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character described in the project goals and objectives above and, is recommending approval of the proposed rezoning to PUD-C, subject to the proposed list of uses. As stated above, one of the primary goals of the JDEDZ is to streamline the development review process for new land uses through both completed CEQA documentation and staff-level review processes. Staff is proposing the majority of the proposed uses within the JDEDZ be permitted (as opposed to conditionally permitted), with any new construction associated with those permitted uses subject to staff-level Design Review and verification of compliance with the recommended design guidelines (Attachment 4). Staff believes those uses identified as permitted do not represent uses the City would typically place operational controls on due to significant noise, objectionable odors, or activities that could be detrimental to the general health, safety, and welfare of the public and/or to surrounding uses. Moreover, the recommended design guidelines would ensure desirable and attractive buildings, adequate landscaping and site amenities, and signage criteria consistent with typical City development standards. By approving the majority of the proposed uses as permitted and, if necessary, subject to staff-level Design Review, the entitlement process for many types of projects would be shortened (with potential reductions of two to six months off the typical approval process). The streamlined approval is designed to incentivize the development of new businesses within the JDEDZ — a primary objective of the project. As permitted uses, applicants would be required to obtain approval of a zoning certificate from the Planning Division (over the counter and typically subject to one-day processing), and, if necessary, submit a staff-level Design Review application which are processed in approximately two to three weeks after receipt of a complete application. Uses that would require a Conditional Use Permit require a public hearing and take approximately six to twelve weeks to process after receipt of a complete application. ENVIRONMENTAL ASSESSMENT Environmental Review Background The DSEIR for the JDEDZ was completed and circulated for public comment on September 14, 2015. To allow adequate time for public review, staff extended the public comment period beyond the required 45 days required by State law. The comment period closed on November 23, 2015. Because the proposed JDEDZ would change land use policies and regulations, and does not entail a specific development plan, the DSEIR analyzed the physical effects of a reasonable development scenario based on the potential underlying land use changes. In this case, the reasonable development scenario includes club retail (148,000 square feet), hotel (132,000 square feet), and general retail (43,903 square feet) uses. Page 9 of 23