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proposal meets the City's vision. He added that his proposed language for the Vision Statement helps developers to say that yes, they can go there. Mr. Inderbitzen stated that one of the problematical things he sees is on page 4 of the document where there is an acknowledgement that there are differences in the sites, but it basically says that the developer can ask for an exception where the application of the guideline would make it infeasible or undesirable and where an alternative proposal fits with the vision and intent. He questioned why, if an alternative proposal fits with the vision and intent, they would they have to meet the additional threshold to say it is infeasible. He noted that it might be feasible for the developer to meet the depths that the guidelines require on retail sites at 60 feet, but it could be a better design if they start at 30 feet and go to 60 feet, and they should be able to do that. He added that he is aware that they could ask for an exception, but he would like to be able to have a conversation with staff that is not based on "Well the guideline says 60 feet so we are going to try to make it 60 feet." Vice Chair Blank added "unless it is infeasible." Mr. Inderbitzen said yes. Vice Chair Blank thanked Mr. Inderbitzen for the clarification. Commissioner Olson inquired if it would be possible to put some language in the Vision Statement that addresses Mr. Inderbitzen's concern. Mr. Dolan replied that it would be possible. Diane Birchell, a resident across the Nearon site, stated that she has three points she would like to make: (1) Density. She indicated that she understands that the density of 30 units per acre is demanded by the requirement of the Urban Habitat settlement; however, she urges the Commission and the Council to determine that the appropriate density for the Nearon property is no more than 30 units to the acre for the reason that none of the surrounding office and residential buildings are more than three stories. She noted that a five -story building would be really very different from anything in that immediate area. (2) Parking. She stated that it is not possible to do a lot of variation on a 5.6 -acre property, but parking will be a serious issue at 30 units to the acre. She noted that the Verona development has 151 units at 12 units to the acre and generates around 300 vehicles. She continued that given there will be a mix of sizes because of the Urban Habitat requirement, parking is going to be very bad regardless of what wonderful designs can be achieved. (3) Traffic. She stated that given the current driveway at the Nearon site, the number of vehicles entering and exiting the site during the hours when people are getting to or from work will create an immediate and very serious traffic hazard. She noted that it is half a block or less from the intersection of Stoneridge Drive and West Las Positas Boulevard, and the traffic is moving on West Las Positas Boulevard. She indicated that she does not know the City's rules regarding how close to a corner a traffic light can be installed but that one on this site would PLANNING COMMISSION MINUTES, July 11, 2012 Page 9 of 16