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more phases, including an initial phase (Phase I) during which Parcels 6, 9 and <br /> 10 would be developed with hotel (132,000 square feet), club retail (148,000 <br /> square feet), and general retail (43,903 square feet) uses; and one or more <br /> future development phases. All new development would be subject to a <br /> separate and subsequent development review process (e.g. Design Review, <br /> Conditional Use Permit, Planned Unit Development, etc.) <br /> The JDEDZ will generate increased traffic, affecting the levels of service and <br /> vehicle queue length spillback in and around the project area. It should be <br /> noted that proposed mitigations in the FSEIR would result in acceptable levels <br /> of service (i.e., duration of delay in traveling through an intersection), <br /> acceptable vehicle queue spillback (i.e., backed-up traffic potentially affecting <br /> operation of an upstream intersection), and acceptable freeway ramp <br /> operations. For more detailed information related to project impacts and <br /> proposed mitigations, please refer to Chapter 4.D of the DSEIR. <br /> C. Project Cost Estimate <br /> The following cost estimate for the Project was developed in early 2017: <br /> 3 Pace <br />