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Mr. Williams noted that the key is the future of eventual buildings that are developed, with quality streetscapes, quality landscaping, quality building design, and open space for the residents and the community. He indicated that the goal for the regulations, standards, and guidelines is to create a quality development that the community can be . proud of in the future Referring to the bottom of page 21 of Exhibit A, Hacienda TOD Standards and Design Guidelines, Chair Narum asked Mr. Williams what "enhanced private and public open space landscaping" means. Mr. Williams replied that this refers to setbacks. He indicated that it is more difficult to do a quality landscape when there are tighter setback spaces between a hardscape and a building. He explained that the alternatives are either providing additional open space somewhere to give an open landscape sense or enhancing the landscaping such that it mitigates the fact that there is a tight setback. He stated that the guideline leaves it open so the design team can work with staff to ensure there is a high enough quality level in the landscape to mitigate the tighter setback. Chair Narum inquired if the intent was clear enough for a developer reading this. Mr. Williams replied that he believes it is relatively clear. He stated that more clarification might be necessary if this were to be implemented throughout the entire City or a larger area of development; however, this is for one particular street, one landscape piece, where everyone will understand the intent. Commissioner Blank referred to the parking designs on Owens Drive and inquired what the term “a lesser design” meant, as opposed to a different design. Mr. Williams presented the entire Owens Drive frontage of the property and its existing curb. He stated that instead of having a bulb-out and holding the existing curb line, the preferred solution would be to continue with diagonal parking all the way across the frontage to the new crossing. He indicated that there has been some concern that this portion of the site may create some difficulty in accommodating the overall 30 dwelling units per acre, or with modifying this portion of the street. He explained that it could be a cost factor or the loss of a potential development site, as opposed to adding about ½ acre of development potential by reducing the setbacks. Commissioner Blank inquired if the first alternative is the preferred alternative and what the Task Force prefers. Mr. Dolan said yes. He explained that “lesser” also means “less change." He noted that the second alternative allows for retaining the existing curb line for a great deal of distance and does not require the median to be moved, which the first alternative does. Referring to Parcel 1, Commissioner Pentin inquired if the four models were based on a 29-foot or 22-foot setback on Willow Road. PLANNING COMMISSION MEETING MINUTES, January 26, 2011 Page 13 of 50