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PROPOSED PROJECT The JDEDZ entails the implementation of rules, regulations/review processes, and design guidelines (Attachment 4) to facilitate future development and redevelopment within the JDEDZ project area. As part of the proposed JDEDZ, the City would also specify fees and fee credits for prospective uses and specify off-site improvements. The mix of uses expected to occur within the JDEDZ project area with full buildout includes Costco, two hotels, recreational facilities, a drive-through coffee shop and general retail establishments. Existing uses within the JDEDZ project area would be "grandfathered" and operate and/or be permitted to expand until redevelopment activities are proposed for a specific parcel within the project area. With development of the JDEDZ, the project area could contain up to 535,490 square feet of occupied building space, a net increase of 310,802 square feet over the existing occupied buildings within the JDEDZ project area. It is assumed development of the JDEDZ project area would occur in two or more phases, including an initial phase (Phase I) during which Parcels 6, 9 and 10 would be developed with Costco (148,000 sq. ft.), two hotels (totaling 231 rooms), and a drive-through coffee shop (2,000 sq. ft.). The afore-mentioned design guidelines include both broad brush design policies, as well as very specific development criteria. For example, the Design Guidelines would: • Establish site development standards such as setbacks, floor area ratio, and height • Create site design and circulation standards • Create architectural design standards specifying things such as materials, finishes, and colors • Create landscape standards such as street buffers, parking lot shading, et cetera • Require a master sign program for each new development Please refer to the RFSEIR (Attachment 2A) for the current project description, which was amended from the project description included in the September 14, 2015 DSEIR and the March 21, 2016 FSEIR. Please refer to Attachment 4, for the recommended list of uses that would be permitted or conditionally permitted and regulations for the continuance and expansion of existing "grandfathered" uses. Please also refer to Attachment 4 for the recommended JDEDZ Development Standards and Design Guidelines within the JDEDZ project area. DISCUSSION General Plan The project area currently has two General Plan land use designations: Business Park (Industrial/Commercial and Office) and General and Limited Industrial, which do not allow for the expanded range of retail, commercial, and hotel uses proposed by the JDEDZ. Therefore, a General Plan Amendment is proposed to change the project area's land use designation to Retail/Highway/Service Commercial; Business and Professional Offices. Page 6 of 23