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P22-1089, PUD-147 and Tract 8522, Merritt Planning Commission 32 of 33 ALTERNATIVES As outlined in the above analysis, staff believes the project, as proposed and conditioned, would be compatible with the other uses in the vicinity and not create adverse impacts, and recommends the Planning Commission recommend approval to the City Council. However, alternatives to the proposal that could be considered by the Planning Commission include: 1. Recommend denial of the project; or 2. Recommend approval of the proposal with modifications to the site layout, residence/clubhouse designs, landscaping, amenities, etc. SUMMARY OF PROS/CONS OF PROJECT PROS CONS Project is consistent with the General Plan, Housing Element and Pre-Zoning, including the assigned densities. The project would add new development and daily trips to Foothill Road although all project traffic impacts can be mitigated. Development of an underutilized and vacant project site. Project would create demands on City infrastructure and public safety resources. Creation of affordable, on-site, senior restricted BMR units. New buildings and landscaping would upgrade and enhance the visual quality of the site and streetscape. Trail connection and off-site bicycle and pedestrian improvements for public safety PUBLIC NOTICE Notice of this meeting was sent to property owners and tenants/occupants within 1,000-feet of the site as shown in Exhibit G. At the time of this report’s publication, staff had received two letters of support (Exhibit F) but not any other public comments. Public comments received after publication of this report will be forwarded to the Commission. ENVIRONMENTAL ASSESSMENT A Consistency Checklist was prepared pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) to determine whether the proposed project requires additional environmental review. The Consistency Checklist is attached to this report as Attachment C. CEQA Guidelines Section 15183 mandates that projects consistent with the development density established by existing zoning, community plan, or general plan policies for which an FEIR/FSEIR was certified (in this case the Pleasanton General Plan 2005-2025 FEIR and the Housing Element Update FSEIR) shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects peculiar to the project or its site. Section 15183 specifies that examination of environmental effects shall be limited to those effects that: (1) are peculiar to the project or the parcel on which the project would be located, and were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent, (2) are potentially significant off -site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the zoning action, general plan, or community plan, or (3) are previously identified significant effects which, as a result of substantial new information which was not known at the time the