RES 97015 - Laserfiche WebLink

REFINED CONCEPT PLAN The Refined Concept Plan consists of an 18-hole municipal golf course and not more than 34 new half-acre home sites (in addition to the three existing homes) on the "Golf Course Properties" land. Flexibility should be retained, if possible, for permitting an additional nine holes of executive golf coupled with limited single-family home sites on the Spotomo Flat Area. Vehicular access to this south Happy Valley area should be provided by the Bypass Road designed to "country road" standards. Funding for the Road (beyond the North Sycamore Specific Plan area) should be paid on a pro-rata share basis by development on the Spotorno property and Golf Course Properties which derive benefit from the Road. The implications of developing this single-vehicular-access area served by the Bypass Road should be studied and the impacts prope~y mitigated through the Specific Plan and environmental review process. Temporary access to serve the Golf Course Properties from the Happy Valley Loop may be necessary until such time as the Bypass Road can be funded by the supporting residential development. Repairs and related resurfacing of the Happy Valley Loop road surface should occur throughout the Golf Course and Bypass Road construction phases in order to keep the Loop in a safe and well-maintained condition. Housing density in the Remaining Happy Valley area should be determined during the Specific Plan and environmental review process. Financial Considerations A variety of technical studies will be conducted prior to City Council action on the Specific Plan and Golf Course design. If the cumulative effect of these studies demonstrates a net cost savings to the Golf Course project, then such savings should be used to reduce the number of home sites required to help finance the project. Conversely, if the cumulative effect shows a net cost increase, then the difference should be funded by adding home sites to the Golf Course Properties. At the present time, it is estimated that 24 new home sites (along with the proposed City bond) will be adequate to fund the cost of acquiring and developing the 18-hole golf course, and six new homes sites will be required to pay the Golf Course Properties' pro-rata share of constructing the Bypass Road. In the event that the Spotorno Flat Area ultimately remains available (and desired by the City) for golf course development, then the cost of land acquisition should be funded by the sale of additional home sites. The required number of home sites will be dependent upon the negotiated cost of acquiring the land. Sanitary Sewer The conceptual sewer plan outlined on pages 15-17 of the September 4 staff report will generally be implemented for the Happy Valley Area. The method of allocating the costs of constructing the sewer mains will be to have the various "reaches" paid for on a user basis, by allocating costs per-unit for existing and future homes and equivalent units for the golf course. Property owners would have the option of either connecting or not connecting existing homes to the City sanitary sewer system. SR 97: 67 Page 3