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as permanent open space in perpetuity; will pay $1,000,000 to the City for traffic impact fees, installation of a new traffic signal at Bernal Avenue/Kottinger Drive, and the installation of traffic calming measures on Hearst Drive; will pay regional traffic impact fees; will purchase afour-wheel drive fire engine; will construct a new water tank serving the proposed project and existing developments; and will construct local and regional public trails and a trail staging area. The developers of the future homes for this development will pay the residential school impact fee for their homes. The costs for the inspection and maintenance areas for habitat preservation, geologic hazard abatement, wildland fire protection, etc., will be paid by the development's homeowners. Finally, the developer would provide 20 affordable housing units at an off-site location or pay an in-lieu fee to the City's Lower Income Housing Fund. I. BACKGROUND The following discussion on "Background' and "Subject Propert}~' is a summary of these sections in the June 13th Planning Commission staff report (pp. 3 - 7), attached. First Submittal The first submittal of PUD-33 to the City was as a 98-lot custom home development with a five-acre neighborhood park and a new water tank. The remaining open space area would have been an open offer of dedication to the City. Public trails and a staging area were proposed to be built by the City after the City's acceptance of the open space as City land. Staff determined that there would be several environmental concerns and, therefore, required that an EIR be prepared. Review of the 98-unit plan was concurrent with the Draft EIR which identified several environmental impacts and their significance. Staff communicated to the applicant what the significant environmental concerns were and recommended a collaborative process to engage City staff, the neighbors, and the applicant to determine if an alternate plan could be designed which would address the impacts of the proposed development. During this review, the applicant submitted building and landscape design guidelines to address the development of the individual lots and of the surrounding open space area. Through this process, an environmentally preferred plan was created, which is now being presented to the City Council for its review. Environmentally Preferred Plan The environmentally preferred plan is identified in the Draft EIR as Alternative 4, which reduced the previously proposed plan from 98 units to 51 units. The 51-unit development plan will be referred to as the Oak Grove development plan, development, or project, and is proposed to develop t66 acres for custom homes (±77 acres including grading areas) and offer the remaining 496 acres as permanent public open space to the City or other public entity. I1. SUBJECT PROPERTY The Lin property consists of one parcel totaling approximately 562 acres in area located at the end of Hearst Drive. An aerial photograph/location map, Figure 1 on the following page, is of the site and surrounding area. Page 3 of 27