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Commissioner Roberts stated that she is concerned with processing parcel "A" as a separate PUD, primarily because the City has an interest in having the vineyard planted as per the Specific Plan. She noted that because the vineyard estate parcel was to be presented at a later time and as a separate PUD, she was unable to make the finding provided in the previous staff report that the project is consistent with the Vineyard Specific Plan. She noted that the staff report indicates that staff must rely on Mr. Habner's assurances that the vineyard would be planted as grape bearing vines within a reasonable time period after the development plan is approved. She expressed concern about the vineyard planting plan submitted for the Hahner property, noting that she feels it is incomplete and unacceptable. She advised that a baseline study for the easement is needed and that the proposed plan does not include an integrated pest management plan. Commissioner Roberts stated that she believes the City needs some security that the vineyard will be planted and that she would like the two site plans put together. She suggested that Delco consider having funds placed in escrow to ensure funding for planting the vineyards, or that consideration be given to the City requiring a certificate of deposit. She further suggested that not one house be built before this is in order. Commissioner Roberts noted that the Planning Commission had wanted to see the site plan for the one-acre Halmer parcel. She stated that this request has been ignored. Ciiairpetson Sullivan stated that as proposed, 75% of the houses could be built prior to a plan b~ing prepared for parcel "A," and this is a concern. He further stated that he believes this should be a combined plan which includes the vineyard estate, how the land lrust and integrated p~st management plan works, and the plans for the proposed houses. Commissioner Arkin questioned how the community could be assured that the vineyard would be maintained in perpetuity, noting that this is the amenity of the project. Ms. Seto advised that the langoa~ in the conservation easement specifies the maintenance requirement and gives the City or other beneficiary the right to do the maintenance work or require it be done through the court. She noted that a maintenance bond would also have to be posted by the property owner. Commissioner Roberts stated that she feels a peer review of the vineyard planting plan would be reasonable. Discussion ensued regarding the direction of the Planning Commission regarding their action on the application this evening. P~BLIC HEARING REOPENED Doyle Heaton of Delco Builders advised that he would be meeting tomorrow with a land use attorney to discuss the easement and bonds. He further advised that the applicant is in agreement with the recommendation for the peer review and trying to complete these items prior to the tentative map. Chairperson Sullivan stated that he would like to see a plan for one PUD. He clarified that before thc Plannin~g Commission approves a tentative map, there needs to be an approved PUD fo~ the p~rcel "A." Mr. Pavan advised that prior to the Planning Commission approving the tentative map, it must make the finding that the map conforms to the PUD development plan and PLANNING COMMISSION MINUTES December 13, 2000 Page 6