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Hacienda TOD Standards and Design Guidelines Initial Study Initial Study assumes up to 30,000 square feet of retail, total, on the three sites. At maximum development, approximately 2,650 parking spaces would be required. 3. Project Characteristics The proposed project consists of a modification to the Planned Unit Development (PUD) for Hacienda to adopt Hacienda TOD Standards and Design Guidelines that would guide residential and mixed use development and address setbacks, density, open space, height, required parking, the location of retail and live /work space, allowed retail and service uses, public street standards, pedestrian and bike path standards, site design and planning, and architectural features. For the impact analysis, this Initial Study assumes the following: 1. The W.P. Carey site (Hacienda site 7G) would accommodate between 252 and 462 dwelling units and allow approximately 10,000 square feet of neighborhood - serving retail and scrvicc uses. 2. The BRI? site (Hacienda site 7E) would accommodate between 246 and 462 dwelling units and allow approximately 10,00;) square feet of neighborhood- serving retail and service uses. 3. The Roche Molecular Systems site (a portion of Hacienda site 6) would accommodate between 372 and 682 dwelling units and allow approximately 10,000 square feet of neighborhood - serving retail and scrvicc uses. For purposes of this environmental analysis the "project" is any development allowed by the Standards and Design Guidelines that was not already anticipated in the CEQA analysis of the rezoning of the subject proper_les approved by the City Council in November 2009. The Negative Declaration adopted for the rezoning to PUD -MU assumed up to 950 multifamily residential units and left in place the already existing entitlement for 733,000 square feet of office space. The Hacienda TOD Standards and Design Guidelines document includes standards and guidelines related to density, affordability, bedroom mix, setbacks, required open space, height, parking, circulation, building orientation, and architecture. The document also includes a list of permitted, conditional and prohibited uses related to the retail space and the live /work units. Uses are generally those allowed in the City's neighborhood commercial district and are uses that would address the daily needs of residents and employees of the area. The proposed project also includes roadway changes to Owens Drive, Willow Road and Gibraltar Drive. These changes include lane reductions to the three roadways. The travel lanes are replaced by a combination of parking lanes, frontage roads, bike lanes and sidewalks. This initial study analyzes the proposed project impacts with the changes in the roadway network that include: • Owens Drive between Willow Road and the East Bart Traffic Signal — • Reduction from a six lane roadway down to a two lane roadway (one lane in each direction). o Frontage road on both sides. • Willow Road between Owens Drive and Gibraltar Drive — • reduced from a 4 lane roadway to a 2 lane roadway o parallel parking on both sides. • Gibraltar Drive between hacienda Drive and Willow Road: • Reduced from a 4 lane roadway to a 2 lane roadway • Diagonal parking on the north side of Gibraltar along the frontage of Parcel 2 Draft, Subject to Revision 3 2/11/2011