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designed to incorporate extensive green-building designs, totaling about 160 Green points. He added that the house is a model of a large home built in an environmentally sustainable way. Mr. Pico noted that if the proposed Southern Hillside Initiative were to be passed, this home would not fall under that Initiative because it had less than ten units. He did not believe this home would create a precedent for any Specific Plan project because it was one of the last hillside residential homes above the 540-foot elevation to be approved and may very well be the only one left. Mr. Pico stated that the applicants did not believe it was appropriate for the City to intervene in private property negotiations between the Sarich and the Roberts families regarding the shared well. They disagreed with the Roberts’ position that the creation of a new one-acre buildable lot connected to City water separated the facility from previous ownership, as indicated in Ms. Roberts’ email. He believed that each owner had legal rights, and these legal rights or negotiations for the use of shared well should not be prejudiced by threatening to withhold the approval of an application based on a shared well that the Sariches had not used for years. He believed the Sariches had been good neighbors and that the existing house with a pool was left vacant for several years when they could have rented it out. The only water source for that house was the shared well, and they stated that they would not do that to be good neighbors. He indicated that the Sariches intend to be good neighbors and that priority of use for the well would be given to the Roberts for their household requirements. They would not plant the vineyards until they find an alternative water source, and would not give up their legal rights to the shared well until they find that alternative water source. He added that when the Sariches build their new home, they would connect the existing and new home to City water. He noted that the question of whether the grapes will thrive in the terraces to be created by the relocation of the cut material is a matter between the Sariches and their landscape agricultural consultants and not that of the adjacent property owners. He noted that the two workshops and major revisions to plans made since those workshops demonstrate that the Sariches are good neighbors. He requested the Commission to approve the project and move it forward to the City Council. John McGinnis, project architect, described the background of his involvement with the project and the design of the house. He noted that when he began the drawings of the house in 2001, he studied the lower portion for the location of the house and noted that the house would not fit there. He noted that stepping the house up the hill would mean literally taking out the trees as they would not screen the house as it went up the hill. He added that with the City’s building measurement from where the lowest point hits the ground, a 25-percent slope would not go very far. Additionally, Fire Marshall Eric Carlson had indicated that no structures could be allowed there as it was a high fire risk area. Mr. McGinnis stated that he superimposed the site plan on the exact scale location of the “blob” and the existing house. At a 25-percent slope, a 2,700-square-foot house could fit in front of the barn. There would be no front or back yard, no major retaining walls, and no way to screen the house. In addition, a 2,700-square-foot house would not be an estate house. Mr. McGinnis noted that with the proposed plan, a water booster pump had been included, the road widened from 16 feet to 20 feet up to the site, the driveway realigned several times to save more trees, a second fire hydrant added, the turnout widened, more oak trees added, the guest PLANNING COMMISSION MINUTES, November 14, 2007 Page 18 of 34