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Planning Commission January 14, 1998 Lands of Rutner Page 5 and has indicated support of the whole project, inclusive of modifying the condition of the tentative map for the increased development area allowed for the lot. The maximum allowable building coverage is not included as a conditionof approval of the subdivision, although it is defined as 44% of the development area within the CC&Rs. The increase in the allowable development area would consequently increase the allowable building coverage from 4110 to 5,713 square feet. The proposed building coverage is 5,140 square feet, well within the allowable coverage if the development area is increased for the lot. In order to approve a map amendment, the Commission must make findings similar to those made for the subdivision (see Attachment 2 for findings). The Architectural Committee and staff concur that Lot 7 is considerably more constrained by easements than other properties in the subdivision, and that the design has not infringed on the areas of the easement or their intent to maintain open space on the site. Modifications to the allowable limitations on other lots in the subdivision have been approved by he City Council in the past. Matadero Creek Architectural Review Board The Matadero Creek Architectural Review Board has reviewed the plans and the proposed modifications to the conditions of approval of the tentative map. The Board has indicated their support with individual members signing plans and/or letters. The Board indicates that the modifications are supported only because the residence has been designed in such a way as to minimize impact on the neighbors. Other Staff and Committee Recommendations The proposed development has been reviewed by the Town Geotechnical Consultant and there are some minor concerns regarding the construction design of the residence. The construction drawings are required to be reviewed by the applicant's geotechnical consultant with a letter of compliance for review by the Town's Geotechnical Consultant prior to issuance of building permits to assure that the concerns are mitigated. The changes to the proposed construction would not alter the location and height of the proposed residence. Additional information has been forwarded to the Town's Consultant for review. The Pathways Committee has requested that the IIb pathway along Matadero Creek Lane be restored, and condition#22 requires such restoration prior to final building inspection. The Environmental Design Committee notes that the residence will be highly visible from across the valley and that the color should match the Town's colorboard, as required in Condition#4. Condition#2 emphasizes the need to plant screening along the west of the development to decrease visibility from across Page Mill Road and Matadero Creek Lane. In addition, the Committee emphasizes that mowing in the open space and conservation easements is preferable to discing, as discing encourages the growth of star thistle. The Santa Clara County Fire Department requires that the applicant install fire sprinklers to the residenceto meet the required fire flow duration requirements. In addition, the driveway must meet access and turnaround requirements for emergency vehicles, as indicated on the plans. The applicant must also provide one private fire hydrant on the site,with the location approved by the Fire Department.