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and could involve a citizens' task force or City Council/Planning Commission subcommittee. Transit-Oriented Development: Transit-Oriented Development (TOD) is often defined as higher-density, mixed use development within walking distance (1/4 to 1/2 mile) of a transit station. A major goal of transit-oriented development is to reduce vehicular traffic by encouraging the convenient use of transit by taking advantage of the proximity of transit stations to housing, jobs, and commercial centers. Key components include walkability and pedestrian/bicycle linkages to the transit center along streets and on pathways; attractive development with pedestrian amenities; sufficient housing density and employment intensity to support commercial development; and creation of a livable area that is a "place" in its own right. Thus, TOD capitalizes on the functional inter- relationship and integration of land use and transit, more than just the physical characteristics of a developed area. As a result, TOD is considered a tool in achieving sustainable development. Mixed use development is considered to be a combination of residential, retail, office, and/or other types of uses, sometimes in the same building or on the same site. TOD differs from mixed use development in that mixed use development can occur in a variety of locations and is not necessarily tied to a transit center, does not necessarily focus on pedestrian linkages and amenities, and does not necessarily emphasize the functional integration that TOD promotes. Thus, mixed use is a component of TOD but does not, by itself, necessarily constitute atransit-oriented development. Mixed use has been desirable and successful in areas such as the Downtown and can be beneficial in creating convenient commercial services for residents and employees and abuilt-in market for commercial areas. There is also a distinction made between "transit-oriented" development and "transit- adjacent" development. Whereas developing housing near transit centers can be beneficial in many ways, a TOD involves functional characteristics such as a choice of transportation modes, the relationships between transit and land use through pedestrian linkages, and a mix of uses and housing types that together create a desirable place in its own right.2 This would typically involve looking at an area as a whole and planning for ways to achieve these objectives in terms of both on-site development and off-site, public areas along streets and in other public spaces. Potential Alternative Hacienda Planning Process: Hacienda representatives have suggested an alternative process consisting of modifications to the PUD Development Plan, Design Guidelines, and Development Agreement instead of a Specific Plan. They have also proposed that review of the three development projects on the CarrAmerica and former Shaklee sites be considered simultaneously with modifications to the PUD Development Plan. As stated previously, this option has been managed over the years successfully by the City and Hacienda in addressing various land-use changes. Thus, ~ Center for Transit-Oriented Development website, www.reconnectingamerica.org Z Dena Belzer and Gerald Aul[er of Strategic Economics, "Transit-Oriented Development: Moving from Rhetoric to Reality", June 2002. Page 4 of 13