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Sunflower Hill to move forward diligently with their portion of the project — as outlined in the Framework Agreement and ENRA The City Council may wish to consider changing the number of units allocated for construction each year Staff and the applicant have had extensive discussions about the timing of the allocations with respect to the financing and overall viability of the project, so any changes should include discussion with the developer PUD AND TENTATIVE TRACT MAP FINDINGS Please refer to the attached Planning Commission staff report (pages 30-34 of Attachment 9) for a discussion of the considerations and findings needed to approve the proposed PUD Development Plan and Tentative Tract Map PUBLIC COMMENT & NOTICE Notices regarding the City Council public hearing were mailed to the surrounding property owners and tenants within a 1,000-foot radius of the project site It should be noted that in some instances, neighborhoods that included areas that were "cut" by the 1,000-foot radius saw expanded notice to ensure `whole' neighborhoods were provided notification The location and noticing maps are included in Attachment 9, Exhibit I Previous public comments, including supplemental material provided to the Planning Commission, are included in Attachment 9, Exhibit H At the time of the report publication, staff received letters/emails regarding the proposed project, both in favor and opposition of the project, which are included within Exhibit 11 for reference ENVIRONMENTAL ASSESSMENT On January 4, 2012, the City Council certified a Supplemental Environmental Impact Report (SEIR) and adopted the CEQA Findings and a Statement of Overriding Considerations for the Housing Element update and Climate Action Plan General Plan Amendment and Rezonings This SEIR was a supplement to the EIR prepared for the Pleasanton 2005-2025 General Plan which was certified in July 2009 The subject property was one of 21 potential housing sites analyzed in the SEIR Various SEIR alternatives analyzed between 138 to 270 apartment units onsite Under CEQA, once an EIR has been prepared for a project, the lead agency (in this case, the City) may not require a subsequent or supplemental EIR unless certain conditions are met as specified in CEQA Staff believes that the conditions described in CEQA have not occurred and that a subsequent or supplemental EIR is not required for this project CEQA further states that a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary Therefore, an addendum to the SEIR was prepared that analyzes the potential impacts of the Irby Ranch Project, including those associated with changes in vehicle circulation associated with an extension of Nevada Street As a long-planned City infrastructure improvement, the environmental impacts of the Nevada Street extension were also evaluated programmatically in the Proposed Pleasanton General Plan 2005-2025 Final EIR (State Clearinghouse #2005122139) Page 18 of 20