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Commission, however, recommended that the project developer work with staff and the appropriate agencies to underground the 60 KV lines. Although a transmission line can be placed underground, it requires fairly extensive, complicated, and expensive infrastructure, including a separate concrete vault, special electrical equipment, special cable, etc. Furthermore, undergrounding this line would require review by the California Public Utilities Commission, usually a lengthy process. The underground transmission line must also be located in its own easement separated from other underground communication/electrical lines so that the operations of these lines are not affected by the transmission line's magnetic field. For these reasons, the existing transmission line through the Hacienda Park was located above ground with the park's construction. Finally, the portion of the overall 60 KV line which exists along the site's frontage is only a very small distance and would not result in elimination on any of the 60 KV line poles. Therefore, staff has not included a requirement to underground the 60 KV lines; all other lines across the project frontage will be undergrounded. Landscape Design Staff believes the overall landscape program for the development complements the building design and will result in a visually striking development for this gateway intersection and the area. The landscape separations facing the Congregation Beth Emek property will result in a significant landscape separation between the two properties. To achieve an opaque landscape barrier facing Nevada Court and the Congregation Beth Emek, staff recommends that the shrubs used here be spaced to achieve a 50 percent overlap after five years. Building Design The subject property is located on a gateway entrance/intersection to the City. Hence, the overall project design -building, site, landscaping, sign, etc. -must achieve a high level of visual quality. Careful consideration has been given to the development's material and color palette: hardiplank horizontal siding painted Navajo beige, eagle slate gray composition roof shingles, light beige cultured stone wainscots, navy blue awnings, and platinum gray stucco/trim detailing. Staff notes that the Navajo white color stated on the plans is incorrect; Navajo beige is the correct color and the color sample is attached. The proposed building designs were peer-reviewed by Larry Cannon. His comments are attached. Mr. Cannon supports the proposed building designs as now proposed with minimal changes, which are referenced in the conditions of approval. The Planning Commission required the applicant to include the following additional comments specified in the Planning Commission staff report: • Home Depot: Extend the roof over Home Depot's main entrance backward in order to increase its visual mass, matching the scale of the roof over the porte cochere. Page 18 of 22