate that the proposed project would include 3,450 cubic yards of cut and 335 cubic yards of fill. The cut and fill heights, as well as the combined total heights, are generally consistent with the Town's guidelines for grading limitations for the proposed development on the property except in the nanny unit next to the garage. Specifically, the finished floor at the southeast corner of the residence is proposed to be 10 feet below natural grade, whereas the grading policy limits cut for the main residence to 8 feet maximum. The applicant has indicated that the reason that the development has been cut further into the hillside than the guidelines suggest is to obtain a low elevation to maintain views from across Page Mill Road. The majority of the house is at the same finished floor elevation of 520 feet. The Town advised the applicant to raise the northeast section of the house to better follow the natural contours of the lot. The applicant indicated that the front had been designed at the same level to allow adequate drainage around the north side of the residence and to lower the house to minimize view impact, which was a primary concern of the Architectural Committee. The southwest portion of the residence has been stepped down 2 feet to follow the contours and to meet the grading policy, with a maximum fill of 3 feet. Basement The applicant has included a 1,883 square foot basement with the residence which would not count towards the floor or development area. The basement is designed to be under natural grade except at the west side, where it is up to 21/2 feet above natural grade. The applicant proposes to backfill along this section to ensure that no portion of the basement wall would be exposed. The exterior stairwell from the basement appears to be larger than the minimum building code requirements, therefore staff has included a condition that the plans be revised to reduce the size of the landing at the exit of the basement(see condition#1). Trees The driveway is to be located in the vicinity of a 12 inch oak tree. The driveway at this area is on grade, therefore the tree would not be disturbed during construction. Condition #6 requires that the dripline of the oak tree be fenced prior to construction to insure that the tree will not be negatively impacted. Modification of the conditions of approval The applicant is requesting a modification to the conditions of the tentative map for the subdivision, specifically requesting an increase in the allowable development area for the lot. The conditions currently limit the development area to 9,340 square feet, although the development area per the Town's ordinances would be 47,345 square feet. The difference in the MDA numbers is due to the area of the lot (about 3.1 acres) which is in open space and conservation easements, which was deducted from the Matadero Creek calculation. The applicant requests 3,643 square feet more area than is allowed per the conditions. The architectural review board for Matadero Creek has reviewed the plans