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development application, the applicants may then apply to Alameda <br />County for development under County jurisdiction. <br /> <br />Mitigation Fees: New development within the area would be <br />assessed mitigation fees on a per/unit basis to defray the <br />impacts of development on agriculture. These fees would be used <br />to purchase conservation easements (development rights), provide <br />incentives for viticulturalproduction, and promote the South <br />Livermore Valley as a unique wine producing region. Funds <br />collected in fees would be administered by a new non-profit <br />Agricultural Land Trust, made up of representatives from the two <br />cities, the County, and possibly landowners. All new housing in <br />the area would pay $10,000 per unit, with two exceptions. New <br />homes in the designated gateway areas would be assessed $2,500 <br />per unit. Any homes permitted on cultivable land as part of a <br />larger project on conditionally developable lands would be <br />assessed at the rate of $30,000 per unit as a disincentive. <br /> <br />Transferable Development Rights (TDRs): Transfer of Development <br />Rights (Credits) were evaluated during the course of the Fertile <br />Crescent Study but not included in the Concept plan. The Plan <br />leaves open the option of exploring use of TDRs on a Valley-wide <br />basis as one means of fulfilling the objectives of the Plan. <br /> <br />DISCUSSION <br /> <br />Overall, the Concept Plan uses a combination of zoning and <br />mitigation fees to accomplish its objectives. Staff believes that <br />this is a preferable approach compared with the complexities and <br />uncertainties of a system based on Transfer of Development Rights <br />(TDRs) or the existing 100 acre zoning which, although it does <br />not preclude viticulture, does nothing to encourage it. The Plan <br />allows only minimal development within cultivable areas and only <br />on 40 acre parcels which economists have determined is a viable <br />size for the cultivation of vineyards. The Concept Plan would <br />permit a maximum holding capacity similar to many rural areas, <br />yielding an overall average density of 1 unit per 5 acres (3,000 <br />units over 15,000 acres). Staff believes that this maximum <br />probably never will be realized because of the difficulty in <br />servicing and developing properties in many parts of the Study <br />Area. The densities in the Pleasanton gateway are similar to <br />those in other peripheral locations in the City. Even at the <br />maximum of 4 units per acre, steep slopes on 75% of the gateway <br />area yield an overall density of less that 1 unit per acre (320 <br />units over 350 acres). Staff believes that fee contributions to a <br />land trust is a realistic method of funding viticultural <br />activities in the area. <br /> <br />SR:91:30 <br /> <br /> -5- <br /> <br /> <br />