09 ATTACHMENT 2 - Laserfiche WebLink

' Briari Swift July 2s, 2004 Page S ' The location of the Greenbriar project is the "Spotorno Flat Area," which lies within the Greater Happy Va]]ey Area. The Spotorno Flat Area of 33 acres was designated, under the Happy Valley Specific Plan, for 22 units of semi-rural density residential (SRDR): a density of one-and-one-half acres per unit. Greenbriar proposes that the Spotorno Flat Area be developed into 97 (rather than 22) units: a density of roughly one-third acre per unit compared with two acres per unit in the adjoining Greater Happy Valley Area. • , Realignment of the Bypass Road The reorientation of residential development from the Spotorno MDR area in the Spotorno Upper Valley to the Spotorno Flat Area would affect the alignment of the Bypass Road: from its Specific Plan location, it would shift to an alignment farther west, where it could serve development in the Spotorno Flat Area, and possibly a small number of parcels immediately to the west (so as to run no risk of exceeding the maximum traffic levels for this road envisioned under the North Sycamore Specific Plan). Construction of the Bypass Road in the realigned corridor would require a deep cut and landslide repair and would disturb vegetation (including potentially some heritage trees), some wetlands, and potentially wildlife. It would also result in visual impacts and (particularly with respect to existing developed residences in Happy Va]]ey) noise impacts. Both construction and mitigation costs could be considerable. Greenbriar has estimated full road costs in the vicinity of$1o million and would look for part of those costs to be defrayed by City funds. This issue remains to be resolved. • (Related Actions As noted in Part 1, changes in other City documents, in particular the Happy Valley Specific Plan and the Genera] Plan, would be needed to reflect the content of the Greenbriar proposal. While these changes would be undertaken by staff, we would assist in that efTort, particularly in drafting the section of the SEIR addressing planning consistency. We also would work with staff to identify any sections of the Specific Plan that may need updating to assure that the SEIR is fully current and defensible against a challenge that it is dated. . .. - F- ~.~ ~ ~ -~ .... . . ;. .T ~ - , . 3~ : $COPE~ OF SERVICES. ~ _ ~ ~ ~=~ ~~ ~~~~r • 1 Content and Issues _~ Mundie & Associates will organize, superintend, and coordinate technical studies needed; prepare draft documents; and provide staff support in completing an administrative draft and draft Supplement to the EIR on the [revised] Nappy Valley Specific Plan. Stall' has already undertaken initial scoping of the proposed SEIR, determining the issues to be addressed: Proposal Supplement fo EIR, Happy Valley Specific Plon Page 3