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associated development. It simply allows the project to be analyzed, reviewed and <br />considered in the future. The project sponsor still proceeds at their own risk, as these <br />amendments are highly discretionary decisions and may or may not be approved in the <br />future after the analysis is completed. <br />Background – Proposal for 851 Main Street <br />The subject retail and office development at 851 Main Street was submitted in November 2014. <br />The details of the application are described below. It was submitted several months after the <br />City received four other downtown office applications that were deemed complete shortly <br />thereafter. Due to this timing, this development could not be processed under the original <br />downtown development caps found within the General Plan and DTPP, nor could the <br />applications rely on the DTPP Environmental Impact Report (EIR) for California Environmental <br />Quality Act (CEQA) compliance. The project is therefore required to obtain a General Plan <br />Amendment, and a zoning text amendment and to undergo a separate environmental review, in <br />addition to the normal planning and building entitlement requirements. <br />The DTPP Maximum Allowable Development caps (MAD caps) and the status of each as of <br />February 2017 are detailed in Table 1 below. It is important to note that the project cannot use <br />the fractional amount of development space left within the office cap. The entire project must be <br />analyzed outside the cap. <br />Figure 1: Status of DTPP Maximum Allowable Development <br /> Residential <br />(Units) <br />Retail <br />(SF) <br />Office <br />(SF) <br />Hotel <br />(Rooms) <br />MAD Cap 2,500 100,000 500,000 200 <br />Remaining 179 104,061 35,265 200 <br /> <br />Walnut Street Partners 851 Main Street Proposal <br />On November 25, 2014, Walnut Street Partners, LLC submitted an application for the <br />construction of an office/retail mixed-use building at 851 Main Street, located within the <br />boundaries of the DTPP area and the Main Street Historic District (the “Project”). The Project <br />site consists of four contiguous parcels with frontage along Main Street and Walnut Street, and <br />is currently developed with two buildings along Main Street, including a designated historic <br />resource along Main Street, deemed preserved under the DTPP, and a warehouse and vacant <br />lot along Walnut Street (see Figure 2). <br /> <br />Figure 2: Existing Conditions <br />8.A. - Page 2