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PLANNING COMMISSION WORK SESSION/PRIOR APPLICATIONS' To receive early feedback from the Planning Commission and any interested individuals regarding the project, a Planning Commission work session was held on March 11, 2020. After taking public testimony, the Planning Commission provided comments on the work session discussion points (see the meeting minutes in Attachment 6). One member of the public (the applicant) attended the work session and spoke regarding the project. In May 2019 the applicant applied for a 486-unit residential project (also numbered as Case No. PUD-136) on the site of the current development application, as a standalone project that would be located immediately adjacent to the commercial redevelopment on the "Sears site" (see footnote). After discussion with City staff, the applicant presented an alternative development concept that revised the site plan and provided more integration between the residential and commercial components on the "Sears site" but would have required more significant land use changes including a General Plan Amendment to allow housing on the "Sears site." This combined residential/commercial version of the project was the subject of the March 11, 2020, work session, but has since been revised to the 360-unit residential project currently before the City Council. Outside of a discussion related to internal and external circulation patterns and traffic improvements (detailed in the work session meeting minutes found in Attachment 6), most of which would no longer be applicable or has been altered significantly by the design of the residential-only project being considered by the City Council under this application, the Planning Commission did not offer significant work session comments related to the residential only portion of the project at that time. Accordingly, no detailed summary of the work session is provided in this report. PLANNING COMMISSION ACTION The Planning Commission held a public hearing on February 22, 2023, to review and provide a recommendation to the City Council on the current application. In addition to the applicant team, one member of the public spoke in opposition to the project, indicating concern with the project's impacts related to traffic and on city infrastructure. The Planning Commission's comments were focused on: • Confirming the project's compliance with the 2012 Housing Site Development Standards and Design Guidelines and its support for the exceptions (concessions or waivers) requested by the applicant and mandated by State Density Bonus Law. • Confirming the project is providing adequate setbacks. • Confirming the project is providing adequate right of way dedication to facilitate bicycle traffic. In April 2019, the Planning Commission approved Design Review application P18-0340 for a standalone commercial redevelopment on the adjacent"Sears site" by Simon Property Group, which included demolition of the department store building and the associated parking structure. Those elements would have been replaced by a variety of new commercial uses oriented around a pedestrian plaza/open space that included new retail uses, a potential movie theater and gymnasium. That project has not moved forward due to COVID-19 impacts and changes in market demands, and it is uncertain if it will do so. Page 3 of 41