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P19-0379, 1 Brozosky Hill Lane Planning Commission  Proposed Home Size, Height and FAR Lot A Lot B Lot C Lot Size (acre)1 0.96 1.23 1.32 Proposed Home (sq.ft.) First Floor Second Floor 3,765 2,721 4,846 -- 4,535 2,143 Subtotal 6,486 4,846 6,678 Garage (sq.ft.) 761 810 720 Gross Sq.Ft. 7,247 5,656 7,398 Height (ft.) 28.5 27 29 FAR (%)2 15.5 9.04 11.6 Note: 1 Lot size includes areas designated for hillside residential use and open space use. 2FAR does not include garage area.  An arborist report was submitted assessing the existing trees on the subject site. The report, dated November 4, 2021, surveyed a total of 79 trees on and near the project site and concluded 36 trees will be removed, 9 trees would be preserved, and 34 trees could potentially be preserved or removed. The report is attached as Exhibit B. CONSIDERATIONS FOR THE WORK SESSION Staff seeks Planning Commission’s direction and comments in the following areas of the proposal: 1. Location of the proposed new residential lots; 2. Mass and bulk of the new homes; and 3. EVA connector The Commission may also comment and direct staff and the applicant on areas not included in the list. 1. Location of the Proposed New Residential Lots The VACSP includes the following provisions that would apply to the proposed development: Physical Planning Concept (page 17) Residential development in Subarea 3 is to be sited so as to preserve significant natural features such as major ridgelines and hilltop areas, woodland, and riparian corridors. Development generally consists of clusters of custom homes designed to reflect the rural character and natural features of the hilly terrain. The large majority of land within this area is to be preserved as permanent open space.