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any of the sites can be zoned at higher densities. She pointed out in the HCD comments that if they want to use acreage to count as fulfillment, a minimum density standard must be set for development of a site. This way they can roll up the acreage to meet up the need. Lastly, she encouraged more of the questions on what is needed to get a bullet-proof Housing Element. By dealing with the Hacienda question to say it is the conditions, it is the core standards that are the obstacle to use of that site. She also asked the Council to address policy questions like the Inclusionary Zoning Ordinance and growth management policy which will help staff arrive at details. James Paxson thanked staff, the Council and Commission for all the work done over the last several months, expressed their support for staff's recommendations for the Hacienda properties and said they have also reviewed the sites within the park and enjoy the overwhelming support of other park owners. One thing they would like to continue to work with staff on is to make sure that with the new General Plan designation received as well as complexities with their PUD, that the final zoning designations offered mesh. He asked if there was a possibility to have these all be designated mixed use, recognizing there are some constraints the City is up against with HCD. Steve Dunn, representing Legacy Partners (Site 14) and part of the east Pleasanton area, said they are also very disappointed they have not been included when they have been the entire time. They were very active and vetted in the efficient process, appreciates everybody's time and work, and said in the process it was determined that east Pleasanton was one of the best places for housing need which has left them surprised. Their site specifically is ready for development. They have utilities, private access out and they thought the process was very fair. They were looking for an equitable solution that spread out the needs across the City and now they believe it is over-weighted to the west and recommend this be reconsidered. They would also like to encourage and plead for a timely process for the long awaited specific plan. Lauri Fehlberg, Dahlen Architecture Planning, said they are currently working with the Kiewit site (11) and have been active during this entire process. From an urban design standpoint, she pointed to a map showing that they are entirely within the City limits and the entire 50 acres is only 5% of the specific plan area. When looking closer at what a 10-acre site within the site looks like, it is only 1% of the specific plan area. When talking about missed opportunities in a 1,000 acre specific plan because they will look at 10 acres "ahead of time", this is the tail wagging the dog, and this parcel would start to fill in the Iron Horse Trail corridor along the valley. This starts to give some closure to Valley Avenue from a connectivity standpoint and she urged the Commission and Council to look at this, as it is a small component of the overall plan from an urban design and community standpoint. Mike Serpa, Nearon Enterprises, said the process has been long and one which has been very well done and he thanked the City for including their site. He pointed out some product considerations to consider. Early on there was a tour of high density projects and sometimes it is hard to understand what 20-30-40 units to the acre looks like. They were pretty flexible in going to the 23 units or at 30 units and the reason why they talked about 23 at the time because the Verona community is across the street and there was a product consideration in 2003 at a higher density range. When getting up to 30 on their site, this is an apartment podium style project. They thought if they could have 23, they could have the flexibility and if they had a project that came in at 25 or 26 units to the acre, it would not materially affect their contribution to the City's green needs, and at the same time, have 2 side-by-side garages, as opposed to 10 garages. So, there is a specific product type you can put on site between a 23 to a 25 and a 30 unit to the acre project. He asked that this be considered and either way, they will move forward, are ready to go and he will look forward to working with staff in designing and developing it. Mayor Hosterman closed the public comment. Commissioner Pearce asked Mr. Dolan to speak to why the CarrAmerica site was lowered from 40 to 30 units to the acre. Mr. Dolan said early on, staff asked them as they did Stoneridge whether they City Council Minutes Page 9 of 18 December 6,2011