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He thought the road would look out of character. He asked to see the road improvements that are <br />intended for Happy Valley Road. <br /> <br />Mr. Swirl said currently there are no plans that show how Happy Valley will be widened. <br />The widening of Happy Valley Road has to be consistent with what is shown in the Happy <br />Valley Specific Plan. The only widening contemplated is essentially a three foot shoulder. It is <br />not necessarily going to be widened on the north side, but it could be widened on the south side <br />by moving the centerline. The trail path shoulder is shown on the north side in the Specific Plan. <br />There is no proposal for a staging area because there is no room available. The road going into <br />the project itself is 24 feet wide, which by the City's standards is 6 feet narrower and only <br />slightly wider than Happy Valley Road (which 18 to 22 feet). He mentioned that the drainage <br />coming off the street within the project itself has not yet been addressed. The plans show rolled <br />curb and gutter. The Specific Plan specifies that there be no curbs and gutters on the 24 foot <br />streets. If no curb is installed to control the runoff it will only create a headache for the <br />neighbors. <br /> <br /> Mr. Swift indicated that condition number 7 is the same as the Passport Homes school <br />condition. <br /> <br /> Mayor Tarver asked if the development agreement would be handled separately. <br /> <br /> Mr. Swift said yes. There is no condition that they participate in the funding of the sewer <br />and water infrastructure. Staff suggests that this be handled in a development agreement. <br /> <br /> Mayor Tarver asked if a condition could be added stating that a development agreement <br />will be created. <br /> <br /> Ms. Dennis asked if the fact that this property is in the Happy Valley Specific Plans, <br />makes it different in the sense that there could be a nexus for including it in a PUD plan as <br />opposed to a development agreement. <br /> <br /> Ms. Seto recommended that a development agreement be created because the need for <br />supporting the infrastructure is not detailed in the Happy Valley Specific Plan. She said a <br />development agreement would be the best way for each of the parties to outline their various <br />rights and responsibilities. The developer has provided the City with a draft development <br />agreement, which is currently being reviewed. <br /> <br /> Ms. Acosta said the development agreement is being used as a mechanism to describe <br />what the developer is actually going to build. <br /> <br /> Mayor Tarver asked if there needed to be more discussion on the design guidelines. <br /> <br /> Mr. Swift said it was up to the City Council. <br /> <br />Pleasanton City Council 14 08/09/99 <br />Minutes <br /> <br /> <br />