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vibrancy to the Downtown, the Commission then directed to cut back on the residential. He commented that the balance is that the residential is helping pay for the project, but the commercial is feeding the need in the Downtown; and then there is the parking issue. Commissioner O'Connor asked if starting with straight zoning would work for the project. Commissioner Ritter noted that the site was vacant for 25 years. Commissioner O'Connor noted that if a PUD would have to start with something. He stated that there are constraints to every property purchased, and the value of the lot should have taken into account that this is a long, narrow lot. Commissioner Nagler inquired what the status of the project would be if the Commission were to deny the application. Mr. Weinstein replied that the Commission's action is a recommendation to the City Council, who then takes that recommendation into account when it makes its decision on the project application. Commissioner Nagler inquired, if the motion were to approve the project, and that motion was defeated, whether that would simply result in a negative recommendation to the City Council. Mr. Weinstein replied that is correct. Commissioner Nagler further inquired, if a motion were approved by the Commission with a direction for some additional work, if that would hold up or limit or constrain in some way the ability of staff to work with the applicant and bring an ultimate project back. Commissioner O'Connor clarified that if the Commission recommends denial of the project, that recommendation goes to the Council, and the Council has to make a decision on what to do with the project. He continued that if the Commission recommends approval of the project but with some conditions, that recommendation and those conditions will also move forward to the Council for consideration and a final decision. He added that the Commission can also continue the item and send it back to staff to work with the applicant to come up with a plan that better fits with what the Commission directed in the Work Session that it feels it did not get with the revised design. Commissioner Nagler stated that he was trying to forestall a motion being made because he did not think taking action in the form of a motion is the right way to encourage on -going work. Chair Allen asked staff, if the Commission continues the item and directed staff to work some more with the applicant, if that would get the design closer to where the Commission wants it to be or if that would just be wasting everyone's time. PLANNING COMMISSION MINUTES, December 9, 2015 Page 32 of 40