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be beneficial to the neighboring homeowners, and he proposed that this be a gated community; he believed that would be a prudent decision. He noted that they designed the project to stay away from the ravines, trees, and ridges. He noted that they created larger lots to add to the open feeling. Jeff Holmwood, RJA Associates, project planner/engineer, responded to Commissioner Olson's question about the minimum lot size and stated that the minimum lot size would be 15,000 square feet. He noted that with respect to grading, they did not plan to remove very many trees and that one or two trees may be lost in putting the bridge across the creek. He noted that they had not surveyed the location of those trees at this time. They envisioned that Lots 14 through 18 along the west side would be split lots with short pads. With respect to the existing slope exceeding 25 percent, he noted that those lots had small slivers that exceeded 25 percent and that no lot completely covered a 25 percent slope. With respect to circulation, Dublin Canyon Road would be improved at the project entrance to include right-turn-in/right-turn-out lanes and that a westbound left-turn lane would go into the project. He noted that a traffic signal would probably be required at the project entrance or at the Canyon Meadows development entrance, depending on the results of the traffic report. He estimated that it would be at the Canyon Meadows development entrance because there were more units to be served than at their project. In terms of visual impact, Mr. Holmwood stated that they planned to design the project so that no homes would be visible from the residents along Dublin Canyon Road. He noted that none of the homes would be visible from the Canyon Meadows development, but the proposed homes on Lots 5, 6 and 7 may be visible from the homes in the Canyon Creek neighborhood. They planned to either lower the building pads in that location or build one-story homes. He noted that an extensive photomontage would be created for that and other locations for the EIR process. He noted that they did not wish to build sound walls, and would mitigate the noise without doing so. He estimated that the home sizes would be 2,500 square feet and up; they proposed using a 40 percent FAR for the smaller lots, and a 30 percent FAR for the 20,000-square-foot lots. Rodger Rager noted that he lived in the Canyon Creek Circle neighborhood and did not have a problem with the development itself. He was concerned about the ensuing traffic and was not sure a signal light would be the answer; he supported a traffic study. He noted that the nearby MTO Church had proposed approximately 200 vehicles. He added that a nearby development at the City limit sign would also bring a lot of cars to Dublin Canyon Road. He believed that when Safeway moves its headquarters into the old Farmers Insurance building, traffic would also increase. He added that all of his neighbors shared his concern about the traffic. Mr. Taeb noted that they were also concerned about the traffic. He believed that the traffic from the Safeway office would go towards Foothill Road and I-580, whereas the project traffic would go in the opposite direction. He noted that the residents of Canyon Creek Meadows did have difficulty leaving their development when cut-through traffic PLANNING COMMISSION MINUTES, February 27, 2008 Page 19 of 26