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PUD FINDINGS Please refer to the attached, September 14, 2011, Planning Commission Staff Report for a discussion of the considerations needed to approve the proposed PUD development plan modification. PUBLIC NOTICE Notice regarding the proposed project and related City Council public hearing were mailed to property owners and tenants within 1,000 feet of the subject property and was also published in the local newspaper. At the time this report was written, staff had not received any additional verbal or written communications on the proposal. Public comments received after publication of the notice will be forwarded to the City Council as they are received. ENVIRONMENTAL ASSESSMENT Environmental review for the proposed project is covered by an Initial Study/Negative Declaration. The proposed project is an infill residential development on a large, flat, vacant property served by existing infrastructure and surrounded by single-family developments. The impacts of this development are entirely within the context of an infill project and can be mitigated through standard City programs or can be mitigated through the conditions and requirements set forth with the draft conditions of approval. Staff, therefore, believes that the Negative Declaration can be issued in conformance with the standards of the California Environmental Quality Act (CEQA). If the City Council concurs with this environmental assessment, it must find that the Negative Declaration is appropriate before introducing the Draft Ordinance approving the proposed project. CONCLUSION The proposed project to increase density by four lots is designed in a manner that is compatible with and sensitive to the restrictions posed by the site and by surrounding properties. All of the new proposed homes will be limited to a one-story height, are attractively designed, and will be constructed on large lots reflecting the surrounding development pattern. The proposal will reconstruct Cameron Avenue with a curvilinear alignment for traffic calming; will construct a public sidewalk along the entire north side of Cameron Avenue linking neighborhoods to the public sidewalk along Martin Avenue; will implement Green Building Measures; and will include bio-treatment retention swales to treat its stormwater runoff. Submitted.by: Fiscal Review: Approve by: Brian Dolan Emily Wagner Nelson Fialho Director of Director of Finance City Manager Community Development Page 14 of 16