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Commissioner O'Connor inquired how it could be ensured that the right number and the right maturity of trees would be in place given the height of the house. Mr. Pavan replied that this would be worked out among the applicant, the landscape architect, and staff to achieve the effect. He noted that the immediate installation will be somewhat sparse, but after five to ten years, the trees would mature nicely. Commissioner O'Connor inquired whether the ten-foot easement restriction also applied to vegetation along with structures. Mr. Pavan replied that care must be taken not to undermine the V-ditch drains as roots can potentially cause problems and that he would be hesitant to place anything in the easement or close where a root from a tree would cause damage. Commissioner O'Connor suggested the use of root guard, and Mr. Pavan noted this was a standard condition, along with drip systems and other things. Ms. Decker stated that the distance between the pre-treatment bioswale next to the house and the concrete swale next to the Greene property is a sloped bank. She explained that the larger the trees, the greater the impact to the already graded sloped bank which could conceivably impact drainage conditions within the area. Staff would look for a plan that would mix 15-gallon trees and 24- inch-box size trees to provide the screening. She added that although this is a subjective concept, staff relies on appropriate placement for maximizing growth and privacy screening. Commissioner O'Connor disclosed that he met with Ms. Greene on her property and that what she is looking for is privacy provided through vegetative screening. Commissioner Narum disclosed that she also met with Ms. Greene and her brother. She noted that she likes the architecture on the house and finds it interesting; however, she feels it is the right house on the wrong lot; but because it meets all development standards, she would support it. She noted that she felt on hindsight that the FAR should have been reduced due to the pad being small and sloped. She further noted that the Commission has not discussed installing trees along the south property line, which was requested by the Walkers. Chair Blank stated that there is a condition for approval addressing this, and Mr. Pavan confirmed that Condition No. 16 covers both the south and west property lines: "The building developer shall install accommodation fora 15-gallon and 24-inch box evergreen trees on the slope banks facing the west and south sides of the property." Commissioner Narum stated that the original PUD development includes language to ensure privacy of neighbors and that she feels this is part of the original PUD for these lots; therefore, she would support it. PLANNING COMMISSION MINUTES, July 9, 2008 Page 34 of 39