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Given the irregular-shaped lots, staff recommends that the applicant create building envelopes for each lot rather than identifying minimum setbacks, as it would be difficult to designate the front, side, and rear yards for each lot. The proposed homes and accessory structures would need to be located within the defined building envelope area on each lot. Table 2 shows the distances between the proposed building envelope and property lines. Table 2: Building Envelope Location and Property Lines Approximately Distance between Building Envelope and Property Lines East West South North Lot 1 30 ft. 33 ft. 125 ft. 580 ft. Lot 2 33 ft. 35 ft. 170 ft. 1,400 ft. The intent of setbacks is to provide an adequate buffer between buildings and property lines. Staff believes the proposed building envelope locations meet this intent and are acceptable. Additionally, staff finds the proposed building envelope location/area, home size and height are acceptable as proposed. See specific discussions concerning overall building areas for both lots and building height for Lot 1 in the following sections of the report. Access Road. The existing private road extends through the project site. The VACSP requires private hillside roads comprise a 16-foot-wide paved section with two-foot shoulders on either side that are maintained free of vegetation. No parking is allowed. The portion of the existing asphalt road that is within the project area and would provide access to the proposed two new lots has a minimum paved width of 18 feet. The propose access easement is 20 feet wide including an additional two feet on the east (upslope) side, thus meeting the VACSP private road width requirement. As required, a fire truck pull-out area is proposed on Lot 2 near the pump house. The applicant will also modify the existing vehicle turn-around area by adding a small paved area to meet Livermore-Pleasanton Fire Department (LPFD) Fire Department turn-around requirements. Staff believes that the proposed access easement, pull-out area, and fire turn- around are acceptably designed. Grading and Retaining Walls. In order to create building pads,fill would be placed on both lots. The proposed grading utilizes "rounded landform grading" techniques to achieve a natural transition between graded areas and existing terrain, and prohibits most grading from occurring within tree driplines to avoid impacts to the existing mature trees. Additionally, the graded slopes would not be visible from public streets due to intervening hillsides and vegetation. The proposed grading is estimated to result an approximately 3,800 cubic yards of cut and approximately 23,100 cubic yards of fill. The applicant intends to use excess soil from the Silver Oaks Hillside development (PUD-84), located to the northwest of the project and currently under construction, to minimize importing soil from elsewhere. Case No. PUD-116, 88 Silver Oaks Court Planning Commission Page 8 of 16