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Leuthauser property (3623 Cameron Avenue), and the Ketell property (3611 Cameron Avenue). The public right-of-way landscaping between the sidewalk and street curb will be maintained by a homeowners association or maintenance association. . The applicant will pay City and Tri- Valley Traffic Impact Fees to mitigate its trip impacts to the Santa Rita Road/Stoneridge Drive intersection. . The applicant will modify the signal at the Mohr Avenue/Santa Rita Road intersection to provide protected/permissive left-turn phasing for the eastbound and westbound ap- proaches. V. ANALYSIS Pleasanton General Plan Conformance Density The Pleasanton General Plan designates the Lehman-Selway property for Low Density Residen- tialland uses, with a maximum density of less than 2.0 dwelling units acre and a midpoint den- sity of 1.0 dwelling unit per acre. The proposed, gross density for this development is 1.36 dwelling units per acre following the General Plan's methodology of calculating density based upon "Gross Developable Acres" as follows: "Gross Developable Acres shall include all privately owned acreage within a par- cel and shall exclude all publicly owned facilities (e.g., City-owned parks, flood control channels, and public school sites) or such sites planned to be purchased by a public agency. Acreage to be devoted to publicly owned facilities dedicated as part of project (e.g., roadway rights-ol-way, parks, and trails) shall be included as "gross developable acres" unless such acreage is rendered undevelopable by other General Plan provisions. " The proposed density is consistent with the gross density of the Bass Homes development to the south and east of the project site, including public street areas: 1.44 dwelling units per acre based on 50 existing and unbuilt homes approved under PUD-83-l0 and PUD-83-l2. Subtract- ing the portions of the Lehman/Selway properties developed with the Lehman and Selway homes, the property to be conveyed to the Palmer Drive neighbors, but not the land area for pub- lic streets, yields a higher density of 1.57 dwelling units per acre for the production homes, which is still consistent with the Pleasanton General Plan. Some neighbors believe that the project's density should be lowered to match the density of the Bass Homes neighborhoods to the east and south of the Lehman-Selway property. Staff notes that the gross density of the Bass Homes development, including public street areas, is 1.44 dwelling units per acre based on 50 existing and unbuilt homes approved under PUD-83-10 and Item 6.e.. PUD-50 Page 11 of29 June 28. 2006