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receive all agency environmental permits before the City will issue its permits to allow construction to begin. The environmental issues of this application have been evaluated by the applicant's consultants in the attached reports. They were, in turn, evaluated by staff; were peer reviewed by an outside environmental consultant retained by staff and by responsible Federal and California State agencies; and are addressed with applicable conditions. Staff, therefore, considers the Mitigated Negative Declaration to be the appropriate environmental instrument for this application and that it can be approved by the City Council in complete conformance with the California Environmental Quality Act. CONCLUSION The proposed project will subdivide 29.8 acres into four buildable lots varying in size from 2.22 acres to 14.97 acres and surrounded by open space. This development is consistent with the land use designations of the Pleasanton General Plan: Low Density Residential 2.0 du /ac) on 9.17 acres equaling a maximum density of 18.34 dwelling units and Rural Density Residential (1 du /5 ac) on 20.18 acres equaling a maximum density of 4.04 dwelling units thereby totaling a maximum density for the site of 22 dwelling units and a mid -point density of 13 dwelling units. The proposal will reduce the number of lots on the Yee property from 14 lots to four large lots surrounded by permanent open space area. The proposed site plan is designed in a manner that is sensitive and compatible with the site and nearby developments. Large, unobstructed view sheds of the Pleasanton Ridge are preserved. The proposed project implements the applicable policies and standards of the Pleasanton General Plan and the West Foothill Road Corridor Overlay District, includes comprehensive building and landscape design guidelines, and will implement the City's Green Building ordinance for residential structures. The proposed project will extend the bicycle lane only along portions of the west side of Foothill Road across a portion of the site, will realign the driveway entrance to Foothill Road, and will reduce the number of openings onto Foothill Road by combining the Foothill Road accesses with the adjoining Equus Court development. The placement of building pads will minimize tree removal for the construction of the individual homes. Where trees will be removed, with the construction of street improvements or the construction of homes, the trees will be replaced with a number and size of native- to -the- area species sufficient to mitigate the loss of existing trees due to development. Staff, therefore, believes that the revised and updated development merits a favorable action by the City Council. Page 14 of 16