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streetscape modifications to incorporated attractive and well-designed site features including gabion walls, steel panels, and public art, along the Santa Rita frontage, intended to meet the policy requirements of the General Plan. While staff and the Planning Commission's recommendations on this project are not unified, staff nonetheless recognizes that the General Plan includes a broad range of policies, reflecting and supporting various community values and priorities. These values and priorities are sometimes competing or need to be considered in balance — for example, supporting economic development and new investment, while also controlling the amount, type, character, and location of new development, which might be more costly or restrictive for the developer. A determination of policy consistency can also be to some degree subjective, with, ultimately, the City Council determining whether the findings can be made, based on facts and information in the record. PLANNED UNIT DEVELOPMENT CONSIDERATIONS Section 18.68.110 of the Pleasanton Municipal Code sets forth purposes of the Planned Unit Development (PUD) District and seven separate considerations to be addressed in reviewing a PUD development plan. It must be found that all seven considerations are able to be met in order to approve a project. As discussed, based on the concerns above outlined with regard to General Plan conformance, staff believes that the findings for approval could not be met as set forth in the findings for denial included as Attachment 2. Equally, for similar reasons to those outlined with respect to General Plan conformance, above, the Planning Commission concluded that the findings for PUD approval could be made and, based on the direction provided, the attached draft ordinance for approval has also been included as Attachment 1, which includes findings of conformance with the PUD considerations. PUBLIC NOTICE Notice of this hearing was sent to all property owners and tenants/occupants within 1,000 feet of the subject property as shown in Attachment 8. Staff has not received any verbal or written communications about the proposal as of the publication of this agenda report. Any public comments or concerns will be forwarded to the City Council. ENVIRONMENTAL ASSESSMENT The proposed project is consistent with the development density established within the Pleasanton 2005-2025 General Plan and associated Environmental Impact Report (EIR) which was adopted and certified in July 2009. From environmental review pursuant to the California Environmental Quality Act Guidelines, Section 15183, Projects Consistent with a Community Plan, General Plan, or Zoning, additional environment review is not required except as necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. The project involves the re-development of an existing developed property, including replacement of existing buildings and parking areas with new and reconfigured building and parking. A Traffic Impact Analysis and Noise Assessment were prepared for the project and Page 12 of 13