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Commissioner O’Connor noted that of the six Commissioners, he is probably the most involved in retail. He indicated that he would not put any retail on Parcel 2 or Parcel 3; he believes only Parcel 1 has a good chance of being viable and only on Owens Drive. Commissioner O'Connor stated that he does not know if Parcel 3 would be developed as residential and that in the mix, it could be developed as office. He continued that then the City would be looking at 500 to 600 units, or 800 to 950 units at the most. He indicated that it takes more than that number of units to support retail. He noted that when this was originally considered a while back, there was discussion on the kind of retail that could be supported by people who would live in the area, such as a dry cleaner, a hair dresser, and a nail salon. He added that the Commission also felt then that 1,000 units could not support a small grocery as well as a 7-Eleven store. Commissioner O'Connor indicated that as a developer, he would not put retail on any of the other corners. He noted that the retail at the corner of Gibraltar Drive and Stoneridge Drive has struggled for years, and Stoneridge Drive is a fairly busy road. He agreed with the developer to limit retail to 5,000 square feet on Owens Drive with the flexibility to add at a later date. Commissioner Olson agreed with Commissioner O’Connor that the Commission should stay with 5,000 square feet on Owens Drive. Commissioners Pentin, Blank, and Chair Narum concurred. Commissioner Pearce stated she would have always liked to have seen more retail, but she thinks it is incumbent upon the City not to make this economically infeasible, and the retail aspect appears to be so. She reluctantly concurred with her fellow Commissioners. Commissioner Pentin asked to discuss Live/Work in connection with retail. Mr. Dolan indicated that he needed some clarification first. He stated that as written, there is a requirement for 10,000 square feet total of retail, with a minimum of 5,000 square feet on Owens Drive. He inquired if the total retail was being reduced to 5,000 square feet. The Commissioners said yes. Mr. Dolan then asked if 5,000 square feet would be completely eliminated as an allowed use or would it be at the owner’s option at the locations designated. He noted that if Roche comes in five years later and is in a market where the 55 units per acre would work, that would mean 12 acres without even a Starbucks. PLANNING COMMISSION MEETING MINUTES, January 26, 2011 Page 34 of 50