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Mr. Pavau advised that as noted in staff's mcuno, Mr. Costas has indicated that he would like to retain lots 33 through 36 for his own personal use and sale. He further advised that these lots could be mass-developed or developed individually as custom homes. Mr. Pavan advised that the revised conditions of approval provide for this allowance and states that if developed as custom lots each house design would be peer-reviewed by an architectural design consultant and reviewed by the Planning Commission at a public hearing. Mr. Pavan provided information about other revisions to the conditions of approval included in staffs mcmo. Commissioner Roberts stated that she spoke with Delco Builders after seeing Mr. Costas' sign advertising lots for sale by owner. She asked when it would be determined if the four lots would be mass-developed or built as custom lots. Mr. Pavan advised that it is anticipated that this would be determined by the tentative map stage. Commissioner Roberts noted that the minutes from the last meeting reflect the concerns expressed by Commissioner Roberts, Sullivan, and Arkin about parcel "A" being a separate PUD. Mr. Pavan reported that due to the complexity of issues raised at the last meeting with respect to parcel "A" that they could best be addressed through a site-specific development plan. In response to Commissioner Robert's question regarding whether staff feels the project cannot be done as one PUD, Mr. Pavan stated that the issue is timing and that the applicant would like to extend Vineyard Avenue to the school site this coming summer. , In respom~ to a question from Chairperson3 SUliiv~, M~. Pavan advised that it is feasible for D~lco to build 75% of the houses prior t9 ~he submittal Of any vineyard PUD. Commissioner Roberts questioned whether only the.co .m~ru~liO~ o$',He,road could begin without approval for p~cel "A." Mr. Pavan stated that this would be possible. In respoase to a request from Commissioner Ro~ for an explanation of the noise issue pert~in~ to lot 32, Mr. Pavan advised that staff feels the house would be predominantly blocking a direct line of site to the quarry and the design provides for the rear yard to be protected from the noise by a short-wall berm facing Vineyard Avenue. Mr. Pavan responded to Commissioner Arkin's request for clarification regarding the ir, formation in the staff report related to noise levels. Commissioner Arkin noted that there is potential for this home to have up to 66 dBA during four to five months of the year. Commissioner Roberts advised that Centex has met with all of the Vineyard property owners who will have to cross Vineyard to discuss access. She further advised that Mr. Brozosky has indicated that he does not want the responsibility for relocating the power pole along his access. Mr. Pavan advised that it is proposed that the future access for Mr. Brozosky's property would be taken from the public road extended, int9 ~e ~ property and that this matter would be addressed in conjunction with Centex~s proposal for this property. Commissioner Mo_~ stated that at the last meeting a request for information regarding the value of the trees that were going to be removed was made, Mr. Pavan stated that the value of the trees was provided in the tree report. He not~i that a modification to the plan provides for the oak trees to be preserved. He further noted that the value of the orchard trees and non-heritage trees that are going to be removed was not evaluated. He slated that mitigations for trce removal are PLANNING COMMISSION MINUTES December 13, 2000 Page 3