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- thirty-four would be located on the City's site. The public golf course, open space areas, and special status species areas were shown on the Tentative Maps. Mr. Iserson noted that these properties, as well as some others in the area, are completing their armexation process with the City. The first armexation attempt was not completed, but a second, more limited, one was approved by LAFCO and should take effect by the end of September. He described the public infrastructure, and noted that there would be storm water detention ponds, emergency vehicle access ways, and water and sewer lines. TTK would reconstruct the portions of Happy Valley Road that adjoined the site, and fairly limited amounts of roadwork would be required. TTK would also participate in the area-wide infrastructure funding, including the sewer pump station and the water storage tank to be constructed by the City. The City has obtained the necessary agency environmental permits for the development, including permits that address wetlands mitigation, streambed alteration, open space preservation, special status species preservation, and tree preservation. Detention basins have been provided on both sites. Regarding the consistency of the Tentative Map with the PUD, staff believes that TTK is in substantial conformance with the PUD Development Plan. The staff report lists the status ofthe PUD conditions that are addressed with the Tentative Map, and staff believes they were in substantial conformance. There were minor changes to the grading which staff believed resulted in improvements. r Mr. Iserson stated that one item that should be deferred to the Final Map would be the share of the Specific Plan Improvement costs, to be initially determined with the Tentative Map. Because there are third parties and properties in the North Sycamore Specific Plan area that need input into this matter, it was not possible to determine those costs at this time. Mr. Iserson advised that there was a small reduction in the diameter of the cui de sac. Staff believed this was an improvement because less paving would be required. A fire- resistant landscape barrier was provided in the response to a condition of the PUD. Regarding the City's portion of the project, staff believed that it was in substantial conformance with the PUD. Mr. Iserson advised that as required by the PUD, the street widths were reduced. Staff believed that both maps were in substantial conformance with the PUD, and that the Commission should take separate actions on each item. Staff recommended approval of both maps subject to the conditions of the staff report. In response to an inquiry by Commissioner Kameny, Mr. Iserson confirmed that the map is not final and recorded until LAFCO processes it, and the armexation takes place. ,.-- Planning Commission Minutes August 28, 2002 Page 4