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characteristics, approved of the trail along Alisal Street, and recommended approval with modifications focusing on Alisal Street safety. Associate Planner Soo reported the proposed Spotorno Ranch Drive would provide access to most of the lots with access points on both Alisal Street and Westbridge Lane. Three lots would have their access point along Westbridge Lane. The applicant proposed shared driveways to limit interruptions to the trails. Associate Planner Soo displayed a map of the three trails within the site, including the Happy Valley Loop Trail which follows Alisal Street. The Spotorno Flat Area Trail would connect the Happy Valley Loop Trail to the Callippe Preserve Trail also known as the Golf Course Loop Trail. Associate Planner Soo reported staff agrees with the Planning Commission's finding of conformity between the proposals and both the General Plan and RVSP, noting six of the lots are slightly narrower than the HVSP's requirements. Staff also supports the development and design standards, noting there will be a design review process including the detached ADUs. She added the HVSP allows for detached accessory buildings to be up to 25 feet in height and there will be enough space provided between the homes to allow for two-story detached ADUs. The applicant has agreed to have the second floor of the ADUs only cover 40% of the first floor. Staff approves of both the proposed traffic safety measures along Alisal Street and the proposed trail map. She reported the Planning Commission included Conditions of Approval surrounding pedestrian safety measures along Alisal Street for the City Council to consider. She reported the applicant has agreed to the conditions. Associate Planner Soo reported per the California Environmental Quality Act (CEQA), the project does not require an EIR beyond the Final EIR done for the HVSP in 1989 according to an initial study performed by staff. Associate Planner Soo reported public comments led to the traffic calming measures proposed for Alisal Street and enhancements to pedestrian safety along the roadway. The City's engineering staff has concluded the project will improve the area's drainage. The design elements of the homes will be consistent with the area's other design characteristics. She recommended the Council approve the project as the best use for the site. In response to Councilmember Testa, Director Clark confirmed the 22 units and 22 ADUs will both apply to the City's sixth-cycle Regional Housing Needs Allocation (RHNA) quota. She also clarified a project of this size and nature would require an HOA. She advised once this discussion happens, there will be discussions about prohibiting Senate Bill 9 developments within the HOA. In response to Councilmember Arkin, Director Clark reported the conclusion of both the City's engineers and CEQA documentation is the project would not cause any drainage issues but rather improve drainage by putting more structures into what is now open space. She advised the project meets all storm water requirements and includes water retention to slow down storm water flows. She confirmed the project is designed to adequately handle the storm waterflow. Senior Civil Engineer Michael Stella reported the applicant has designed a sophisticated storm water drainage system which staff has reviewed and believes is adequate. He advised the resident who raised this concern lived in their house before the construction of the Callippe Preserve Golf Course and Westbridge Lane both of which now redirect storm water away from the resident's house. He advised the project will only further enhance the new drainage in the area. In response to Councilmember Arkin, Director Clark confirmed the project would not have any impacts on groundwater. She also clarified the Traffic Study looked closely at the project because traffic issues were a common refrain. She advised staff found speeding already happens on those roads with their narrow shoulders leading to an unsafe feeling for pedestrians. She explained the project is only City Council Minutes Page 5 of 16 February 15. 2022