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In October 2003, Daniel and Belinda Sarich filed an application for development of an eight-lot residential project. The applicants have since decided to only pursue a portion of the original application: demolition of the existing house, guest house, and garage and construction of a new house and several accessory buildings on the existing lot. The applicants would pursue approval of a development plan for the other seven lots at a later date (possibly up to 25 years). Because staff feels that the proposed project raises Specific Plan conformity questions, staff scheduled a Planning Commission workshop to receive the Commission's input on the project. The workshop will also provide the public with an opportunity to review and comment on the proposed plans. Subject Property and Surrounding Area The Specific Plan Area is divided into three subareas, determined by land use, topography, and environmental characteristics. The Sarich property is located in Subarea 3. Subarea 3 contains steeply sloping terrain that rises up from Old Vineyard Avenue to the southern boundary of the Plan Area. There are flatter areas along the hilltops and in the eastern portion of this subarea. The southern boundary forms a prominent ridge that acts as the visual backdrop for the Plan Area when viewed from the north. The subject property is located on the south side of Old Vineyard Avenue and measures approximately 20-acres in area. The property contains an existing one-story, approximately 2,300-square-foot residence, detached guest house, and detached garage with a paved driveway off of Old Vineyard Avenue. Most of the subject property contains slopes exceeding 10%, with large portions of the property exceeding a 20% slope. Flat portions of the site are limited to the small pads that were created for the existing structures. The elevations of the subject site range from 450 feet along Old Vineyard Avenue to 670 feet at the top of the ridge near the southern property line. The property has a large number of native blue oak trees and smaller numbers of valley oak, eucalyptus, California buckeye, and willow trees. The property is bordered on the west by the Roberts parcel and residence (1666 Frog Hill Lane, formerly Vineyard Avenue), on the east by Greenbriar Homes' Bordeaux Country Estates development (currently under construction), and on the south by the Foley parcel. Centex Homes' Avingnon development (soon to be under construction) and the Safreno parcel and residence (1627 Safreno Place, formerly Vineyard Avenue) are located north of the subject site, across Old Vineyard Avenue. III. PROJECT DESCRIPTION The applicants are requesting approval to demolish the existing residence, guest house, and detached garage and construct a new home and several accessory buildings on the existing 20- acre parcel. Below is a description of the proposed single-family residence and accessory structures: PUD-32 Page - 3 - June 8, 2005