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below the Level of Service (LOS) D standard, but could be mitigated to LOS D or better. The Traffic Analysis found that the identified improvements would be required with or without the project construction and these improvements are already included in either the General Plan or the Traffic Development Fee Program. While the project's vehicle trips add to the traffic volume on the roadways, the development does not substantially increase traffic and does not induce the need for roadway improvements and the traffic generation is a less than significant impact. The project developer will be required to fund its share of the improvements through the Traffic Development Fee Program. Development of the sites may incorporate changes to the design of the existing collector and arterial road system. To implement the Transit Oriented Design, the project may (as an option) narrow two arterial roadways and one collector roadway (Owens Drive and Willow Road, and Hacienda Drive). The narrowing of the roadways promotes pedestrian circulation, but reduces the storage capacity and operational viability at two project intersections. While these two intersections maintain an acceptable LOS, the approach delay and storage capacity that result from the roadway narrowing (if implemented) requires mitigation, as follows: • Willow Road at Gibraltar Drive: Provide 150 foot left -turn storage for the northbound and southbound left turns on Willow Road. • Gibraltar Drive at Hacienda Drive: Install protected left -turn signal phasing for the eastbound and westbound left -turn movements at the intersection of Gibraltar Drive and Hacienda Drive. The Traffic Analysis also noted safety concerns related to the design option (Option Alb) which allows diagonal parking on Owens Drive but does not provide a median separation between the bike lane and through traffic. The report notes potential conflicts between cars backing out of parking spaces and through vehicles and bicyclists. The Owen Drive configuration recommended by the Planning Commission (shown on the previous page of this Agenda Report) and Owens Drive option Ala included in the Draft Hacienda TOD Standards and Design Guidelines include medians which mitigate the safety concerns related to diagonal parking. PUBLIC NOTICE AND COMMENT Public hearing notices were sent to all property owners and tenants in the Hacienda Business Park, and a notice was published in The Valley Times. Following the City Council Workshop, the City Council received a letter dated February 10, 2011 from the Law Offices of Peter McDonald, writing on behalf of BRE Properties, Inc. (Attachment 9) STAFF RECOMMENDATION 1. Hear public comment and provide direction on the following: • "Sunset clause" for the pedestrian and bike connectors • Setbacks on Willow Road, Gibraltar Drive and Hacienda Drive • Retail and live /work space on Gibraltar Drive • Appropriate retail space depth Page 7 of 8