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Ms. Stern replied that staff can certainly add some language to that to minimize the visual impact to the neighbors. Commissioner O'Connor quoted from pages 3 and 4 of Mr. Flashman's letter: "...the VACSP specifically called out potentially significant visual impacts from houses placed in visually prominent areas such as hilltops and ridgelines .... Only if it is clear that a house in the location can be effectively visually screened so as to be, in essence, invisible from the areas below, including Vineyard Avenue, should the project be approved...." He stated that if Mr. Flashman is quoting from the Specific Plan and if he is correct here, then it is fairly clear that the screening of the homes needs to be enhanced. Ms. Harryman stated that Mr. Flashman was not quoting the Specific Plan but summarizing his interpretation of it. She noted that pages 34-35 of the Specific Plan provides for Specific Hillside Residential District Design Guidelines, and three of those sections talk about visual impacts: one says that "The visual prominence of development should be minimized by utilizing existing site features for screening such as tree clusters, depressions in topography, setback plateau areas, and other natural features." And another section says "Architectural design should emphasize the blending of buildings into the natural surroundings and minimizing building visibility from off-site areas." She pointed out that the Specific Plan does not say the homes have to be invisible, but it is definitely saying it should be minimized and that features should be utilized. She noted that the language Mr. Flashman probably has taken part of is "View of hillside homes from off-site areas which cannot be screened by way of location and architectural design should be substantially screened by use of evergreen tree planting." which talks about screens and uses a little bit of a stronger word than just minimizing it. Ms. Harryman stated that she feels the views of these homes from off-site areas are screened a bit by way of location by some heritage oak trees. She further stated that because that is what the Specific Plan calls for, additional screening in the form of some evergreen tree planting can be required in Condition No. 37. She added that these homes will need to be reviewed when they come in. Ms. Stern stated that staff can certainly beef up Condition No. 37 to include some of the wording specifically in the Specific Plan. Commissioner O'Connor inquired if the homes will be reviewed by the Planning Commission when they come in. Ms. Stern replied that as it is written now, the homes would be reviewed by the Zoning Administrator. She added that if the Commission would feel more comfortable with have them coming before the Commission, that could be done as well. Commissioner O'Connor stated that he was not going with that, that if some verbiage is added to screening and landscaping as indicated by Ms. Harryman, then they would not need to have that type of review. EXCERPT: PLANNING COMMISSION MINUTES, February 12, 2014 Page 13 of 18