01 SUPPLEMENTAL - Laserfiche WebLink

a a create unacceptable impacts as determined by CEQA review and other studies." The letter requests that the two references to "shall" be changed to "should." Response: Staff does not recommend modifications to this Guiding Principle. The City must consider the environmental impacts ofJuture development under CEQA, and in light of the City's policies in areas such as trffic, emergency response times, etc. lilhile this analysis will be required, the City has the ability to determine, following such analysis, whether to accept impacts that may exceed established thresholds (e.g. through adoption of Statements of Overriding Consideration), or through accepting an exceedance of standards set by policy based on other community benefits that would be achieved by the project. Summary of Comment: Allow for more flexibility in density product types...to provide for a variety of housing and product types within the mall parcels. Response: The Framework Concepts document, on Page l2 makes it clear that the 3-acre housing allocations may a) be reallocated among the various owners and b) placed on sttes larger or smaller than 3 ocres, provided that the minimum and maximum densities specified in the Housing Element are met. Staff believes this provides adequate flexibility, ond strongly recommends against allowingfor densities below the minimum, since it would be inconsistent with the Housing Element, and the urban design and placemaking goals for the mall (for example, f a large number of lower-density townhome units were allowed to be constructed, in lieu of the same number of higher density oportment units with structured parking). Summary of Comment: Recommend various modifications Section D: Design and Placemaking Elements of the Framework Components to allow additional flexibility in future planning and avoid creating an infeasible plan. Response: Staffdoes not support the requested revisions, which include substantial changes to the text, such as revisingwording in several placesfrom "shall" to "should," inserting language to state any o.f the listed elements are "to be considered" in the Framework, and that none are mandatory, delete specific dimensional standards and illustrative diagrams, and delete the majority of more detailed requirements (e.g. for minimum open space ratios, active frontage requirements, building orticulation and massing). The design and placemaking elements, as stated, are intended as a starting point, recognizing that they will be revised and refined os more detailed planningfor the Mall proceeds. Until those standards are refined, the Housing Element's designation of the Mall as o housing site (or series of sites), provides o property owner the ability to submit an application for a housing project, with or without completion of the Framework or other planning. Staff believes it is in the best interest of the City to have some standards in place, in the interim, and to provide guidance on the City's expectations as plonning moves forward. Nonetheless, recognizing the property owners concerns about these standards being treated as binding, when some modification or adjustment to them may be necessary and appropriate as more detailed plans are developed, staff recommends the prefacing statement in Section D be clarified as follows: Page 2