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o Eight (8) lots - 15.7 percent -would allow between 12,362 square feet and 12,500 square feet of building area. Lots 3, 4, 6, 10, 11, and 29 through 34 face the Grey Eagle Estates development. Lots 29 through 33 are located closest to the Grove and Roberts properties. In the opinion staff, the factors of topography, guidelines, and the private lot/public open space reforestation would work together to reduce the visual impacts to the Grey Eagle development. Visual analyses of the lot-specific designs lots will be submitted with the formal lot designs. ^ Lot 20 is located at the end of Street "A" and faces the interior of the Oak Grove property. ^ Lot 26 is located at the end of a private driveway from Court 3. Its 800-foot separation from the Grey Eagle Estates development surrounded by Oak Grove lots and open space area trees would screen it from the view of the Grey Eagle Lots. ^ Lot 45 faces the west side of the Oak Grove site and, because of its topographic elevation, would not be visible off-site. ^ Lot 51 is located near the cul-de-sac ending Street "A", and would be reached by a private driveway and bridge-crossing over the swale. Its central location on the Oak Grove site surrounded by Oak Grove lots and its topographic elevation separate it from the Oak Grove lots as well as from surrounding properties; it would not be visible to the Grey Eagle properties. High Visibility Lots The Oak Grove lots designated as High Visibility Lots are subject to the following, additional design criteria: • The retention of native planting to assist in screening homes. • Landscape buffers to screen building mass. • The rear building setback lines shall extend no more than 20 feet beyond the top- of-bank ortoe-of-slope line. • The addition of 15-foot building offsets in the wall planes. In addition to these measures, staff also believes that some high visibility lots may benefit from aone-story maximum height limitation to reduce visual impact. However, although aone-story height limitation is effective in reducing visual impact, it can also lead to increased grading and potential impact to trees and topography due to a larger building footprint compared to a two-story building. The maximum building height is 30 feet or 34 feet for lots considered to be steeply sloped. As conditioned, the final edition of the Oak Grove design guidelines will be reviewed and approved with the tentative subdivision map. With this review, staff believes that the determination of certain high visibility lots as single-story only also should be made, Page 23 of 27