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4 along the project frontage plus seven westward, beyond the site), 11 along Diller (eight along the project frontage plus three on the other side of Diller), and eight along the El Camino Real frontage. Native and/or adapted non-invasive trees, shrubs, and vines would be used for podium level (courtyard) and rooftop terrace (pool) landscaped areas. Turf would not be used anywhere on site. The landscape would emphasize water- efficient irrigation in compliance with City regulations. (Preliminary Arborist Report, ECR and Diller Street, Redwood City, CA; HortScience, Inc.; February 3, 2016, pp. 7-10. Plan Sheets L-1, L-4, and L-7, 4/29/16; and Plan Sheet TM-5, 4/28/16) The project proposes new ADA crosswalk ramps and intersection bulbouts at the Diller Street/Franklin Street and El Camino Real/Diller Street intersections to enhance pedestrian connections between the project site and the nearby transit facilities (Plan Sheets TM-4 and TM-5, 9/30/16, and L1, 9/30/16). The project does not propose any new bicycle facilities on any routes between the project site and nearby the Caltrain station and SamTrans bus depot. To expand connections connecting to these transit facilities, the DTPP recommends a Class III bike route (shared with vehicles) along El Camino Real from Broadway to Lincoln, by adding "sharrows" to the outermost motor vehicle travel lanes. The Redwood City General Plan recommends Class II bike lanes (striped for bikes only) or Class III bike routes between El Camino Real and James Avenue, and Class II bike lanes on Jefferson Avenue west of Broadway. (Hexagon, 4/29/16, p. 25) Development on the site is regulated by the Downtown Precise Plan (DTPP). Existing Uses On-Site The approximately 1.64-acre project site fronts on the 1400 block of El Camino Real in Redwood City. The site includes a two-story office building (Butler Construction) and two surface parking lots with associated landscaping; an auto body shop; a one-story home gym equipment retailer (with a separate hair salon in the same building) and surface parking lot; a veterinary hospital with surface parking; and a one-story commercial building plus a two-story commercial building (including one residential unit), with shared surface parking. Previous CEQA Analysis and Purpose of Initial Study On January 24, 2011, a program environmental impact report (EIR) was certified by the City Council of Redwood City (Final Environmental Impact Report for the Redwood City Downtown Precise Plan, State Clearinghouse #2006052027), pursuant to the California Environmental Quality Act (CEQA). The City Council adopted the DTPP as a Planned Community District pursuant to Article 52 of the City’s Zoning Ordinance, which established new land use, development, and urban design regulations for the 183- acre DTPP area for a 20-year planning period. The EIR analyzed the potential environmental impacts resulting from implementation of the DTPP, as well as mitigation measures and alternatives. The EIR was a “program” EIR in that it studied a plan for the future development of the Downtown area, rather than, for example, a specific development on a particular parcel for which a developer sought land use entitlements. (See DTPP program EIR, pp. 1-2 and 3-1; see also CEQA Guidelines Section 15168[a] [“A program EIR is an EIR which may be prepared on a series of actions that can be characterized as one large project”].) However, rather than provide general analysis regarding a broad policy document, the DTPP EIR provided in-depth analysis regarding, for example, potentially significant 8.A. - Page 136