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The proposed development would remove 31 on -site trees, including all 16 heritage trees and <br />15 non - heritage -sized trees. The arborist report indicates the appraised value of the trees that <br />would be removed at $48,880, with the heritage trees valued at $38,679. <br />In addition, the proposed development would remove four heritage- sized, London plane street <br />trees located in the Hopyard Road median for the proposed Hopyard Road (NB) left-turn lane <br />extension. <br />ANALYSIS <br />The applicant is seeking entitlements to construct and operate a restaurant with drive - through <br />service. The following sections of the staff report evaluate the proposed project with respect to <br />land use, the PUD rezoning and development plan, hours of operation, architectural design, site <br />layout, and other considerations such as grading and drainage, parking and circulation, traffic, <br />noise, landscaping, and signage. <br />Land Use <br />Amendments to the General Plan <br />The project site currently has three General Plan Land Use Designations: <br />1. Open Space — Public Health and Safety <br />2. Retail /Highway /Service Commercial, Business and Professional Offices <br />3. Business Park <br />The applicant proposes a land use designation of Business Park for the proposed Chick -fil -A <br />restaurant site so that it would be consistent with the land use designation of the adjoining <br />Pleasanton Square II Shopping Center. The proposed Floor Area Ratio (FAR) of 15% for the <br />Chick -fil -A site conforms to the 60% maximum FAR limit in the General Plan. The proposed <br />project conforms to the following General Plan Land Use policies and programs: <br />Sustainability <br />Program 2.2: Encourage the reuse of vacant and underutilized parcels and buildings <br />within existing urban areas. <br />Overall Community Development <br />Program 5.2: Consider surrounding land uses and potential impacts when changing <br />land -use designations. <br />Industrial, Commercial and Office <br />Policy 13: Ensure that neighborhood, community, and regional commercial centers <br />provide goods and services needed by residents and businesses of Pleasanton and its <br />market area. <br />Program 13.1: Zone sufficient land for neighborhood, community, and regional <br />commercial uses to support Pleasanton's increasing business activity. <br />P13- 2533/PUD- 100 /PUD- 96- 13 -02M Planning Commission <br />Page 12 of 27 <br />