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Planning Commission January 14,1997 Lands of Wythe&Vitu(Parcel 3) Page 4 Lighting Proposed exterior lighting locations have been shown on the floor plans. Lighting has been limited to one fixture per exit. Staff will review the lighting specifications prior to acceptance of plans for building plan check (condition #8). Landscape lighting will be reviewed with the landscape plan. No skylights are proposed, but if the applicants decide to add any, no lights would be allowed within the skylight wells, and the glass would not be allowed to be clear in order to reduce emitted light. Grading&Drainage The Engineering Department has reviewed the preliminary grading and drainage plan, and has recommended conditions of approval included in Attachment 1. Proposed grading is 2,910 cubic yards of cut and 25 cubic yards of fill. Most of the grading is being done to set the house into the hillside and for excavation of the basement. Recontouring behind the house is being done for geotechnical stability of the slope above. Grading for the driveway would cross the common property line between parcels 2 and 3. This is not considered a variance since it is necessary to construct a required shared driveway. Proposed grading across the property line behind the proposed residences on parcels 2 and 3 does require a variance. There are some areas where the proposed residence and pool do not meet the Town's grading policy. These areas are as follows (grading policy maximum is in parenthesis): • The main level finished floor is five feet above the natural grade (three feet) • House cut is up to 111/2 feet(20' feet for basement) (eight feet excluding basement) • Cut for the patio behind the house is up to 13 feet(four feet) • Cut for the garage is up to 15 feet(eight feet) • Retaining walls behind the house up to 12 feet(three to four feet) The site is very steep and it is unlikely that the grading policy can be absolutely met. As discussed in the report for parcel 2, staff is concerned that the total amount and extent of excavation is substantial, particularly where cuts of up to 201/2 feet are proposed for the basement. Raising the house while minimizing the cut would make the house more visible from off the site. Eliminating the basement or reducing it substantially would lessen the grading and the amount of material to be exported from the site. If the pool were eliminated the length of the retaining wall along the east side of the house would be reduced and grading would be reduced. More strict compliance with the grading policy would require more substantive changes, such as increasing the garage elevation to 335.0 and deleting the floor area above it, or lowering or pulling the front of the house back to the 330 foot contour to reduce the main level. If the Commission desires such extensive modifications, staff suggests language similar to that provided in recommendation#3. Drainage is shown to be partially piped and partially sheet flow, with water being directed around the house, down the slope towards the swale that runs through the property below Moon Lane. Water from the upper slope and the back of the house would be collected by a series of catch basins, with a pipe daylighting on the lower slope below the house. An energy dissipater at the pipe outlet would slow the water and help prevent erosion. The swale has been engineered to handle the drainage from the proposed project. A final site grading and drainage plan will be reviewed and approved by the Engineering Department, prior to acceptance of plans for building plan check. The final