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required findings that Vesting Tentative Subdivision Map 8616 conforms to the purposes of the PMC. Growth Management Program As homes would be constructed as custom homes, each lot owner would apply for growth management allocation in conjunction with the home design review application. PLANNING COMMISSION MEETING The Planning Commission heard the project at its meeting on December 8, 2021. The Planning Commission found the project as proposed and conditioned is consistent with the General Plan and the HVSP; the Spotorno Flat area as referred in the HVSP conforms to Measure FF regarding Urban Growth Boundary line; and allowing two-story ADUs is acceptable. The Commission's discussion, as well as public comments, was focused on the pedestrian safety while traveling on Alisal Street, and the construction timing of the Happy Valley Loop Trail (i.e. the pedestrian facility along Alisal Street), while Alisal Street is located in unincorporated Alameda County, Happy Valley residents (both City and County) have been bringing roadway condition and speeding vehicle concerns to the City for many years. The City has installed speed lumps on Alisal Street to slow down vehicles. At the Planning Commission hearing, residents of Happy Valley again urged that the Happy Valley Loop trail be constructed. While recognizing the concern about conditions along Alisal Street as an on-going issue, and that Alisal Street is a County road, the Planning Commission recommended the draft condition of approval (Condition No. 18) pertaining to the construction of the Alisal Street pedestrian improvement be revised so it is constructed as part of the subdivision improvement and funding of the construction be negotiated with the City. With the modified conditions of approval, the Planning Commission unanimously recommended approval to the City Council. Please see Attachment 4 for excerpted meeting minutes. As described above, staff has negotiated further details of Condition No. 18 with the applicant that would address timing and funding of this improvement. PUBLIC NOTICE Notice of this meeting was sent to property owners and tenants/occupants within the HVSP area and 1,000-feet of the site. At the time this report was published, staff did not receive any comments. Any public comments received after publication of this report will be forwarded to the Council. ENVIRONMENTAL ASSESSMENT The HVSP Environmental Impact Report, certified by the City in 1998 (State Clearinghouse [SCH] No. 97032034, certified June 16, 1998) (1998 HVSP FEIR), evaluated the potential environmental impacts associated with construction of 22 dwelling units in the Spotorno Flat Area. The proposed project is consistent with the number of dwelling units evaluated in the 1998 HVSP FEIR. Page 16 of 18