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Commissioner O'Connor: So what I was trying to say that we had a General Plan update and some Housing Element updates. We didn't rezone this property and I thought for good reason. I'm very concerned about the loss of light industrial. We had so little of it here in town. There is a need for diversification so that any downturn in the economy or in the housing that we had before, the better we're diversifying the better. I certainly support Sunflower Hill though and that's to me the carrot that makes this work. I really wish we could do both. I wish we could leave this industrial and find a better home for Sunflower Hill maybe like at the back of north and south Valley Trails, back in there, when they're going to do something back there. But again, if Sunflower Hill like David said, if for some reason this doesn't come to fruition, I really don't think we should rezone and do a General Plan Amendment. That is definitely the carrot here that would get me to move in this direction. Allen: So I think, and I'm not talking about timing of when this would be rezone; as answer on this. I do think the Sunflower Hill development is an appropriate use within the development. When this is developed, I would also ideally like to see more acreage because I just think it's going to be difficult to maintain 17 units and all of the overhead that goes with 17, you know, 2 buildings or dorm situations with the overhead for 17 versus something that would be 25 or 30. So you know if you ask me for a wish list that would be it. I know pricing and costs are an issue, but I also know that in total, this project could be 95 plus 17 units so that's what, 112 units? And our inclusionary zone requirements are 20% for single family homes. So that would actually be 21. My back of the envelope says the requirement would be 21 low cost units in a development of this size would be required to provide. So, Mr. Serpa's choosing to donate the land instead of paying an in -lieu fee or do low cost housing. Seto: I should mention, as part of the discussions there's also a discussion about making a monetary contribution to the lower income housing. All those details remain to be negotiated. Allen: Okay, so I won't go there because that's not my expertise except for knowing that we've been hearing it's a donation of land but the bottom line is it's part of our inclusionary zoning to say that when you build a development of this size, you can choose to donate land or pay or actually build low cost housing and it all gets balanced out. So I don't view this as above and beyond. All right, so let me get to my point. I fully support Sunflower Hill. In my family we have two disabled young adults and the parents fly to Arizona to go to a special camp when the mom's in the hospital or on vacation so I totally understand the need for that and I think it's the right thing. My bottom line on number 1 though, is this to me is primarily a project for building 95 homes and rezoning land for 95 homes that will add 1,000 cars a day, potentially will have an impact on schools, on water and is something that we don't get any units credit for RHNA. It would mean in 2022, we'll actually have to build 95 more homes because these will have never of counted against any allocation requirement in terms of state law that we had to meet. So I can't in all good faith right now say that it's the right thing for our community to rezone this and add 95 or so units of land. I don't consider that I could do that, not when our community and the recent client service survey says that growth, traffic and water are the top three issues that they have. So that's where I sit now in this workshop. I would request because we didn't get a lot of feedback from the public on this because there was low awareness. I talked with about 20 people today that wouldn't have been notified; people that live near Santa Rita and PLANNING COMMISSION MINUTES, April 27, 2016 Page 36 of 43