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a Building Envelopes— Building envelopes have been created for the proposed new lots, Lot 1 and Lot 2. They would be located at a minimum of 30 feet from the westerly property line. All structures (i.e., the main dwelling and all accessory structures, including "agricultural" accessory structures) would be required to be located within the envelopes. The building envelope for Lot 1 is approximately 21,202 square feet, and the building envelope for Lot 2 is approximately 22,725 square feet. ▪ The custom home sites would be graded with a stepping/split pad for Lot 1 and a flat pad for Lot 2 created by a cut-fill pattern. ▪ Architectural design guidelines and site development standards have been created for the custom homes. It includes design criteria for homes, landscaping requirements, and review process. A copy of the proposed design guidelines is attached as Exhibit B. c Access to the proposed lots would be from a 16-foot wide private roadway at the end of the existing Silver Oaks Court. This private roadway would then continue southerly and meander between the tree driplines providing access to both lots. This private roadway would terminate on Lot 2 with a hammerhead design as it would also serve as an emergency vehicle access road. The existing slopes on both sides of the roadway would re-graded; as a result, a four to nine-foot high retaining wall would be constructed on portions of the east side of the road and a four-foot high retaining wall would be constructed on portions of the west side of the road. The slope of the road varies from 3.1% to 15%. It should be noted that the VACSP shows the connection from Silver Oaks Court as a local street with a width of 32 feet. In order to preserve trees and minimize grading, staff is willing to support a narrower private street. • An arborist report was submitted assessing the existing trees on the subject site. The report surveyed a total of 25 trees near the proposed development area. None of the trees would be removed. The report is attached as Exhibit B. ▪ Visual Analysis/Photosimulations of potential prototypical future homes were prepared by Gorney & Associates. Photos were taken from various locations, both near and far from the proposed home sites. The photosimulations are included in Exhibit B. • A geotechnical report was prepared by Berlogar-Stevens Geotechnical Consultants, attached as Exhibit B. The City Engineer has reviewed the report and found it is acceptable. Thus, no peer review was required. • A Landfill Gas Assessment Report by EBA Engineering was prepared. It is attached as Exhibit B. PUD-84 Planning Commission Page 5 of 23