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Review of the project was concurrent with the Draft Environmental Impact Report which identified several environmental impacts and their significance for the 98-unit plan. Staff communicated to the applicant what the significant environmental concerns were and recommended a collaborative process to engage City staff, the neighbors, and the applicant to determine if an alternate plan could be designed which would address the environmental impacts of the proposed development to the existing habitat, open space, trees, wetland, as well as the visual impacts of the locations of the proposed homes. During this review, the applicant submitted building and landscape design guidelines to address the development of the individual lots and of the surrounding open space area. Through this process, an environmentally preferred plan has been created that is before the Planning Commission for review and recommendation to the City Council. This plan is identified in the DEIR as Alternative 4. Environmentally Preferred Plan/DEIR Alternative Number 4 The collaborative. process developed a preferred alternative plan, which reduced the previously proposed from 98 units to 51 units. The 51-unit development plan will be referred to as the Oak Grove development plan, development, or project, and is proposed to develop t66 acres for custom homes and offer the remaining 496 acres as open space to the City or other public entity. Review Process The proposed project is before the Planning Commission for review and consideration to make a recommendation to the City Council. The DEIR has been reviewed and considered by the Planning Commission. The Planning Commission is responsible to review the FEIR and then recommend to the City Council whether or not the FEIR should be certified as complete in accordance with CEQA guidelines and processes. The Planning Commission will also be considering the merits of the environmentally preferred alternative noted above as the 51-unit development plan, Alternative 4, and making a recommendation to the City Council whether that development plan should be approved. Below is a detailed analysis of that project. II. SUBJECT PROPERTY Project Location The Lin property consists of one parcel totaling approximately 562 acres in area located at the end of Hearst Drive. An aerial photograph/location map, Figure 1 on the following page, is of the site and surrounding area. PUD-33 Page 4 of 59 June 13, 2007