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Issue: Resolution: Should the standards and See Memo from Rick Williams (Exhibit E). guidelines incorporate LEED ND Note that many LEED ND concepts are requirements? included in the TOD Standards/Guidelines and that projects will be subject to Green Buildinq/CalGreen. Potential for future condo The implications regarding the income- conversions. restricted units and the units affordable to moderate income households will be addressed in the Affordable Housing Agreement. How should the Hacienda PUD be This issue will be addressed by the City amended to account for TOD Council. development? Affordable housing: facilitate Staff notes that the TOD Standards and development by a non-profit? Guidelines would allow for an "inclusionary" project or a stand-alone development. As noted above, the Task Force has reached 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 (previously provided to the Planning Commission) 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. The current draft of the document requires a minimum of 5,000 square feet of retail space on Parcel 1 and a minimum of 10,000 square feet on the three sites combined, as well as live/work or other "active" space on the balance of the Owens Drive frontage and on 50 percent of the Gibraltar Drive frontage. The requirement for live/work or "active" space would preserve the option for additional retail space (above the 10,000 square foot minimum) in the future. The Planning Commission should indicate any further recommendations regarding the amount and location of retail space. Case No. PRZ-57, City of Pleasanton Planning Commission Page 7 of 9