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Visual impacts of the potential Sunset Creek connection. Staff provided some visual simulations in the staff report demonstrating these visual impacts. Analysis methodologies. A Commissioner basically asked staff to do a survey of how other communities tackle these issues. Staff researched what relevant and nearby communities do and did not find an absolute pattern; each community seems to treat it slightly differently. Documentation of that research is provided in the staff report. Water supply. This issue, which was obviously a big part of the dialogue in the discussion on the East Pleasanton Specific Plan (EPSP) where there is no General Plan designation that allows the uses being proposed; the designation for Lund Ranch site does. In the EPSP discussion, there were choices of whether land was going to be annexed to the City; Land Ranch is already in the City. The EPSP proposal was to change what zoning that did exist in the City from Industrial to Residential; Lund Ranch already has zoning for residential development. The circumstances are not identical. An attachment to the staff report is a memo provided by Acting City Attorney Julie Harryman which addresses the question of whether or not the City has the ability to say no to this development based on water. Staff Recommendation Mr. Dolan stated that staff is recommending that the Commission take all the actions necessary to approve the project, which would require certifying the Final EIR, approving the PUD, approving the Development Agreement, approving the PUD Development Plan subject to the recommended Conditions of Approval and staffs memo on some minor revisions: minor adjustments to the setbacks discussed with the applicant very recently, and some additional conditions requested by Planning Commissioners to tighten things up, including a condition that is currently being required of all existing construction projects that if the drought it still going on when this project is built, recycled water must be used for dust control. He added that staff is recommending that the project be amended to reflect Option 3 in the staff report: that the project be re- designed to create a cul -de -sac serving ten homes off of Lund Ranch Road or some number that the Commission might want to consider other than ten; the Middleton Place residents would continue to use the access that they currently have; and the remaining project homes would be accessed from a new project roadway that would have to cross the creek, out across the hill, and connect to Sunset Creek Lane. He noted that the implications of that would obviously be the assumption that a road can do that and do it within the rules of Measure PP, and staff is suggesting that the Commission has the ability to conclude that it can, but that the traffic essentially be split as proposed. He further noted that staff's recommendation is the best way to balance all of the concerns raised by City policies, the previous discussions amongst the City's decision - makers, and the input of the community. Commissioner Balch inquired what the traffic impact would be on the split 10/40 that staff is proposing. Mr. Dolan displayed a graphic that shows that split: the total trip generation is still 550, with ten homes using one access and the rest going out the other way. PLANNING COMMISSION MINUTES, June 24, 2015 Page 9 of 54