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3.Project Description For Phase 1, it is assumed construction equipment and materials would be"staged" (stored and used)on each site as development takes place. Figures 3-4 and 3-5 present conceptual plans for Phase I of development. As part of the proposed EDZ,the parcels would be re-zoned Planned Unit Development Commercial (PUD-C). Full Buildout Development Assumptions During future phases after the development of Parcels 6,9 and 10 under Phase I, it is assumed the other parcels within the EDZ would be redeveloped with types and intensities of uses consistent with fiscal projections recently prepared for the EDZ area and presented in Appendix C. Full buildout would include development as described for Phase I, and would include the development of up to 246,440 square feet of general retail uses, up to 148,000 square feet of club retail uses, up to 27,550 square feet of industrial uses, and up to 88,000 square feet of hotel uses, for a total of up to 509,990 square feet of uses. These later phases are assumed to take place over several years. No specific development activities are presented or analyzed in this SEIR at the level of detail that specific uses and locations are assumed for Phase I as described above. Design Guidelines The City has prepared Draft Design Guidelines for the EDZ(Design Guidelines), included in Appendix D. The purpose of the Design Guidelines is to provide urban design guidance at the planning application stage in order to achieve appropriate development for all uses within the EDZ. The Design Guidelines allow for the future development and redevelopment of the EDZ area in a way that is comprehensive and characterized by high-quality design, and that provides adequate landscaping and transportation access. The Design Guidelines provide direction on building height and setbacks, landscaping, parking supply, open spaces, building types and architectural features. All signage within the EDZ area would be subject to the Design Guidelines. Utilities and Infrastructure The EDZ area is currently served by water, sanitary sewer, stormwater, and other infrastructure. Development permitted under the EDZ may include upgrades to this infrastructure as needed to accommodate potential future development, as discussed further in Section 4.E, Other Topics, of this SEIR. The EDZ area is also served by the city's transportation network. The assumed level of development under the EDZ may require potential upgrades to the transportation network, as discussed further in Section 4.D., Transportation and Traffic,of this SEIR. Johnson Dnve Econarnc Development Zone 3-9 ESA 1 140421 Draft Supplemental ER September 2015