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P22-1089, PUD-147 and Tract 8522, Merritt Planning Commission 29 of 33 • Given the age restricted community, it is anticipated that now or in the future, residents may require use of a walker, wheelchair, or other assistance. Accessible access to front entries, a bathroom, and a bedroom are provided. Path of travel to these spaces meet threshold heights, width clearances, and door widths requirements • The kitchens include an accessible route to the sink and stove and the required clearances for these uses and at least one bathroom includes the required clear areas • Primary bedrooms are all on the ground floor and at least one bedroom includes the elements needed for access • Blocking for grab bars would be installed. School Impacts As an age-restricted senior housing development, the project can be expected to generate minimal, if any, demand on school facilities. Nonetheless, 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. A total of 379 existing trees were identified on the subject property or within the immediate vicinity of the project, including 135 heritage-sized trees as defined in the Municipal Code (i.e., a tree which measures 35 feet or greater in height or which measures 55 inches or greater in circumference). The project proposes to remove a total of 330 existing trees, including 112 heritage-size trees. The trees require removal due to direct or significant encroachment by the proposed project and/or related off-site improvements. Landscape plans have been provided for the proposed project showing new planted areas around the perimeter of the project site, in open space areas, around common area facilities, along the internal street network, and in the front yards of all residential units. The landscape plans provide a variety of trees, shrubs, and groundcover on the project site. The new trees proposed for the project are a combination of 24-inch and 60-inch box sized trees. Final 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 would also meet the City’s Water Efficient Landscaping Ordinance (WELO). The City’s Landscape Architect has included conditions of approval to mitigate the off set for tree removal versus the new trees to be planted. Staff believes the proposed landscape plan is attractive and contains sufficient landscape area throughout the project site. Staff believes that once finalized with the City’s Landscape Architect, the density and species of the new trees would be appropriate. Inclusionary Zoning Ordinance (IZO) and Affordable Housing Agreement (AHA) Chapter 17.44 of the PMC (IZO) requires for new single -family residential projects of 15 units or more, that at least 20 percent of the project's dwelling units shall be affordable to very low , low, and/or moderate-income households. For the proposed project, the applicant is proposing