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June 9, 1999 <br /> <br /> Attachment 1 <br />Substantive Issues/Alternatives <br /> <br />Neo-traditional Planning Princioles <br /> <br />Issue: <br /> <br />The Land Use Diagram lacks a transit center, does not accommodate a <br />permanent ACE station, fails to locate the Village Center adjacent to <br />downtown and/or an ACE station, and does not include a cemetery. <br /> <br />Proposed Project: The Village Center PUD requires a TSM program which could <br /> include a transit center within the Village Center plan. The project does not <br /> include the ACE station, has the Village Center at the freeway, and has no <br /> cemetery. <br /> <br />Alternatives: <br /> <br />Mandate a transit hub in the Village Center (see Traffic Systems <br />Management, # 16 below). <br />Require redesign to incorporate new uses and rearrangement of other uses. <br /> <br />Discussion: <br /> <br />Aside from adding a transit hub, the alternatives would require a complete <br />revision of the land use plan. As described in earlier reports, staff believes <br />relocating the Village Center and combining it with a relocated ACE <br />station would place the station in a less desirable location than it is at <br />present (especially with respect to local traffic/parking issues), relocates <br />the community park to a less desirable location, likely requires filling of a <br />riparian drainageway, and places the Village Center in direct competition <br />with Raley's (Oak Hills Shopping Center) and downtown while not <br />accommodating the West Pleasanton need for a neighborhood center. The <br />relocated ACE station site was opposed by the school board, and the Parks <br />& Recreation Commission finds it incompatible with an adjoining park <br />use. Staff noted in prior reports that a cemetery requires considerable <br />acreage and cannot afford to pay anything approaching market rates. The <br />access to such a site, once away from Bernal Avenue, is not ideal for a <br />cemetery use. <br /> <br />Principles of Agreement: Although not specifically addressed, the "project" referred to <br /> in the Principles of Agreement establishes the land uses and urban design <br /> form shown in the plan. <br /> <br />Staff Recommendation: Except for adding a transit hub, these are not simple <br /> adjustments. They go to the heart of the plan. Should the Commission <br /> wish to make these types of major changes, it should simply deny the <br /> <br /> <br />