15 ATTACHMENT 9 - Laserfiche WebLink

Photomontage/Visual Analysis The Specific Plan requires that a visual analysis be created with the development plan review. Photomontages of the proposed project have been provided for this workshop along with the preliminary comments from the City's visual peer review consultant, Matt Brockway, of Vallier Design Associates. Staff notes that the peer review consultant reviewed the photomontages for the 8-lot development. Therefore, his comment letter includes discussion on the seven other lots that were previously proposed, but have since been deferred by the applicants. Some of the comments raised by the consultant include: a viewpoint location map was not provided and, therefore, it was not possible to determine if the camera settings in the 3D model matched the simulation photography or if all viewing conditions have been represented; a consistent 50 mm lens should be used for all viewpoints; the existing house and detached garage were not removed from the simulations; the house colors do not appear to be accurately portrayed; concern that the simulations may not have removed all trees that are proposed to be removed; concern that the proposed simulations may not accurately reflect the proposed grading at the top of the hill; concern that the number of new trees shown in the simulations may not be consistent with the landscape plan; and fully mature landscaping should not be used in the simulations. After receiving the comment letter from the peer review consultant, a revised landscape plan was submitted to staff (and included with the Commission's packet) that the applicants' representative indicates is consistent with the number of new trees shown in the simulations. Staff will work with the applicants to address the peer review consultant's comments and ensure that the photomontages accurately represent the proposed project. Discussion Point for Photomontage/Visual Analysis Does the Commission wish to see any other viewpoint locations? Landscaping General Residential Design Guideline d.2 (p. 33) -The planting of new non-native materials should be compatible with the natural setting of the Plan Area and confined to the immediate vicinity of homes. Staff believes that the proposed palm (erroneously labeled as Canary Island Pine in the "Tree Key" table), Italian cypress, Italian stone pine, and olive trees should be substituted with native plant species. PUD-32 Page -14 - June 8, 2005