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of the site, staff does not believe that the number of trees being planted (six) would mitigate the removal of the existing on- and off -site trees. Therefore, staff's recommendation is to have the applicant pay into the City's Urban Forestry .Fund the value of all trees that are proposed for removal. A Vesting Tentative Map application has also been submitted to subdivide the existing three parcels, totaling approximately 31,798 square feet in area, into 12 new lots (one for the existing home and detached garage, one for each of the 10 new attached townhomes, and a common parcel for the driveway, guest parking, and shared landscaping areas. The subdivision would also include the creation of Parcel A, an approximately 6,703- square -foot common area parcel, for the private driveway with guest parking and stormwater treatment areas. The Vesting Tentative Map is subject to review and action by the Planning Commission. ANALYSIS Land Use General Plan and Downtown Specific Plan The proposed density complies with the site's General Plan and Downtown Specific Plan land use designations of High Density Residential, which require projects to have greater than 8 dwelling units per gross acre (du /ac). The subject site has a density of 15 du /ac and, therefore meets the minimum density required by the High Density land use designations. The site would be rezoned to from Multi - Family Residential to Planned Unit Development - High Density Residential District. The rezoning would be consistent with the Land Use Designations of the General Plan and Downtown Specific Plan. The General Plan encourages the use of PUDs for residential properties that have unique characteristics or to accommodate development that does not fit under standard zoning classifications. In this case, the site contains a historic residence that would be relocated on -site — a unique characteristic. Staff notes that the General Plan does not require High Density Residential designated properties to provide public amenities, such as the dedication of parkland or open space. As described below, the proposal will further the following General Plan Land Use Element and Housing Element, and Downtown Specific Plan goals, policies, and programs: General Plan - Land Use Element Sustainability Program 2.1: Reduce the need for vehicular traffic by locating employment, residential, and service activities close together, and plan development so it is easily accessible by transit, bicycle, and on foot. Program 2.2: Encourage the reuse of vacant and underutilized parcels and buildings within existing urban areas. Program 2.3: Require transit - compatible development near BART stations, along transportation corridors, in business parks and the Downtown, and at other activity centers, where feasible. Overall Community Development Goal 2: Achieve and maintain a complete well- rounded community of desirable neighborhoods, a strong employment base, and a variety of community facilities. P16 -1201, PUD -120, & TRACT 8326 Planning Commission 12 of 32