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"Views of hillside homes from off -site areas which cannot be screened byway of location and architectural design should be substantially screened by use of evergreen tree planting." As further articulated in the staff report, staff believes that the proposed project provides for two homes that have been designed in a manner to minimize visibility from off -site. This is done by preserving all of the heritage oak trees, dropping the elevation of the higher lot, and by planting evergreen trees. 3. With regard to the argument that the proposed project is not consistent with the intent of the Plan and specifically that the homes cannot be placed outside the blob or in the area designated as Open Space, staff also disagrees. As explained in the staff report, the blobs are not precise and are meant to be conceptual and flexible. If staff overlays a GIS map to the Specific Plan map which shows blobs or existing houses, it is clear that the map in the Specific Plan is not precise. With regard to the specific three -lot blob on the Berlogar parcel, that blob was not even large enough to contain three homes and was also on top of several heritage oak trees (which the Specific Plan seeks to preserve). In other words, the blob was not precisely drawn on the Plan, and flexibility is required. To that point, page 24 of the Specific Plan states, under Residential Development Standards" "Minor variations may be permitted subject to the PUD development plan approval process where necessary due to physical site conditions." Here, staff believes that the proposed two housing units (where three are allowed) are designed in a manner that is consistent with the intent of the Specific Plan. Ms. Soo stated that staff also received emails from residents in the surrounding area, including Mr. Alex Win, Mr. Terry Kingsfather, and Mr. Gevan Reeves, which were forwarded to the Planning Commission. Chair Olson indicated that the letter from Stuart Flashman, the attorney for the Silver Oaks Estates Homeowners Association, referenced by Ms. Soo in here presentation, was not included in the Commissioners' packet that was delivered on Friday. He stated that the Commissioners just received the letter at the start of this meeting. He advised that he would give the Commissioners five to eight minutes to read and review the letter. Commissioner Allen referred to the email from Mr. Win regarding the roadway and inquired if staff has considered accessing the two sites using the Berlogar private roadway as opposed to the current road design. She noted that Mr. Win's assumption is that this would possibly reduce the visual impact and create more of a "C" design as opposed to an "S" design on the hill. Ms. Stern stated that Steve Kirkpatrick, City Engineer, is present and can address that question. She pointed out that she believes Mr. Win is suggesting using the private driveway which goes to the Berlogar parcel, then come down and cross the ephemeral PLANNING COMMISSION MINUTES, February 12, 2014 Page 5 of 38