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Montrose Place), the Reznick property (at the rear of the existing home), and the Roberts property (from two different viewpoints behind the home). The visual simulations show that the proposed home would be partially visible from all viewpoints. Except for the views from the Roberts and Reznick properties, most of the estate home would be obscured by the existing and proposed landscaping and the existing hillside. The home would be most visible from the adjacent Roberts and Reznick properties. The applicants have proposed a substantial number of trees that would help screen the proposed estate home, private road, and retaining walls over time from the Roberts and Reznick properties (please see the simulations showing the proposed development after 10 years). The photo simulations have been peer reviewed by the City's visual consultant, Mr. Matt Brockway, of Vallier Design Group. In his attached letter, Mr. Brockway indicates that he feels the simulations are accurate and effective in describing the potential scale, mass, location and visibility of the proposed structures and that the simulations fall within industry standards for use in evaluating potential visual impact. Tree Removal and Mitigation A tree report prepared by HortScience, Inc. has been prepared that specifies the species, size, health, and suitability for preservation of the existing trees on the site that exceed six-inches in diameter. A tree removal plan has also been provided with the development plans. A total of 67 trees would be removed to accommodate the proposed development, consisting of 16 heritage-sized trees (i.e., a tree which measures 35 feet or greater in height or which measures 55 inches or greater in circumference) and 51 non-heritage-sized trees. Tree species to be removed include valley oak, blue oak, California buckeye, and yellow willow. The current plan removes 29 more trees primarily due to the arborist's recommendation to remove several trees that are in poor health, due to the new accessory structures and pool, and due to the review of the tree impacts by the installation of the lower portion of the private road (which had not been reviewed in the prior tree report or plans). A total of 438 new trees would be planted, exceeding the specific plan's 6:1 replacement ratio, which would require 402 trees. A partial tree replacement plan has been provided that shows the replacement trees that would be installed around the estate home and the upper potion of the private road. Since this replacement plan does not show a11438 of the proposed replacement trees that would be planted, a final tree replacement plan will be prepared to mitigate the trees that are removed. A condition of approval requires that the final tree replacement plan be submitted for Planning Director review and approval. The tree replacement plan has been conditioned to conform to the tree replacement requirements of the Specific Plan with respect to tree species and sizes. Furthermore, staff had included a condition requiring that the arborist re- evaluate the trees recommended for removal due to poor health to indicate if they would pose a PUD-32 Page - 1 S - November 14, 2007