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"blob" and so that existing heritage-sized oaks could be preserved. If the homes were to be <br /> located in the southeastern portion of the "blob", split level design may not be an option; <br /> therefore, homes would have a full two-story height. Staff does not believe it is a better <br /> solution as these homes may have more visual and privacy impacts to the residents on Silver <br /> Oaks Lane than the current proposal. Staff finds that the proposed development meets the <br /> Specific Plan's physical planning concept of designing home sites to reflect the rural character <br /> and natural features of the hilly terrain. <br /> The Silver Oaks Estates HOA stated in its letter that locating lots/homes outside the "blob" <br /> area would not conform to the VACSP or the specific plan's Environmental Impact Report. If <br /> the proposed lots/homes are located entirely within the "blob" area such as the lot layout <br /> shown in one of the site alternatives (discussion later in the report), heritage-sized trees would <br /> be removed, significant grading would be required, and tall retaining walls would be <br /> constructed. <br /> Staff believes that the proposed development plan conforms to the intent of the Specific Plan. <br /> Staff notes that land use plans are generally considered conceptual, thereby providing <br /> flexibility for the development of actual projects. Staff believes the "blob" or "dot" is conceptual <br /> and is not intended to be specific at the time these plans were made. For the seven custom <br /> home sites in the nearby site (PUD-54) on Lot 25 of the VACSP, the Commission and Council <br /> allowed some of the hillside residential home sites to be located outside the area shown on the <br /> Land Use Plan without a Specific Plan Amendment. Likewise, staff believes that the proposed <br /> lots could be located within the general vicinity of the location shown on the land use plan <br /> without a Specific Plan Amendment. <br /> Site Alternatives <br /> At staffs request, the applicant prepared three alternatives that address issues related to the <br /> location of the building pads within the designated development area and locating the road in <br /> an area less visible to the Silver Oaks Lane neighbors. All the alternatives show the road <br /> located on the west side of the property, away from the residential lots on Silver Oaks Lane. <br /> One of the alternatives shows three new lots; two show two new lots. <br /> (Please see following pages for alternatives.) <br /> Page - 9 <br />