AgdaPkt 2016-08-08 Closed and Joint SA PFA

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required by the Municipal Code. While the Council discussed the General Plan initiation process during a recent Council Study Session, the initiation action has not yet occurred. The applicant is therefore proceeding at their own risk with this environmental review. If the General Plan Amendment process is not initiated at a later date, the Supplemental Environmental Impact Report cannot be certified and the project cannot be approved. However, general information and technical data obtained from the environmental review process may be used by the Planning Commission and/or City Council during consideration on the initiation request. City staff has prepared an agreement for environmental consulting services for the preparation of the Supplemental Environmental Impact Report. As noted above, approval of their contract simply allows environmental studies to move forward at the applicant’s expense, and does not initiate the General Plan Amendment process. ANALYSIS Summary of the Downtown Precise Plan (“DTPP”) and Environmental Impact Report (“EIR”): In the mid 2000’s, the City initiated the preparation of a land use plan as a significant initiative to revitalize the Downtown area and promote public and private investment. The DTPP and EIR were adopted and certified by the City Council on January 24, 2011. The DTPP established the Maximum Allowed Development (MAD) caps for uses including Office (500,000 square feet), Residential (2,500 dwelling units), Retail (100,000 square feet) and Lodging (200 rooms). The certified EIR’s analysis was largely based upon the MAD caps as the maximum development that could occur within the DTPP area. Complete buildout of the MAD caps would result in significant impacts, most of which could be mitigated to a less than significant level. Other impacts, such as those related to transportation and traffic, could not be mitigated to a less than significant level. Council adopted a Statement of Overriding Considerations for these impacts, finding that the significant and unavoidable impacts of implementation of the DTPP are outweighed by the benefits of the DTPP. The benefits identified by the City Council include promoting sustainable growth, fostering work and leisure activities in the downtown, promoting development that preserves historic resources, reducing suburban sprawl and enhancing economic development. DTPP Section 2.0.4 (Maximum Allowed Development) states, “No Building Permit may be issued to allow a net increase in development in excess of the MAD in any category as specified in the Precise Plan.” Development in excess of any MAD category is therefore required to produce additional environmental analysis for the additional development, as well as a General Plan Amendment and Downtown Precise Plan Amendment. As noted above, the General Plan Amendment process must also be 6.1.B. - Page 2