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RECOMMENDATION As noted above, the Planning Commission has recommended approval of PUD-125. If, consistent with this recommendation the City Council believes that the project is consistent with the General Plan and purposes of the PUD district, City Council may take actions as set forth in Attachment 1 to approve PUD-125, including: (1) make the required findings pursuant to CEQA; (2) make the findings for approval of the PUD development plan included in the draft ordinance within Attachment 1; and (3) introduce the draft ordinance approving Case PUD-125 subject to the Conditions of Approval in Attachment 1 (Exhibit A). Alternatively, notwithstanding the Planning Commission's recommendation, staff continues to believe the site design and building location are not compatible with surrounding land use patterns in the area, and therefore may be inconsistent with the General Plan and purposes of the PUD district. If the City Council concurs with this analysis, staff recommends that the City Council adopt a motion finding that not all PUD considerations for the proposed PUD development plan can be made as stated in Attachment 2 (findings for denial), in addition to other factors raised during the public hearing, and deny Case PUD-125. FINANCIAL STATEMENT As a nonprofit organization, the applicant qualifies for a property tax exemption, therefore it would not result in new property tax revenue and would not contribute financially for any increased demand for services such as police, fire, etc. However, the applicant would have to pay development impact fees (e.g., in-lieu park dedication fee, public facilities fee, traffic fees, water/sewer connection fees, etc.) for the incremental increase in facility size, used to pay for the cost of new City facilities and infrastructure attributable to the development. BACKGROUND In 1981, the City Council approved PUD-81-12 to allow for the construction of a combination office building and CTC, outdoor training yard, and 430 parking stalls. The CTC has continually been in operation at the subject location since that time. The property owner and applicant, Carpenters Training Trust Fund (CTTF), is a joint management-labor trust fund designated for the purpose of training apprentices and journeymen technicians in several construction-related fields. The CTC wishes to replace and upgrade its existing facility with construction of a new building that would also allow expansion of its existing program. Preliminary Review and Planning Commission Workshop On March 1, 2017, the applicant submitted a Preliminary Review application for a PUD development plan application to demolish the existing Carpenter's Training Center (CTC) building and construct an approximately 87,000-square-foot two-story CTC building and outdoor training and storage yard, as well as a pad for a future, approximately 17,000-square-foot office building with associated site improvements on the subject site. Page 2 of 13