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P18-0078, P18-0080, P18-0081, PUD-130 and Tract 8569 (Hidden Canyon) Planning Commission <br />25 of 28 <br />Tree Removal and Landscaping <br />Development of the project would require the removal of a limited number of trees to <br />accommodate roadway improvements, building envelopes, and infrastructure. Tree removal <br />has been minimized to the extent feasible through site planning and clustering of development. <br />All tree removals would be subject to the City’s PMC requirements, including permitting and <br />replacement ratios. <br />The landscape plan emphasizes preservation of the site’s natural character and integration <br />with surrounding open space areas. The hillside area of the project site does not have many <br />trees, as shown in Figure 8. Native and drought-tolerant plant species would be utilized to <br />reduce water demand and maintain consistency with the project’s semi -rural setting. In <br />addition, mitigation measures identified in the EIR require the protection of sensitive biological <br />resources, including avoidance and preservation of specific habitat areas and implementation <br />of tree protection measures during construction. <br />Landscaping within developed areas would include street trees, fuel modification zones, and <br />defensible space consistent with fire safety requirements, while open space areas would <br />remain largely undisturbed or be restored with native vegetation. Overall, the project would <br />result in a balanced approach that accommodates necessary development while preserving <br />the visual and ecological character of the site. <br />Development Agreement <br />As proposed, a Pre-Annexation and Development Agreement between the City and the <br />applicant would establish the terms and conditions under which the project may proceed. The <br />key provisions of the draft Pre-Annexation and Development Agreement are in Exhibit C, and <br />are summarized as follows: <br />x Term: Initial 10-year term commencing upon the effective date of the agreement, with <br />the potential for an administrative extension of up to 18 months upon demonstration of <br />substantial progress. <br />x Vesting: Provides the Developer with vested rights to develop the project in accordance <br />with the approved project approvals and applicable regulations in effect at the time of <br />agreement execution. <br />x Annexation Requirement: The agreement is contingent upon successful annexation of <br />the project site into the City, with the applicant responsible for initiating and funding <br />annexation proceedings through LAFCo. <br />x Public Benefits: <br />o Design and construction of an EBRPD staging area, including parking, <br />restrooms, water facilities, and a trail connection to the Pleasanton Ridge trail <br />system, along with a commitment to ongoing maintenance funding. <br />o Dedication of open space to EBRPD, subject to a conservation easement <br />ensuring long-term preservation and maintenance. <br />o Installation of a traffic signal and related improvements at Dublin Canyon Road <br />and Canyon Meadows Drive to improve access and safety for surrounding uses. <br />o Payment of a $500,000 contribution toward future improvements to Dublin