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Vineyazd Avenue Corridor Specific Plan Area, with the Brozosky pazcel to the west, the Roberts property to the east, and the proposed Neal Elementary School to the north. He indicated that the land use for the site is Hillside Residential and predominantly Open Space with one existing home that would be demolished. Mr. Iserson noted that the applicant and the City worked closely together and came up with an agreement in which the applicant would dedicate the land for the water tank and the existing access road leading to it, and the City would build the tank and improve the road. He indicated that the road would be located slightly to the east of where it is shown on the Specific Plan. He explained that a major reason for this is the fact that the Specific Plan included policies encouraging the use of Old Vineyazd Avenue as a trail, and relocating the road would direct traffic coming down from the development to go straight across Vineyard Avenue to the Thiessen Road roundabout that the School District has already constructed on its property, thereby eliminating vehiculaz travel on a section of the trail where there might be pedestrians and bikers. He added that the road is also sensitively located with respect to the intemuttent drainage Swale, and strict erosion control measures aze in place to keep the drainage creek azea free from erosion and debris. Mr. Iserson then presented slides showing the site and the location of the different lots. He also described each lot, indicating the location of the pads on the lots and what grading might be required of them. He indicated that there was an issue with respect to building height. He. explained that the Specific Plan requires houses above the 540-foot ~' elevation to be one story and no more than 25 feet high; however, the PUD includes language that allows building height and other development standazds to vary with the PUD as long as they meet the intent of the Specific Plan to limit visibility to the greatest extent possible. He noted that because most of the proposed homes, particularly those on the upper lots, would be well screened by trees, the applicant is proposing two-story homes with a maximum height of 27 feet on all the lots, with the additional criteria that the second floor would be limited to 20 percent of the azea of the first floor and that the design of the second floor would have to be set into the roof of the building through the use of dormers and other design techniques. Mr. Iserson then described the visual analysis done for the project, presenting aerial pictures and photosimulations from different viewpoints showing how the proposed homes would be screened. He noted that the one-story houses shown on Lots 6 and 7 would become two stories if approved for such. He also presented a slide taken from the Brozosky home in which the road cut into the hill and the slope bank were visible and noted that a condition was added that vines be planted on the retaining wall to help soften the view from the Brozosky home. He advised that staff is proposing that the design of each of the homes be reviewed by the Commission on a case-by-case basis to ensure that the additional height does not cause any visual impacts and that visual analysis be conducted for each lot at that point. Mr. Iserson noted that the road was an issue that was of concern to both the Commission as well as the neighbors and stated that it was important to view the road in relation to PLANNING COMMISSION MINUTES, May 24, 2006 Page 11 of 34