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centered on the spine and along the southern side of Busch Road, with the single - family bringing in a lot more 11 units per acre and a limited amount of 8 units per acre and 4 units per acre at the entry and next to the existing residents. Mr. Dolan stated that he would like to have some concluding comments and talk about the Preferred Plan and a little bit more summary of what really drove the thinking of the Task Force. He indicated that first of all, the Task Force spent a lot of time talking about the total number of units, with the Options having a range of alternatives from 1,000 up to 2,279. He noted that the Preferred Plan was the Alternative that, based on the available information to date, was the one that was sort of in the middle and that early indications showed was going to be financially feasible. He further noted that there is enough value created here with these land uses to pay for all the things that need to be paid for. He indicated that at this time, not all the information are available that may eventually be, and probably not all the costs are in either. He added that there are a few inputs that have not really been considered since the Task Force did a lot of this work, including some of the "Asks" from the School District, which made some decisions about land and buildings at its most recent meeting but which have not really been worked through. He noted that there are also costs, which very, very recently includes a number for contribution to the County Stanley Boulevard Project, where the County says that the City has been assuming a smaller number than the County was expecting, and so the City needs to work that through the financial process as well. He pointed out that he is bringing this out now because these things are going to continue to evolve and not all the inputs are included yet. Mr. Dolan continued that the next thing that the Task Force considered that was very important to the Task Force members and something they really valued a lot was that they want this part of town to look like the rest of the town in terms of the percentage of single - family versus higher density. He indicated that staff had presented that to the Commission earlier and has also talked about it with the City Council; and even though the Council said that it would consider something up to 50 percent, the Task Force, after a lot of dialogue, came back and said it wanted something closer to the balance that exists in town, which is closer to 65/35 and which is what the Preferred Plan is. Mr. Dolan stated that the Task Force also had a fair amount of dialogue as to where the land uses go and whether the density should be all collected in one spot to create a dynamic high activity area or should it be dispersed so that someone driving through this whole planning area will not be as impacted by a concentration of a higher density project, as opposed to seeing one and then something more low density and then something else farther down. He indicated that the Task Force ended with the dispersed area, and so that is what the Preferred Plan shows that some of the other Alternative do not show. Mr. Dolan stated that the Task Force's decision had some implications, and staff would like to talk to the Commission about those before it makes its recommendation. He indicated that Ms. Stern will discuss these implications, a lot of which have to do with PLANNING COMMISSION MINUTES, September 25, 2013 Page 23 of 45