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PUD-138 and Vesting Tentative Subdivision Map 8616 Planning Commission 2 of 28 EXECUTIVE SUMMARY The subject applications include: (1) a Planned Unit Development (PUD) Development Plan for 22-lot single-family homes and 22 Accessory Dwelling Units (ADU) with related improvements; and (2) a Vesting Tentative Subdivision Map to subdivide the existing lot into 25 parcels including two common-area parcels, and one agriculture/open space parcel to be retained by the Spotorno family. The subject site is located in the Happy Valley Specific Plan (HVSP) area, and pre-zoned for Planned Unit Development - Semi-Rural Density Residential (PUD-SRDR) District. The HVSP provides general guidelines and standards for developments within the plan area. However, development on specific parcels is processed through a PUD development plan application to establish uses, site layouts, design criteria, and related on- and off-site improvements. The current applications presented herein meet the density requirements of both the General Plan and the HVSP and are now before the Planning Commission for a recommendation to the City Council. The project site includes a 16.5-foot wide public road easement which was granted to Alameda County in 1927 that is located on portions of the project site. Some of this easement area was previously improved with Westbridge Lane. The applicant requests vacation of the unused portion of this easement. BACKGROUND Happy Valley Specific Plan (HVSP) Happy Valley is located in the southern part of Pleasanton. In 1998, the City adopted the Happy Valley Specific Plan (HVSP), which guides future planning in an 860-acre area that includes both incorporated and unincorporated land . The HVSP area also includes a municipal golf course (Callippe Preserve Golf Course) that opened in 2005, open space and agricultural lands, as well as land for development of low-, medium-, and semi-rural-density homes. Since adoption of the Specific Plan, the most significant new development of the area has been in conjunction with the Callippe Golf Course and associated custom home lots, the majority of which have now been constructed. Other development has comprised smaller rural residential subdivisions, with the Spotorno property the major remaining development area. The HVSP established planning policies, programs, and regulations for development decisions in the HVSP area. The HVSP and its environmental impact report (EIR) were prepared concurrently, allowing mitigations for many environmental impacts to be incorporated into the specific plan. The HVSP provides planning regulations including, but not limited to, those related to land use, density, circulation, open space, and infrastructure. Land Use and Housing Units The proposed project is located in the Spotorno Flat Area (HVSP Lot 98), comprising both Semi-Rural Density Residential (SRDR) Subarea and Agriculture/Open Space (AG/OS) subareas. The HVSP allows a maximum of 22 residential lots in the Spotorno Flat Area with major dedication of open space land or agriculture/ open space easements to the City. Table 1 lists maximum residential development potential on the Spotorno Flat Area under the HVSP. Figure 1 is an aerial showing the project site. Figure 2 shows the location of the Spotorno lots and Figure 3 shows the HVSP land use designations within the project site.