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this meeting was nothing compared to some of their meetings and there are still issues. He thinks there is lack of consensus on some fundamental issues which should be addressed. He hoped that there is a way to move forward to the Planning Commission and City Council hearing process and still engage the Task Force in parallel. Councilmember Sullivan said the vision statement is very good and important; however, it focuses on this as a residential development, which is an area of disagreement. The idea of these properties being a mixed use transit - oriented development inherently means there is retail, services, and walk ability. The vision statement needs to more strongly reflect language about "complete, integrated communities containing housing, shops, work places, schools, parks and civic facilities essential to the daily lives of residents ". Regarding retail, the task force focused a lot on it because it is a new idea, but many are at opposite ends of the spectrum. The retail study done analyzed and indicated that 45,000 square feet of retail can be supported. He did not want retail stealing from other businesses in town but more for residents here, the office, and BART passengers. He is concerned that the minimum of 10,000 square feet is too low. If it gets too low, it will not be viable. Regarding live /work units, he supports the idea as a way to ramp up to additional retail and not preclude the City from using space that cannot be used for retail later. If residential is built all the way out to Owens, they will lose the opportunity for retail forever. He thinks a good compromise is to build the retail proposed with live /work units that can be converted. Councilmember Sullivan said he supports the reduced parking and depending on what is built, there is plenty of documentation and evidence to support it. He supports narrowing Owens with the focus on retail at Owens. To make retail viable, they need the proximity to BART, as he would use it daily on his way home. By narrowing it, it provides a hometown kind of feel and it allows one to walk between stores and across the street without having to try to cross Owens. Putting retail on the existing Owens will not work, and it will fail without parking. On the non -core standards on page 13, it states "site area per dwelling unit ", there is a minimum of 30 units per acre and a maximum of 55 units per acre. He thinks 55 units per acre as too dense. He thinks there needs to be an average per site to allow a range of densities that does not exceed that average. He was glad to see the PUD and CEQA language incorporated into the guidelines, has been supportive of the dispersed or inclusionary concept for the affordable units, but he is also interested in some of the comments Becky Dennis raised regarding services to affordable housing units. He would like to learn a little bit more about what she is proposing and keep this open for discussion. He is also interested in the idea of requiring local jobs and stimulating local business with the project and incorporating them into the standards. Regarding BART, he said the City needs to get some stronger signals from BART as to what they want to do with the property and when, especially if retail on Owens is being discussed. He asked BART representatives to firm up some of their plans and ideas. Regarding flexibility and feasibility, the property owners have been consistent about what is feasible and asking for the maximum flexibility. His problem with this is that if we provide this, what the City has done over the last year will have been a waste of time. He wants the area to look like the guidelines, and while there needs to be flexibility, there has to be enough teeth to end up with standards of the guidelines and not "vanilla apartments" which will not be walk able, that people will drive to and from, and will not provide the type of community envisioned. Joint Workshop Minutes Page 9 of 13 December 16, 2010