12 Exhibits - Laserfiche WebLink

V. ANAL YSIS Pleasanton General Plan The Land Use Elcment of the Pleasanton Gcneral Plan designates the subject property for Re- tail/Highway/Service Commcrcial, Business and Professional Offices. This land use dcsigna- tion allows all of the uses proposed by the applicant and provides a maximum 1100r area ratio of 60% and a midpoint t100r area ratio of 35%. At a proposed floor area ratio of 27.9% for 158,721 square feet of enclosed building area and 34,760 squarc-feet for the garden center is an open structure and, therefore, is not includcd in the 11001' arca calculation, the project conforms to these standards of the Pleasanton General Plan. No amenities are necessary for this develop- ment since it is less than the density midpoint. Traffic, Parking, and Off-lOn-Site Circulation A summary of the traffic issues related to the proposal includc the following: · Project traffic reduces the Bernal A venue/Vineyard A venue (N) intersection from LOS "0" to LOS "E"; · The LOS "E" at the Bernal Avenue/Valley Avenue and the Sunol Boulevard/I-680 inter- sections will rernain unchanged by the project; · The level-of-service at the Stanley Boulevard/Valley Avenue/Bernal Avenue intersection will deteriorate from "E" and "F" unless mitigated; · Other City intersections are affected by project traffic, which will reduce the existing lev- cls-of-service; · Vallcy Avenue homeowners have expressed concerns pertaining to traffic levcls; · Ingrcss/egress to/trom Bernal Avenue and Stanley Boulevard; · Cornbined bicycle/pedestrian sidewalks to separate bicycle traffic from traffic lanes; · On-site circulation including the function of the proposed drive-through lanes; · Iron Horse Trail connection to Stanlcy Boulevard; and, · Parking. !'CUP-1 (i5/!' DR-529/!'MOD-81-25-7 M Page 14 of48 Decelllher 13. 200(i