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because of the unforeseen. He did not see an increase in traffic on the table for the 27-hole course over the 18-hole course and he felt there should be. He supported Alternative 3A. He also believed there will be a large infrastructure cost and there is equality in looking at the one- acre minimum throughout the entire area. There being no further testimony, the public hearing was closed. Mr. Pico indicated it had been about a year since this process started. There were many disagreements among factions in the Happy Valley area and the minister of the local church volunteered to mediate the process. It was not an easy process, but he feels all are close to agreement. He would like to see approval of the 18-hole course with flexibility for future expansion to a 27-hole course. He would like to see a bypass road that takes the pressure off the Happy Valley loop and does not increase traffic in that area. The bypass road could be a country lane, not to City standards as in other parts of the community. He felt the plan could move from 24 units to 30 units and add another six if that meant finding the money to extend the road from the Spotorno property to the golf course. If six units is what it takes, then do it. If it takes eight units, then do that. With respect to the one or two acre parcel issue for the Happy Valley area, that battle was fought with the General Plan process and he voted for one unit per two acre density and he is not willing to change that vote. He wanted temporary access through the Happy Valley loop until the bypass road is completed and would like to make a commitment to the property owners in the Happy Valley/Alisal area that he would support annexation into the City if that is what they want and would support finding a way to bring in affordable sewer and water services and continuing to allow the existing life style with large animals and rural character. That is a transition zone between the urban levels of development and open space. He wants a permanent buffer line with the urban growth boundary and this development to the south of the City. He thinks the people of Pleasanton want to see that too. He has friends who want the one-acre designation, but he crossed that bridge when the General Plan was approved and he is not ready to change that. Ms. Dennis echoed many of Mr. Pieo's remarks, including the issue of one versus two acre zoning. As she read the survey of the residents, there were many things they said they wanted to keep in addition to the traffic issues. You can't keep large animals on one acre lots. She referred to the road and the desire to cut off loop access to the golf course. She felt people should review that in the specific plan process because access to the golf course from properties in the Happy Valley area could increase the value of their property. She supported adding units to the base 24 units in order to create the bypass road. If we aren't increasing density significantly, we will be able to create circulation and get people off the loop with the bypass road. We don't need to cut off access and it may not be in the interest of the people who live there as the golf course evolves as an attractive amenity. That issue can be resolved in the specific plan. She was concerned about the phasing of the bypass road when there is a sole access to a commercial development. If there is a neighborhood behind the hill with sole access to the golf course going through the neighborhood, the residents may try to block construction. Timing is an issue and she felt it should be built sooner rather than later, to avoid political 19 1/21/97