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2500 Davis Street 6 September 3, 2002 PLN2002-00031 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 Supplemental Planning Commission staff report, which is included as an attachment. Subsequent to the July 30, 2002 Planning Commission meeting, additional correspondence was received. This included a letter from the State Clearinghouse indicating that the City had fulfilled its requirements with regards to the mandated environmental review process, and also include copies of comment letters that had already been sent directly to the City. Two additional comment letters, one from the Department of Transportation and one from Alameda County Airport Land Use Commission, were sent as follow-up correspondence. These letters are included as attachments to this report. Code Compliance Review Not applicable Board/Commission Findings At its meeting of July 30, 2002, the Planning Commission voted 4-1 to forward the project to the City Council without a recommendation. Minutes from the July 30, 2002 Planning Commission meeting are included as an attachment. The Summary and Recommendation section describes the Planning Commission's concerns that led to this action. Subsequent to the July 30, 2002 Planning Commission meeting, staff met with the applicant to discuss what steps the applicant could take to alleviate the concerns expressed by the Planning Commission, specifically regarding the timing/f ending of certain roadway improvements. Staff notes that the supplemental staff report for the July 30, 2002 Planning Commission did include some of these measures (identified as modified Conditions XHI. Tentative Map, B. 2, and 7. a-e), and that certain provisions were offered by the applicant that are above and beyond those required for mitigation of the project. Since the Planning Commission meeting, considerable progress has been made in providing certainty in the timing and funding of off -site traffic improvements. First, 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 fees for the area. The mechanism for the traffic impact fees shall be determined by staff