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proposed home near the existing barn/garage. Staff found that this location would require considerable grading likely equal to or greater than what is proposed as well as significant retaining walls (12-foot plus) to accommodate the proposed home. Therefore, staff evaluated the proposed location for the home and believes that with the proposed mitigations, reduction of the aboveground living area, and the proposal to keep a larger area of the original grade around the home, the proposed home site is preferable. The Specific Plan also indicates that site development standards such as lot sizes and dimensions, building setbacks, and building height shall be implemented through the City's PUD development plan approval process and may vary for unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan. For the Reznick PUD, two-story homes up to 27 feet in height were allowed above the 540-foot elevation, subject to certain conditions. Although the proposed house is two-stories and 28.7 feet in height, staff believes that the applicants have done a good job at minimizing the apparent height and mass of the home: a substantial amount of the house is located below grade and would not be visible; the second floor walls have been set back from the first floor walls; the second floor area is about one- third of the first floor area; a retaining wall would be located along the north side of the house, making the base of the northern house wall approximately six-inches to five-feet lower that the natural grade at the top of the retaining wall; the roofline has been broken up; and the house has a relatively shallow (4.5:12) roof pitch. Taken together, staff finds that these measures adequately mitigate the height increase and additional story, and staff can support the house as proposed. Shared Well An existing well located on the Roberts property is shared by both the Sariches and Roberts. The Specific Plan allows existing wells to be used for irrigation after City water is supplied to the existing residence. In addition, the Specific Plan indicates that partial mitigation of the cumulative increase in potable water demand will be provided by water conservation measures. One of those measures states that well water shall be required for irrigation of vineyards and related agricultural uses. There has been discussion that this statement in the Specific Plan only relates to the Vineyard District. The Sariches have indicated that they would like to use the well water to irrigate the proposed vineyards. This is consistent with the Specific Plan, and the water system created for the VACSP was not designed to have City supplies used for irrigation of very large parcels. The new domestic water infrastructure, including the new water tank on the Reznick site, is not sized to serve residential demand along with agricultural uses. Mary Roberts indicates that the existing shared well is not dependable and that any use of the shared well water will likely prevent her from drawing water since the well is not adequate for two families. Staff discussed Mrs. Roberts' concerns with the Sariches and drafted the following condition to address Mrs. Roberts' concerns: Page6of9