15 ATTACHMENT 9 - Laserfiche WebLink

2. Specific Hillside Residential District Design Guideline c.l (p. 35) -Views of hillside homes from off-site areas which cannot be screened by way of location and architectural design should be substantially screened by use of evergreen tree planting. As noted earlier, staff believes that the proposed residence and accessory structures would be less visible if located downslope and within the flat bench created for the existing residence, guest house, and garage. Should the Commission find that the proposed locations are acceptable, staff believes that a substantial number of fast-growing evergreen trees and tall- growing evergreen shrubs would need to be added to the landscape plan to help screen the proposed residence and accessory structures from off site views. Discussion Points for Landscaping Are the proposed plant species acceptable? Staff believes that the proposed palm, Italian cypress, Italian stone pine, and olive trees should be substituted with native plant species. Should additional landscaping be planted to screen the structures from off-site views? An integrated pest management plan is required for the vineyard areas. The plan will need to specify the reduction of agricultural chemical use (e.g., pesticides, fertilizers, etc.) as an objective and present specific non-chemical measures (e.g., site planning, mechanical methods, or biologic controls) as alternatives to agricultural chemical use. V. CONCLUSION Staff continues to work with the applicants to complete its review of this project. Included in that review are reviews of the geotechnical report, photomontages, wetlands delineation, tree report, grading and drainage plan, and other items. Staff believes the project is ready for review of the "big picture" issues outlined above. In its present form, staff does not support the project as it does not appear to meet several Specific Plan objectives, standards, and guidelines. Therefore, staff believes that the project should be redesigned as discussed above. VI. PUBLIC COMMENT Public notices were sent to all property owners and tenants within a 1,000-foot radius of the subject property. At the time this report was written, staff had received a letter (see Attachment #9) from Ford and Mary Roberts, adjacent neighbors at 1666 Frog Hill Lane, indicating their opposition to the proposed project. The Robertses are concerned with the location of the structures, proposed grading, and house design. The Robertses suggest that the structure be PUD-32 Page -1S - June 8, 2005