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'~ ' Mary Roberts, 1666 Frog Hill Lane, thanked staff for doing a marvelous and very informative job, particulazly with the trails section and the historic homes in the Downtown. She recalled that with respect to Program 10.6: "Develop zoning districts with open space uses appropriate for the adopted Open Space categories listed on the General Plan Map and that implement the policies and programs of the General Plan," the Commission was very concerned with the 25 percent slope of the Open Space Hillside zoning. She noted that the only time this is mentioned is in the Conservation and Open Space Element and possibly the Public Safety Element, but not in the Land Use Element. With respect to the Open Space Land section, "In order to encourage creative and flexible projects in rural azeas where the City permits limited development, the City uses its Planned Unit Development zoning district," Ms. Roberts noted that the Commission had previously discussed the deletion of the Rural Density Residential designation because it does not apply to conservation and open space and suggested that it be combined with programs where any open space and conservation azeas aze designated PUD. She pointed out that it can be confusing to homeowners and landowners who tend to believe that if they have a Rural Density Residential designation, they can build 100 homes. Ms. Roberts commented that "Agriculture" is mentioned very briefly in the Vineyard Corridor Specific Plan and noted that there are several pazcels in the flat azea of the Vineyard Corridor that were required to put in vineyazds, such as the Heinz and the Hahner properties. She added that the Commission also previously discussed mitigating r" this by forming an easement conservancy and that this Element should include that the Tri-Valley Conservancy does work with some of City lands, with easements in Ruby Hill and back-up easements in Vineyazd Corridor. Commissioner Fox asked Ms. Roberts if she had any proposal on how to include the Tri-Valley Conservancy in the language for Policy 12 regazding the preservation of permanent open space, all azeas of outstanding scenic qualities. Ms. Roberts replied that she believed this language already exists in the Element and proposed the following: "Encourage developers to work with the Tri-Valley Conservancy to place easements on their properties for the purpose of permanent preservation." Ms. Stern noted that this is referred to in Program 12.4: "Encourage developers to dedicate scenic/conservation easements for private open space azeas possessing exceptional natural, scenic, and/or vegetation or wildlife habitat qualities." She stated that the Program does not specifically mention the Tri-Valley Conservancy but that it could be done. Kevin Close, 871 Sycamore Road, inquired how any new language prohibiting the construction of houses on 25 percent slopes and azeas prone to landslides would affect properties with existing PUD zoning and which already have a designated number of homes in the Housing Element. He provided the example of the upper portion of the Spotorno property, which was designated with 75 homes but was recently found to be PLANNING COMMISSION MINUTES, May 24, 2006 Page 4 of 34