15 ATTACHMENT 9 - Laserfiche WebLink

natural appearance? Staff believes that grading a large flat pad on top of the ridgeline is inconsistent with the Specific Plan (please see Specific Plan excerpts 1, 2, 4, 9, 10, and 14 above) and feels that the proposed structures should be located in the previously graded flat pad areas as noted above. This would also substantially reduce the amount of grading at the site. Should the site plan or grading be modif ed to reduce tree removal ? Staff feels that the amount of tree removal is excessive and inconsistent with the Specific Plan (please see Specific Plan excerpts 15-17 above). Staff believes that relocating the proposed structures as noted above would reduce tree removal. The proposed tree removal would also make the proposed house and accessory buildings more visible. Furthermore, although the Specific Plan requires that removed trees be replaced at a 6:1 ratio with City approved native trees in a mix ranging from 5-gallon size (20%), 15-gallon size (60%), and 24-inch box size (20%), it would take many years for these trees to match the size of the existing trees that are proposed to be removed. Should the vineyards in the LDR area be planted on the existing slopes rather than on graded flat benches? The Specific Plan requires that all grading be kept a minimum of 100 feet from intermittent drainages and other seasonal wetlands that are not identified for development in the Specific Plan. There is an intermittent drainage that meanders between the subject property and the Roberts' property to the north that was not identified for development in the Specific Plan. Some of the proposed grading for the vineyards would be within 75 feet of this drainage. Therefore, the grading plans will need to be revised to meet the 100 foot setback. • The proposed 2:1 slope along the upper portion of the proposed road will need to be modified to comply with the 3:1 maximum slope allowed by the Specific Plan. Is the location of the private road acceptable? The private road will need to be widened to 16 foot paved and 20 foot clear (excluding drainage ditches) along its entire length to accommodate fire-fighting equipment. . The existing overhead utility lines on the site and along Old Vineyard Ave. will need to be installed underground by the applicants. The project will need to show that the proposed development would minimize or eliminate increases in the volume or rate of runoff associated with both small and large storm events. In addition, appropriate measures will need to be taken to prevent storm water pollution associated with post-construction activities (e.g., using unit pavers on sand for patios, PUD-32 Page -10 - June 8, 2005