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positive pUD zoning effects can be seen in The Preserve residential neighborhood where the developer deeded 38 highly scertic acres of land to the City as public open space, including public access trails and a staging area. Transfer of development rights can also be used to protect large open- space areas. Clustering development from a large area onto a smaller area, through a development credit system, protects envirorunentally sensitive lands and reduces surface water runoff. Conservation easements are another techrtique whereby development rights can be purchased or privately dedicated so that open space lands are protected and managed in perpetuity. Recreational Open Space Besides numerous parks within Pleasanton, the City owns and has designated four areas as recreational open space lands: Callippe Preserve, Gold Creek, Bonde Ranch, and Mission Hills. The City also considers Augustin Bernal Park as open space use due to its large natural area and hiking trails. The East Bay Regional Park District (EBRPD) also maintains two open space parks within Pleasanton: PIeasanton Ridge Regional Park and Shadow Cliffs Regional Recreation Area. Shadow Cliffs and Pleasanton Ridge parks are an integral part of the East Bay park system designated in the East Bay Regional Park District Master Plan. Figure VII-5, above, identifies these recreational open space areas. Bonde Ranch Open Space The 41-acre Bonde Ranch Open Space stretches across rolling grassy hills just east of Independence Drive and south of Bernal Avenue before it curves northeastward. Hopkins Way near Livingston Place, Independence Drive across the street from Mission Hills Park, Arlene Place, Livingston Place, Braxton Place, and Middleton Place all offer foot access. Once pastureland, annual grasses still blanket the undulating Bonde Ranch hillside and offer a visual reprieve to urban residents as they pass by. Mature oak and sycamore trees adorn the western portion of the open space while sweeping views of Pleasanton reward those who trek up the hillside. Callippe Preserve Open Space The City has established about 280 acres of land surrounding the Caltippe Preserve Golf Course as permanent open space, including 173 acres to be retained under City ownership and 107 acres of the Koopmann Ranch to be protected by a permanent conservation easement. The open space is split into two unconnected parcels with 112 acres to the north and west, and 61 acres to the south. Cattle continue to graze throughout both the open-space areas and the Koopman Ranch property. The open space encompasses picturesque flat land and rolling hills. People can enjoy exceptional views of Mount Diablo and the Pleasanton Ridgelands while enjoying stands of oak woodland, flourishing undergrowth, and valuable wildlife habitat. The preserve is an oasis of natural grasslands contrasting with the clipped-and-trirnmed fairways of the adjacent golf course. Con os F.lcmcnt. CC 082906, clean Vll-22 City Council 8/29/2006