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118 Mr. Swift replied that it would be based on the incremental increase of the project's traffic as compared with the pro-rata share of BART, the Wells Fargo/Mozart project, and two other mall anchor stores. He indicated that he did not have the actual amount available at this time. Mr. Hirst stated that Condition No. 19 would necessitate a retaining wall on Lot 28, which is one of the entrance lots. He requested that this matter be discussed between the developer and staff at the tentative map stage. He added that he had no objections to the improvements on Dublin Canyon Road but that the developer preferred that the road be widened at the appropriate time in order to maintain the country atmosphere as long as possible. With regard to the requirement under Condition No. 25 that a tree study be submitted on a single oak tree prior to the issuance of a grading permit, he commented that it would not be judicious to spend money on a study when samples of the tree's leaves and bark, as well as the owner's statement, indicate that the tree is in poor condition and should be removed. Mr. Hirst requested Council to approve the PUD with modifications of the conditions mentioned. Ms. Lanie Dwyer, 10705 Dublin Canyon Road, immediate neighbor to the west of the project, stated that she is in favor of the -- project. There being no further testimony, Mr. Mercer declared the public hearing closed. Mr. Tarver commented that although a Negative Declaration may be appropriate for the project, he would not vote for the Negative Declaration because it would lead to a General Plan Amendment, which he is not in favor of. He indicated that the project is inappropriate for the site and that he was not certain that other developments in the area would not have any environmental impact. It was moved by Mr. Brandes, and seconded by Mr. Butler, that Resolution No. 90-216 be adopted, based on a review of an initial environmental impact study done for this project and on a finding that no significant environmental impact would occur as outlined in the City's guidelines and on further finding that a negative declaration is appropriate in connection with AP-90-15/GP-90-7, the application of Jeannette Westbrook/S & S Properties for a General Plan Amendment to redesignate nine acres of a 14 acre site located at 10890 Dublin Canyon Road from Low Density Residential To Medium Density Residential. - 20 - 11-20-90