RES 94123 - Laserfiche WebLink

those which, like the District's property, are required by the Specific Plan to pay for most of the capital improvement costs which are necessary in the Specific Plan area to allow development to proceed. The remaining properties in the Specific Plan, all with development potential of less than five units, are allowed by the Specific Plan and Growth Management Program to develop at their owners' selected ram after completion of the basic roadway, water, sewer, and storm drainage infrastructure to be built by the major property owners. G. The Specific Plan requires considerable coordinated effort among neighboring proparty owners to prepare the remaining planning documents necessary to allow development to proceed. These include Planned Unit Development development plans and tentative maps establishing grading, roadway, and lot configurations, and precise utility plans. These plans must be coordinated with adjoining properties. The Specific Plan requires extensive studies and plans be completed for the entire Specific Plan area before any building permits are issued. These include a Master Storm Drainage Plan and hydrologic report, water system master plan, and resolution of the east-west collector extension to the southeast. H. The Specific Plan specifies numerous improvements which must be completed with the first development of the area. These improvements are costly as they include numerous off-site improvements (storm drainage improvements at Sunol Boulevard, Sunol Boulevard widening/signalization at Sycamore Road, etc.) as well as costly improvements within the Specific Plan area but off-site of any one parcel (east-west collector, Sycamore Creek improvements, extension of sewer/water utilities to existing residences, etc.). In addition, a major cost apportionment program is required to be developed for the numerous instances of shared infrastructure in the Specific Plan area. I. The magnitude of the costs and level of coordination required to implement the Specific Plan are such that no one property owner can proceed alone, nor can any owner or group of owners proceed without assurances that Growth Management Program approval will allow construction to occur in a known, timely fashion on sufficient properties in the Specific Plan area to enable the contemplated sharing of initial development costs. J. The Specific Plan contemplated a close connection between the gwwth management allocation process and development of the area, tying completion of many of the infrastructure improvements to the phasing of development through the Growth Management Program. Completion of some improvements is tied in the Specific Plan to development economics, which in turn is fled to the development allocation. Providing the opportunity for granting growth management approval to the area as a whole furthers the Specific Plan's intention to have development occur in a logical, orderly manner, with key infrastructure completed as expeditiously as the development economics allows. K. District and City agree that the studies/approvals necessary in the Specific Plan area will take several years to complete, making any development unlikely before 1997, and, due to previously approved projects which utilize the bulk of the City's approval options under its growth management policies through 1997, sufficient availability of growth management 2