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Section 9

NORTH STAR

PHASING PLAN

9.10 Specific Plan Phasing Plan

The development of infrastructure and creation of building lots and non-residential sites for sale will be in substantial conformance with the phasing program outline in Table 9.1 and as graphically illustrated in Figure 9.1.  The phasing plan may be amended by the Planning Commission in conjunction with the routine approval of tentative maps or development site plans.

This phasing plan represents the best estimate of the developer of how phasing can logically occur to meet changing market demands and absorbsion rates.  The provision for amendment enabled above is important to allow the developer and the City to meet changing market demands and community needs. 

The first phase allows for the incremental completion of key roadway and utility distribution loops, so that a broad spectrum of housing demands can be met.  The project intends to complete areas of both golf course and workforce housing in the first several years.

Phase 1 includes other key public amenity dedication areas, including the school site, multi-generational community center, central shaft community park, the ball fields, North Star House and Grounds, the Hospice of the Foothills site, fire station dedication, business park lands (mixed use), and the Village Center retail and mixed use area.  Phase 1 includes the lands intended to be used for affordable housing, senior housing, and a part of the lands to be developed as workforce housing.

The Golf portion of Phase 1 provides for the incremental installation of backbone infrastructure to allow golf course and clubhouse construction as well as housing development at the higher end of the housing price range.  The mixing of higher priced housing with affordable and workforce housing is an important economic strategy for the City.

Subsequent phases allow for street extensions and loops to be created out from the major roadways set up in Phase1.  Construction of the Smith/Crestview Extension off-site roadway is expected within Phase 1, whenever actual development reaches the traffic generation level to require this improvement, as recommended in the project Environmental Impact Report (EIR).

Infrastructure within each phase area will be constructed to the point necessary, as determined by the City of Grass Valley, to meet the utility extension and vehicle/pedestrian circulation needs of each phase.  This will be achieved incrementally as the City reviews individual tentative maps and development permit constituting sub-phases.

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