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• Building envelopes would be identified for the proposed Lots 1 and 2. All structures (i.e., residences and accessory structures) would be required to be located within the envelopes. The building envelope for Lot 1 is approximately 28,941 square feet and the building envelope for Lot 2 is approximately 21,971 square feet. ▪ The physical parameters of the proposed development are summarized below in Table 1. Table 1: Proposed Development Summary Lot 1 Lot 2 Lot Size 3.88 acres 14.56 acres Lot Elevation 510 feet - 565 feet 470 feet - 525 feet Building Envelope Size 28,941 sq. ft. 21,971 sq. ft. Home Size 4,907 sq. ft. 4,839 sq. ft. Garage Size 1,270 sq. ft. 1,533 sq. ft. Number of Stories 2 2 Height 28 ft. 4 inches 29 ft. • The home sites on the lots would be graded with flat pads. Both lots would be created by adding fill to the lots. • The proposed custom homes would generally be designed in a "Tuscan Farmhouse" architectural style characterized by Moderate roof pitch, stucco walls with stone element, and tile roof. Photosimulations of the proposed homes were provided and are included as Exhibit B. The photosimulations were created using views from the rear yard of 2832 Gray Fox Court, which has the most direct view of the proposed development. e Preliminary landscape plans have been proposed for both lots. The plan includes a tree/plant palette of native and non-native species that are primarily drought tolerant. ▪ An arborist report was submitted assessing the existing trees on the subject site. The report surveyed a total of 16 trees near the proposed development area. All of the surveyed trees would be retained except for Tree No. 7 located in the open space area on Lot 2, which is in very poor condition. The arborist report is attached as Exhibit B. A Parcel Map application has also been submitted to subdivide the existing site into two new lots and one remainder lot; that application would be subject to review and action by staff if the proposed PUD development plan is approved by the City Council. DISCUSSION General Plan, Specific Plan, and Zoning 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 Case No. PUD-116, 88 Silver Oaks Court Planning Commission Page 5of16