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• Non -core standards, retail and live /work requirements, and permitted uses • Development standards and design guidelines related to street design, site planning, building types and architectural features. • Illustrations and descriptions of six residential building types varying in density from 14 units per acre to 80 units per acre, various retail buildings, and live /work prototypes. The document includes three types of guidance to developers: Core PUD regulations, non -core standards, and guidelines. Although development project on sites 1,2 and 3 will be required to meet all the Core Standards, the City Council may exercise discretion in the application of the other development standards, if such proposals meet the intent and purpose of the standards. Some flexibility is warranted in order to comply with the guidelines where specific site circumstances would make application of the guideline infeasible, produce an undesirable outcome that is counter to the Vision, or where a creative alternative clearly promotes the intent expressed in this document. DISCUSSION The Task Force has reached tentative agreement on most of the topics covered in the standards and guidelines. A few areas remain where there are differences of opinion as to the approach to be taken in the document. These include: • Retail. The Retail Mixed Use Market Study Update (Attachment 2) concluded that a mixed use, transit - oriented development is well suited to accommodate a 45,000 to 65,000 square foot "Urban Village" at build -out, featuring a series of small retail spaces and anchored by a small specialty grocer /deli and /or pharmacy. The retail study identified the Owens Drive area at BART as the primary location. Subsequent discussion among Task Force members explored the option of starting with a smaller retail area and /or moving the location along Gibraltar west of Hacienda -- closer to the existing residential east of Hacienda, and toward the geographic center of employment. Several questions remain regarding the amount of retail space that can be initially supported; whether or not it is feasible to start with 5,000 to 6,000 square feet of retail with additional live /work space that could convert over time; and whether or not the retail can be located both on Owens Drive and on Gibraltar Drive and still maintain a critical mass as the new residential sites are being development. • Group Open Space. The TOD Standards and Guidelines generally refer back to the City's zoning ordinance provisions for group open space. The TOD open space standards do not require the provision of private balcony or patio areas for every individual unit, and also offer incentives for development of a "public" plaza area near the proposed Iron Horse Trail. The Standards and Guidelines illustrate minimum open space and lawn areas for inclusion on each site. Many Task Force members support the concept of group open space integrated into future residential development, and others believe a larger, public park should also be incorporated through a reduction to the group open space standard. Page 3 of 4