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the corresponding Agenda Report that outlines the timing and conditions under which Sunflower Hill will pursue implementation of the concept proposal and to negotiate a future ground lease and loan agreement with the City to develop the Sunflower Hill residential community Additional Discussion The Planning Commission staff report (Attachment 9) provides additional background information and a detailed discussion of the proposed project, including General Plan consistency, project development standards, architecture and design, traffic, public improvements, historic resources, tree removal and replacement, and considerations related to biological resources, noise and air quality ALTERNATIVES For City Council consideration, two additional alternatives are being put forward Alternative #1 Deny the Applications Concerns have been raised regarding the rate of growth and development occurring within the City and whether approving a General Plan Amendment and rezoning are appropriate at this time to allow for residential development at this location If the subject applications are denied, the properties would retain General Plan designation of Retail/Highway/Service Commercial, Business and Professional Office as well as Open Space — Public Health and Safety with Wildland Overlay on the portion of the site comprising the arroyo A conservative estimate of development potential under the existing General Plan designations could generate 65,500 square-feet of commercial development This alternative would generate almost twice the number daily trips as the proposed residential project The proposed General Plan Amendment and rezoning would result in additional residential development on the periphery of the core downtown area which supports the vitality of the downtown and will likely generate fewer transportation impacts In addition, the proposed project includes a number of community benefits, including, but not limited to, the dedication and construction of the Nevada Street extension, bicycle and trail improvements, and new publically accessible open space Lastly, the project would include the dedication of 1 64 acres of land allowing the City to partner with Sunflower Hill to provide housing for individuals with special needs, which would meet the City Council goal set forth in the 2015/2016 Work Plan Priorities list Alternative #2 Approve with modification to the Growth Management Agreement The Planning Commission requested staff consider options to link the Growth Management Agreement for the single-family homes to the construction of the Sunflower Hill development Staff is recommending that growth management allocations be extended out over the next three years to allow for allocations of 19 units in 2017, 59 units in 2018, and 9 units in 2019 Although this recommendation does not directly tie the single-family home development to the Sunflower Hill development, staff believes that the timing of the agreement is consistent with the expressed commitment of Page 17 of 20