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Council approves the item, Dale Way is required to become a public trail. She also noted this would be the first approved unit for the Growth Management Ordinance. In response to Councilmember Narum's inquiry, Community Development Director Clark advised staff recommendation was based on adhering to the density and the amount of allowed development for that property in the NSSP and it is a policy question for City Council. She advised the applicant could submit a different plotting plan and split the property differently than what is proposed. In response to Councilmember Pentin's inquiry, Project Planner Soo advised the bicycle/pedestrian trail is required to be constructed before the final map recommendations and the $100,000 would go to other improvements in the City. In response to Councilmember Testa's inquiry, Community Development Director Clark advised the project would provide above-market rate housing which would add inventory but would not help fulfill the City's Regional Housing Needs Assessment (RHNA) and could potentially count towards the next housing element period depending on the construction timeline. In response to Councilmember Testa's inquiry, City Attorney Sodergren reported the City has a valid Growth Management Ordinance but will require guidance from the Department of Housing and Community Development (HCD) to determine how to apply what is in place and compliance. In response to Councilmember Testa's inquiry, Community Development Director Clark reported the City does not have a valuation on the value of the up-zoning. She also noted the primary amenity being proposed is the $100,000 contribution towards bike and trail amenities. Councilmember Testa expressed concern that additional community benefits were not negotiated based on the up-zoning. Community Development Director Clark advised the applicant will be required to pay in-lieu housing fees per the City's Master Fee Schedule. In response to Mayor Thorne's inquiry, Project Planner Soo advised the project does not touch any portion of the creek. She noted all regulatory agencies were advised of the project but did not respond. Mayor Thorne opened the public hearing. Alaina Stewart, representing the Bringhurst family, addressed City Council and noted the family has owned the property since 1998 and is trying to subdivide the property to fulfill their parent's wishes. She reported her family donated the land to the City that made Sycamore Creek Way possible and feels it should be considered an amenity contribution. Ms. Stewart reported that according to the General Plan, the 3.28-acre property is entitled to two units per acre or six lots but they are only asking for five as it will match the surrounding neighborhoods. She reported the Planning Commission unanimously agreed the project merits a zoning change and encouraged City Council to consider that the NSSP has the goal to encourage infill projects and allow for zoning changes for projects that fall within its holding capacity, the family has support from many of the neighbors, and the fact they will be providing a 25-feet wide trail on the property along with a $100,000 contribution to the City of Pleasanton for bike and trail improvements. She noted that since the property now has access from Sycamore Creek way it should qualify for a higher density designation. Ms. Stewart noted the NSSP explicitly supports flexibility and zoning changes by accommodating innovation and special consideration for site-specific capabilities and constraints. She noted that once approved, each PUD application is processed as a unique zoning district. City Council Minutes Page 6 of 14 August 18,2020