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<br />. <br /> <br />. <br /> <br />2. Whether the proposed development plan is consistent with the Pleasanton <br />General Plan: <br /> <br />The Happy Valley Specific Plan designates the subject property for Semi- <br />Rural Density Residential, Municipal Golf Course, and Open Space Land <br />Uses with a maximum density of 12 units for the overall site. The Specific <br />Plan was developed to implement the City's General Plan for the Happy Val- <br />ley area and has been found by the City Council to be consistent with the <br />General Plan policies including development outside IOO-year flood zone ar- <br />eas, development on stable soils, construction (future) of semi-custom homes, <br />densities consistent with surrounding properties, preservation of open space, <br />protection of wildlife habitat, and mitigation of drainage impacts. Based on <br />the analysis contained within this staff report, staff believes that the subject <br />development is consistent with the Happy Valley Specific Plan, By conform- <br />ing to the Happy Valley Specific Plan, the proposed project conforms to the <br />Land Use Element of the Pleasanton General Plan. <br /> <br />Therefore, staff believes that this finding can be made, <br /> <br />3. Whether the proposed development plan is compatible with previously devel- <br />oped properties located in the vicinity of the site: <br /> <br />The proposed project has incorporated numerous provisions to integrate the <br />design of the streets and future home sites with the planned golf course, open <br />spaces areas, and with the existing rural character of the surrounding area: <br />large lots, deep setbacks, open fencing, and private landscaping emphasizing <br />native plant materials. <br /> <br />Proposed public and private streets have been situated in a manner which is <br />consistent with the Happy Valley Specific Plan. Connections are provided to <br />the adjacent Westbrook property and to the golf course for access and/or <br />emergency vehicle access purposes, <br /> <br />Ample setbacks are provided from the lots and streets to the existing creek <br />channels to maintain and preserve these courses, <br /> <br />The project will comply with the EIR mitigation measures to save as many <br />heritage size trees as possible throughout the development and to mitigate any <br />such removal through tree replacement and/or possible tree relocation. <br /> <br />July 14, 1999 <br />Page 17 of21 <br /> <br />Planning Commission. Item 6.c. <br />PUD-99-07, TTK Partnership <br />