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Councilmember McGovern noted that the parking is meant to also accommodate a community room and park. Mr. Caldwell explained that the parking associated with Regalia House and the park have been replaced and are in addition to the 75 stalls intended for the housing itself. Councilmember McGovern reiterated her concerns. Mr. Bocian acknowledged the concern, noted that the same concern has been raised by the task force and the community, and said that if the project moves forward parking will obviously need to be looked at very closely. Councilmember McGovern said she understood the current parking available at the site to be .75:1 and that she had no desire to decrease that ratio. Vice -Mayor Cook- Kallio asked if .75:1 includes the Regalia House parking. Mr. Bocian could not confirm but said he did not believe so. He stressed that there is no proposed impact on the parking available for Regalia House or the park. He explained that transportation is often provided at newer senior developments, which decreases the amount of parking required; he sited Bush at Iron Gardens as an example. It is an issue that staff is aware of but he does not believe will be resolved until a detailed design and parking analysis is available. Mr. Caldwell said that every PUD would require a full -blown parking study based on real projects, over real time, in the general neighborhood, and with similar occupancies. He explained that this is only a representation of what is possible rather than a final design proposal and shared images of the design models transplanted into actual images of the site. Referring to the second image, Councilmember McGovern said the development appeared to have very little setback from the residence immediately next door. Mr. Caldwell directed her to the site plan, which indicates a setback of approximately 70 feet from the property line. Mr. Bocian stated that the remaining issues are best addressed through the development process; should the Council enter into that, the plans would be reviewed by the Planning Commission, Parks and Recreation, the City Council, and the public. He advised that selection of the development team would be critical and referred to the Parkview project as an example that problem solving with bridge housing is critical. The approval of any predevelopment agreements or loans would be done after a developer is selected and that conceptual discussions regarding Pleasanton Gardens would also need to occur. He noted that the agenda report also recommends the appointment of 2 tenant representatives and an additional neighborhood representative to the task force. The City Council may, at the end of this joint session, reconvene with the purpose of providing direction to staff. Councilmember McGovern strongly suggested a setback standard be identified. Mr. Bocian concurred but said it would be more appropriate once a project design has begun. Becky Dennis, Task Force Chair, said it has been her pleasure to serve as both a member and chair of the task force and that the task force would directly benefit from increased neighborhood representation. She said the community has an unusual opportunity to provide itself with a much needed asset while also gaining a land asset that could be put to further use. She felt that the area is ideal for redevelopment and revitalization while also increasing the number of seniors and service level in this development, and newer senior developments are typically larger and therefore able to offer more social programming and amenities. She said that while the Council does not always agree, she could not think of a Council better suited to deal with this in terms of interactions and commitments to the environment, community, and the City's overall vision. She was pleased with the report presented, that the site plans prove 150 City Council Minutes Page 7 of 16 December 1, 2009