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counted in residential density calculations and do not require GMUAs per the GMO and Pleasanton Municipal Code Section 18.106.030(A). If the Council approves the requested GMUAs, a total of 100 GMUAs would be issued to-date 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 July 13, 2016, to review the proposed project and received public testimony. The staff report and draft minutes excerpt of this meeting are provided in Attachments 4 and 5. The Commissioners recommended that the conditions of approval be revised to provide further clarification on various items related to the development. Modifications to the conditions primarily pertained to the use of wells on the project site. The Commission unanimously recommended the a pp roval of the proposed a pp lication to the City Council, with the modified conditions. PUD FINDINGS Please refer to the attached Planning Commission staff report (pages 12-14 of Attachment 4) for a discussion of the considerations needed to approve the proposed PUD Development Plan. PUBLIC COMMENT & NOTICE Notices regarding the City Council public hearing were mailed to the surrounding property owners and tenants within a 1,000-foot radius of the project site. The location and noticing maps are included in Attachment 4, Exhibit F. Previous public comments, including supplemental material provided to the Planning Commission, are included in Attachment 4, Exhibit E. At the time of report publication, staff had not received any public comments regarding the Council notice. ENVIRONMENTAL ASSESSMENT A Supplemental Environmental Impact Report (SEIR) was certified for the Housing Element update in 2011. The SEIR done for the Housing Element update assumed that the General Plan land use designation of Rural Density Residential and the Zoning Designation of A (Agriculture) District allowed for one dwelling unit per five acres of land (three units maximum). The proposed three-unit development is therefore substantially consistent with the assumptions of the 2011 Housing Element update, which was analyzed in the SEIR. The SEIR provided analysis at a programmatic level. In order to provide additional project-level analysis, the applicant provided an additional Arborist Report, Biological Resources Analysis, Geotechnical Investigation, Noise Assessment Study, and Health Risk Assessment Memorandum. The assessments identified measures sufficient to reduce project impacts to a less-than-significant level, and these measures are pp incorporated as conditions of approval. In addition, the technical studies P identified no new information or changed circumstances that would require supplemental environmental review, pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15162. Therefore, no additional environmental document accompanies this report. Page 7 of 8 L