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Commissioner Roberts noted she would like to see single-story homes on lots 27, 28, 29, 30 and 33A as mentioned in Alternative 4 and adding a condition to encourage single-story homes wherever possible. She commented on the previous tracking of the faultline and noted that the faultline has been sufficiently examined. She noted that issues relating to fiscal analysis are sufficient and stated that one-inch saplings should not be utilized as replacement trees. In conclusion, she noted she would support the project with the condition that accessory structures be conditioned with setbacks to preserve views. Commissioner Maas noted that staff has addressed all of her concems relating to views, grading, geotechnical, and the butterfly habitat reports. She expressed the opinion that it is necessary to take the expert's opinions on certain subject matters. She expressed support with the use of open space, the land use being consistent with the Specific Plan, the single-story homes being utilized whenever possible and economically feasible, massing of houses, setbacks, FAR, larger lots around the golf course, residential architectural development standards and design guidelines, and noise impacts. She noted her concurrence with Commissioner Sullivan in prohibiting the formal style of house designs; however, she requested that garages be located so not more than three doors face the fronting road. She spoke in favor of utilizing wrought-iron fencing; however, she commented on the privacy issue and suggested working with alternatives. She reiterated that a condition should be included relating to accessory structures and utilizing single-story homes when appropriate. She requested that the Commission be a part of the design review process and noted she would be in support of project. Chairperson Kumaran commended staff on the project and the process of conforming the design with the Specific Plan and General Plan and utilizing only 34 additional homes on the property to maximize open space. He noted that he did not have enough financial information on the project; however, he noted that the financial analysis would be presented to the City Council for their review. He expressed minor concern with reducing the size of the lots by the driving range. He noted his support with utilizing single-story homes to protect views and restricting garages to 600 square feet. He further noted that due to his lack of knowledge of geotechnical issues, he would rely on what staff has presented and would also concur with staffs recommendations relating to setbacks. He expressed support with the grading and drainage. He noted his concurrence with Commissioner Sullivan's statements relating to the Urban Growth Boundaries. In conclusion, he stated this project should be a model for furore development for similar land use and infrastructure issues. A motion was made by Commissioner Roberts, seconded by Commissioner Maas, finding that the proposed PUD development plan is consistent with the General Plan and the Happy Valley Specific Plan and that the PUD findings are consistent with the staff report. ROLLCALLVOTE AYES: NOES: ABSENT: ABSTAIN: Commissioners Cooper, Maas, Roberts and Chairperson Kumaran Commissioner Sullivan Commissioner Kameny None PLANNING COMMISSION MINUTES Page 6 March 10, 1999