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BACKGROUND Early in 2010, the City Council confirmed a 21- member Task Force with the mission of drafting guidelines and development regulations that will be used to evaluate mixed use or residential projects on sites near the Pleasanton /Dublin BART station. The idea of creating a lively, pedestrian- oriented, mixed use development with additional housing near BART in the Hacienda business park is embodied in Pleasanton's General Plan and is seen as consistent with the General Plan's sustainable development theme. In addition, three owners of properties close to the BART station expressed interest in the potential for residential or mixed use development, rather than building the office /R &D development which is already entitled. The Task Force has held fifteen meetings since March 2010, including a field trip to sites in the south bay and east bay, and has discussed various aspects of Transit Oriented Development including: the feasibility and best location for retail development, the appropriate design of Owens Drive and impacts on traffic circulation, the appropriate density and design of residential development, the need for and appropriate location of open space and pedestrian connections, and impacts on schools and infrastructure. The last several meetings of the Task Force were devoted to reviewing and refining several drafts of a document describing proposed development standards and guidelines. Among other requirements, the Settlement Agreement in the matter of Urban Habitat v. City of Pleasanton included several provisions related to development in Hacienda Business Park. These required adoption of certain core standards related to density, affordability and unit mix for Sites 1,2 and 3 (the W.P. Carey site just south of the BART station, the BRE site, at Gibraltar and Hacienda, and the northern portion of the Roche site on the south west corner of Gibraltar and Hacienda, respectively). The agreement also required the adoption of non -core development standards and guidelines. According to the agreement, the non -core standards and guidelines for Hacienda must be adopted by March 1, 2011. The Draft Hacienda TOD Standards and Guidelines (Exhibit A) incorporate both the core and non -core standards. HACIENDA TOD STANDARDS AND DESIGN GUIDELINES The draft Hacienda TOD Standards and Design Guidelines accompanying this report comprise the core and non -core standards and provide direction to developers and property owners on the key components of use, density, building mass and height, setbacks, architectural features, open space, parking, access and street character. The Standards and Guidelines illustrate desired development on three vacant parcels near the BART station in Hacienda, and provide a framework for street improvements and connections between the parcels and BART. The document includes: • An Introduction section outlining the document's purpose, the development review process, the vision for development of the Hacienda TOD, and two framework diagrams providing context for future development and existing and future street and pedestrian improvements • A listing of the core PUD regulations consistent with the Settlement Agreement. Case No. PRZ -57, City of Pleasanron Planning Commission Page 2 of 8