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determined that the unit is structurally sound and can be made to be habitable. Commissioner Roberts questioned why this was not revealed at the time the Specific Plan was written. Mr. Pavan noted that the determination of the additional unit was made approximately six months ago. In respoase to a question from Commissioner Ark[n, Mr. Pavan advised that the Architectural Design Guidelines and Landscape Design Guidelines were not previously distributed to or reviewed by the Planning Commission. Commissioner Arkin stated he feels the guidelines lack consistency with the Specific Plan. Mr. Swift provided clarification regarding the development process of the guidelines, noting that staff attempted to develop a cohesive plan for the architecture and landscape designs for all of the medium density projects, and a consultant was hired to work with the developers and staffto develop those standards. He noted that staff believes they are eousistent with the guidelines in the Specific Plan. In response to an inquiry from Commissioner Arkin, Mr. Pavan advised that Mr. Hahner or his agent will be planting and malntaiuing the grapes. In response to a question from Chairperson Sullivan, Mr. Pavan confirmed that the Commission would n~t be approving Parcel A or the vineyard this evening, but that this approval would be in cunjunetion with the tentative map approval. Chairperson Sullivan asked about the Integrated Pest Management Program for the vineyard. Mr. Pavan stated that the program would be brought before the Commission. Chairperson Sullivan stated that he would like to discuss the gafidelines or criteria that would be used to develop that plan. Chairperson Sullivan asked abogt the Growth Management approval for this project. Mr. Swift advised that staff is preparing the 2000 Growth Management Report and will be presenting the report to the Planning Commission the report, along with a recommendation for options to attempt to accommodate the various projects that will need Growth Management approval. Chairperson Sullivan asked if the issue of the inversion layer that would have an effect on the noise impacts was discussed in the EIR. Mr. Pavan stated that he does not know if it was addressed in the EIR, but it was addressed in the noise report completed for the Costas property. He noted that the Costas property is subject to the noise standards of the General Plan. COMMENTS FROM THE APPLICANT Doyle Heaton of Delco Builders represented the applicant. He noted that this is a very large and complex project. He advised that this project is not a stand-alone project. He stated that since the approval of the Specific Plan, Delco representatives have worked with representatives of Centex and Greenbriar, staff, and staff's consultant on the design guidelines. He reported on the process of the development of the school fee agreement, and advised that the final agreement is in the drafting stage, and, therefore, has not yet been signed. He advised that the grading will need to begin in April or May in order to meet the school's scbeduled completion target of 2002. Mr. Swift provided clarification regarding the financing program for the Vineyard Corridor and the funding and reimbursement plan for the construction oftbe school and infrastructure. He PLANNING COMMISSION MINUTES October 11, 2000 Page 4