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traffic, more taxes to support education, provides improvements to sewer and water systems, provides extension for Nevada Street, provides historical importance with the Zia house reconstruction and location, and most importantly, the project has a community benefit. He wished they could provide more acreage, but 19 families will be able to move in and make it their home. He thinks the location is great to keep Downtown's economic vitality strong. Traffic will always be a balancing act and he did not think waiting will do anything but hurt the City and the project and he voiced his support, recognizing there will be some tweaks along the way. Commissioner Allen said she was struggling with the project, is touched by the outreach today and said she has a brother -in -law and they bring him to Arizona to a special needs home when his mother is in the hospital or not available. She has a strong appreciation for what it means to the family to have a community like this. At first, she was definitely going to vote "no" on the project because she came in thinking that the cost exceeded the benefits. She still is concerned about that and is not ready to vote "yes" quite yet. The struggle she is having is that she would like to see a better project that is more baked before putting a rubber stamp on it and say "yes" to it. She was disappointed that at the workshop, all Commissioners said the cost did not exceed the benefits based on what they saw. Mr. Beaudin wrapped up the workshop by saying they need a project which is significantly changed, and that was the last summary of the workshop. Today, she is seeing a project technically that was not significantly changed. It is basically the same number of houses, plus or minus two and the same number of special needs units. She was hoping for a few less homes and homes that had a greater setback to Stanley so they really had a beautiful fronting to Stanley that extended to First Street that had more side setbacks and a feeling of more openness. Commissioner Allen noted that Sunflower Hill needs to raise approximately $10 million to fund this project, they only have about $1 million today. She was also really hoping they would be able to get Sunflower Hill 30 to 40 units because she knows how hard Susan Houghton and her team have struggled for the last two years to try and find a partner. She has been on the finance side of non - profits as well as other corporations and knows how tough it is to break even with 19 units. Right now, she does not believe that the benefits exceed the risks because this project has no "iron clad" tie to Sunflower Hill and this was the one thing most important to her in saying she could approve the project tonight. Commissioner Allen noted that if she treated this as a workshop she would love to come back in three months with what she hoped today would have been; a project that was a little more baked and showed more significant changes. She is willing to return in another three or four months and asked to see: 1. Some kind of project that has some kind of stronger guarantee and tie -in that Sunflower Hill will be that linkage. She does not want the risk that 93 single family homes will be built and that the City will end up with a standard non - profit, PLANNING COMMISSION MINUTES, August 10, 2016 Page 24 of 33