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the public/commissioners. Calthorpe proposed a minimum of 50% of <br />single-family units designed in this pattern. <br /> <br />Principles of Agreement: Not specifically addressed, other than requiring <br /> nco-traditional development standards and design guidelines "appropriate <br /> for the Project." <br /> <br />StaffRecommendation: Staff recommends: (i) adding text to the Specific Plan to <br /> amplify nco-traditional elements desired, such as reducing <br /> auto-orientation, opening up yards via fence placement/design, achieving <br /> street "people-space" via usable porches, etc.; (ii) making all <br /> non-alley-oriented small lot prototypes (lots less than 5,000 square feet) <br /> discretionary for City acceptance; and (iii) adopting a project-average <br /> FAR for small lot prototypes of 55% rather than using FAR maximums. <br /> <br />Growth Management <br /> <br />Issue: <br /> <br />Long-term, locked-in allocation precludes City from responding to citywide <br />growth issues, and affordable units can be deferred too long. <br /> <br />Proposed Project: Growth Management Agreement sets forth annual allocations, from <br /> 1999 through 2009, allocates the project 300 units from the affordable housing <br /> set-aside (all available units through 2006), and establishes carry-over and <br /> other rules. <br /> <br />Alternatives: <br /> <br />Update agreement to match approval timeframe. <br />Incorporate City review options to delay all (or new) discrete project <br />phasing if it finds specified citywide infrastructure issues are not capable <br />of being resolved per General Plan standards prior to new units being <br />occupied. <br />Allow proposed phasing so long as project assumptions described in Final <br />EIR continue to be met (e.g., trip generation, school children generation, <br />water consumption, etc.); if actual rates exceed projections, allow City to <br />review/modify allocation. <br />Modify allocation to reduce annual allocation, modify <br />borrowing/curry-over provisions, etc. <br />Grant only a short-term (three-year, for example) allocation, with <br />subsequent short-term allocations based on the City's annual review of <br />infrastructure and services. <br />Specify a timeframe for affordable housing completion, consistent with <br />the Growth Management ordinance. <br /> <br />Discussion: The project's phasing basically fits into Pleasanton's established long-term <br /> growth management program. This is a major concession by San <br /> <br />Substantive Issues/Alternatives Page 9 June 9, 1999 <br /> <br /> <br />