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frame it, but the interface must be articulated and that is where the front porch concept and stepping the upper floors back comes in to make the open space feel more open rather than having more of a residential green. He thinks some of the longer strips of the three stories are probably more beneficial to the project. Where there are two, three - story structures standing alone, they will be more noticeable especially when they have green around them. Therefore, there are some places in the project where this happens. Commissioner Nagler asked Mr. Serpa what he thinks of these ideas. Mike Serpa said their team needs to sit down with staff and pound through details. He thinks they are talking about a better plan and to the degree the architecture gets better, they will have better homes. They welcome the conversation and while changes can be made with the exterior, they also must look at what this does to the interior too such as bedroom sizes and circulation in units, but they will return. Chair Ritter said he was worried a bit about the Nevada Street extension because it comes right through the Valley Humane Society there and he understands they may lose 7 parking spaces in that area. He has not heard much about whether this will be an issue with the project. Mr. Tassano referred to the parking directly in front of the Humane Society along the roadway and said the City granted that with their knowledge that this will go away once the road is built which goes into a bike lane. Chair Ritter said he goes back to the three options; the plan, all of the apartments the City could get, or the commercial and the water usage in all three of these plans. He asked if there was a better and worse option in relationship to water. Mr. Beaudin said their Operations Service Center and water conservation staff conduct a presentation when talking about the differences between older and newer single family homes and they extrapolate that to smaller lot single family homes and into multi- family homes. Because one of the bigger uses of water is landscaping, water consumption tends to reduce when moving towards more compact development. He would not try to compare water usage with commercial development, but in moving towards more compact development, the amount of water used per unit is less. Commissioner Nagler pointed out that one condition of approval is to pipe in recycled water. Chair Ritter also cited the property taxes received from the three options, and said the apartments would generate the most taxes for the City, then the single family and then commercial. With that come more taxes for education and City services, but other than apartments, it is a better option with single family versus the commercially zoned option. Commissioner Brown asked if the Zone Ts water allocations would increase as a result of the development. Mr. Beaudin said Zone 7 will review the application and they will tell the developer whether or not they can serve them through a will serve letter as a condition of approval. The applicant must confirm with the water provider that Zone 7 PLANNING COMMISSION MINUTES, August 10, 2016 Page 22 of 33