22 ATTACHMENT 04 - Laserfiche WebLink

came to the conclusion that it was not possible to get three lots up there and have it look reasonable, as it would be too massive and have too much of an impact. He indicated that he made a number of decisions: first, to apply for two lots instead of three; and second, to put the road between the new homes and the existing homes to avoid the backyard-to-backyard impact on neighbors, which would be a more sensitive approach. With respect to the oak trees, Mr. Berlogar stated that he loves the oak trees and that they were the main reason he bought the property. He indicated that he really wanted to maintain the trees and that he believes the initial application for the two lots is the best plan for that site and would like consideration on that. He indicated that the architect who developed the design guidelines for the existing Silver Oak homes and developed the design guidelines for these proposed two homes as well as prepared the photo simulation is present tonight to answer any questions the Commission may have. Joseph Gorny, Project Consultant, stated that he is available to answer any questions regarding the photo simulations. Gevan Reeves, neighbor, stated that he was present tonight with three other neighbors who are members of the Homeowners Association, and he was speaking on behalf of the homeowners. He noted that reading through the VACSP, it is apparent that hillside residential is set to a higher standard than other homes in the development area, with specific expectations and requirements. He indicated that he and his neighbors all moved into their homes recently and had an expectation that the Vineyard Avenue Corridor Specific Plan would govern the development of both the proposed Berlogar development and all future developments in the area, on both the intent and letter of the Specific Plan. He noted that there are two other hillside residential areas in Berlogar's parcel that could be developed in addition to what is being shown today, and another hillside residential. He expressed concern not just for this proposed property but also for future development. Mr. Reeves stated that he had sent a letter to the Commission, which is included in the packet. He indicated in that letter that the proposal to move one of the homes out of the proposed designated development area to the top of the hill violates both the spirit of the VACSP as well as two factual items. He noted that the VACSP states: "The purpose of this designation [of hillside residential] is to allow for a clustering of homes in well-defined areas of the hills in order to preserve significant natural features such as ridgelines, hilltops, oak woodland, creeks, and steep slopes. Open space land surrounding the HR district is to be permanently preserved." He stated that the location of the home is being moved from a designated development area to the top of a hill, which has been designated as open space, and 25 feet of the hill would be lopped for the house. He added that they too love the oak trees and that environment, and they are not advocating tearing down oak trees by any measure. He stated that with respect to hillside residential, the VACSP states: "in HR areas, all home sites must be located within the designated development areas as generally depicted on the land use plan. Lot lines may extend into land designated as Open Space, but primary residential EXCERPT: PLANNING COMMISSION MINUTES, July 24, 2013 Page 3 of 10