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Item No. 2 PC: 4-9-92 GP-89-11 Page 3 In revising the diagram, the applicant took care to ensure that in reducing some impacts, they did not unintentionally increase others, so the environmental analysis would remain applicable. The Land Use Table indicates a small decrease in the total residential unit count from 16,003 to 15,338. There is also a minor increase in open space acreage, but this should lessen identified impacts rather than increase them. This revised land use diagram was circulated to all commenting agencies in case there was any revision to their earlier comments. No substantive comments were received as a result of this recirculation, and the following analysis adequately addresses their comments. The specific commenters are listed at the end of the staff analysis. The total distribution list for this project is extensive and has not been included in this staff report. It can be obtained from the Planning Division as a separate attachment. PHYSICAL DESCRIPTION: The new community of Mountain House is proposed to cover an area of approximately 4667 acres. It is located north of 1-205, generally west of Patterson Pass Road and the Wickland Cut, south of Old River, and east of the Alameda County line. It is approximately 3.5 miles west of the City of Tracy. COMMUNITY CONCEPT: The new community of Mountain House is planned by the project proponents to be a self-sufficient community that contains all its own services and would ultimately house 42,914 people and employ 18,755. This ratio of jobs to housing is intended to allow everyone who lives within the community to hypothetically work there as well. The community as proposed would develop over a 20-year time period and would be built in four or more phases. There would be approximately 12 distinct neighborhoods, each of which would contain a K-8 school, neighborhood park, and neighborhood center offering the location for a small market, church, day care center, or other neighborhood facilities. Three to five neighborhoods would be contained within each of three'villages.' Each village would be served by a community commercial center offering the full range of goods and services to provide about 5,000 households with their daily and weekly shopping needs. These community commercial centers will be about 15 acres in size. In addition, the plan contains a'town center,' of approximately 43 acres, which is planned to be the true civic center and major shopping area for the entire community of Mountain House. The town center will utilize a new'Mixed Use' land use designation. The necessary text amendments to add this land use type are contained in Attachment B. There will be a substantial amount of office commercial and light industrial uses that will provide the primary job base in the community, located in the northeast part of the community along Patterson Pass Road, and parallel to 1-205. General industrial and public uses are also grouped in the northeast area. Each of the three villages will be tied together with a central north-south parkway that connects destinations within the community such as commercial centers, parks, the two golf courses, the town center, and the river.