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flagship development that would help promote a more aesthetic and compact <br />development pattern on East 14th Street. <br />STAFF APPROACH AND PROPOSAL <br />Study Area — The study area boundaries which have been preliminarily discussed <br />generally include that portion of East 14th Street, from the southern boundary of the <br />Downtown Planning Area (Thorton/Williams Street Area), south to Hesperian Boulevard <br />(unincorporated County/San Leandro boundary). The Study Area is shown below. <br />Staff Approach - Staff level <br />discussions have touched upon <br />ways to achieve a higher level <br />of discretionary review for <br />certain new development <br />proposals; explored ways to <br />induce new development to <br />occur and have tried to think <br />about other tools that would <br />allow more control over certain <br />sites and uses. The latest <br />thinking relies on the concept <br />of initiating a planning effort <br />that would be called the East <br />14th Street Corridor <br />Development Plan and <br />adopting an interim ordinance <br />(up to 2 years) to help ensure <br />there exists an appropriate level <br />of land use controls while the <br />Development Plan is in <br />progress. <br />East 14`h Street Development Plan — The first step that staff proposes to take is to initiate <br />a "Development Plan" for the Corridor. The Development Plan would provide the next <br />step in policy refinement by suggesting actual physical development concepts for actual <br />sites along the Corridor. These concepts would feature and integrate General Plan policy <br />direction. <br />The Development Plan would address the following concerns: <br />✓ Assess the existing land use conditions; <br />✓ Emphasize neighborhood activity nodes and some specific development <br />opportunity sites; <br />✓ Investigate possible development and financial incentives <br />✓ Suggest a palette of preferred types of new buildings; <br />44 <br />