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of large high-density sites and to promote feasibility for achieving the lower-income Regional Housing Needs Allocation (RHNA). Additionally since receipt of the April 10 HCD comment letter.. staff was approached by the owners of Area 6 (Signature Center), to request a modification to the mapped area to allow the entire 14.66-acre site to be develop with housing. rather than just an 11-acre portion as previously highlighted. The original mapping was based on a prior conceptual proposal from Signature Center to retain the existing office buildings and develop housing on an 11-acre subarea of the site, however. due to changes in the office market, the owner is interested in a more comprehensive redevelopment of the site, including potential removal of the existing office buildings. While development on only 11-acres was initially contemplated, staff is supportive of this change since it would provide more flexibility to the owner to design the site and develop a feasible housing project and is consistent with HCD comments and other redlines contemplated for Program 1 .7 Changes in response to HCD's specific comments include consideration of additional incentives for development (such as allowing for modified parking requirements) and more direct support and assistance to owners seeking to subdivide and entitle projects on such sites. The program was also revised to clarify that for all high-density sites larger than 10 acres (this includes Oracle. Metro 580 and Hacienda Terrace) the City will provide flexibility with respect to subareas delineated for housing development within such large sites, provided that the minimum densities and maximum unit counts remain within the ranges listed. This approach is similar to that allowed for the Stoneridge Mall sites. While technically Signature Center is not considered a large site because both of the parcels that comprise the site are less than ten acres, it is recommended that the same, more flexible approach be allowed for the property, given concerns expressed by the owners about the feasibility of development if the development area is defined too restrictively. and so this site is called out in the policy as well. For Signature Center, the map area shown in Appendix B and in the General Plan land use map have been amended to show the entirety of the site rather than a subarea. And. a notation has been included in Appendix B. for all large high-density sites to indicate that this flexibility will be provided. within the specified density and unit count limits (Note that since the Planning Commission meeting further minor changes have been made to both the text of Program 1.7 and description of the Site in Appendix B to clarify the intent of the program ) Program 4.8 (Streamlined Review) Reflected in the main document on page 53 and Appendix C For low- and medium-density residential projects, and mixed-use projects within sites so designated, General Plan Policy 11 requires additional amenities and benefits be provided for them to develop above mid-point densities specified in the General Plan (this is achieved through the PUD process) The adopted Housing Element provides analysis showing that projects are generally able to achieve densities above the mid-point. and Program 4 8 was written to indicate that Policy 11 would not Page 5 of 7