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The Commission recommended Alternative 1 based on the following: a Alternative 1 site layout would require significantly less grading, approximately 4,000 cubic yards less of earth off haul, when compared to Alternative 2. This alternative site layout is more sensitive to the hillside terrain than the proposed Alternative 2 site layout. a The building pad elevation of the Alternative 1 site layout would be located five feet lower than the pad elevation shown on the proposed site layout. As such, the future home would be less visible from off-site and have less visual impacts to the surrounding residential properties. ® The future home on the Alternative 1 site layout would be approximately 375 feet away from the rear corner of Lots 7 and 9 on Silver Oaks Lane. Staff believes this distance is an adequate buffer between homes. Please refer to the attached Planning Commission staff report, dated February 12, 2014 for more specific information regarding the proposed project and two alternatives. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on February 12, 2014, to review the subject application. Detailed information on this meeting is provided in the attached minutes of the Planning Commission. Several adjacent neighbors provided emails to the Planning Commission or appeared at the meeting to voice concerns regarding the project. Additionally, the Silver Oaks Homeowners Association submitted a letter prepared by their attorney expressing opposition to the project. All of the correspondence is attached to this report and the comments are incorporated in the Planning Commission minutes. After receiving public testimony, the Commission approved the application with Alternative 1 site layout on a 3-2 vote (Commissioners Allen and O'Connor dissenting as they preferred Alternative 2) with the following modifications to staffs recommended conditions: modified Conditions of Approval Nos. 32 and 37 by adding language ensuring landscaping to help screen the views of the retaining wall (Condition No. 32) and future hillside homes (Condition No. 37) from off-site. DISCUSSION The attached Planning Commission staff report dated February 12, 2014, provides a detailed description and discussion of the proposed application including: uses, the access road, alternatives for home site location, building envelopes, future development on the HR sites, building height and stories, building design, grading and drainage, geotechnical report, utilities, photo simulations, tree preservation and protection, landscaping, Planning Commission workshop, and public comments. The report also includes detailed discussion on home site location and specific plan land use map. Page 6 of 10