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PLANNING COMMISSION ACTION The Planning Commission held a public hearing on May 11, 2016 to review the proposed project. The draft minutes of this meeting are provided in Attachment 5. The Commission focused its discussion on the height and number of stories of the Lot 1 home and its conformity to the VACSP, which limits homes to 25 feet in height and one story. The VACSP allows minor variations in building height subject to the PUD development plan approval, where necessary due to physical site conditions. The Commission found that the second floor of Lot 1 is significantly smaller than the first floor and that the proposed home would not be visible from nearby streets and would only be visible from the rear yards of homes on Gray Fox Court. The Commission found that it could support the proposed home on Lot 1 as designed because it complies with the intent of the VACSP. The Planning Commission also discussed a Silver Oaks Lane resident's request that a condition be added that would prohibit animal pens, corrals, roosters and chicken coops on Lot 2 behind the existing homes on Silver Oaks Lane. The Planning Commission declined to add the condition primarily because agricultural activities have been allowed on the site for a long period of time (predating the construction of residences on Silver Oaks Lane). In addition, agricultural land uses on the site were planned to continue under the VACSP adopted in 1999. DISCUSSION The Planning Commission staff report provides additional background information and a detailed discussion of the proposed project, including General Plan and zoning consistency, grading and retaining walls, architectural design of the homes, and tree removal and replacement. Key elements of the analysis are summarized below. General Plan and Specific Plan The project site has a General Plan Land Use designation of Low Density Residential (LDR) in areas where development is allowed, and the remainder of the site is designated Open Space —Agriculture and Grazing. The project site is located in the HR and OS Districts of the VACSP. The VACSP requires new homes to be located on lots with a minimum lot area of 40,000 square feet. The proposed lot sizes are 3.88 acres and 14.56 acres, conforming to the VACSP. Building Envelopes and House Sizes The VACSP identifies two new residential home sites in the southern HR portion of the existing site near the existing residence. The identified home sites are intended to be general locations for future homes. As proposed, portions of the proposed building envelopes would be located outside of but proximate to the VACSP identified home sites. Staff believes that the proposed building envelopes, while not completely within the general area designated for home sites in the VACSP, meet the intent of applicable policies in the VACSP, which promote the clustering of residential units to preserve significant natural features of the site, such as ridgelines, hilltops, oak woodland, creeks, and steep slopes. Page 4 of 7