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Ms. Decker summarized the staff report and described the history and scope of the project as well as the layout and landscaping plans_ She noted. chat the existing approved design standards would be revised to soma degree for all ten lots. She noted that the color boards were displayed. She noted that visibility from Foothill Road and Laurel. Creek Drive had been a past concern as well as visibility of retaining walls. She noted that there were also concerns from "The Preserve Homeowners Association about the change to flat-pad gradirig. Staff believed that the proposed plantings would mitigate the visual impacts. She displayed and described the various home designs. Ms_ Decker noted that the applicant's goal was to provide the opportunity for a buyer to have a broad. choice for semi-custom home development. Because of the concerns of the I lom cowners Association, the applicant has agreed to do pre-construction planting as a condition of approval; this would mitigate the visual impact of the retaining walls. Staf£has looked at this project very carefully and believed the home designs were compatible with and sensitive to the restrictions imposed by this pariicular site. Staff believed the additional conditions, which were agreed to by the surrounding homeowners of The Preserve, aimed the applicant would successfully screen and mitigate the impacts o£the retaining walls. Stair believed that the proposed. development and the grading would be kept away from the steeply-sloped and/or oak-covered area and that the designs for semi-custom versus production housing totaled 1 O different plans and associated clevations_ Fifteen color combinations were provided; as each color combination is used, it would be retired. "fhe approval process would be expedited if projects conformed to the guidelines as presented. If any design did not meet any one element o£the design standards as approved, it would come before the Planning Commission for review and approval as would any other design review application under the PL7D_ The applicant requested that Condition No_ 13_c. be returned to the original language, without strikeouts, which read "75 percent of the screening plantings for the retaining wall shall be five gallons or gre star in size at installation or reinstallation." He would like that moved to Condition No. 14, which. essentially addresses "at the start of residential construction" Thcrc was a request by the Homeowners Association that a performance bond or some type of warranty be required; the City Attorney could relate it to performance of the landscape materials to provide 50 percent and 75 percent screening at the site. Staff recommended approval of this project as conditioned. Commissioner Roberts noted that Condition No. 6 on page 12 stated that construction hours were to be Monday through Saturday, and asemi-custom area next to The Preserve would normally have Monday through 1=riday hours unless there was a variance. Ms_ Decker stated that was ati oversight on staff s part and that the applicant would. be amenable to the weekday hours. Commissioner Blank inquired about the disposition of performance bonds or guarantees in the event the development corporation goes bankrupt after the project was completed, especially with respect to ensuring that the plantings were protected. Ms. Nerland replied that generally, when a subdivision is approved, there would be a subdivision agreement that required that all of the public improvements be bonded. If the development went bankrupt during the project, the PLANNING COMMISSION MINUTES May 25, 2005 Page 9 of-23