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of potentially regulated jurisdictional wetlands exist on the project site. This potentially regulated jurisdictional wetland area is located within a portion of the project site that is proposed to be the open space easement area. As such, no development is allowed to occur within the designated open space easement area. The report has also identified two intermittent drainage features on the project site. The drainage features would interest the proposed roadway. The proposal includes a bridge with a span design. The span of the bridge would straddle over the drainage feature and would be not interfere with any portion of the identified drainage features. Tree Report A tree report was prepared by HortScience, evaluating the potential development impacts to trees that are located within the proposed development area. The report includes an evaluation of the tree health and structural conditions, and an appraisal of the trees that are to be preserved. If a tree were damaged or destroyed due to construction activities, its value could be ascertained and fines levied. The tree report surveyed a total of twenty-eight (28) trees that are within the proposed development area. Among them, three are valley oaks, coastal redwoods, a few pines and other species. The proposed development would remove three existing trees -- a Grencian laurel, aGlossy-leaf plum and a Holly. None of the trees that are recommended for removal are heritage-sized trees. The remaining 25 trees would be preserved. Neighborhood Access Access to the site is provided by the existing Happy Valley loop streets: Happy Valley Road, Alisal Street, and Sycamore Road. The proposed project would modify the existing driveway so that it would have an adequate width. The private street would be 28 feet wide which would allow for fire access and parking on cne side of the street at the same time. "the proposed improvements of this project would include curb on the south side of Happy Valley Road covering the site frontage. The City limit stops at the front property line and the right-of-way is located in the unincorporated Alameda County, the project developer will need to obtain necessary encroachment permits from Alameda County for the modification of the existing driveway and the right-of--way improvement. A condition of approval has been added to address this item. Parks: The municipal golf course is located within walking distance from the proposed development. Additionally, the public trail around the golf course is adjacent to the project site. Case No. PUD-77 Planning Commission Page - 10 -