15 ATTACHMENT 9 - Laserfiche WebLink

Site and Grading Plans 1. Land Use Objective 7 (p. 16) -Preserve the major ridgeline. in the southern Plan Area, limit development of hilltop areas to homes that can be substantially screened from off-site areas, and limit hillside development to areas that can physically and visually accommodate it without disrupting the natural character of the site. A portion of the existing ridgeline would not be preserved, as it would be cut up to 40 feet deep to construct a large flat pad for the residence. Although grading down the existing ridgeline would help reduce views of the residence (compared to placing the house on the existing grades on top of the ridge), it would place the house near the top of the property (625 ft. elevation), which would make it more prominent than if the house were located downslope and within the flat bench created for the existing residence, guest house, and garage (existing pad elevations of 596-599 feet). Furthermore, the proposed residence would be a very large structure (13,165 square feet), would exceed the height and story limits, and would require the removal of approximately 62 trees. The existing trees to remain are predominantly deciduous blue oak trees, which would provide little screening when the leaves are not on the trees. Even if large numbers of evergreen screen trees were planted around the residence and accessory structures, it would take many years to substantially screen the residence and accessory structures from off site views. 2. Land Use Objective 8 (p. 17) -Ensure that future development of the hilly areas located south of Vineyard Avenue is designed to emphasize the rural character through careful siting of buildings, minimal disruption to the physical terrain, and sensitive architectural and landscape treatments. See comments for item #1 above. 3. Physical Planning Concept (p. 17) -The land use plan is intended to facilitate a smooth transition between the urban edge of Pleasanton to the west and the Ruby Hill development to the east. The design concept requires environmentally-sensitive site planning and design of development in the hillside areas south of Vineyard Avenue and the integration of vineyards with other land uses north of Vineyard Avenue, organized to create a functional and attractive visual entry to the Livermore Valley wine country. The proposal does not appear to be environmentally sensitive since approximately 62 existing trees, mostly native blue oaks, would be removed (16 heritage sized and many near heritage sized), disrupting the existing oak woodland. Furthermore, a substantial amount of grading is required to create the flat pad at the top of the ridgeline. 4. Physical Planning Concept (p. 17) -Residential development in Subarea 3 is to be sited so as to preserve significant natural features such as major ridgelines and hilltop areas, woodland, PUD-32 Page - S - June 8, 2005