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Mr. Serpa then presented slides of various iterations and revisions during the development process which include increase in setbacks and pedestrian connections, decrease in the number of homes, increased open space, increased guest parking by 21 percent, evenly dispersed parking, the addition of a tot lot, restoration of one of the houses, realignment of First Street and Stanley intersection, and the addition of another six -foot bike lane next to the 10 -foot multi - purpose trail on the future Nevada Street. He said this is a different buyer profile that drives this product and if the yards get bigger and there are driveways, the prices are higher and the buyer profile changes. This type of higher density housing provides empty nesters and new buyers with a lower cost alternative which is close to the downtown, and it is 8 units per acre and not 30 units per acre. In closing, Mr. Serpa said the City has an opportunity on all levels for housing and not so much for commercial or high density apartments. He acknowledged there will be traffic generated from this but it is the lowest of any other considerations for the property and they still have to mitigate it. He asked the Commission for the opportunity to let them and Sunflower Hill have the chance to move forward with their vision in something the City will be proud of. Commissioner O'Connor asked what the price range of the 1,800- 1,824- square -foot homes would be given there are no driveways and no yards. Mr. Serpa said he was not sure what the market will do, but he thought they would be in the $800,000 range with the two- stories a bit more and three - stories a bit less. If they go up in price, this means the next level of home increases, but they will always be attainable as compared to the next level of home. Chair Ritter noted the median home price in Pleasanton is about $1 million and he confirmed they will be below the median. Mr. Serpa said the Sunflower Hill homes will be two stories which will surround the development and these will create opportunity for lower income buyers. Commissioner Nagler referred to the plan for pedestrian lighting on Sheet L -6 and questioned the rationale for no lighting around B, C, D and E streets or the entire side of the neighborhood. Mr. Serpa said at this stage of the project, a photometric study was done and this determines how much light needs to be provided and he introduced their lighting specialist. The project engineer, Justin DeKnoblough confirmed that a photometric analysis is done to determine proper spacing of lighting to achieve requirements for illumination. With a product like this much is determined at the construction document level of the project. He noted with shorter driveways, wall pack lights are used and typically an HOA is required to maintain those, but all pedestrian pathways will have proper lighting. This is not shown on Sheet L -6 of the landscape plan, but it is something done off -line with staff to provide documentation that proper lighting is achieved. PLANNING COMMISSION MINUTES, August 10, 2016 Page 9 of 33