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have at least one area where younger kids can go. You know something like a jungle gym or monkey bars or whatever they are. Something and not necessarily something for two and three year olds, but maybe more something for the seven and eight year olds and the ones that really want to use this type of facilities. Anyway, I'd leave it up to the professionals but I would rather see smaller units to create this space than to eliminate maybe the single family homes. Commissioner Allen: And I'm feeling the same way as all of you have said with just a couple little additions. I think it is too dense. It's 38 percent denser than what the norm would be. 38 percent or there are 26 more homes at this density than at an average density and that's a lot. And I am okay with smaller homes. I'm okay with the smaller home strategy, but I think we need more open space. I want to make sure we've got the right amount of sidewalks and then we're going to deal with parking later, but I think we've got to park this better or have more parking because I think it's under parked. And in terms of target market this is kind of a challenge but I think the safest way to bet because this is a market based community and there will be a lot of buyers and there's lots of demand for lower cost housing. I mean it's not low cost, but.... $700,000 - $800,000. We've got to assume it's the open market. You know its young families, there may be some special needs here, but I think we need to design it around what that market would generally buy it and then customize it later if needed. And the only other thing is the barn and the historic houses. I would love to see those more visible from Stanley versus Nevada Street if possible because I think it's the character we're trying to create, is people coming down our First Street and at Stanley, what will they see. And so, I don't know, but if there was a way to preserve some of those somewhere more near a tree park or more open space that would be created somewhere in front near Stanley, to me that would be nice to have versus hidden away. Chair Ritter: Save that thought for number 6. Commissioner O'Connor: And keep in mind that Nancy brought up a very good point about the densities. When we do go over the mid - point, they are supposed to offer more amenities when we take extra density. So it's not uncommon to ask for this. Commissioner Allen: And Commissioner Nagler brought it up which I agree with and I think we're all saying: adding 26 more homes is a lot more homes above the average and it deserves significant amenities in my mind. I mean, that's a significant increase and it does result theoretically in more traffic and water and load onto the community nearby. Commissioner Nagler: And if I could just follow up on Commissioner Allen's comment, the challenge clearly for this development in this regard is that if I were the applicant listening to this conversation, I'd say, yeah, but they're ignoring the fact that we're giving this land to Sunflower and that is the biggest public amenity one could imagine as compared to what we're talking about as planners a neighborhood separate and apart from Sunflower and what's the quality of life, what's the appearance, what's the density of a development in and of itself ignoring the fact that there's also going to be this Sunflower component. So it makes it a bit of a challenge and I think that given we're considering a zoning change, its okay for us to say to this applicant, yes, it's true. We're asking you to go beyond what you had envisioned or penciled out to be the level of amenities even with the contribution of the Sunflower site because of the overall density of the neighborhood, our Commissions' and hopefully the Council's perspective about the quality of life living in the neighborhood, and PLANNING COMMISSION MINUTES, April 27, 2016 Page 30 of 43