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Peter MacDonald, representing the applicant, said staff did an excellent job of addressing compliance with the Specific Plan and emphasized that these are the types of refinements that occur in the course of developing a Specific Plan area and that have been repeatedly upheld by the courts. He said that this began as an excellent and neighbor sensitive design and is only further improved by the additional mitigations and costs agreed to by the applicant. He noted that as originally proposed, every heritage tree on the site is preserved. He reiterated that he and Mr. Berlogar support every recommendation, including Alternative 2, other than the reduction in square footage. Gevan Reeves said he represents several members of Silver Oaks Estates in stating that this is not the right project for this location. He said that the Specific Plan creates an expectation of visual mitigation and depicts homes nestled in the site's natural contours and behind existing trees, which is not accomplished by the proposal. The applicant has instead proposed placing two massive homes, each up to 8,500 square feet with an additional 1,500 square feet in accessory buildings, immediately on top of the hill. He said that approval of the project would constitute a significant overreach in terms of discretion by the Council for several reasons. The Specific Plan calls for the preservation and protection of hilltops, permanent preservation of open space, and the containment of all structures within the designated development area. This proposal places homes on the hilltop and in open space and relocates all structures outside of the designated development area. Cumulatively, approving these actions would seem to constitute a variance that is in direct opposition to the Specific Plan's direction that Land Use Standard's be employed without variance. He said he would like a more prescriptive and enforceable mitigation plan, which the conditions admittedly do make some effort to address. He said he appreciated the work that has gone into the retaining wall and landscaping, but that he would like more prescriptive direction regarding the number and size of certain mitigating features. He said the significant outstanding issue is the size of the homes, noting that the footprint of other hillside homes is much more modest than what is being proposed. He said that he and other residents have additional concerns over staffs perception that the development blobs can be relocated to suit an individual project. He disagreed with the environmental argument and said the reason for doing so here is purely financial. He said he would like to see additional protections precluding the third home as well as the other two potential homes on the applicant's property from being relocated to this end of the parcel. Councilmember Brown requested a rough but sound average of adjacent homes in the Silver Oaks Estates development. Mr. Reeves said his own home is 3,900 square feet and he knew of at least one other over 4,000 square feet. He noted that, including outbuildings, the proposed homes would be more than twice that. Councilmember Cook-Kallio inquired about Mr. Reeves' lot size.. Mr. Reeves said his home is half an acre. The 4,000 square foot home he mentioned sits on an approximately%acre lot. Mr. Dolan stated that the proposed lot sizes for this project are 1.2 and 1.9 acres. Councilmember Cook-Kallio asked if floor area ratio (FAR) is a consideration at all. Mr. Dolan explained that FAR is not a very meaningful tool here because it can be adjusted simply by expanding the lot size into open space. If one were to calculate FAR here, the proposed home sizes are very low. Mr. Reeves noted that the Winding Oaks development has one to three acre lots with much smaller footprints. Stuart Flashman, legal counsel for the Silver Oaks Estates Home Owners Association, referred to his letter discussing the project's compliance and consistency with the Specific Plan. He emphasized that City Minutes Page 9 of 15 April 15,2014