REPORT TO THE CITY COUNCIL

Transcription

1 REPORT TO THE CITY COUNCIL DATE: Regular Meeting of January 13, 2015 TO: SUBMITTED BY: Mayor and Members of the City Council Holly Smyth, Planning Director SUBJECT: SYCAMORE CROSSING consisting of CEQA Addendum #IS 14-02, Vacation of portions of right-of-way adjacent to Sycamore and San Pablo Avenues, approving General Plan Amendment #GPA 14-02, approving Zone Amendment #RZ 14-02, approving Zoning Text Amendment #ZTA 14-01, approving Initial/Final Planned Development Plan #FPDP 14-01, approving Design Review Permit #DRP 14-04, approving Conditional Use Permit #14-01, approving Vesting Tentative Map #9373, and approving Master Sign Program APPLICANT: LOCATION: Property Development Centers, LLC (PDC) Bounded by Sycamore Avenue, San Pablo Avenue, and Tsushima Street - Assessor Parcel Numbers and and a portion of an un-numbered parcel RECOMMENDED ACTION: 1. Request staff to present the staff report and review new proposed modifications made to the Conditions of Approval since the Planning Commission consideration; 2. Open the continued public hearing for vacating portions of San Pablo and Sycamore Avenues and Open the public hearing for the remaining Project entitlements to run concurrently; 3. Invite the applicant to make a presentation or statement; 4. Receive comments from the public on the Vacation or overall project entitlements; 5. Take comments and questions from the Council; January 13, 2015 Page 1

2 6. Staff to respond to all questions at once by topic and/or ask the consultants or applicant s to respond to various questions; 7. Close both public hearings; 8. Discuss potential changes to Planned Development Plan and/or any draft Resolutions and their attachments; 9. Consider adopting City Council Resolution # (resolution number subject to change) adopting #IS which is a CEQA Addendum incorporating the Initial Study with accompanying technical reports and appendices, errata sheet, and Mitigation Monitoring and Reporting Program; 10. Consider adopting City Council Resolutions # and # (resolution numbers subject to change) to conditionally Vacate.80 acres of San Pablo Avenue right of way and.05 acres of Sycamore Avenue right of way 11. Consider adopting City Council Resolution # (resolution number subject to change) approving General Plan Amendment #GPA with diagram and Statement of Consistency; 12. Consider adopting City Council Ordinance 482 (Ordinance number subject to change) approving Zone Amendment #RZ with diagram attachment and Zoning Text Amendment #ZTA (which repeals Ordinance #459, Chapter 29 of the Zoning Ordinance, and the prior IPDP #10-01) with Findings with Facts; 13. Consider adopting City Council Resolution # (resolution number subject to change) approving Initial/Final Planned Development Plan #FPDP (which supersedes #IPDP 10-01), approving Design Review Permit #DRP 14-04, approving Conditional Use Permit #CUP 14-01, approving Vesting Tentative Map #9373, and approving Master Sign Program with suggested revised redlined Conditions of Approval, Initial/Final Planned Development Plan incorporating Redlined Corrections shown in Attachment I, and Findings with Facts contained therein subject to. ALTERNATIVES: Deny, with findings and facts, any or all of the above referenced resolutions and/or ordinance. However, approval or rejection of each action typically would be related to all other actions and may impact consistency with other approvals or feasibility of implementation, or; Continue the application requests to a later date and provide direction to staff, or; Make modifications to the Resolutions, Ordinance, Conditions of Approval, or any of the drawings to be incorporated with adoption documents PROJECT SUMMARY/BACKGROUND: A detailed description, background account, and analysis of the proposed Sycamore Crossing project are included in the attached Planning Commission staff report dated December 15, The following is a summary of the material reviewed by the Planning Commission and any information available since the public hearing: January 13, 2015 Page 2

3 Description. The Sycamore Crossing Project Site is a 3-sided property located along the south side of Sycamore Avenue and on the northwest side of San Pablo Avenue east of Tsushima Street (currently identified as Tsushima Way). The Project Site generally is vacant land located in the Central Quarter planning area of the Plan for Central Hercules. The Project Site is comprised of three pieces of property: A) Assessor Parcel Number (APN) (aka Parcel C) acres, b) APN (aka Parcel D acres), and c) a third unnumbered parcel of approximately 1.32 acres located at the northeast boundary of Parcel D. After all vacations and dedications of the surrounding right-of-way, which were anticipated in the Purchase and Sales Agreement and cleans up old maps to align with current infrastructure, the resulting Project Site will be approximately acres. A natural drainage way and tributary of Refugio Creek, referred to as Ohlone Creek, divides the Project Site in a northeasterly direction between San Pablo Avenue and Sycamore Avenue. The proposal would amend the existing land use and zoning of the Project Site from Planned Commercial-Residential (PC-R) to a land use of General Commercial (GC) and consistent zoning of General Commercial (CG). The Project Site is proposed to be developed with approximately 136,250 square feet of commercial space within ten structures including a 55,000 square foot two-story grocery store, eighteen (18) pump fuel center with related kiosk, 37,000 square foot two-story fitness center and other neighborhood-serving retail, restaurant, and service uses in buildings ranging from 2,500 square feet to approximately 10,000 square feet with common areas for parking, landscaping, and pedestrian use, as well as, the preservation and enhancement of Ohlone Creek. Background. The property within the Project Site is located within the original 1,300 acre area originally owned by the California Powder Works later known as the Hercules Powder Company. Following the closure of the facility in the 1970s and sale of specific parcels, the two properties that make up the Project Site eventually were sold to private interests and acquired at a later date by the City s Redevelopment Agency (RDA). The two properties were known as Penterra (Parcel C) and Poe (Parcel D). Parcel C was acquired with a deed restriction placed by a prior private owner prohibiting development as a grocery store. Currently, they are owned by the City, as Successor Agency to the Hercules Redevelopment Agency (RDA) for non-housing assets, following the dissolution of redevelopment agencies by the State legislature effective February 1, Following acquisition by the RDA, a major planning effort was undertaken to provide for a mixed use project on the site described as a combination of approximately 140,000 square feet of retail commercial (including a 25,000 square foot grocery store), 170,000 square feet of office space, a 180-room hotel, 170 residential apartment units, and structured parking. In June of 2010, Chapter 29 was added to the City s Zoning Ordinance, by adoption of Ordinance #459, entitled Zoning Regulations and Development Standards for Sycamore Crossing, with Initial Planned Development Plan IPDP #10-01 reflecting development standards for the proposed mixed use project. At the time of this adoption, the 2009 Redevelopment Plan EIR was certified and provided the basis for the IPDP #10-01 for Sycamore Crossing as well as development of the January 13, 2015 Page 3

4 Hilltown site. The intent of the RDA was to market the site to a developer/builder with basic land use, zoning, and development regulations in place. Specific Considerations. 1. Purchase and Sale Agreement - In January 24, 2012, the City, of Hercules, as Successor Agency to the Hercules Redevelopment Agency for non-housing assets, entered into a Purchase and Sale Agreement with Property Development Centers, LLC (PDC) per adopted City Council Resolution # The Purchase and Sale Agreement has been amended several times since the original approval with the most recent amendment approved on November 25, PDC is the Project Applicant with the sale of the property being contingent upon obtaining the necessary entitlements Repeal of Ordinance #459 and #IPDP The project currently proposed for the Sycamore Crossing project site is smaller and proposes fewer types of uses than the mixed use development anticipated by Ordinance #459 and consistent zoning of Planned Commercial-Residential (PC-R) and with the project approved in 2010 as Initial Planned Development #IPDP Land Use Amendment - The commercial uses proposed for the Sycamore Crossing project essentially replace the anticipated commercial services that were lost with the approval for Muir Pointe in That 17-acre site, originally approved in 2003 with the Bayside project, was designated GC and approved for a 167,700 square foot neighborhood commercial shopping center. In 2014, that site was approved for a General Plan land use amendment (and related zoning) from General Commercial (GC/CG) to Planned Commercial-Residential (PC-R) along with a residential subdivision of 144 single-family detached homes, including two live-work units. Vacation of Excess Right-of-Way The ultimate configuration of the Project Site at acres involves various dedications from existing parcels and vacations of peripheral excess property/right-of-way. The area to be vacated is a total of approximately.85 acres with.05 acres from an area adjacent to Sycamore Avenue in proximity to Parcel D (APN ) and.80 acres along San Pablo Avenue with approximately.42 acres abutting Parcel D and.38 acres along the south side of Parcel C (APN ). The vacation of this area is subject to a procedure established by the California Streets & Highways Code including a public hearing by the City Council and a Resolution by the Planning Commission finding conformity of these vacations with the General Plan. The City Council public hearing was properly noticed for and opened on December 16, 2014 and was continued to January 13, 2015 to be decided as a separate item after the environmental clearance decision was made and concurrently with the other entitlement approvals related to the Sycamore Crossing project. The original Council staff report is contained in Attachment A at the end of this staff report, but updated versions of the resolutions are provided with Attachment C to this staff report for consideration after the adoption after the CEQA determination and closing of the public hearing. January 13, 2015 Page 4

5 At its meeting of December 15, 2014, the Planning Commission adopted Resolution which found that the proposed Vacations are in conformity with the General Plan. With Vesting Tentative Map #9373 and conveyance of the property to PDC, the City would retain or obtain appropriate public utility easements within any vacated or dedicated areas and allow for continued access to existing utilities until they are relocated. These vacations were anticipated with the Purchase and Sales Agreement and will help to clean up recorded documents to align with existing street facilities. 5. Removal of Fill Materials The Project Site surface contains a variety of fill material brought from surrounding projects. For the Sycamore Crossing project, the site will be graded during construction with an estimated 126,000 cubic yards of previously placed soil planned to be off hauled Preservation of Wetlands Areas - The Project Site includes areas identified as natural and jurisdictional wetlands to be preserved for drainage and water quality purposes. The Ohlone Creek drainage area will be preserved as a 1.37-acre parcel spanned by a bridge which connects the easterly portion of the site (grocery supermarket) to the westerly portion. At Sycamore Avenue, a culvert runs under the street right-of-way and into a wetlands area of Refugio Creek at the east end of the Bayside single family home subdivision. The Project Site also includes a smaller area of approximately.18 acres of wetlands along San Pablo Avenue. Due to the location of the existing wetlands that are being restored and maintained parallel to San Pablo Avenue, an additional traffic lane cannot be accommodated without negatively impacting the wetland. Lastly, a.11 acre wetland drainage ditch approximately 425 in length, runs parallel to Sycamore Avenue between the Ohlone Creek and the Grand Plaza and therefore effects the ability for any building to be located directly adjacent to the sidewalk. Mature Tree Removal - The Project Site includes a number of mature trees, as defined in Section of the Municipal Code generally within the remaining eucalyptus grove along San Pablo Avenue. Mature trees may be removed in conjunction with a development provided that the certain conditions are satisfied including: 1) an approved grading permit which requires measures for erosion prevention and sediment control, and 2) an approved tree replacement plan. A tree replacement plan must be approved to fulfill a mitigation measure contained in the 2009 EIR, and therefore is included as a condition of approval. Development Regulations Under the Regulating Code for the Central Hercules Plan, represented in Chapter 28 of the Zoning Ordinance, the Project Site falls into the category of Phase II/Permissive which means that the Applicant has the discretion to adhere to the uses and intensity of development allowed under the Regulating Code. The approved Planned Development Plan would be the leading document for development standards. Sycamore Avenue Interface The Sycamore Avenue frontage along the westerly portion of the Project Site is designated Main Street and reflects the sections in the Central Hercules Plan as pedestrian-friendly with building shop fronts positioned close to the street, wide sidewalks, and angled curbside parking reflective of the street improvements on the opposite side of Sycamore Avenue in front of the mixed use Town January 13, 2015 Page 5

6 Centrale project. As mentioned above, a 425 linear wetland area limits the ability to locate buildings directly adjacent to the street in a large section of the frontage. Therefore, a Grand Staircase on the Sycamore Avenue frontage of the Project Site connects the pedestrian plaza on site with the Town Centrale pedestrian plaza. A proposed speed table in the Sycamore Avenue right-of-way would connect the two plazas, reduce speeds and provide for a safer, more visible pedestrian connection and also to invite foot traffic between the two sites. A second pedestrian access point is located at the intersection of Sycamore Avenue and Front Street, which bisects the Bayside residential subdivision project across Sycamore Avenue 10. San Pablo Avenue Improvements #IPDP approved in 2010 for the Sycamore Crossing site included street cross sections for both Sycamore Avenue and San Pablo Avenue that differ from those sections indicated in the Regulating Code for the Central Hercules Plan (CHP). The portion of Sycamore Avenue between Front Street and Tsushima Street has been constructed according to the adopted design in IPDP with angled on-street parking. The portion of Sycamore Avenue between Front Street and San Pablo Avenue was not built in accordance with the IPDP or the Two- Lane Avenue standard of the CHP. However, the traffic analysis shows that this section of the street can be utilized as envisioned in the CHP with one travel lane and on-street parking. The existing cross sections for San Pablo Avenue in both of these referenced plans have two travel lanes in each direction, a landscaped median, bike lanes on both sides of the roads, and potential parking along one or both sides of the street but do not acknowledge the parallel wetlands that must remain in place. Therefore, a revised San Pablo Avenue cross section has been provided and anticipated to be constructed as part of the adopted project. Since the proposed #FPDP will supersede the previously approved IPDP project, the proposed modified street cross section for San Pablo Avenue is intended to better align with and be consistent with the Site Plan, Vesting Tentative Map #9373, and the right-of-way vacations currently under consideration and does not include on street parking so that pedestrian sidewalks and landscape area can be incorporated without impacting the adjacent wetlands and better meeting the City s complete streets policy. Various modifications to San Pablo Avenue will be made related to turning movements and access to the shopping center near the grocery supermarket along with median and landscaping improvements for improved pedestrian connectivity and traffic calming adjacent to most of the Project site which were already discussed in the Planning Commission staff report and then further clarified in the revised Conditions of Approval (generally shown in the redlined Site Plan page A1 of the approved Planning Commission Resolution #14-013). 11. Conditional Use Permit - Conditional Use Permit #CUP is for an auto fuel facility, shopping center, 24-hour grocery market including liquor sales, two fast casual drive-through restaurants, retail stores greater than 2,000 square feet, the two large footprint buildings greater than 20,000 square feet, and outdoor retail sales in the General Commercial (CG) zoning district and Central Quarter of the Central Hercules Plan area, as applicable. January 13, 2015 Page 6

7 12. Master Sign Program These approvals typically occur after approval of basic entitlements and/or at the administrative level. The Master Sign Program is being considered comprehensively at this time along with other entitlements mainly because: 1) there is a need under the Purchase and Sale Agreement to resolve entitlement approvals prior to conveyance of the property, and 2) the signs represent design elements of the project. PLANNING COMMISSION RECOMMENDATION: On December 15, 2014, the Planning Commission conducted a public hearing to consider the Sycamore Crossing project: 1. All five Planning Commissioners were present. 2. Staff presented a PowerPoint presentation with an additional presentation on the CEQA Addendum by Jerry Haag of Stevenson, Porto & Pierce (SP2), Planning Consultants. 3. Speaking on behalf of the Applicant were: a. Tom Fitzpatrick of PDC provided an overview of the project and background. b. Kalina Kunert of PDC explained all of the architectural modifications made to the plans from the last Design Review before the Planning Commission on October 6, Modified plans addressed: signs, traffic visibility, halo lighting, interface with Tsushima Street, building and sign profiles, fence boundary with the drainage area, historic Hercules lettering, and window mullion patterns. c. Mary Bean of First Carbon provided an overview of the Initial Study and other environmental documentation. 4. Planning Director Holly Smyth announced that the City had received 52 written comments on the project and forwarded to Planning Commissioners in 3 batches which would all be posted to the Planning Commission Agenda. 5. Twelve members of the public spoke on various issues with the majority of all comments indicating a favorable position on the project and only several expressing concerns or asking questions. One speaker from Rodeo expressed concerns about access to markets if the proposed market replaces or causes the closure of the one in her neighborhood. Another speaker was concerned about the circulation pattern of the fueling station and thought it should be resolved with the project and not through performance alternatives should problems arise. Another speaker was wanting to make sure an updated soils report was done to avoid future breakage in the gas line similar to what occurred in the past and wanted to make sure that the underground tanks would not leak into the creek. Another thought the sea of parking was not a good utilization of space and was not pedestrian friendly and the site should incorporate mixed-uses. 6. The Planning Commission expressed concerns about the following issues: a. Traffic and circulation: Morrison, Baily, and Manrique b. Preference for restaurants that are upscale from fast food: Mitchell, Baily, and Manrique January 13, 2015 Page 7

8 c. Commissioner Baily asked for clarification about the need for rooftop parking. d. Commissioner Mitchell expressed concern about the environmental safety of the underground storage tanks at the fuel station and dislike for surface parking. He also questioned the need for changing the land use and zoning to accommodate the proposed plan and requested an explanation as to why the project could not be developed and maintain the existing adopted plans that might be able to be carried out in the future. 7. Representatives of the Applicant, Applicant s consulting team, and staff responded to questions, concerns, and comments relating to: a. Matthew Ridgeway of Fehr & Peers (traffic consultant) responded to safety and circulation of the fueling station. b. Mary Bean responded to air quality and environmental issues related to the fueling station. c. Christine Firstenberg, real estate broker for the Applicant, responded that they are not seeking fast food tenants, but are trying to obtain interest from fast casual restaurants as tenants for the project. d. Tom Fitzpatrick generally explained tax revenues generated by the project. He also responded that the rooftop parking is the result of trying to include all elements of the grocery supermarket on the existing parcel (Parcel D) which does not contain an existing deed restriction for the development of a grocery supermarket. e. Holly Smyth explained additional traffic modifications for San Pablo Avenue not shown on the plans, but added as conditions of approval. f. Special Counsel to the City of Hercules, Dan Doporto explained in response to Commissioner Mitchell s question that the project had not been analyzed under the PC-R land use designation and zoning. Both he and Ms. Smyth identified potential conflicts with the language in the existing Chapter 29 of the Zoning Ordinance for mixed use and the proposed project and explained that it would be inconsistent to keep the old project zoning and IPDP in place as it is not consistent with the proposed project and existing site conditions and could not allow for future streets going through the project as in the prior approval. 8. The Planning Commission passed and adopted the following resolutions: a. Resolution recommending City Council approve #IS approving CEQA Addendum and incorporating an errata sheet with the Initial Study, its attachments, and the Mitigation Monitoring and Reporting Program; b. Resolution finding that the vacation of portions of excess right-of-way along Sycamore Avenue and San Pablo Avenue is in conformance with the General Plan; c. Resolution recommending City Council approve General Plan Amendment #GPA with modified diagram amending the land use of the Project Site from Planned Commercial-Residential (PC-R) to General Commercial (GC) with a Statement of Consistency; January 13, 2015 Page 8

9 d. Resolution recommending City Council approve an Ordinance approving Zone Amendment #RZ with modified diagram changing the zoning district for the Project Site from Planned Commercial-Residential (PC-R) to General Commercial (CG) and Zoning Text Amendment #ZTA repealing Ordinance #459, Chapter 29 of the Zoning Ordinance, and IPDP #10-01 previously approved for the Sycamore Crossing site with Findings with Facts; e. Resolution recommending City Council approve Initial/Final Planned Development Plan #FPDP (which supersedes #IPDP 10-01), Design Review Permit #DRP 14-04, Conditional Use Permit #14-01, Vesting Tentative Map #9373, and Master Sign Program with Conditions of Approval, drawings with several redlined modifications shown therein and Findings with Facts. Resolutions , , and passed on a unanimous vote. Resolutions and passed on a 4-0 vote with Commissioner Mitchell abstaining on the basis that the PC-R land use and zoning should be preserved and a position that the proposed project could/should be approved in the future under the existing land use and zoning. He also asked if there was a way to archive those plans adopted previously (such as IPDP 10-01) which represented a significant planning effort for future reference on the City s website. Staff stated they would bring this to the attention of the City Manager. Copies of the adopted Planning Commission resolutions are included in the attached documents. Since a number of the approvals would require approval by the City Council, all actions taken by the Planning Commission were adopted as recommendations to the City Council, with the exception of the General Plan conformity determination of the proposed partial street Vacations. At the hearing, certain provisions were discussed that required certain clarifications which have been made based on Planning Commission discussion and have been included and recommended for approval with the current agenda item materials. ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM: Initial Study and CEQA Addendum #IS dated November 2014 was prepared for the currently proposed Sycamore Crossing based on the determination, pursuant to Sections 15063, 15162, 15164, and of the CEQA Guidelines, that the proposed Project is within the scope of the development program evaluated previously and would not require further environmental review as no new or more severe impacts would occur as a result of the proposed project. The programmatic environmental document that serves as the basis for the determination pertaining to the Project Site and current proposal is the Updated Redevelopment Plan Draft EIR (Redevelopment Plan EIR) (SCH # ) certified by the City Council on April 20, That EIR identified and analyzed the potential environmental effects from development of approximately 58 acres, including the Hill Town site and the Sycamore Crossing site, and was used as the basis for consideration of the previous Sycamore Crossing project, a mixed-use project site described as a combination of approximately 140,000 square feet of retail commercial (including a grocery supermarket), 170,000 square feet of office space, a 180-room hotel, 170 residential apartment units, and structured parking. These documents included mitigation measures that will continued to be applicable as appropriate to the Sycamore Crossing project currently proposed. January 13, 2015 Page 9

10 Technical reports are listed in the Planning Commission staff report and attached with the CEQA Addendum. An errata sheet along with the entire list of Mitigation Monitoring and Reporting Program (MMRP) adopted with the previously adopted program EIR also became part of the recommendation approved by the Planning Commission. To be more accurate, the City Council s resolution includes an updated MMRP that only reflects the applicable mitigation measures for this project in lieu of the original Attachment 11 to the Initial Study. PUBLIC NOTIFICATION: Public hearing notices for both the Planning Commission and City Council meetings included a description of the project application, location, time and place of the public hearing, and a phone number to call at City Hall for additional information. Notification for the Planning Commission public hearing of December 15, 2014 involved mailed notification to property owners, current residents, and absentee owners within a 300 radius of the project boundaries more than 10 days in advance of the meeting. Additionally, public hearing notices were then posted at various City sites, on the City s website, and published on December 5, 2015, in the West County Times. In regards to the proposed Vacations, the City provided certified mail return receipt notice to the public utility entities commonly known to provide service in the City and its surrounding area of the proposed Vacation of public right -of-way on November 13, 2014 along with the Bayside Homeowner s Association. A notice of intent was then published in a newspaper of general circulation on December 3 and 8, 2014 and was then posted every 300 on the premises of the areas proposed to be Vacated for the December 16, 2014 City Council meeting. On December 16, 2014 the City Council opened and continued the public hearing to their January 13, 2015 meeting to be heard with the environmental determination and remaining project entitlements tied to the Vacation proceedings. For the January 13, 2015 City Council public hearing, the same property owners, current residents, and absentee owners within a 300 radius were notified by mail and notices were posted at the various city sites 10 days prior to the meeting. The public notice was also published in the West County Times on January 2, MODIFICATIONS AND CLARIFICATIONS SINCE PLANNING COMMISSION S MEETING As the project went to the Planning Commission, staff had mentioned that several of the conditions of approval may need to be refined as information from others was not completely agreed to by all parties. Most of these potential areas of change were shown in the draft Planning Commission Resolution # Exhibit A Conditions which showed some highlighted areas, strikethroughs and underlined text with the clean version being adopted. To simplify the format by combining similar items with similar conditions, address grammar, remove duplicates, and address several issues the applicant had with the Conditions of Approval, staff has prepared a tracked changes version showing suggested further modifications from the Planning Commission s recommendations. A clean version of the proposed Conditions of Approval is also incorporated for ease of reading and anticipated to be included in the final Attachment F with any other modifications the City Council sees fit. January 13, 2015 Page 10

11 General direction was given at the Planning Commission for further modifications/clarifications to be added to the drawings, which were shown as redlines attached to their Resolution 14-01, to be incorporated into the drawings that would go before the City Council. Most of the modifications have been incorporated to meet the Planning Commission s intent with the agenda packet, however, due to timing constraints, some modifications have not yet been incorporated and will be reviewed during the staff presentation at the City Council meeting. ATTACHMENTS / DRAFT RESOLUTIONS & ORDINANCES (Resolution and Ordinance numbers may be subject to change) Attachment A. Attachment B. Attachment C. City Council staff report dated December 16, 2014 on the proposed Vacations of.80 acre portion of San Pablo Avenue and.05 acre portion of Sycamore Avenue Draft Resolution # adopting #IS 14-02, with exhibits of CEQA Addendum, Applicable Mitigation Monitoring and reporting Program (MMRP), Initial Study s one page correction errata sheet, and Initial Study with its supporting technical reports Draft Resolutions # and # to conditionally Vacate.80 acres of San Pablo Avenue right of way and.05 acres of Sycamore Avenue right of way with two separate vacation exhibits, legal descriptions and clean map exhibits Attachment D. Draft Resolution # approving General Plan Amendment #GPA with revised diagram and Statements of Consistency contained therein Attachment E. Draft Ordinance 482 approving Zone Amendment #RZ with revised Zoning Map exhibit and Zoning Text Amendment #ZTA repealing Ordinance #459, Chapter 29 of the Zoning Ordinance and IPDP with Findings with Facts contained therein Attachment F. Draft Resolution # approving Initial/Final Planned Development Plan #FPDP 14-01, Design Review Permit #DRP 14-04, Conditional Use Permit #14-01, Vesting Tentative Map #9373, and Master Sign Program with Exhibits for Conditions of Approval, Applicant s proposed drawings to include Site Plan/Elevations/Color and Materials palette/landscape Plans/Civil Plans/Vesting Tentative Map/Master Sign Program drawings (HARD COPIES GIVEN TO CITY COUNCIL) and Findings with Facts subject to approved conditions and drawings contained therein. Attachment G. Planning Commission staff report dated December 15, 2014 Attachment H. Adopted Planning Commission Resolutions , , , , and with Redlined drawings incorporated on drawing pages A1, A2A, A2C, A2F, A3, A4, A5A, A6, CB, and L1 January 13, 2015 Page 11