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t <br /> _ 750 Pietronave <br /> view No 6 <br /> s . <br /> ' v. .-4/1‘\ ---_-- au view No 4:4:14:14111441\ , <br /> 1 '\ ' 'CT) 'N \ ' '11 ' .. <br /> >. <br /> �' \ cu view No.3 :� TAd <br /> w- <br /> .o d <br /> 1�,., \ a Xi. - ����,,,///����►►►-,,, <br /> r <br /> sae �rii ,,- ,(�eks,D� "P�,), + ~�. <br /> o`.A, ;.. Y� a. <br /> r <br /> �aay„ \ 04" <br /> ,sue '-`' ravatP'w4 <br /> G <br /> POINTS OF VIEW `I '\ <br /> The visual simulations show that the conceptual homes would be partially visible from all <br /> viewpoints; at some locations both homes would be visible while at other locations only one <br /> home would be visible. Staff finds that the photosimulations prepared by the project architect <br /> are acceptable as they show how the future homes may be viewed from nearby residential <br /> streets and from locations in a distance, such as from Vineyard Avenue. The photosimulations <br /> also show the proposed retaining walls. Staff has included a condition requiring plants be <br /> installed to help screen the retaining walls from Silver Oaks Lane and Silver Oaks Court and <br /> that a landscape plan be included with the subdivision improvement plans and be subject to <br /> the review and approval by the Director of Community Development. Landscaping to help <br /> screen the future homes would be required as part of the future home's design review process. <br /> Arborist Report <br /> An arborist tree assessment report was prepared by Ralph Osterling Consultants, attached as <br /> Exhibit B. The report surveyed a total of 25 trees near and within the proposed development <br /> area. The survey trees are composed of three tree species: 23 blue oaks, one black oak, and <br /> one valley oak. Among them, ten are heritage-sized trees. The report also identified that two <br /> blue oaks (one is heritage-size, one is not) have suffered major limb failures. Nevertheless, all <br /> assessed trees are suitable for preservation, with 19 trees assessed high in suitability for <br /> preservation and the remaining six were determined to be moderate in suitability for <br /> preservation. The applicants are proposing to retain all 25 trees. The report pointed out that <br /> the two blue oaks that have suffered major limb failures would require pruning to balance or <br /> PUD-84 Planning Commission <br /> Page 18 of 23 <br />