04 ATTACHMENT 2 - Laserfiche WebLink

Retail Mixed Use Market Study Update 1 January 6, 2010 • Two -sided retail streets: retail space should be located on both sides of Owens drive, in order to create a sense of enclosure and encourage shoppers to wander between businesses more easily. • Safe and visible pedestrian crossing of Owens Drive: Care should be taken to establish strong and safe pedestrian connections between retail on either side of Owens Drive, which widens to 10 lanes around the BART station. Design improvements at the Owens /Willow crosswalk might include bulb -outs, raised or patterned crosswalks, a wider median or other techniques to narrow the street at this crossing. In addition, a new mid -block crossing at Iron Horse Trail would provide further connectivity and capitalize on existing plans to continue Iron Horse Trail as a pedestrian and bike path through Hacienda. • The creation of "complete streets" leading to and incorporated with the retail development. Complete streets are designed to serve a range of users, including pedestrians, bikes, automobiles and people of all ages and abilities. A complete streets program would improve access to retail stores and the BART station for a range of Hacienda employees and residents. • Flexible mixed -use development: Mixed use requirements for the site should allow for vertical or horizontal mixed use development, providing that design and circulation principles are employed to connect adjacent uses. Tenanting Recommended tenants for ibis project include: • Small Grocer /Take - out/Restaurant/Catering (8,000 to 20,000 square feet) A small grocery store with a significant prepared foods /catering component would be a strong candidate to anchor a mixed -use retail development in Hacienda. • High -end Specialty Pharmacy (3,500 to 10,000 square feet) A pharmacy also has the capacity to serve as a co- anchor at this location, in conjunction with the small grocer. These businesses, however, have been hit hard by the economic downturn and are not currently expanding. Locating a specialty pharmacy in Hacienda, therefore, would require an extremely proactive tenanting strategy and is better suited for a later phase of the project. • Restaurants (10,000 square feet) Small cafes or quick- service restaurants would also be successful tenants for mixed -use retail in Hacienda. Care should be taken, however, to ensure that restaurant offerings do not compete with prepared foods served at the grocery anchor tenant. • Specialty Retail (5,000 to 10,000 square feet) Small, nontraditional specialty retailers, such as a bicycle store, walking shoe store, travel book store, or an optical store would be a good fit for Hacienda. • Services (5,000 to 10,0000 square feet) Small service businesses such as hair or nail salons, day spas or a green dry cleaner would serve the daily needs of local residents and workers Management It is likely that a mixed use development at Hacienda will be built on land owned by two different owners. Therefore, every effort should be made to unify the design and construction of the project under a master architect and developer. This will help to provide a higher degree of certainty for retail tenant; and future residents, and ensure that development on different properties is designed, managed and tenanted as a single entity. If the project cannot be unified under a master developer given the different ownerships, the City should employ design 66