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1. The height of a structure, as defined by the PMC, is measured from the average elevation of the natural grade of the ground covered by the structure to the mean height between eaves and ridges for a hip, gable, or gambrel roof. 2. The height of an accessory structure, as defined by the PMC, is measured from finished grade to the highest point. 3. Measured from finished grade to the highest point of the roof's ridge. 4. Measured from the closest building wall to the property line. 5. Measured from the optional covered patio, noted as the "CA Room" in Exhibit B. 6. Private open space in the RM district can be used to meet the group open space requirements, per the PMC. An arborist report prepared for the project surveyed all trees measuring six - inches and greater in diameter within and adjacent to the site. A total of 14 trees comprising seven species and including six heritage trees (as defined by Pleasanton Municipal Code) were surveyed (please refer to Attachment 5, Exhibit E for the tree report). As part of the project, a total of eight trees would be removed, including one heritage tree. Of the removed trees, one would be off -site (a dead street tree along St. John Street) and seven (including one heritage tree) would be within the site. The on -site trees would not be preserved because they conflict with building pads and /or would not survive when the project site is graded. Tree removal is mitigated by replacement trees and /or contributing to the City's Urban Forestry Fund. Given the limitations of the site, staff does not believe that the number of trees being planted (six, four on -site and two street trees) 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 ($9,650) in addition to planting the six trees. 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 Tots (one for the existing home, one for each of the 10 new attached townhomes, and a common parcel for the driveway, guest parking, and shared landscaping areas). DISCUSSION The Planning Commission staff report (Attachment 5) provides additional background information and a detailed discussion of the proposed project, including land use consistency; project development standards; architectural design; parking; and common and private open space. Key elements of the analysis section are summarized below. Land Use General Plan and Downtown Specific Plan Staff finds that the project complies with the General Plan and Downtown Specific Plan land use designations of High Density Residential. The project would also promote goals, policies, and programs related to encouraging appropriate infill development, different types of housing, and transit - compatible development (see Attachment 5 for specific goals, policies, and programs). Page 9 of 13