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late -night partying, littering, and noise near their home, and have experienced trespassing on their property and a number of burglaries. Program 7.4 of the Pleasanton General Plan states, "Discourage new gated communities." Staff concurs with the applicants and recommends retaining the gate relocated to a point 25 feet above the future "T intersection to the Equus Court lots (refer to Figure 11). The proposed development will conform to the policies of the Pleasanton General Plan if the gate is retained: The four new lots for Yee plus the three Fuller Smathers lots will not constitute a new "gated" community. The recommended location of the gate excludes the Equus Court lots; and the gate's new location will place it far enough from Foothill Road to provide adequate "stacking" space for waiting vehicles. The gate's design will be shown with the parcel map. The applicant concurs with the staff recommendation, and this solution was acceptable to the Planning Commission during the original review of the project. Private Streets, Driveways, and Parking The private streets will be maintained by a maintenance association. Lots 1 and 2 will be accessed from the existing 22 -foot wide private street on the property. The width and grades of the private street can handle the expected traffic increase of this development in conjunction with the existing traffic from the Fuller Smathers properties. The radius of the "switchback" curve by Lots 3 and 4 will be increased to Fire Department standards for its use by emergency service vehicles including fire trucks. Lots 3 and 4 will be accessed from a shared, 20 -foot wide private driveway. A hammerhead turn around would be installed for fire vehicles. This driveway will be maintained by the owners of Lots 3 and 4. Site Design Overall Site Plan The four new custom home sites are on the east facing slope of Pleasanton Ridge on hillside property surrounded by developed and semi developed properties and by open space areas. The proposed homes are restricted to four relatively small building envelopes, distributed over the property and separated from each other and from existing homes and developments by large areas that will remain in a natural condition. The locations complement the natural appearance of the open space areas and will preserve the existing views of Pleasanton ridge from Foothill Road and from 1 -680. The designs will be controlled by design guidelines with grading, landscaping, and building design and massing controls. The purpose of the guidelines is to "nestle" the homes into their surroundings thereby reducing their appearance and visual massing, to preserve existing trees which contribute to the site's visual character, and to maintain the open character of the property. Staff notes that some trees in the building envelopes may have to be removed for the individual homes. The impacts to trees for the individual building sites will be reviewed with the lot- specific design review applications and, if removed, will be replaced. Lot specific visual analyses will be submitted with each design application to ensure compliance with the guidelines. Item 6.b., PUD- 87- 19 -03M Page 22 of 37 April 28, 2010