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Page 12 of 14 <br />owners of developable properties. Shared infrastructure costs would be apportioned among <br />benefiting properties on a “fair share” basis. The City would approve a detailed infrastructure <br />financing program for development projects as part of the project’s development agreement <br />with the City. <br /> <br />When developing the East Pleasanton Specific Plan, the City analyzed the economic feasibility <br />of different land use alternatives. This analysis found that the preferred land use alternative <br />would be economically feasible only with 1) accelerated unit production beyond limits imposed <br />by the growth management ordinance in place at that time (since repealed); and 2) optimized <br />land values achieved through increased residual land values (e.g., allowing a higher <br />percentage of three-story homes). This analysis assumed that developers would fund and <br />construct shared public infrastructure, including El Charro Road, and that a Mello-Roos <br />Community Facilities District (CFD) bond would be used to finance project-wide infrastructure. <br /> <br /> <br />Recommended Policy Questions <br />Staff recommends that the EPPF project explore the following policy questions related to <br />infrastructure and circulation: <br />1. What mechanisms should the City use to finance public infrastructure in the EPPF study <br />area? <br />2. What amount and type of new development is needed to make it economically feasible <br />for development projects to finance needed public infrastructure? <br />3. Should the City allow additional development in East Pleasanton if it was determined <br />necessary to help finance El Charro Road and other public amenities (e.g. relocation of <br />facilities at the OSC)? <br /> <br />SUMMARY AND NEXT STEPS <br />As discussed above, staff recommends that future phases of the EPPF project focus on the <br />following policy questions: <br /> <br />City Boundaries <br />1. Should Pleasanton consider adjustments to its urban growth boundary (UGB) in East <br />Pleasanton? If so, what changes should be made to the UGB? <br />2. Are there any specific areas, currently outside the City Limit, that should be annexed <br />into Pleasanton? <br />3. Should the General Plan continue to call for the City to prepare a Specific Plan for East <br />Pleasanton? If so, what are the preferred boundaries for this area? <br /> <br />Land Uses <br />4. What is the preferred range of future land uses in East Pleasanton? <br />5. What are the preferred land uses, including development and open space uses, for <br />specific areas? <br />6. Should existing allowed uses, as established by the General Plan and Zoning Code, <br />Page 13 of 91