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is most prominent to close end views, there is some visibility from distant views; however, those are difficult to find in the context of existing development. Design guidelines are set up to address high visibility lots in terms of additional tree planting. A condition would limit the house sizes as well as increased setbacks. He presented a view taken from the Ruby Hill area, from Bernal Avenue near Utah Street, from I-680 near the Bernal Interchange looking up at the ridge, looking at Stanley Boulevard at Isabel, and said in many areas there are intervening trees, topography, other structures. The house sizes are capped at 20% FAR, the high visibility lots closest to Grey Eagle would be capped at 9,175 square feet, and there are a few estate lots which would not be visible and allowed to be built up to 12,500 square feet. The overall project would be limited to a 20% FAR, the lots could range from 30,000 to almost 91,000 square feet and houses would range from 6,000 to 12,500 square feet. He displayed adjacent developments for comparison. He advised that Kottinger Ranch HOA representatives requested a maximum number of homes be set at 51, which is what the proposal calls for. They would want to make sure public open space is held through a conservation easement by an entity similar to the Tri-Valley Conservancy which is a condition of approval, details of which would be worked at the final map stage. They wish to see the houses sited to minimize the environmental impact and he noted the plan is identified in the EIR as the environmentally superior alternative, avoids many of the significant impacts on biological resources and results in reduced grading, a smaller development footprint, fewer roads, less traffic, less tree removal, and less visibility than the original 98-lot development proposed. The applicant is required through the development agreement to pay $1 million toward a new traffic signal at Bernal and Kottinger, for traffic calming on Hearst Drive and the rest would go into the City's traffic mitigation fee. The traffic calming process will be a separate process and would be worked out after the project is approved with the neighbors to indicate what they would like to see to mitigate and calm traffic on Hearst Drive. The HOA felt the project should provide a trail staging area which is being provided at the end of the southerly edge of the site, with 11 parking spaces, room for a horse trailer, restrooms, a drinking fountain and horse trough. The HOA wants to see a crossing guard provided at Hearst Drive and Concord Street during construction. They do not have this currently in the development agreement, but this would be something the Council could direct staff to add to the development agreement. The HOA wanted to ensure a functional fire access road is provided, and there will be two in addition to Hearst Drive; one extending out to Court 5 to Grey Fox and the other out to the water tank and ultimately to Benedict Court. The City's Trails Master Plan wanted to see a regional trail provided that could be part of a trail system that would link Callippe Preserve to the Shadow Cliffs area and this is indicated on the plan. Other issues had to do with the traffic signal that would be proposed at the intersection of Bernal and Kottinger Drive. There would also be signal timing at Bernal and Independence, funded by the developer, it would not actually be installed with the project until signal warrants are met and there was a need for it, which could be a number of years in the future. However, at any time, the City could install this signal, as necessary. Regarding second units and traffic impacts, they are allowed by State law but staff typically finds that with these kinds of custom home developments, second units are rare. Sometimes they are built as a separate unit for kids or for use as a pool house or other recreational activities, but through the EIR, the traffic analysis was based on 98 units and not re-done for the 51 unit City Council Minutes 4 October 2, 2007