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Planners flag steep slope, easement and grading concerns for Encinal Court pool and ADU plan
Summary
Town planning staff told the Open Space Committee that a proposed pool and ADU at 23100 Encinal Court faces steep slopes, riparian setbacks and easement constraints; designers were asked to revise grading plans and conditions such as trucked removal of pool water were suggested.
Town staff briefed the Open Space Committee that the project at 23100 Encinal Court would likely require substantial design revisions because of steep terrain, riparian setbacks and conservation easements.
"It's a pretty challenging site because there's a whole easement downslope for the property," Tim (staff planner) told the committee, summarizing EDPC comments that the design team needs to revise grading to avoid encroaching on easements and creek setbacks. He said the applicant'9s design team is working with staff to either produce a compliant site-development plan or prepare a minor grading exception for the Planning Commission.
Committee members raised several technical concerns: the lot's slope in places exceeds 30 percent, existing on-site septic systems complicate wastewater and pool drainage, and large oaks and riparian vegetation at the lower portion of the site must be protected. Staff said typical conditions of approval could include engineered screening, specific tree-protection measures and operational conditions for pool dewatering.
"That I think that's something we'd roll into conditions of approval," Tim said when asked whether the applicant could be required to truck out pool water rather than discharge to on-site systems or adjacent slopes.
Why it matters: If the proposed work proceeds without careful mitigation, members warned it could increase erosion risk, damage riparian habitat and threaten mature trees that contribute to the town'9s rural character. Committee input can shape staff conditions and any hearing materials considered by the Planning Commission.
Next steps: Staff will request revised plans from the applicant and will share maps of slope contours and the conservation easement with the committee. The project may return to the committee for a site visit or for formal comment when the applicant submits revisions for planning review.
