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• Ponderosa will modify Cameron Avenue across the entire project frontage from its present straight alignment to a curvilinear alignment as a traffic calming measure. The City will abandon the surplus Cameron Avenue right-of-way and offer the right-of-way to the affected property owners on the south side of Cameron Avenue. • Ponderosa will construct a public sidewalk from Palmer Drive to Martin Avenue. The sidewalk will be a separated sidewalk across the entire project frontage and will then be a monolithic sidewalk across the Leuthauser property (3623 Cameron Avenue) and the Ketell property (3611 Cameron Avenue). The sidewalk will be located entirely within the public right-of-way. • Ponderosa will pay the City and Tri-Valley Traffic Impact Fees to mitigate its trip impacts to the Santa Rita Road/Stoneridge Drive intersection, and will modify the left-turn signal phasing at the Mohr Avenue/Santa Rita Road intersection for the eastbound and westbound approaches. Homeowners Association As previously required, the applicant will create a homeowners association to maintain the development's bio-retention treatment areas on both sides of A Street and the Cameron Avenue right-of-way landscaping located between the sidewalk and street curb. The homeowners will maintain their private lots including homes, yards and fences, and driveways. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on September 14, 2011, to review the proposed development plan modification. Detailed information on this meeting is provided in Attachment #5, excerpts of the Planning Commission minutes. Written comments (Attachment #10) from Matt Lawer (3750 Cameron Avenue) were forwarded to the Planning Commission with a staff-prepared memorandum (Attachment #11) recommending the Planning Commission add three additional conditions, described below, to its recommendation to address Mr. Lawer's concerns. (Mr. Lawer's concerns are discussed in detail in the DISCUSSION section of this staff report.) After receiving public testimony, the Planning Commission approved the application on a 5-0 vote subject to staff's recommended conditions with the following modifications: 1) Modify Condition 3.c., 3.f., and 3.g. to require a 30-foot street side yard setback from the Cameron Avenue property line for swimming pools and spas and for enclosed and open accessory structures; 2) the Director of Community Development shall review the appropriateness of red curbs and parking on Cameron Avenue with the Tentative Subdivision Map subject to the review and approval by the Planning Commission; and 3) the applicant shall construct the revised Plan 3 model (revised to decrease the roof height to approximately 22-feet, 9-inches, with the height of the floor slab) on Lot 11. The applicant concurred with the Planning Commission's recommendation and the revisions are incorporated in the Draft Ordinance (Attachment #1) and Exhibit B, the PUD development plan (Attachment#2). Page 6 of 16