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Planning Commission Minutes DRAFT Sane 5, 2008 Page 3 Debbie Pedro confirmed that two heritage oak trees had been cut down, but it was not clear if the other two trees removed had been large enough in diameter to be heritage oaks. Commissioner Harpootlian had concerns about the grading policy exception in regards to the basement ordinance. Debbie Pedro explained that the Planning Commission had the authority to allow grading policy exceptions. For this project, staff had prepared findings to support the additional cut for the basement garage to allow a lowered profile of the house and the terraced retaining walls to help reduce visibility from offsite. Brad Blackman, applicant and Barton Court resident, extended an apology to the neighbors and staff for the errors in the project submittal. The focus for this development had been consideration of all the surrounding neighbors in order to protect their views by building a low profile home. He is also committed to providing ADA requirements in the new home and building it "green". He stated that lowering the basement garage floor by two feet would provide easier access to the second unit. Scott Stotler, designer, explained that the adjacent properties had been taken into consideration to keep the impact of the new residence as minimal as possible. He felt the basement garage was a good concept for keeping cars out of view. The tallest parts of the retaining walls are approximately 85 feet from the street and include planters and screening plants to break up their expanse of the wall. The circular driveway and landscape screening will keep most of the wall from view. He was in favor of changing the proposed design to remove the ADA ramp. The proposed grading in the rear yard provides extra neighbor privacy and easier access to the yard. Commissioner Cottrell asked about the lower garage floor and the need for the ADA ramp. Scott Stotler explained that the garage floor was originally the same level as the rest of the basement but was raised to minimize the height of the retaining wall at the driveway back up area. With the higher garage floor came the need for the ADA ramp. If the garage were dropped, access to the second unit would be through the garage. Commissioner Collins confirmed with Scott that the priority was to gain ADA access to the second unit. Mark Blackman, applicant, explained that Custom Dreams has made a focus of sustainable development practices. This includes creating indoor and outdoor spaces that are useable and accessible for everyone. There is a demand for secondary dwelling units that have ADA compliance. Commissioner Harpootlian suggested locating the driveway and garage at the same level of the main structure and the elevator used as access to the secondary unit. Mark Blackman stated that Commissioner Harpootlian's idea had been considered. However, locating the driveways on the sides of the property provided the opportunity for more landscape screening at the front of the property and a lower profile for the new home.