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Each lot will have a significant amount of landscaping. A few days prior to the January 10, 2007 Planning Commission meeting, the applicants planted nine additional screen trees in the rear yard of Lot 1, a combination of six evergreen pepper trees and three evergreen olive trees. Pepper trees are fast growing, require no to moderate water, and grow 25-40 feet tall and wide. Olive trees are slow growing, require no water once established, and grow 25-30 feet tall and wide. As conditioned, on each lot, at least five coast live oaks will be planted by the western property line and at least five native trees will be planted by the eastern property line. On Lot 2 the applicants will install 7-8 additional screen trees around the garage. On Lot 3 street tree landscaping will be provided, and a 30-foot wide native landscaping strip will be provided between the open space area and any domestic landscaping. The overall grading concept for this project will be a more traditional flat pad grading under the home with sloping contours around the homes. The proposed grading consists of cuts 6-12 feet deep and fills up to about 13 feet thick, in order to remove existing fill on site. Various slopes adjacent to the homes will be created by the grading; these slopes will be up to 25 feet high and have inclinations of about 2:1 (horizontal to vertical). On Lot 1 the applicant will cut the grade under the proposed house by two feet to reduce the visual impact of the house when viewed from Gray Fox Circle. Staff has added a recommended condition of approval that the area west of the house on Lot 2 be graded to a 3:1 slope to be more consistent with the Vineyard Avenue Corridor Specific plan. This would likely require that the applicants install two additional retaining walls less than four feet in height by the western slope. Clara Lane Extension and Infrastructure Improvements The extension of Clara Lane to the west is shown in the Vineyard Avenue Corridor Specific Plan. The City now owns all of the right-of-way to complete the Clara Lane extension, except for the piece on the applicants' property. As part of the project, the applicants will dedicate the northern portion of the property for the extension of Clara Lane. The applicants will construct this extension unless another arrangement is made with the owners of the Hatsushi property and agreed to by the City. The extension will not include a sidewalk, similar to the other improved sections of Clara Lane. Once the extension is accepted by the City, the Clara Lane extension will be a publicly-owned and maintained street. The Hatsushi property is immediately west of the project site. The Council approved the Hatsushi's PUD proposal at a public hearing in June 2006 and added a condition of approval to the project urging the Clara Lane extension to occur as soon as possible to minimize construction traffic on Montevino Drive. The connection between the Hatsushi property and Montevino Drive is shown as an EVA only in the Vineyard Avenue Corridor Specific Plan, and during the public review process, several residents on Montevino Drive expressed a concern about it becoming a regular access route. Council added the following conditions of approval to the Hatsushi project: Page 4 of 8