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With the exception of the depths of two of the lots, the lots, under PUD -LDR zoning, could meet or exceed the development standards of the PUD -SRDR district. Please refer to the "Project Description" section of the attached Planning Commission staff report dated October 28, 2009, for additional information (Attachment 6). DISCUSSION Amendments General Plan: The General Plan land use designation for the subject site is Low Density Residential (one dwelling unit per 2 gross acres). This land use designation would support three housing units. Therefore, to allow this proposal, the General Plan Land Use map would need to be amended to one dwelling unit per gross acre to allow the six -lot project. Happy Valley Specific Plan (HVSP): The specific plan land use designation for the property is PUD -SRDR which allows a maximum density of one lot per two acres, thus restricting the number of total units at this site to three. Therefore, the proposed project would require the land use designation to be changed to PUD -LDR (Planned Unit Development -Low Density Residential) to increase the allowable density for the subject site and reduce the size of the lots to approximately one acre. If approved, the rezoning would allow an increase in the density from three to six lots. The HVSP allows for flexibility in site development standards (e.g., lot size, dimensions, building setbacks, etc.) for "unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan." Here, however, there is nothing particularly unusual about the site to warrant such flexibility. The applicant believes that a homeowner is not going to landscape a two -acre site and, therefore, could create an eyesore next to the golf course. As proposed, the majority of the lots would be less than an acre in size and would be required, under design guidelines, to be completely landscaped prior to occupancy and therefore, according to the applicant, would provide for an attractive project adjacent to the Callippe Preserve Golf Course. (This is similar to what was proposed during the processing of Serenity at Callippe; in that case, the lots were approved at less than one acre in size.). A comparison of adjacent developments showing that the proposed project would have similar, or in some instances more restrictive, development standards is provided in Attachment 7. To ensure that there is still a "rural" feel to the site, the applicant has proposed larger setbacks and a lower FAR as "compensation" for the increase in the allowable density. During the second workshop session, the Planning Commission requested information regarding the environmental impacts of six new homes achieving 200 GreenPoints versus three new homes achieving the minimum 50 GreenPoints per the Pleasanton Municipal Code. The applicant has provided information on each of the checklist Page 5 of 7