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by as much as 265 feet. He stated that he does not know how they could plot a perception of what might happen any more accurately than that. Mr. Berlogar stated that the second exhibit, copies of which he distributed to the Commission and staff, shows variations from this Specific Plan blobs. He indicated that half of the Toll Brothers development are outside of the Specific Plan blobs; ten of the Greenbriar Homes development on the Heinz property are in the vineyard property, with 30 homes just outside of the blob; the Sarich property has a bonus lot, one more than in the Specific Plan, with two lots completely outside the blob and the third closely outside the blob; and half of the ten homes in the other Greenbriar development on the Hahner property are in the vineyard, with a home on the open space on the property for which nothing was designated in the Specific Plan. Mr. Berlogar stated that he also prepared a rough drawing on Mr. Win's proposal regarding the roadway. He indicated that engineering is not always easy in the hills; it gets a lot tougher. He stated that Alternative No. 1 and Alternative No. 2 have 580 feet of road that would change the grade, and going higher up the canyon would produce 450 feet of road, but all the existing utilities cannot get to that elevation. He then pointed to the locations where the road proposed by Mr. Win would go, adding 850 feet of roadway, new utilities for sanitary sewer and water, and a joint trench that would require a 20 -foot deep excavation in Silver Oaks Court where his driveway intersects to catch the manhole in front of Lot 2. He indicated that it would probably cost $1 million to do all that grading, get all the permits, build a bridge, and build the retaining walls. Peter MacDonald, representing the applicant, stated that they support the staff recommendations, specifically the Alternative No. 1 design selected by the staff. He indicated that this is the most environmentally sensitive and neighbor - sensitive two -lot plan that they could come up with, working closely with City staff. He stated that he believes the neighbors realize that the two -lot site plan has far less impacts than the three -lot site plan. He added that what impresses him is that this planning process has worked through a succession of iterations just the way it was supposed to, according to his urban planning professors Mr. MacDonald stated that the Vineyard Avenue Corridor Specific Plan filled in a 500 -acre map area with designated development bubbles surrounded by open spaces. He indicated that the Specific Plan specified 189 new units and numerous policies relating to tree preservation, open space preservation, visual preservation, and so on. He added that now, the application is undergoing a PUD process to determine if that Plan can be effectively implemented. Mr. MacDonald stated that in the first iteration there was a Planning Commission Work Session, and in that phase, the Berlogars, working with City staff, developed several alternatives for consideration by the Planning Commission. He noted that the Planning Commission was generally in favor of the conceptual alternative but gave guidance for further refining that alternative to address specific concerns. He stated that that led to the three variations before the Commission tonight. He indicated that staff has PLANNING COMMISSION MINUTES, February 12, 2014 Page 12 of 38