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The proposal also includes a development plan for the following: - a new 4,000 square-foot, single-story, single-family residence with an 864 square-foot, attached garage; - a new detached 1,195 square-foot, second unit with a detached, 480 square- foot, garage; - a second detached garage of 960 square feet for storage of agricultural equipment; - stormwater improvements; and - landscaping improvements. The proposed development would have minor grading associated with the foundation work and utility trenching for the new structures. The site contains existing flat pad areas for construction. All previous grading was done with permits and approvals from Alameda County. The current development proposal and future proposals to develop the properties would be subject to the standards listed in the Site Development Standards section of the Planning Commission staff report. Both lots would continue to utilize Alisal Road and the existing driveway for access. If the PUD Development Plan is approved by the City Council, the applicants would follow with an application for a minor subdivision map to subdivide the property into two separate parcels. All development approvals by the City prior to review by LAFCo for annexation will be contingent on the LAFCo annexation approval and recordation, as stated in the recommended conditions of approval. PLANNING COMMISSION ACTION The proposed project was reviewed by the Planning Commission on October 10, 2012. By a 5 to 0 vote, the Planning Commission recommended approval of the project, subject to the conditions shown in Attachment 1. The Planning Commission meeting minutes are attached for the Council's information (Attachment 7). The Planning Commission stated that the project was well designed and the proposed density was appropriate for this site. No one from the public spoke on the item. DISCUSSION Staff believes that the proposed density, site plan, and design guidelines are appropriate for the subject site. A comprehensive discussion of the land use application is attached in the October 10, 2012, Planning Commission staff report (Attachment 4), including General Plan and Happy Valley Specific Plan conformity, the Urban Growth Boundary, the Alquist-Priolo Earthquake Special Studies Zone, the Fault Rupture Hazard Investigation Report (geotechnical study) and peer review, tree report, site configuration, site development standards, the proposed architecture of the new structures, utilities, Inclusionary Zoning, the Growth Management Ordinance, Green Building requirements, and the annexation process. Page 4 of 6