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commercial traffic from going into the residential and having to back the whole lot <br />out. <br />• Massing: He sees a problem because this is straight- zoning and would allow <br />almost 100 - percent FAR on the site: it could go much higher and much wider; it <br />could be an enclosed mini -mall type of building with retail shops inside; but he <br />also understands the need for a vibrant Downtown. <br />• Residential units: Five is a lot, but the applicant has done it tastefully; he could <br />see it being reduced to give elsewhere, but the applicant has balanced it nicely. <br />• Heritage trees: Removing them always concerns him, and he is not happy with <br />removing nine of them; however, he understands staff's comment that some of <br />them will basically need to be removed to be able to build anything on the site. <br />• Commercial /Retail: Responding to the PDA's comment that it should be a <br />commercial /retail lot, he agreed with the applicant that putting retail on the <br />ground floor on the far side of this lot would not be viable, given its situation in <br />the Downtown. He did not think anything else out there would be practical and <br />would not survive; possibly mixed -use could work in some regard, but he was not <br />sure. <br />Parking: He has a concern with the number of in -lieu parking: three or four is <br />where most of these other projects he has seen personally have come around; <br />but the staff - recommended seven to start is a lot. The Commission needs to give <br />direction to Council, who will be making the final decision. <br />Commissioner O'Connor asked staff what the in -lieu fee is. <br />Mr. Luchini replied that it is roughly $19,000 per space. <br />Commissioner O'Connor inquired what the actual cost of creating a parking spot is, <br />based on any studies that have been done on developing parking lots. <br />Mr. Beaudin replied that around $20,000 a spot would probably be about right for a <br />surface parking spot. He added that a parking structure would probably cost double or <br />more in the Bay Area right now. <br />Commissioner O'Connor stated that he thought it was closer to $30,000, based on the <br />parking study done a couple of years ago. <br />Mr. Beaudin stated that he did not look at the Pleasanton study, but based on what he <br />knows from other work done in the Bay Area, $20,000 is probably reasonable. He <br />noted that what adds to the cost of parking lots now are the stormwater retention and <br />the lighting requirements, which could push it up closer to $30,000. <br />Chair Allen inquired if that includes the land on which to build it, widening it, insurance, <br />and everything else. <br />Mr. Beaudin replied that it does not include land costs and that the full cost would really <br />depend on where the land is. He noted that including land costs would be a lot higher <br />than $30,000. <br />PLANNING COMMISSION MINUTES, December 9, 2015 Page 24 of 40 <br />