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human eye can actually see as there is no actual place where one can stand and see how it actually lays out in real life; one can only see a portion, depending on where one stands. He noted that in some of the areas where this design has evolved in the newer drawings is a cap feature which highlights the top of the project. He added that there is an emphasis on a more detailed design along the first floor accentuating the retail and live/work portion of the project and distinguishing it from the residential on the upper floors. He also presented an elevation along the top that shows the back of the large building facing Owens Drive, which again is not a view in real life but one that shows the level of detail provided on that particular building. He added that the green rectangles on the bottom serve as a graphic illustration of plantings on a trellis. Mr. Dolan presented a ground level floor plan of the retail buildings on Willow Road and Owens Drive, recalling to the Commission that there was extensive discussion about the depth of the retail space during the development of the Design Guidelines. He noted that the issue came up, when the live/work space was presented, that the whole idea should be designed so it is convertible to retail. He stated that staff had landed on a minimum retail space of 40 feet, and when the original designs came in, they actually showed a depth on the live/work of only 20 feet, which staff indicated does not meet the guidelines and will not be able to convert to retail if they do not provide a depth most conducive to retail. He added that the applicants then increased the depth to within 30 feet, with some measurement at 29 feet and others at 33 feet. He noted that this is an improvement, but not quite there; therefore, a decision will have to be made on whether this is going to be deep enough to attract retail and get that transition over time. He indicated that this would not matter if the intent is to stay residential; however, the deeper they are, the less attractive the back end becomes for residential because there are no windows back there, and all of the light will be coming from the front. By way of comparison, Mr. Dolan stated that almost all new retail buildings the City has been looking at, for example, the Safeway development, have a minimum of 50 feet. He noted that feet, not in the space seen and experienced as part of shop, which is only about 30 feet, but including the bathrooms and some storage at the back. He added that this does not mean there are some retail uses that could not survive with 30 feet; this just is not the ideal dimension. Mr. Dolan then presented more elevations showing the end building and noted that the design on the end of a building will not have as much detail as some on the street fronting them. He stated that in some cases this is acceptable because they will simply not be seen as much, particularly when the buildings are close together. He noted that the side of building on the corner has a fair amount of detail, with the live/work treatment and special design on the corner actually adding a lot of interest. He then presented more internal architectural elevations and detail on the revised live/work dimensions and depth of 29 and 33 feet, how the parking works on the buildings with individual garages wrapped around, and how much of the first floor it actually takes up. He then showed the cap treatment provided on the tower elements which he feels is effective and adds a little bit of , and which is the minimum that should be done. He added that the applicant has also done some enhancements to the design on the PLANNING COMMISSION MINUTES, October 17, 2011 Page 9 of 36