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without the teen center included in the Cultural Arts Center complex, and subject to a street <br />connection to Bernal Avenue being negotiated with the office land owner to the north. <br /> <br />Staff feels that each of the five alternative site plans are workable, subject to minimizing <br />potential traffic circulation, and freeway and amphitheater noise impacts. Staff recommends <br />that the Council take public comments on the five alternative plans and provide comments for <br />use by staff in creating a Unified Concept Plan for the Phase II Specific Plan Area. Comments <br />relating to the following planning items would be particularly helpful: <br /> <br />· Land use <br />· Site location <br />· Parking <br />· Vehicular access <br />· Noise <br />· Views <br /> <br />FISCAL IMPACTS <br /> <br />Consulting fees for updating the Draft Phase II Specific Plan document are currently budgeted <br />by the City. <br /> <br />The Specific Plan is intended to be a long-range plan. Individual future projects are expected to <br />be funded by a variety of sources. The Project Implementation Policy of the current Draft Phase <br />II Specific Plan (page 29) addresses the matter of future funding sources and reads as follows: <br /> <br />"Policy 1: Consider the use of all available City and non-City funding sources for any <br />potential development project in which the City participates, with the goal of achieving <br />the most fiscally sound funding package consistent with the Economic and Fiscal <br />Element of the General Plan." <br /> <br />All of the five site plan alternatives discussed in this report are similar in terms of major cost <br />components, with the exception that Alternatives A and C include an ACE Train station. At the <br />current conceptual planning stage of the Specific Plan process, however, staff feels that it would <br />be premature to evaluate comparative future project costs. However, such an analysis can be <br />conducted once the more precise Council directions are given. <br /> <br />RECOMMENDATIONS <br /> <br />Staff recommends that the Council: <br /> <br />1. Provide input to staff with regard to the primary planning elements (land uses, site <br /> location, parking, vehicular access, noise, and views) for the five site plan alternatives. <br />2. Direct staff to forward the resulting Unified Concept Plan to the Civic Arts, Youth, <br /> Parks and Recreation, and Planning Commissions for comments prior to returning to <br /> the Council for further direction. <br /> <br />SR 05:028 Page 14 <br /> <br /> <br />