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She did not want to see any generation of hazardous materials. Restaurants would be fine. She stated that she would like the live and work portions of a unit to be all one unit. Commissioner Olson did not favor restaurants. He would like to see incubator-type businesses. He would like a deed restriction on live-work all in one unit. Commissioner O’Connor did not think a restaurant use would be appropriate for there is not enough parking. Chairperson Fox would like to see retail or office on the first floor and residential on the second floor. She would like to see what the planned uses would be as well as the surrounding uses before discussing restriction of uses. She noted that classes with 8-10 students would be a problem. In response to an inquiry by Mr. Iserson regarding whether Commissioner Blank drew a distinction between the uses that may be appropriate on Spring Street and on the other streets, Commissioner Blank replied that he did not. He believed that as long as they were live-work units, a restaurant would not be appropriate in that environment. Although Chairperson Fox noted that she is supportive of mixed-use developments, she did not think that in terms of parking, the live-work concept is viable in the long term. Commissioner Pearce believed the live-work concept was a great idea from a cultural, affordable-by-design and green building perspective, and she had been waiting to see this take place in the Downtown area. She would like to have a second workshop. Commissioner O’Connor noted that he was only concerned with the live-work unit from a long-term viability standpoint. He would not want a retail unit go vacant and remain that way because they could not sublet it. He liked the idea in principal but was unsure how viable it might be. He was unsure how the restrictions would work in terms of long-term feasibility. Commissioner Blank noted that he was sensitive to the comments make by Chairperson Fox and Commissioner O’Connor regarding the viability of live-work as a concept. He did not believe the Commission should be too judgmental about some of the business ideas. He did not believe that the Commission should deny a particular business concept strictly on sustainability grounds, such as if it appears to be a money-loser, if it met all the City’s design guidelines. Mr. Iserson agreed that this was a different kind of use for a town and that the development and management over time should be addressed specifically. He noted that strong CC&Rs and an association may be beneficial to maintain the applicants’ visions and to market it to people appropriate for the development. Chairperson Fox would like to know the heights of the surrounding buildings and would like to see a streetscape visual. PLANNING COMMISSION MINUTES January 10, 2007 Page 17 of 27