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19-1015_RIVER STREET SJC, LLC_Agenda Report_D1City of San Juan Capistrano Agenda Report TO: Honorable Mayor and Members of the City Council ."*lFROM: .-fÉenjamin Siegel, City Manager SUBMITTED BY: Joel Rojas, Development Services Directo ,Ù'Y PREPARED BY: David Contreras, Principal Planner ÞÙ DATE: October 15,2019 10t15t2019 D1 Proposed River Street Marketplace Project, Located at 31825 Los Rios Street, lncluding: Resolution Certifying the Final Environmental lmpact Report, Adopting the Mitigation Monitoring Reporting Program, Approving General Plan Amendment (GPA) 18-002 and Approving Flood Plain Land Use Perm¡t (FP) 16-003; lntroduction of an Ordinance Approving Code Amendment (CA) 16-003; and lntroduction of an Ordinance Approving Development Agreement (DA) 18-002 (Assessor Parcel Numbers 121-160-22,28, 49) (Dan Almquist, River Street SJC, LLC). SUBJECT RECOMMENDATION Open the public hearing, receive public testimony, close the public hearing; and 1. Approve a resolution adopting environmental findings pursuant to the California Environmental Quality Act, certifying a Final Environmental lmpact Report (SCH #2018011019), adopting a Mitigation Monitoring Reporting Program, and approving General Plan Amendment 18-002 and Flood Plain Land Use Permit 16- 003; 2. Approve the introduction and first reading of an ordinance approving Code Amendment 16-003 to amend the Los Rios Specific Plan for the River Street Marketplace Project; and, 3. Approve the introduction and first reading of an ordinance approving Development Agreement 18-002. EXECUTIVE SUMMARY River Street SJC, LLC (the "Applicant") is proposing the River Street Marketplace Project, an approximately 5.86-acre mixed use project to be located at 31825 Los Rios Street City Council Agenda Report October 15,2019 Paqe 2 of 13 (Attachment 1). To develop the proposed project, the Applicant requires City approval of a General Plan Amendment, a Code Amendment, an Architectural Control, a Grading Plan Modification, a Flood Plain Land Use Permit, a Tree Removal Permit, and Sign Program. ln addition, the Applicant is seeking approval of a Development Agreement with the City. The City prepared an Environmental lmpact Report (ElR) that analyzed the proposed project's environmental impacts in compliance with the provisions of the California Environmental Quality Act (CEOA). The EIR determined that the proposed project could result in potentially significant and unavoidable temporary noise impacts as a result of construction, but determined that all other environmental impacts could be reduced to a level of less than significant through the incorporation of mitigation measures. The Planning Commission reviewed the project applications on May 14 and September 24,2019, and conditionally approved the requested Architectural Control, Grading Plan Modification, Tree Removal Permit and Sign Program applications, and recommended that the City Council certify the project's EIR and approve the General Plan Amendment, Code Amendment, Flood Plain Land Use Permit and Development Agreement. The project's Final Environmental lmpact Report (FEIR) and proposed General Plan Amendment, Code Amendment, Flood Plain Land Use Permit and Development Agreement are now before the City Council for consideration. Staff and the Planning Commission have analyzed the Applicant's request and believe that all of the findings of fact for certification of the EIR and approval of the General Plan Amendment, Code Amendment, Flood Plain Use Permit and Development Agreement can be made. As a result, staff is recommending that the City Council: 1) approve a Resolution (Attachment 2) adopting findings pursuant to the California Environmental Quality Act, certifying a Final Environmental lmpact Report, adopting a Mitigation Monitoring Reporting Program, approving a General Plan Amendment and approving a Flood Plain Land Use Permit; 2) introduce an Ordinance (Attachment 3) approving a proposed Code Amendment; and 3) introduce an Ordinance (Attachment 4) approving a Development Agreement. DISCUSSIO ANALYSIS On May 14, 2019, the Planning Commission considered the proposed River Street Marketplace Project. The Planning Commission conditionally approved the requested Architectural Control, Grading Plan Modification, Tree Removal Permit and Sign Program applications, and recommended that the City Council certify the project's EIR and approve the General Plan Amendment, Code Amendment, Flood Plain Land Use Permit and Development Agreement. The Planning Commission also recommended that six conditions be considered by the City Council for the project. These conditions are discussed in more detail later in this staff report. A public hearing for the City Council to consider the project's EIR and proposed General Plan Amendment, Code Amendment, Flood Plain Land Use Permit and Development Agreement was set for the July 2, 2019, City Council meeting. On June 28,2019, the City received a letter from attorney Cory Briggs on behalf of his client, Jeff Vasquez, City Council Agenda Report October 15,2019 Page 3 of 13 raising several concerns with the proposed project. ln order to thoroughly review and respond to the letter, at the Applicant's request the City Council continued the public hearing to August 6, 2019. At the Applicant's request, the public hearing was subsequently continued to August 20,2019. Following publication of the August 20,2019, agenda, the Applicant submitted a letter requesting a continuance to allow City staff and consultants an opportunity to evaluate a revised site plan that would address concerns raised in Mr. Briggs' letter. On August 20, 2019, the City Council continued the public hearing on the project to the City Council meeting of October 15,2019. On September 16, 2019, the Applicant submitted revised plans to the City for consideration. The revised plans required a modification to several entitlement applications previously evaluated and approved by the Planning Commission. On September 24,2019, the Planning Commission considered the modified project plans and adopted a Resolution recommending that the City Council certify the Final Environmental lmpact Report and adopt the Mitigation Monitoring Reporting Program. The Planning Commission also adopted a Resolution approving revised Architectural Control, Grading Plan Modification, and Sign Program applications. Proposed Modified Proiect The Applicant's proposed project ("Modified Project") shifts buildings further west, reduces building heights, and reduces the overall square footage by 5,833 square feet, as compared to the original project that was reviewed and approved by the Planning Commission ("Original Project"). The table below provides a comparison of the original project and the proposed modified project. The Modified Project proposes 59,067 square feet of commercial and office space in seven "agrarian themed" buildings: Marketplace, Mercantile, Greenhouse, Red Barn, Farmstead, Hay LofURestrooms, and Workshop. The table on the following page provides a summary of the square footage of each building in comparison to the Original Project. Number of Buildinqs Square Feet Lot Coverage Landscape Area Parking Area Parking Spaces Approved Project 5 64,900 21o/o (53,717\13.79%2.31 acres 291 Modified Project 7 59,067 19To (49,374\20%1.87 acres 242 City Council Agenda Report October 15,2019 Page 4 of 13 Land Use Approved Project Square Footage Modified Project Square Footage Marketplace 23,100 9,100 Mercantile 18,800 22,443 Greenhouse 10,900 7.040 Red Barn 7,500 8,080 Farmstead 4,600 4,500 Hay LofV Restrooms*N/A 3,904 Workshop*N/A 4,000 Total 64,900 59,067 *New buildings proposed as part of the Modified Project The overall design concept for the project remains a pedestrian-oriented development, with outdoor seating and dining areas that incorporate a low water use landscape palette. A grassy common setting continues to provide varied seating options and communal tables for outdoor dining. The project would replace the existing asphalt on River Street with decomposed granite to enhance the pedestrian path. The project's parking area would still include a Sycamore grove that would be accessed via Paseo Adelanto and Los Rios Street. The Modified Project proposes to maintain an agrarian architecturalstyle that reflects the City's agrarian history and includes Craftsman Bungalow and California Vernacular themed buildings. The articulation and details in the architectural style are consistent with San Juan Capistrano history, character and "sense of place"; and, specifically with the Los Rios Street Historic District. As a result of the reduced square footage, the Modified Project now requires a minimum of 239 parking spaces, whereas 242 parking spaces (including 7 ADA spaces) are proposed. A revised common parking lot is now proposed around the southern periphery of the buildings and the common green area. Main access to the parking lot would continue to be provided via Paseo Adelanto, with the entrance driveway located about 60 feet closer to Del Obispo Street. Depending on the ultimate design of off-site circulation improvements, the project could include up to 20 angled on-street parking spaces adjacent to the project site along Paseo Adelanto. The Modified Project would remove 31 trees and install 299 new trees. The sign program has been amended to reflect the changes in the design and layout of the buildings. The hardscape and fence details will remain consistent with the original project's agrarian theme. City Council Agenda Report October 15,2019 Paqe 5 of 13 Proiect Applications ln order to develop the proposed River Street Marketplace Project, City approval of the following applications is required: 1) General Plan Amendment (GPA) 18-002 to ensure consistency of the proposed Amendments to the Los Rios Specific Plan with the City's General Plan; 2) Code Amendment (GA) 16-003 to the Los Rios Specific Plan (SP) 78-01 to amend various sections of the Specific Plan to add the Commercial Core Planning Area and add Appendix A "River Street Marketplace Project, Amendment to the Los Rios Specific Plan"; 3) Development Agreement (DA) 18-002 between the project applicant and the City of San Juan Capistrano; 4) Flood Plain Land Use Perm¡t (FP) 16-003 for the review and evaluation of potential flood impacts due to nearby Trabuco Creek; 5) Architectural Control (AC) f 6-029 for the review of the architectural design of the structures, lighting, site amenities and landscape; 6) Grading Plan Modification (GPM) 16-014 for the review of onsite grading and elevations to create building pads, a parking lot and pedestrian access; 7) Tree Removal Permit (TRP) 16-047 for the removal of 31 existing trees on the property which will be replaced with 299 new trees; 8) Sign Program (SP) f 6-037 to establish sign regulations for the development; 9) Site Plan Review (SPR) 16-007 for review of enhancements to River Street and Los Rios Street. On May 14,2019, the Cultural Heritage Commission approved Application 9. On May 14, 2019 (Original Project) and September 24, 2019 (Modified Project), the Planning Commission conditionally approved Applications 5-8, contingent on the City Council approving applications 1-4. Applications 1-4 are now before the City Council for consideration. Plannino Comm n Proiect Review On May 14,2019, the Planning Commission held a duly noticed public hearing to consider the Original Project Applications. As described in the attached May 14, 2019, Planning Commission staff report (Attachment 5), staff conducted a thorough analysis of the proposed project Applications. ln addition, the project's potential environmental impacts City Council Agenda Report October 15,2019 Paqe 6 of 13 were analyzed through the preparation of an Environmental lmpact Report pursuant to CEQA. As a result of this thorough analysis, staff concluded that all necessary findings for approval of the requested entitlement requests could be made and, therefore, recommended approval of the project applications. The Planning Commission supported staff's recommendation and adopted the attached resolutions (Attachment 6) approving the subject applications, and recommending that the City Council approve the applicant's requested General Plan Amendment, Code Amendment, and Development Agreement. On September 24, 2019, the Planning Commission held a duly noticed public hearing to consider the Modified Project applications. As described in the attached Planning Commission Resolutions (Attachment 7), the Planning Commission concluded that all necessary findings for approval of the modified entitlement requests could be made and, therefore, recommended approval of the Modified Project applications. As part of the Planning Commission's May 14, 2019, review of the Original Project applications, the Planning Commission recommended that the City Council consider imposing six additional conditions on the project. As part of the Planning Commission's September 24,2019, review of the Modified Project, the Planning Commission is now recommending that the City Council consider only two additional conditions. These two additional conditions are not incorporated in the proposed Specific Plan attached to this staff report. Should the City Council wish to include the Planning Commission's two recommended conditions in the Specific Plan, staff has prepared draft language for consideration which is provided as Attachment 8. The Planning Commission's two recommended conditions and staff's analysis of each are summarized below: 1) Prohibit outdoor amplified live music on the property The Applicant's proposed Specific Plan amendments allow non-amplified live outdoor music on the property until 9:30 p.m., and allow outdoor amplified live music on the property with approval of a Conditional Use Permit or a Special Use Permit. The Planning Commission recommends prohibiting outdoor amplified live music. 2) Prohibit smoking on the property The Applicant's proposed Specific Plan amendments do not prohibit smoking on the property. The Planning Commission recommends prohibiting smoking on the property. lf the City Council wishes to include any of the Planning Commission's recommended additional conditions into the Specific Plan, it is recommended that the City Council direct staff to incorporate the draft language provided in Attachment 8 into the Specific Plan. City Council Agenda Report October 15,2019 Page 7 of 13 Proposed General Plan AmendmenVCode Amendment The subject site has a General Plan land use designation and zoning designation of Specific Plan/Precise Plan and is regulated by the Los Rios Specific Plan. The proposed project requires an amendment to the Los Rios Specific Plan, which in turn requires an amendment to the General Plan to ensure consistency between both documents. On October 4,2016, the City Council initiated a study of a proposed amendment to the Los Rios Specific Plan. On April 3,2018, the City Council initiated a General Plan Amendment to conduct an appropriate study to update the description of the Los Rios Specific Plan contained in the General Plan. The proposed General Plan Amendment and Code Amendment are discussed below. General Plan Amendment (GPA) 18-002 The development of the proposed project would not result in a conflict with the General Plan's Land Use Designation for the property. The proposed GPA (Attachment 9) is being processed solely to ensure consistency between the General Plan text and the proposed amendments to the Los Rios Specific Plan. The proposed General Plan text amendments include: Cleaning up references to the Los Rios Specific Plan and the proposed Commercial Core Planning Area. Revising Table LU-4, Development Capacity, to include the 5.86-acre Commercial Core Planning Area, with a Floor Area Ratio (FAR) of 0.23 and capacity of 59,067 square feet. Adding policies to General Plan Circulation Goal 4 to allow on-street parking along Paseo Adelanto and to transition River Street from an existing asphalt street to a decomposed granite pedestrian-access only throughway. The City's Land Use Code, specifically Section 9-2.307, requires City Council approval of a GPA. lf the Council finds that the request is appropriate and consistent with applicable goals and policies of the General Plan, then it is appropriate to approve the GPA application. Conversely, the inability to make this determination would result in a denial. !n analyzing the GPA request, staff and the Planning Commission believe that all of the findings of fact can be made to warrant approval of the GPA. The basis for supporting each finding is enumerated within the proposed City Council resolution (Attachment 2). Code Amendment (CA) 16-003 The City's Land Use Code (Title 9 of the City's Municipal Code) is the primary implementation tool for the General Plan's Land Use Element. Together, the City's Land Use Code and zoning map identify specific types of land use, intensity of uses, and a o o City Council Agenda Report October 15,2019 Paqe I of 13 development and performance standards applicable to specific areas and parcels of land within the city. Per the City's zoning map, the zoning district of the project site is Specific Plan/Precise Plan. As described below, the project site is located within the boundaries of, and is governed by, the Los Rios Specific Plan, which outlines the zoning regulations (e.9., permitted land uses, development standards, design guidelines) applicable to development within the Specific Plan area. The project site is located within the southern portion of the 4O-acre area governed by the Los Rios Specific Plan ("Specific Plan"). The Specific Plan, which encompasses the Los Rios Street Historic District and surrounding area, was originally adopted by the City Council in 1978 and has been amended several times since. Perthe Specific Plan, the project site is currently designated as Low Density Commercial (LDC), which allows land uses such as nurseries, open markets, arts and crafts workshops, display and retail. The Applicant proposes to amend various sections of the Specific Plan to add the Commercial Core Planning Area and add Appendix A "River Street Marketplace Project, Amendment to the Los Rios Specific Plan." The proposed Specific Plan Amendment is located in Exhibit A of Attachment 3. Section 9-2.309 of the San Juan Capistrano Municipal Code sets forth the following findings required to approve an Amendment to the Land Use Code: 1. The proposed Land Use Code amendment conforms with the goals and policies of the General Plan;2. The proposed Land Use Code amendment is necessa4r to implement the General Plan and to provide for public safety, convenience and/or general welfare; 3. The proposed Land Use Code amendment conforms with the intent of the Development Code and is consisfent with all other related provisions thereof;4. The proposed Land Use Code amendmenf is reaso nable and beneficial at this time. lf these findings can be made, then it is appropriate to grant the Land Use Code Amendment. Conversely, the inability to make even one of these findings would result in a denial. Staff's analysis for making these findings, which forms the basis for the recommendation contained in this report, is provided in the proposed City Council Ordinance (Attachment 3). Floodolain Land Use Permit IFP) 16-003 Because of the subject property's proximity to Trabuco Creek, it is located within a special flood hazard area. ln orderto raise the project site's existing grade above the 1OO-year floodplain elevation, the project proposes to fill the center portion of the site with approximately 2-5 feet of imported soil, which equates to approximately 19,628 cubic yards of imported soil. The proposed project includes a Water Quality Management Plan specifying that buildings would be elevated above flood depths anticipated for site development. City Council Agenda Report October 15,2019 Paqe 9 of 13 Section 9-2.321 of the Land Use Code applies to all lands situated within special flood hazard areas as delineated by the Federal Emergency Management Agency's Flood lnsurance Rate Maps (FIRM) for the City of San Juan Capistrano. The Planning Commission is charged with review of any application for a Floodplain Land Use Permit at a noticed public hearing, pursuant to Section 9-2.302(f), and shall forward a recommendation to the City Council for final action. The following findings are required for approval of a Floodplain Land Use Permit: 1. The application complies with all of the location and land use standards for uses or structures as sef forth in Secfion 9-3.405 of this Code. 2. Approval of the application will not result in a discernible net increase in water surface elevation, will not create or exacerbate erosive velocities withín special flood hazard areas, and will not contribute to flooding of other properties not previously inundated by the 11)-year storm event. 3. Development and use of the property as proposed are consistent with General Plan policíes regarding flood control, public safety, aesfhefics, and resource protection. 4. The proposed use and development of the property are consistent with all other applicable requirements of the Municipal Code and of the Federal Emergency Management Agency, California Fish and Game Department, United Sfafes Army Corps of Engineers, and RegionalWater Quality Control Board requirements in effect at the time the application was deemed complete. lf these findings can be made, then it is appropriate to grant the Floodplain Land Use Permit. Conversely, the inability to make even one of these findings would result in a denial. Staff's analysis for making these findings, which forms the basis for the recommendation contained in this report, is provided in the proposed City Council Resolution (Attachment 2). Development Aqreement As part of the entitlement package, the Applicant has requested that the City enter into a Development Agreement pursuant to Government Code Section 65864 et. seq. A Development Agreement is a negotiated contract between a developer and a city which serves to "freeze" the City's applicable rules, regulations, and policies that are in place at the time of the agreement's execution. This gives the developer a "vested right" to develop a project by setting certain parameters on the project, such as use, density, height, etc. without concern for future zoning or General Plan amendments, which could interfere with the development of a planned project. The proposed Development Agreement would vest the developer's rights under the agreement for a 5-year period and provides for the redevelopment of an underutilized and closed nursery site that had previously been deemed to be blighted by the City's former redevelopment plans. The project would also provide on-site infrastructure upgrades and generate additional sales tax revenue to the City. ln addition, the project is expected to stimulate adjacent areas in the downtown by introducing unique shopping, dining and City Council Agenda Report October 15,2019 Page 10 of 13 entertainment experiences. Lastly, the project would implement numerous planning and economic development policies which benefit the health and fiscal welfare of the City and its residents. When made: 1. approving a Development Agreement there are four primary findings that must be 2 The Development Agreement is consistent with the General Plan, any applicable specific plan, and the City's zoning ordinance. The Development Agreement is in the best interests of the City and good land use practices. The Development Agreement will promote the public convenience, health, interest, safety, or welfare of the city, and will not adversely affect the orderly development of property or the preservation of property values. The Development Agreement is in compliance with the conditions, requirements, restrictions, and terms of the Municipal Code, in that it includes all mandatory provisions required by Government Code S 65865.2 and does not include any provisions that are not authorized by the Development Agreement Act. Based upon the information provided in this staff report, staff believes that all of the findings can be made for approval of the Development Agreement as contained in the attached Ordinance (Attachment 4). FISCAL IMPACT: There is no fiscal impact to the City by this action. The processing of the project applications, along with the environmental review, has been solely funded by the project Applicant. Once built and operational, the proposed project would generate additional property tax and sales tax revenue for the City. ENVIRONMENTAL IMPACT The City prepared a Draft Environmental lmpact Report (DEIR) that analyzed the proposed project's environmental impacts in compliance with the provisions of the California Environmental Quality Act (CEOA). The DEIR was made available to the public for review and comment for 45 days between January 30,2019, and March 18,2019. During and following the close of the public review period, the City received numerous comment letters and e-mails on the project. For those letters and e-mails that raised CEQA-related issues, the City prepared Responses to Comments as required by CEQA, which are included in the Final EIR (Attachment 10). The EIR determined that the proposed project could result in potentially significant and unavoidable temporary noise impacts as a result of construction, but determined that all other environmental impacts could be reduced to a level of less than significant through the incorporation of mitigation measures. 3 4 City Council Agenda Report October 15,2019 Paqe 11 of 13 The Draft EIR and Final EIR for the project are available on the City's website at http:/isaniuancapistrano.orq/Departments/Development-Services/Planninq- Zon i noi E nviron menta l-Docu mentsi River-Street-M arketplace ln regards to the applicant's modifications to the proposed site plan, CEQA Guidelines Section 1 5088.5(a) states, A lead agency is required to recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the draft EIR for public review under Section 15087 but before certification. As used in this section, the term "information" can include changes in the project or environmental setting as well as additional data or other information. New information added to an EIR is not "significant" unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project's proponents have declined to implement... To determine whether the changes proposed by the Modified Project trigger the need to recirculate all or a portion the Draft ElR, the City prepared a "Technical Memorandum: Environmental Compliance of the Project Modification to the River Street Marketplace ElR," dated September 13,2019 (Attachment 11). The memorandum concludes, and is supported with substantial evidence, that the Modified Project would not require major revisions to the River Street Marketplace Project EIR and none of the conditions identified in CEQA Guidelines Section 15088.5 requiring recirculation of the EIR would occur. PRIOR CITY COUNC¡L REVIEW On Augusl20,2019, the City Council conducted a public hearing to accept public comments and, at the request of the Applicant, continued consideration of the project to the October 15,2019, City Council meeting. On August 6,2019, the City Council conducted a public hearing to accept public comments and, at the request of the Applicant, continued consideration of the project to the August 20,2019, City Council meeting. a o a On July 2, 2019, the City Council conducted a public hearing to accept public comments and, at the request of the Applicant, continued consideration of the project to the August 6,2019, City Council meeting. On April 3,2018, the City Council initiated a General Plan Amendment to conduct an appropriate study to update the description of the Los Rios Specific Plan contained in the General Plan. City Council Agenda Report October 15,2019 Paqe 12 of 13 On October 4,2016, the City Council initiated a study of a proposed amendment to the Los Rios Specific Plan. COM M I S S I O N/COM M ITTE E/BOARD REVIEW AND RECOMMENDATIONS On September 24, 2019, the Planning Commission considered the modified project plans and adopted two Resolutions recommending that the City Council certify the Final Environmental lmpact Report (FEIR), adopt the Mitigation Monitoring Reporting Program, a code amendment, and approve an Architectural Control, Grading Plan Modification, and Sign Program. a a a o a o On May 14, 2019, the Planning Commission reviewed the project and recommended certification of the EIR and approval of the Project to the City Council with six proposed conditions for Council consideration. On May 14,2019, the Cultural Heritage Commission approved Site Plan Review (SPR 16-007), found the project consistent with City Council Policy 603 with regard to compatibility with adjacent listed historic structures and found the Cultural Resources and Land Use and Planning analysis contained in Chapters 5.4 and 5.9 of the Environmental lmpact Report as adequate. On April 12, 2018, the Design Review Committee reviewed the revised development design plans and forwarded the project to the Planning Commission for consideration. On February 8, 2018, the Design Review Committee reviewed the proposed development design plans and provided comments to the Applicant, and recommended . revisions. On February 28,2017, the Cultural Heritage Commission received a presentation and provided the Applicant with comments regarding the proposed project. On February 23,2017, the Design Review Committee conducted a work session to review the conceptual development design plans. NOTIFICATION: Pursuant to Title 9, Land Use Code, Section 9-2.302(f), Notification Procedures, prior to the July 2, 2019, City Council meeting, a public hearing notice was placed in the Capistrano Valley News at leastten (10) days priorto the hearing, posted on the City's website, and posted at the San Juan Capistrano City Hall, Community Center, and Library. ln addition, pursuantto City Council Resolution 10-08-17-03, a notice was mailed to all property owners within the city. The City Council opened the public hearing and continued the public hearing on July 2, August 6, and August 20,2019, thereby satisfying a a City Council Agenda Report October 15,2019 Page 13 of 13 the required public notification requirement. ln addition, a courtesy notification of this agenda item has also been provided to the following individuals: Dan Almquist Property Owners within the Los Rios Specific Plan lnterested Parties Notification List ATTACHMENT(S) Attachment 1 - Project Site Map Attachment2 - Draft Resolution approving ElR, GPA and FP Attachment 3 - Draft Ordinance approving CA Attachment 4 - Draft Ordinance approving DA Attachment 5 - PC Staff Report May 14, 2019 Attachment 6 - PC Resolutionsl9-05-14-01 and 19-05-14-02 AttachmentT - PC Resolutionsl9-09-24-02 and 19-09-24-03 Attachment 8 - Two PC recommended conditions/staff proposed language Attachment 9 - General Plan Amendment Attachment 10 - Final EIR (also available on the City's website) Attachment 11 - CEQA Technical Memorandum ENCLOSURES Enclosure 1 - Development Plans (Bickel Group Architecture), September 16, 2019