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with a 5:1,000 parking ratio and an overflow parking, with no spill-over into the neighborhood. He stated that the City of San Jose completed a study of all its retail centers over 100,000 square feet and found that the average parking ratio was four spaces per 1,000 square feet; the zoning code has been amended to reflect that. He explained that this is due to a lot of cross-shopping where people would eat and then walk along the promenade to do some shopping. He noted that once the walkway is widened, this center’s parking ratio would be at about 4.5:1,000, with overflow parking next to it. Mr. Rodrigues stated that they had added a lot more landscaping, a detailed plan of which would be included in their formal application. He indicated that they would want to ensure first that the site plan is moving in a direction the Commission is comfortable with and then return with the detailed landscape plan. He described the differences with added landscaping and presented an architectural view of an active pedestrian space from the corner of Bernal Avenue and Valley Avenue looking back into the plaza. He indicated that a similar plaza and pedestrian connection for the entire residential area were also added and that the quality of the architecture is going to be a 360-degree wrap. Mr. Rodriques then presented the pedestrian arcade and colonnade that connects the retail to the office building, stating that the walkway had been widened in two different areas, and office occupants will now be able to walk over to the Safeway store. He noted that there would be seasonal outdoor sales and outdoor seating off of the restaurant space and detailed outdoor areas, incorporating large expanses of glass, wood trellis, landscape features, and an enhanced level of detail. He indicated that since they do not know at this time who the pharmacy tenant would be, there are no details to the building; however, the pad is proposed to have a series of trellis elements, the colonnade and column, and a strong entry. He noted that the large stone walls provide a nice residential, gateway character, and the architecture bookends the entry to make a strong visual statement. He added that all shop space will be a combination of stone, exterior plaster, cornice detailing and trim, wood siding, and wood, canvas, and metal awnings, which would have the appearance of a series of smaller shops that are pedestrian-scaled and scaled to the neighborhood. Commissioner Narum noted that in the elevations that were provided to the Commission, there is only one tower as opposed to the four in the slides. Mr. Rodrigues clarified that the elevation the Commissioners have is from the inside. He explained that there will be towers on at the Bernal Avenue side and that the formal submission would include complete plans of four elevations with a level of detail that would include the towers. With respect to the service station, Mr. Rodrigues stated that he actually likes the position of the service station and believes it is stronger than what it previous was. He stated that they have tried to show the mounding, which would be up to six or seven feet high so that vehicles are not seen from the street. He added that principles of PLANNING COMMISSION MINUTES, October 14, 2009 Page 13 of 25