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RECOMMENDATION 1. Make the PUD findings for the proposed development plan as stated in the August 24, 2016, Planning Commission staff report (pages 26 -29 in Attachment 5); 2. Introduce the draft ordinance approving Case PUD -120, PUD Rezoning and Development Plan, subject to the conditions of approval, Exhibit A (Attachment 1); 3. Make the findings for the proposed vesting tentative map as stated in the August 24, 2016, Planning Commission staff report (pages 29 -31 in Attachment 5); 4. Adopt a resolution approving Vesting Tentative Tract Map 8326, subject to the conditions of approval, Exhibit A.1 (Attachment 2); 5. Adopt a resolution approving the Growth Management Agreement (Attachment 3) for 10 growth management unit allocations (P16 -1202) for the project; and 6. Find that the proposed project was adequately analyzed in the certified Environmental Impact Report (EIR) for the Downtown Specific Plan and no further environmental review is required pursuant to the California Environmental Quality Act (CEQA). FINANCIAL STATEMENT The project would be expected to generate revenues to cover its costs of service. Increases in property and sales taxes would be used to provide services, such as police and fire services for the increased demand generated by the homes. The applicant will be required to pay development impact fees that will be used to offset the cost of City facilities and infrastructure necessitated by the development. BACKGROUND Preliminary Review On August 25, 2015, the applicant submitted a Preliminary Review application for a proposal to retain the existing historic dwelling and construct 13, three -story townhomes at the project site. This initial submittal included relocating the existing historic home from the center of the project site to the northeast corner and reorienting it 90 degrees such that the front no longer faced St. John Street and constructing 13, three -story townhomes in a motor court type of development (see Figure 1). Staff was concerned that the initial preliminary layout was not pedestrian- oriented, did not reflect historic patterns of development typically found in the downtown area, and diminished the street presence of the historic home by changing its orientation from front street - facing to side - facing. Page 2 of 12