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there is development within 100 feet subject to mitigation measures, and staff feels that this project complies with that general direction of the Specific Plan. Commissioner O'Connor inquired if the mitigation measures would need the approval of a State agency, noting that one of the memos indicated that the City is waiting for responses from the agencies. Mr. Iserson replied that Staff had further investigated on whether the mitigations needed to be referred to the State agencies as indicated in an earlier memo, and staff determined that because the project site is identified as a developed area, the approval of the State would not be required; the City would be able to approve these mitigations. He noted that these approvals aze already in place and that this is reflected in a more recent staff memo. Commissioner Blank inquired about the ownership of several properties on one of the photosimulations. Mr. Iserson identified them as the future Neal Elementary School, the Greenbriaz Homes/Hahner development to the west, and the Lin property to the east. In response to Commissioner O'Connor's inquiry regazding whether the conditions precluded sports court or lights on them, Mr. Iserson clarified that sports courts were precluded. THE PUBLIC HEARING WAS OPENED. Commissioner Fox disclosed that she had met with Mr. Reznick at the project site. Greg Reznick, applicant, stated that he had worked closely with staff and was lazgely in support of staff recommendations. He briefly summarized his project with a PowerPoint presentation, emphasizing his respect for the site, its topography and ecosystem, minimizing the impact on the site through road alignrnent and pad placement. He added that he believed his conceptual designs aze consistent with the Specific Plan guidelines and that he worked closely in a collaborative effort with the City in relation to the road and the water tank. He noted that he tried to minimize the impact of trees, removing mostly non-native trees and preserving as many oaks as possible. Mr. Reznick pointed out the urgency of considering the road and its specifications as the Purchase Agreement exchanges the road improvements for the land where the water tank would be located. He urged the Commission to approve at least the road in order that the exchange of the land for the services can be effected. Mr. Reznick indicated that he accepted all the conditions as amended by staff, with the exception of Condition No. 7.d., and requested that the first sentence of the Condition be removed to allow development on approximately five feet of the slope bank of Lot No. 1. He concluded that he believed the plan, as submitted, represents a great collaborative effort between civic and private activities, creates a harmonious balance between nature and development, and would be a project the City will be proud of. He then introduced his project consultant, Mr. Lou Basile. PLANNING COMMISSION MINUTES, May 24, 2006 Page 14 of 34