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the zone that have lots six acres or less" vv-hicl"1 vvould yield approxirn..ately 30 url.its vvithin the ne:x.t 20 years. l'Vtost of the area is still incorporated", al"1d vvould need Lo be incorporated into the City. The extension of- utilities vvould be a Sigl-:tif"icaI"1t cost" al'1d he estimated that three or four houses may be brougl""lt in each year_ In response to an i1"1quiry by Commissioner Roberts" 1vfr_ Iserson confirmed that the: ~lameda County sevver moratorium vvould compel the use of City services_ 111 response to an inquiry by Commissioner Roberts regarding illegal nonconrorming uses in the County" I\Ar_ Iserson confirmed that the uses vv-ould need to become conforming vvhen they vvere brought into the City. 11'1 response to an inquiry by Comrn.issioner Roberts regardil"1g grading on the t.ops 01-- hills (page 5)" :rv1:r. Iserson replied that building on tops o:t-hills vvas generally discouraged. Commissioner Roberts suggested that the vvording be made stronger. l'Vtr_ Isc:rson noted that there vvas little leevvay vv-ith respect to tl""l.e language because the vv-ording vvas dravvn from the Specific Plan_ I:f- the vvording vvere to be changed" the Speci:f"ic Plan vv-ould l""lced to be changed to ensure consistency. In response to an inquiry by Commissioner Sullival""l.,. l\Ilr. Iserson conf"irmed tl""l.at the City Council IT1ay change the Specif"ic Plan if so desired. He noted that vvould preclude t.his ite1"11 from being acted Ol""l. during the meeting. I-Ie noted that stat:t- vvas sensitive: about grading" and noted that this language addressed modi:t"1cation,. not nevv construction. A discussion 01:- the Specific Plan language ensued. In response to a.r1 inquiry by Commissioner Sullivan" :rv1:r. Iserson confirmed that tl""l.e green building standards vvould be encouraged by staff. He noted that the Specific Plan vvas the goverl"1ing plan. Chairperson Arkin noted that the phrase ~~stro:ngly encouraged"''' vvas used several tilT1es on page 5 of 9,. and did l""lot believe that vvould prevent a property ovvner from building a home that did not fit in vvitl"l. the other" more traditional homes. I'V'lr. Iserson advised tl'1at the design revievv process V\.fould still be "L1-sed", and that it vvas unlikely that a desigI'1 vv-ould be appro"V""ed by sta:Cf if it did not blend VV"ith the surrounding environment. He noted that guidelines vvere typically vvritten vvitl""1 "'should"" rat.her than ~~shaIL.... Staff vvorked very closely vvith builders v.rith respect to designs and conformance vvitl"1 the guidelines_ THE PUBLIC HEARING VVAS OPENED. Bill Toomey,. 6016 Alisal,. noted that there vvere eight properties that vvere larger tl'1an tvvo acres" and vv-ere able to l"1ave an additional house built on the lot. He did not see l""l.oVV 30 houses could be added under the guidelines. PL~NN"I~G COJVIJVIISSIO~ JVII~UTES September 10, 2003 Page 18