11 ATTACHMENTS 6-9 - Laserfiche WebLink

ATTACHMENT 7 P14-0852 and PUD-105, 7106-7315 Johnson Drive and 7035-7080 Commerce Circle Consider: (1) certifying the Final Supplemental Environmental Impact Report (FSEIR); (2) approval of a General Plan Amendment to change the land use designation of the project site from Business Park (Industrial/Commercial and Office) and General and Limited Industrial to Retail/Highway/ Service Commercial; Business and Professional Offices; and (3) approval of a Planned Unit Development (PUD) Rezoning to rezone the project site from Planned Unit Development-General and Light Industrial (PUD-G&LI) District, Planned Unit Development Industrial/Commercial-Office (PUD I/C 0) District, and General Industrial (I-G-40,000) District to PUD-C District on 12 parcels at 7106 through 7315 Johnson Drive and 7035 and 7080 Commerce Circle, comprising approximately 40 acres known as the Johnson Drive Economic Development Zone (JDEDZ). Community Development Director Ellen Clark recused from the Public Hearing for Item 5. Interim Planning Manager/Permit Center Manager Melinda Denis sat in for the Public Hearing for Item 5. Associate Planner Eric Luchini presented the specifics of the item in the Agenda Report. Chair Allen asked whether the Planning Commission's goal is to make a recommendation based upon what was previously approved or if additional areas within the Environmental Impact Report (EIR) were open for potential discussion. Mr. Luchini responded this is a de novo decision and the Planning Commission has the ability to review everything within the record to date. Assistant City Manager Brian Dolan cautioned the Commission to do so, stating the issues and impacts were well-analyzed and discussed when the project previously came before the Commission. Chair Allen referred to the EIR and said one section has been revised while the other sections remained the same. She said she thought adjustments might need to be made since it's been two years since the project came before the Commission and assumptions had been made at that time. She asked if there was any standard when sections of the document might need to be reviewed and amended. Mr. Dolan stated staff's analysis is adequate and he deferred to the EIR consultant, Rick Jarvis. ESA consultant Rick Jarvis spoke to the previous analysis conducted, the current analysis conducted and the previous EIR, all of which are believed to be sufficient. Commissioner Pace inquired about the impact to the existing retail within the City and the suggestion that retailers might be benefited by what is proposed to occupy the space. Mr. Luchini responded that the Economic Impact Analysis had drawn the conclusion that because Costco sources many products there is a small chance they would benefit existing retailers in town because they could source products locally to them. Additionally, due to the anticipated growth within the City over the next 10 years and the demand that will accompany Excerpt: Planning Commission Minutes, December 11, 2019 Page 1 of 6