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Planning Commission Lands of Bowers June 10, 1998 Page 4 Fire Department Review The Fire Department's initial review of plans indicated the need for redesign of the turnaround to have a minimum radius of 36 feet. Consultation between the Fire Department and the applicant has resulted in the proposed turnaround. There is not adequate fire flow available to the lot for the size residence proposed. The Fire Department has indicated that installing fire sprinklers into the residence would provide adequate fire protection and this has been included as a condition of approval (#23). The remaining comments from the Fire Department include standard conditions for house numbers, access dimensions, surface requirements, and road grade. Staff has included these as conditions#21-25. Grading and Drainage The plans indicate that the grading for the site would include 2,500 cubic yards of cut (maximum depth of 8 feet, excluding the basement cut, which increases the depth of cut - to 18 to 19 feet at the uphill side of the basement) and 200 cubic yards of fill (maximum depth of 3 feet). The residence has been proposed to be located against the contours, due to the human habitation setback on the site. The residence as proposed would generally meet the Town's adopted grading policy, with the top of slab approximately 2.5 feet higher than the existing elevation at the garage, and the main residence approximately 8 feet lower than the natural grade at the parlor. The detached garage is proposed to be located approximately 3 feet above existing grade at the northeast corner of the structure. As noted, however, cuts of up to 18 to 19 feet are required for the basement. The construction of the residence requires the use of a retaining wall to be located to the west of the residence. The height of the wall would be 3 feet and grading around the wall would be required to provide drainage. While the wall would be only 3 feet high, cuts of up to 8 feet in depth would be required to locate the wall. The cuts would be sloped behind the wall towards the property lines. Drainage of the site is characterized by sheetflow from the west side of the house and several drains outletting in the creek around the east side of the house. An earthen swale is proposed at the rear of the main residence. Staff has included a condition (#20) requiring that the final drainage design be reviewed and that drainage be designed as sheet flow, as there is some concern regarding drainage from the neighbors to the east. • Committee Recommendations The Pathways Committee has recommended that the type II-B path along Altamont Road be restored and that the path along the eastern boundary be reconstructed (condition#14). The Environmental Design Committee had a concern about the heritage oak tree located within the conservation easement and commented on the importance of tree fencing during construction. The Committee also requested that a certified arborist prune the oak tree to maintain the health of the oak. Staff has included the standard condition of approval (#2) that the landscape screening and lighting will be reviewed after framing of the residence. Staff is available to answer any questions that the Commission or community may have.