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AFFORDABLE HOUSING Single-family residential projects of 15 units or less, including the proposed project, are exempt from the City's Inclusionary Zoning Ordinance. However, the applicant would be required to pay the City's low-income housing fees, which would be approximately $34,545 for the proposed project. GROWTH MANAGEMENT The City's Growth Management Program (GMP) allows a total of 235 growth management unit allocations to be issued within a calendar year for new residential units. One allocation is required for each residential unit upon approval. To date in 2016, a total of 82 growth management allocations have been issued. The proposed development would require three allocations. If Council approves the requested allocations, a total of 85 growth management unit allocations would be issued this calendar year, below the allocation limit. The Growth Management Agreement for the project is included as Attachment 2. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on April 13, 2016 to review the proposed project. The draft minutes of this meeting are provided in Attachment 5. The Commission focused its discussion primarily on one of the recommended conditions of approval, which required the incorporation of a front porch into the project design. This condition was recommended in order to better protect and enhance the existing architectural character of the neighborhood, which is characterized by front porches and pedestrian-friendly design, and to respond to the Design Guidelines proposed by the applicant, which promote the inclusion of front porches. The Commission agreed that a front porch was a warranted design element, and retained the associated conditions, as proposed. DISCUSSION The Planning Commission staff report provides additional background information and a detailed discussion of the proposed project, including General Plan and zoning consistency, project design guidelines, architectural design, tree removal and replacement, and noise impacts. Key elements of the analysis are summarized below. General Plan and Zoning The subject property is designated by the Land Use Element of the Pleasanton General Plan for Medium Density Residential land uses (2-8 dwelling units/acre) with a mid-point density of 5.0 dwelling units/acre. The current zoning for the project site is Planned Unit Development— Medium Density Residential (PUD-MDR) District. The proposed residential development would have a density of 2.6 dwelling units per acre, conforming to the General Plan Land Use and PUD-MDR density requirements. Development Standards and Design Guidelines The proposed site development standards, which include minimum setbacks, maximum building height, and maximum Floor Area Ratio (FAR), are similar to those of the surrounding residential developments and the R-1-10,000 zoning district (the straight- zoned district that is most applicable to the proposed lots). The proposed design Page 4 of 6