RES 99074 - Laserfiche WebLink

would have a lower housing density more related to the physical terrain. Housing on the lots north of Vineyard Avenue (Lots 18, 19 and 21 ) would be developed at three units per acre, with a vineyard estate on each lot. Lot 28 would be developed with a 100-room inn and spa (including a restaurant and conference facility ) and a vineyard estate, while a small bed and breakfast inn is assumed to be developed on Lot 27 along with housing. Of the 381 total acres in this alternative (which excludes Lot 33, which is 3 acres), approximately 107 acres would be developed with residential uses, 67 acres would be vineyards, 158 acres would be open space, 8 acres would be visitor serving uses (hotel, bed and breakfast), 12 acres would be a school, 20 acres would be a community park, and 9 acres would be public street fight-of-way. Vineyard Avenue would not be realigned with this alternative. The school site would be located entirely on Lot 18. Some impacts associated with this alternative would be slightly less than those anticipated with the proposed project. However, other impacts, including traffic volumes, vehicle emissions, traffic noise levels, and increased traffic safety risks would be higher. Therefore, this alternative would generally have greater environmental impacts than the proposed project. 250-UNIT DEVELOPMENT ALTERNATIVE This alternative assumes development of 250 new residential units. The lots generally west of the landfill (Lots 1-13) are assumed to be developed with residential units at a density of one- to two-units per developable acre, while development on the remaining hillside lots south of Vineyard Avenue (Lots 15-17, 22-27 and 29-31 ) would have a housing density more related to the physical terrain. Residential development on the lots noah of Vineyard Avenue (Lots 18 and 19)would be at a density of three homes per acre, with a vineyard estate on each lot. Lot 21 would have an elementary school and vineyards. Lot 28 would be developed with housing at an overall density of three units per acre, with a vineyard estate lot. Under this alternative, approximately 138 acres would be .developed with residential uses, 52 acres would be developed as vineyards, 150 acres would be open space, 12 acres would be developed as school, 20 acres would be developed as a community park, and 12 acres would be developed as public roadway right-of-way. Similar to the proposed project, Vineyard Avenue would be realigned with this alternative. This alternative would have somewhat greater impacts than the proposed project in almost all respects, primarily due to its higher housing density. Therefore, this alternative would be environmentally inferior to the proposed project. VINEYARD AVENUE ALIGNMENT ALTERNATIVE This alternative would have the same general development pattern as proposed for the Specific Plan but would not relocate Vineyard Avenue (i.e., Lot 33 is not included in this altemative). Lots 18, 19, and 21 would be modified to accommodate development consistent with the existing Vineyard Avenue alignment. Also, instead of a loop roadway system proposed for Lots 1 through 7 and 10 through 12, a cul-de-sac system would be developed with three cul-de-sacs accessing these properties. One of these cul-de-sacs would access through the existing neighborhood west of the project site via Montevino Drive. This cul-de-sac would provide access to four residential lots. This alternative would be environmentally similar to the proposed project. Although some minor reductions in earth resource, water quality and biological resource impacts would be anticipated if Vineyard Avenue is not relocated, a potential increase in safety hazards for students accessing the proposed elementary school, and all motorists in general, would occur. Therefore, this alternative would generally have greater environmental impacts than the proposed project. Vineyard Avenue Corridor Spedtic Plan Draft EIR -3- Findings