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2500 Davis Street PLN2002-00031 November 4, 2002 proposed, discretionary review (e.g. a conditional use permit or administrative review) might be required. For instance, if the Planned Development is denied, the FedEx Ground facility would still require administrative review (by the Zoning Enforcement Official) for a "small parcel processing center." Environmental Review Under the California Environmental Quality Act (CEQA), due to the size of the property (in excess of 5 acres), the presence of on -site wetlands, and the proposed rezoning of the property, the proposed project required preparation of an Initial Study and Mitigated Negative Declaration (IS/MND). The IS/MND concluded that development of the property as proposed would not, with implementation of recommended mitigation measures, result in any significant unavoidable impacts. This document and the associated Mitigation Monitoring Program are included as attachments to this report. Comment letters received on the IS/MND and staff s responses were included in the previous City Council staff report. Comment letters included correspondence from the State Clearinghouse indicating that the City had fulfilled its requirements with regards to the mandated environmental review process, and also included copies of comment letters that had already been sent directly to the City. Code Compliance Review Not applicable Board/Commission Findings Subsequent to the September 3, 2002 City Council meeting, where the item was remanded back to the Planning Commission for additional consideration, the Planning Commission held a work session on October 1, 2002 and a public hearing on October 10, 2002. At the work session, the Commission was given an update as to the progress that had been made in providing certainty in the timing and funding of off -site traffic improvements. Specifically, the developer proposes to advance the total costs of improvements required at the intersection of Davis Street and Doolittle Drive (Options 1 & 2 combined), with reimbursement to the developer to occur through the establishment of a traffic impact fee for the area. The mechanism for the traffic impact fee shall be determined by staff and presented to the City Council for review and approval at a date subsequent to approval of the proposed subdivision. The developer will take the lead in preparing the design plans for the intersection, which must be completed prior to approval of the first certificate of occupancy for the development. Additionally, the developer proposes to prepare and implement a Signal Timing Plan to improve traffic flow along Davis Street between Doolittle and I-880. The signalization improvements must be completed prior to issuance of the first certificate of occupancy. Finally, three new conditions were added that: 1) prohibits the expansion of the FedEx Ground facility beyond the expansion shown on the proposed site plan; 2) requires submittal of a detailed proposal for all tenants for incorporation of `clean air' practices recommended by the Bay Area Air Quality Management District; and 3) requires the developer to encourage or