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PUD-136, Mall Residential Project Planning Commission 31 of 34 Recently approved apartment projects (St. Anton, California Center, BRE Properties and Windstar’s PUD extension) were conditioned to provide Universal Design features for all the required adaptable dwelling units (18 units for this project). Staff has included a similar condition of approval for this project. School Impacts The project developer has been working with the Pleasanton Unified School District to develop an agreement regarding school impact fees. Pursuant to State law, payment of school impact fees set by the state legislature is deemed adequate mitigation for schools-related impacts associated with new student generation. Construction will not be allowed to start until Pleasanton Unified School District has advised that such agreement has been finalized with the project developer and required fees paid. Tree Removal and Landscaping A tree report has been prepared that specifies the species, size, health, and value of the existing trees on the site that exceed six inches in diameter. There are approximately 169 existing trees over six inches in diameter on the subject site or within the vicinity, including 42 defined as a “Heritage Tree” by the PMC (i.e., a tree which measures approximately 35 feet or greater in height or which measures approximately 55 inches or greater in circumference). 105 of 169 (including 27 Heritage) existing trees would be removed. The removed trees are primarily parking lot perimeter and interior trees. 162 new trees would be planted with the project. Conditions of approval are included to mitigate the off -set for tree removal versus the new trees to be planted. Landscape plans have been provided for project showing new planted areas primarily around the perimeter of the building, but also within the motor-court, courtyard, and roof top deck areas. The landscape plan would provide a variety of trees, shrubs, and groundcover on the project site. Planting plan details would be determined at the time of building permit review and be finalized in consultation with the City’s Landscape Architect to ensure an attractive landscape that will also meet the City’s Water Efficient Landscaping Ordinance. Staff believes the proposed landscape plan is attractive and contains sufficient landscape area around the perimeter of the structures, parking areas, and along the street frontages . Staff also believes, once finalized with the City’s Landscape Architect, the density and species of trees indicated would be appropriate. Since only the preliminary quantities and spacing of the shrubs and groundcover is not shown, a condition of approval requires these be shown on the plans provided at the building permit review stage, subject to the consideration of the City’s Landscape Architect. HOUSING COMMISSION RECOMMENDATION The Inclusionary Zoning Ordinance (IZO) (PMC Ch. 17.44) requires all new multi-family residential projects of 15 units or more to provide at least 15 percent of the project’s dwelling units (base units) at prices that are affordable to very low- and/or low-income households. Based on this requirement, the project would be required to provide 36 affordable units. The applicant has offered 24 percent of the base units (58 total units) to be offered at low-income levels. The Housing Commission, at its November 17, 2022, meeting, reviewed the proposal, concurred with staff’s recommendation for the 58 units at low-income levels, and unanimously