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Mr. Gevan Reeves and the Silver Oaks Estates HOA stated that the proposed road, retaining <br /> wall, and two new homes will have an unobstructed or only partially obstructed line-of-sight <br /> view into the existing homes on Silver Oaks Lane. To show the potential visual impacts of the <br /> proposed two homes may have upon adjacent properties, Gorney & Associates prepared <br /> photomontages taken from seven view points, including viewpoints from the rear yard of the <br /> existing homes on Silver Oaks Lane and from the end of the existing Silver Oaks Court. <br /> The photomontages show that the proposed retaining wall would be visible from the rear yard <br /> of the homes on Silver Oaks Lane and Silver Oaks Court. The applicants have indicated <br /> landscaping could be planted to "screen" the retaining wall. In addition, none of the existing <br /> heritage-sized trees would be removed due the proposed development. As such, they would <br /> act as a natural screening of the proposed two homes. <br /> The proposed design guidelines (page 4) require visual analysis for Lot 2. Considering its <br /> hillside location, staff recommends that visual analysis be required for both lots. <br /> Discussion Point No. 5: Should additional photomontage viewpoints be included? <br /> Discussion Point No. 6: Any other concerns the Planning Commission has about this <br /> proposal? <br /> PUBLIC COMMENT <br /> Public notices were sent to all property owners within a 1,000-foot radius of the subject <br /> property. Other than the emails from Mr. Gevan Reeves and the letter from Silver Oaks Estate <br /> HOA, at the time this report was written, staff had not received any additional comments. <br /> CONCLUSION <br /> The VACSP embodies several objectives for Hillside Residential development. Such <br /> development should be clustered in well defined areas, while at the same time preserving <br /> natural features such as heritage trees, hilltops, creeks, and steep slopes. At the same time, <br /> the visual prominence of new development should be minimized by utilizing existing site <br /> features, and open space area should be preserved. Achieving all these objectives on this site <br /> is difficult. Staff recommends that the Planning Commission review the attached material, take <br /> public testimony, and make suggestions/comments to the applicant and staff regarding the <br /> development of the site. <br /> Page - 18 <br />