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Development Plan, and Development Agreement are consistent with the General Plan, as amended, and the purposes of the PUD Ordinance; 4. Make the PUD findings for the proposed Development Plan as stated in the April 12, 2017 Planning Commission staff report (pages 28-31 in Attachment 9); 5. Make the findings for the proposed Vesting Tentative Tract Map as stated in the April 12, 2017 Planning Commission staff report (pages 31-33 in Attachment 9); 6. Introduce a draft ordinance approving Case PUD-113, PUD Rezoning and Development Plan, subject to the conditions of approval, Exhibit A.1 (Attachment 3); 7. Introduce a draft ordinance approving the Development Agreement (Attachment 4) for the project (P17-0155); 8. Adopt a resolution approving Vesting Tentative Tract Map 8259, subject to the conditions of approval, Exhibit A.2 (Attachment 5); 9. Adopt a resolution approving the Affordable Housing Agreement (Attachment 6) for the project (PUD-113); and 10. Adopt a resolution approving the Growth Management Agreement (Attachment 7) for 36 growth management unit allocations (P16-1384) for the project. FINANCIAL STATEMENT The project would be expected to generate revenues to cover its costs of service (including an estimated approximately $88,560/year in property taxes). 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. Ponderosa is proposing to construct a public restroom, dedicate the land and building to the City, and provide some funding to assist in the City's maintenance costs. A condition of approval suggested by the Planning Commission on April 12, 2017 and incorporated into Exhibit A.1 of Attachment 3 would require the project applicant to fund the long-term maintenance and operation costs for the restroom. In addition, Ponderosa is proposing to construct a tot lot in Valley Trails Park and to undertake other park improvements, including the substitution of low-water-use landscaping for existing turf, valued at approximately $177,800. The long-term maintenance costs of these other park improvements are not expected to be significant. BACKGROUND/HISTORY The subject site has a General Plan land use designation of Public and Institutional and is zoned R-1-6,500 (One-Family Residential) District, meaning that the site's zoning is not consistent with the Public and Institutional General Plan designation. For over a decade, the site has been the subject of various City discussions regarding amending the General Plan land use designation, independent of and as a part of General Plan and Housing Element updates, to allow for some form of housing on the site. In cases where the General Plan land Page 2 of 20