15 ATTACHMENT 9 - Laserfiche WebLink

Staff encourages a stepped home design on a hillside lot. However, in some cases, stepping a home on a hillside can make it more visible. Grading down the existing knoll would help reduce views of the residence (compared to stepping the house on the existing grades on top of the knoll). Such atrade-off has been used elsewhere in the City and staff finds it acceptable in this case. In addition, the proposed grading and retaining wall near the northern side of the house would help screen the lower potion of the house when viewed from the adjacent Reznick and Roberts residences and other off-site areas to the northeast to northwest. Overall, staff finds the grading plan to be acceptable. Drainage Plan In order to reduce stormwater runoff and pollutants from the site, drainage from the roofs of the existing and proposed structures and some surface drainage would be conveyed to several dry wells, which are subsurface basins to which runoff is diverted for storage and slow infiltration. This is a type of stormwater runoff measure strongly supported by the Regional Water Quality Control Board and local agencies implementing the urban clean water runoff program. Drainage from the private road would be conveyed to an oil/water separator in the road near the base of the property. Staff notes that oil/water separators are no longer a preferred stormwater treatment measure by the Regional Water Quality Control Board and local agencies implementing the urban clean water runoff program as they require regular maintenance and do not provide an effective means to treat both the quantity and quality of stormwater runoff from a site. Therefore, staff recommends that the applicants install a vegetated bioswale on the property. The project anticipates the vacation of an 18-foot wide portion of the Old Vineyard right-of--way to the estate lot. This vacation of excess roadway right-of--way is consistent with the Vineyard Avenue Corridor Specific Plan and staff believes that it would be ideal to locate the bioswale at this location similar to the bioswale approved for the Reznick development. Staff notes that at the easternmost portion of the Sarich frontage, all or some of the excess right-of--way will be needed by the City to accommodate the future public trail and the parallel driveway that will need to be installed in Old Vineyard Avenue between Safreno Way and the Safreno driveway. Therefore, the bioswale will need to be located towards the western half of the project frontage. A condition of approval addresses this item. The drainage plan does not include drainage information for the proposed two-car garage, the existing home, the existing barn, and the yard areas around the proposed home. A condition of approval requires a drainage plan for these areas be submitted for review and approval by the City Engineer. PUD-32 Page - 12 - November 14, 2007