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6A Page 9 following: Measuring point-to-point, this site is approximately 2,400 feet from the Caltrain Station. Real walking distance is more on the order of 4,000 feet, the better part of a mile (again, please see Existing Conditions Map, above). Walking distance is further hindered by the need to cross Veterans Boulevard. Walking distance to the nearest grocery story (Grocery Outlet at 1833 Broadway) is about 2,300 feet. Pedestrian orientation is normally determined to be between 1/4 and 1/3 mile (between 1,300 and 1,800 feet). A 1,500 foot radius is provided on the above Existing Conditions Map to provide context for this distance. This is a well-studied and documented "rule of thumb" in urban planning, and it assumes that there are no challenging physical barriers, like the need to cross a wide parkway street. And thus, staff concludes that this is most definitely not a pedestrian oriented site, it is not a transit oriented location, nor is it oriented to downtown services for pedestrians. Staff understands that not all new housing is going to be downtown or within walking distance of the train and grocery stores. However, when new multi-family housing is built outside of downtown, we suggest that it be located at appropriate infi" locations in and near existing residential areas or in places where an entire new neighborhood can be created. An island of housing amidst the existing uses on the 300 block of Main Street is out of context and does not support the City's Nice Places policy. The way that staff believes it is appropriate to introduce housing in this area is thus through a comprehensive planning study of a much larger area, such as for all the parcels north of Veterans that back up to Redwood Creek. Planning Commission Action: The Planning Commission considered the Initiation of the proposed General Plan and Zoning Map Amendments at their meeting on March 21, 2006. After considerable discussion, the Planning Commission voted 4-2 to recommend in favor of initiation of the amendments to the City Council. It should be noted that some of the majority voters acknowledged that this was an unusual outcome in that they would usually require a larger planning area; however. they were conflicted and found it very difficult to not support housing. Comments from the dissenting members stated that such a change should be studied in a larger context. The Planning Commission Minutes from the March 21st meeting are included in Attachment 2. Staff carefully considered the Planning Commission's comments and even conducted a short series of follow-up "charette" style staff meetings (an intensified group-level design process) to see what might be involved with developing a Precise Plan for a larger area. Our conclusion was that it would be possible to plan for high quality residential development in this area, but that it was still premature since downtown has not yet had a chance to get on its feet. Alternatives 1. That the City Council initiate General Plan and Zoning Map Amendments for a larger planning area which would be studied through a developer funded Precise Plan effort. 2. That the City Council initiate the General Plan and Zoning Map Amendments requested by the developer and recommended by the Planning Commission.