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an immediate need for road or intersection improvements and the scope and timing of those improvements. In addition, when impacts are identified through project specific analysis that cannot be addressed by the existing or proposed road network, project specific mitigations (such as adjustments to project size, operating characteristics, etc.) may be specified as conditions of approval. These required traffic studies and analysis have been shown to effectively evaluate potential impacts and secure required mitigation. The proposed modifications to the Hacienda PUD development plan will retain the requirement for performing traffic analysis as described above and removes the traffic-based equivalency for determining reduction of the sub-cap on development. In removing the dual methodology and sub- caps, only one system with one cap for the entire Hacienda development (9.889 million square feet) would be utilized. Overall, staff is supportive of the proposed approach and finds that the new methodology would provide a unified approach that will be consistent across all projects and will appropriately ensure new development adequately mitigates its impacts. With respect to the proposed alignment of Hacienda land use categories with those in the PMC, staff believes this change will create consistency and provide more clear and transparent guidance to new businesses coming to Hacienda, by eliminating potential conflicts and need for interpretation between the two sets of regulations. The planning districts will now directly align with the updated City Zoning Code that was recently adopted in February 2017. The change will not result in any major changes to the allowable development capacity, intensities, development standards or parking requirements for projects within Hacienda. HACIENDA DESIGN GUIDELINES, PUD-81-30-58M / PUD-85-08-31M PROJECT DESCRIPTION The last comprehensive update to the Hacienda Design Guidelines was approved by the City in 1994. In 2011 and 2012, the City Council approved the Hacienda TOD Standards and Design Guidelines and the Housing Site Development Standards and Design Guidelines. These documents guide the development of high-density residential and mixed-use projects on a few specified parcels in Hacienda. The existing Hacienda Design Guidelines do not reflect these more recently-adopted documents and the relationship between them and the original guidelines is not completely clear. In addition to incorporating the TOD and Housing Design Guidelines, the Hacienda Design Guidelines need to be updated to incorporate other best practices in Hacienda, including new water-efficient landscaping requirements, incorporation of new recycled water implementation strategies, new solar panel guidelines, as well as updating the Hacienda sign criteria. The updates to the Hacienda Design Guidelines focus on consolidating current guidelines into one document and aligning Hacienda design standards with current city practices and adopted regulations. The updates would not change any development intensities or on-site parking requirements. Minor changes that are proposed include changes to the following: Page 9 of 12