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So the PDA kind of went through the project and their recommendation which I highlighted at the bottom was to allow uses beyond the Office designation on the first floor. We'd like to see modified C-C zoning which is the same thing you did on the St. Mary project for us which is kind of like a light duty C-C. We've talked to staff about, is it a full C-C and we can do everything you could have on Main? Is it a watered-down version that gives you coffee shop, restaurant, whatever? Maybe it's open until 9:00 p.m. and not midnight. We really think the site should be zoned C-C which shares the same core overlay and zoning as my neighbor and parking requirements and all of that. But regardless, we're kind of working on a similar site zoning to the other project you guys just did. Behind the PDA letter is information from the office building across the street. I've talked to the owner a couple of times. I've talked to the commercial brokers who represent him. It's been for sale for 4 '/z years and the upstairs has been three-quarters vacant for 3-4 years. He called me when he got the mailing and he said, "Hey! I got your card. I'm excited." He said, "I'd like to do something with mine, redo it, something," and so we started talking. He said, "I own tons of office buildings," and so he wrote and faxed it in today his statement, and signed it. Where I'm going with our process is that it's been zoned 30 years for Office. There's only one office over there, okay? The guy that has the office is not doing that great. I think he's an island on his own. The owners that own the piece next door, this 10-unit apartment complex we can see on the corner and the one lot over are also in my letters. They went to Gerry and Nelson and everybody and wanted to do a project on their site and they said, well it's currently zoned O. We have a 10-plex next door. How are they zoned 0? So their vacant lot is currently zoned O so they're trying to figure out, looking at me, looking at the civic center, so I'm not sure what you're going to zone the civic center—I'm sorry, our site here and not the new civic center. If this does move across the field, what is the City going to zone this? I don't believe they're going to stamp the "0" on it. It will be C-C and a mixed use variety. There's a 52-page study from the Civic Center Master Plan Task Force that talks all about this. It talks about usage, ideas, thoughts, and nowhere do they say 0 is this smoking hot deal to go to. So I just wanted to throw some of that out there because we've really ping-ponged back and forth with staff on the 0 zoning. I think when we drew it, Tim did a lot of research trying to get the best fit for the City, and I don't think it's O. I think it's mixed use and everybody's going to figure that out pretty soon. So I'll let Tim talk on the site and all that. Tim Ward –Architect: I'd like to talk more about the architecture and planning. In working with this and actually going to the farm vernacular, what we were trying to do is develop a palette of a variety of materials. The low pitched roofs, the buildings themselves are much smaller, for instance all of the residences are half the square footage. We're around 393 square feet on the upper floor and within the roof. So we've lowered the plane heights down by seven feet so that the whole appearance is a cluster of sort of a farm with different materials. I know no one seems to like the galvanized metal siding that we have on some of the residences on the upper floors but it's really sort of trying to pick up some of the nuances of the old farm style and the metal roofs that used to be there. The placement of the buildings was originally much closer to the street and we spread them further back and re-arranged the parking so that it was clear that there was a very simple way to get in and out of garages for the residential sites. On the commercial part of the project, the lower floor, we have about 900 square feet or a little bit more than that, and the three studio EXCERPT: PLANNING COMMISSION MINUTES, May 25, 2016 Page 7 of 22