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30 <br /> <br />viewing into and out of the spaces. Varied materials, colors, articulation create a high <br />quality façade and include brick, stucco, entry stoops, and storefront windows. <br /> <br />Paving and Drainage: To reduce runoff and allow drainage to percolate back into native <br />soil, the DTPP guidelines encourage directing drainage to non-paved areas and use of <br />paving permeability to the degree possible. The project requested a deviation from this <br />guideline since it provides underground parking spanning the entire site. As such, site <br />drainage does not percolate back into native soil. The project otherwise complies with <br />state and city requirements for stormwater management. <br /> <br />As the foregoing explains, the City Council has ample grounds to find that the project is <br />consistent with the General Plan and DTPP, and thus may do so as required by <br />Government Code Section 66473.5. Indeed, these grounds are consistent with the <br />City’s consideration with respect to other projects (e.g., 601 Marshall and 603 Jefferson <br />Avenue). The City Council may therefore find that the Planning Commission properly <br />approved the Tentative Parcel Map, Downtown Community Permit, and Affordable <br />Housing Plan. <br /> <br />ALTERNATIVES <br />1. The City Council may choose to deny the appeal and approve a modified project <br />design. <br />2. The City Council may choose to continue the item to a future meeting and direct <br />Staff and/or the Applicant to provide additional information or analysis. <br />3. The City Council may uphold the appeal and overturn the Planning Commission’s <br />project approval. <br /> <br /> <br />FISCAL IMPACT <br />Review of the proposed project is subject to the City’s cost recovery system, therefore, <br />direct costs during the entitlement process associated with staff and consultant time are <br />covered by an applicant deposit. Should the appeals be denied and the project <br />approved, the Applicant will be required to pay all associated development impact and <br />permitting fees, as applicable and as established by ordinance. <br /> <br />ENVIRONMENTAL REVIEW <br />In 2010, an Environmental Impact Report (State Clearinghouse #2006052027) was <br />prepared to assess potential impacts resulting from the implementation of the DTPP. <br />The DTPP established new land use, development, and urban design regulations for <br />the 183-acre DTPP area, including the potential for up to 2,500 net new dwelling units, <br />and 100,000 net new square feet of retail development. The DTPP Environmental <br />Impact Report (EIR) was certified by the City Council on January 24, 2011. <br /> <br />An Initial Study checklist was prepared to consider whether any new impacts not <br />identified in the DTPP EIR may be created by construction of the proposed project at <br />8.A. - Page 30