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With regard to the house size restrictions, Commissioner Maas noted she does not agree with staffs recommendation to allow a maximum gross floor area. Chairperson Roberts noted she is comfortable with two-story homes being restricted to 4500 square feet and suggested that single-story houses under 22 feet high adhere to the FAR on the buildable portion of the lot. Commissioner Maas noted she would be comfortable with eliminating the restriction on the house size. Commissioner Sullivan noted he would be in support of Chairperson Robert's statement. Chairperson Roberts concurred that white trim be discouraged, but not disallowed. Commissioner Maas concurred. Commissioner Sullivan suggested that white as a trim color be discouraged, and Chairperson Roberts concurred. Chairperson Roberts suggested that grass be discouraged in the front yard; however, if there is grass, it must be away from any native plants and there must be a drainage system that is more restrictive than gutters. Commissioner Sullivan noted that front-yard grass reduces the rural appearance of the area and that lawns are allowed in the back yard. Discussion ensued relating to whether the arborist places a value on trees being removed, whether homeowners should be allowed to remove trees they planted for landscaping purposes, and whether a variance should be required for native oak tree removal. Commissioner Msa.q spoke in favor of story poles being utilized on projects. Commissioner Sullivan noted his pleasure with staff's strengthening of the recommendations and the sensitivity that has been given to the environment. He noted he was in favor of strengthening the regulations due to visibility issues and his agreement with staff that this is a public amenity. Commissioner Sullivan noted there are numerous citizens concerned with development in the foothills. He referenced Page 7, Table 1, Open Space Between Lots, and expressed concern with the phrase "first-tier lots shall be clustered, and no more than three lots shall be allowed per elnster." He suggested that it be amended to read, "no more than three lots shall be clustered on the first-tier, and five lots shall be clustered elsewhere." Chairperson Roberts concurred with the amendment. Commissioner Sullivan noted that staff relaxed the regulations relating to the "not-visible" houses. He noted that even if you cannot view a home from Foothill Con'idor you still need to maintain the rural character. He noted his pleasure with staff strengthening language relating to the protection of the Arroyo and wildlife issues. Commissioner Sullivan referenced Page 6, Paragraph J, relating to building on ridges which would not have a background of the Pleasanton or Main Ridges when viewed from Foothill Road or areas east of Foothill Road and requested that the sentence, "Landscaping in the form of mature trees may be an allowable background for such ridgeline sites if the decision-making body finds that the landscaping will preclude the structure from dominating the skyline as viewed from Foothill Road or areas east of Foothill Road" be deleted. PLANNING COMMISSION MINUTES February 23, 2000 Page 7