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to that but it's not 500 units so we're not going to be building the civic center over again, but we want to do what we need to do in order to be good corporate citizens. Hagen: Can I also make the clarification that it is a requirement that all new developments underground utilities so it is not that the applicant is proposing it. It would be required as part of the project no matter what. Balch: Even under three units? Hagen: Yes. Nagler: So if there are three units on there the agriculture zoning stays the same? Hagen: Yes. Houston: And that's why the numbers as far as trying to provide those amenities, undergrounding being a large one, that's why we came forward with these five units. We also think that the traffic is better than having three access points off of Dublin Canyon Road. Ritter: Any more questions for the applicant? We can close that and ask staff some questions. Balch: No questions Allen: Just one as a curiosity question. In thinking about the fact that the zoning is one home per five acres, what was the thinking on why we didn't subdivide this such that let's say the housing area was 15 acres of 16.23 acres which would at least entitle you following zoning for three units. So I'm just wondering what the thinking was in only utilizing 4 acres and not 15? Houston: If you go out there, it's an interesting piece of property in that the church would be very visible from the freeway. As you drive down from Castro Valley coming into Pleasanton the church is literally the first thing you see, and that's why the church is interested in utilizing these resources to upgrade their facility. It drops down dramatically so kind of the natural dividing point is the creek and the church is not interested in having any homes. They have 12 acres up above not counting the creek and then we have 4 acres. Ours is perfectly flat; flat as a board, so that also makes it more attractive to build on. We know there are issues with building on hillsides everywhere and certainly in Pleasanton so the topography over where the church is wouldn't really lend to it and the church doesn't want it. The church wants to be there and have their mission fulfilled in that site like they've been since 1979 and they want to improve it and make it better. They don't want to increase the footprint. They just want to make it better and hook up to the City's sewer among those things. So that's why the dividing line is for the 4 acres because the natural boundary is the creek. And even if you look at Canyon Meadows, the reason why they have the trees and things along Dublin Canyon Road is because that's where the creek goes. They didn't put in any of that stuff. It was there. So we're following the line. Our attractive part and benefit is the creek on the back of the properties instead of the front because that's where the creek is. PLANNING COMMISSION MINUTES, January 13, 2016 Page 13 of 26