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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. • 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 or park area. 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. The standards and guidelines currently allow the area of any public park or plaza to be counted towards the project's group open space requirement. The Planning Commission should indicate if there are other incentives that should be considered which would make a public park an attractive option for developers. • Residential Density — The core development standards require residential development at a minirnum of 30 units per acre (average), and require at least two building types be constructed on each site. Allowing or encouraging somewhat higher density development may allow the aggregation of larger green spaces and a variety of product types. The Planning Commission should indicate any recommended changes to the standards and guidelines on the topic of residential density. The Planning Commission may also wish to discuss other topics covered in the Standards and Guidelines. SCENARIOS In order to test the feasibility of the proposed standards and guidelines, the consultant prepared illustrated graphics showing development on Site 1 using several of the proposed residential prototypes, and applying set -back, open space, parking, and other standards. These scenarios were previously distributed to the Planning Commission. ENVIRONMENTAL REVIEW Staff is currently preparing an Initial Study and Draft Negative Declaration for the project. This document will be distributed to the Planning Commission prior to the January 26` meeting. PUBLIC NOTICE Public Hearing notices were sent to 2,506 property owners and tenants within the Hacienda Business Park, and published in The Valley Times. STAFF RECOMMENDATION Staff recommends that the Commission take the following actions: Case No. PRZ -57, City of Pleasanfon Planning Commission Page 7 of 8