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staff's statement "it's not advisable and consistent with public safety parameter of the General Plan," and he noted he would not be in a position to approve the project regardless. Commissioner Kumaran requested that the following issues be considered when the project comes back before the Commission. He urges the developer to work with staff to mitigate geotechnical issues. He commented on relocating the detention pond, and there being some amount of screening for the detention pond. He noted that the Spotorno family and SummerHill Homes needs to have a return from their investment. He noted he would not have a concern with single-family homes in this area in order for the developers to recoup their investment. He expressed concern with the grading being as high as the story poles demonstrated, and he stated that is not a viable option. He stated if the grading was such that the ground level would be much lower to start, with single-family homes, and the detention pond having some amount of screening, that would have less impact on the view corridors when this project is viewed from the valley floor. He noted this would mitigate the visual impacts. Commissioner Kumaran noted he would be in support of staff s recommendation for areas of mitigation on a 17 to 1 ratio in a hundred acres. He noted he would be in favor of on-site mitigation efforts, so the next development is not encumbered with the mitigation efforts of the previous development. Further, that if mitigation efforts are necessary, that they occur within the boundaries and the parameters of the area that is being developed. Commissioner Kumaran urged SummerHill homes to stay with the original agreements made and not have too many homes that let out on Alisal Street and that the remaining homes have the by-pass road as their ingress and egress to the property. He commended StmunerHill Homes on the architecture aspect of the project and he noted that the homes were visually pleasing. Commissioner Kumaran noted he would be in favor of front yard setbacks retaining the rural character of the lower Spotorno flats and the need for little grading in those areas to maintain the view corridors. He spoke in favor of retaining the rural look on Alisal Street and the setbacks, which would be consistent with the golf course development. Commissioner Kmnaran urged the developer to work with staff in order to develop a proposal that staff would recommend. He noted that if he votes to deny the project that it is not because the development is not viable. Commissioner Maas moves to continue this application with direction to the applicant and staff to further their work together and return to the Commission. There is no second. Mr. Plucker noted that during previous conversations with the developer that decreasing the number of units would put the project in jeopardy and eliminates its viability. He noted that the types of issues the Commission is considering would put the project in jeopardy. Mr. Plucker noted that staff's recommendation would be to start with a clean slate, and he recommended that the Commission deny the project. Chairperson Roberts moves that the project be denied. Commissioner Arkin seconds the motion. A motion was made by Chairperson Roberts, seconded by Commissioner Arkin, to deny Case PUD-99-04. Planning Commission Minutes October 13, 1999 Page 19