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One condition that City staff proposes to impose on this request for extension is that the Vineyard Avenue Corridor Specific Plan Preparation Fee (covering costs of the City in preparing the Specific Plan, Environmental Impact Report, and supporting economic analysis reports [see pg. 109, paragraph 6, of the Specific Plan]) still be levied on the project when a final subdivision map is submitted for approval. Under the current terms of the Vineyard Avenue Corridor Specific Plan, such Specific Plan Preparation Fee is payable for 15 years after the City's 1999 adoption of the Specific Plan (effectively 2014). However, with the proposed extension of the Development Agreement, the Chrismans could delay the filing of a final map until 2017. City staff therefore recommends that this Specific Plan Preparation Fee still be collected, as this results in the Chrismans still fulfilling their existing obligations. In any event, the payment of other Vineyard Avenue Corridor Specific Plan fees does not expire after 15 years (or at all). Because of the current challenging economic climate, staff supports the request for the extension and recommends that the Planning Commission provide a positive recommendation to the City Council. PLANNING COMMISSION On August 12, 2009, the Planning Commission reviewed the requested Development Agreement extension. By a 4 to 0 vote, the Planning Commission recommended approval of the project, and forwarded the project to the City Council. Please refer to the Planning Commission meeting minutes (Attachment 3). PUBLIC NOTICE Notice was mailed to all property owners and residents within a 1,000 -foot radius of the project site. As of the date of the preparation of this report, staff has not received any comments regarding this project. ENVIRONMENTAL ASSESSMENT The underlying planned unit development, original development agreement, and subsequent design modification have all been subject to environmental review, including an Environmental Impact Report for the original approval, pursuant to the California Environmental Quality Act (CEQA). As the physical environment has not significantly changed since that time, and the extension of the Development Agreement does not modify the approved project, no further environmental document accompanies the consideration of this extension. [See §15061(b)(3).] Page 4 of 5