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people work from home. She noted that there was a change from "center" to "office" for social services uses under Permitted Uses and explained that when providing social services to low-income families, a gathering place rather than an office is needed. She then invited the Commissioners to join a tour of non-profit housing on Saturday where four sites will be visited starting at 9:00 a.m. until 3:00 p.m. Matt Vander Sluis, Senior Field Representative, Greenbelt Alliance, concurred with Mr. Harvey's comments and stated that this is an opportunity to create a vibrant, walkable community that allows the development of homes and retail services near jobs and transit as well as provisions for affordable housing. He noted that pedestrian elements between units are important for walkability and that the vision created should be the actual vision carried out when starting to create projects. He encouraged the Commission to join the Greenbelt Alliance's tour this weekend. John Wayland, Vice President of Development, BRE Properties, and Task Force member, stated that his company owns Parcel 2 and has the option of purchasing Parcel 1. He thanked the Task Force and stakeholders for their participation in the process to create a document that can be used for future development. Mr. Wayland then presented some issues in the guidelines that he felt could create a problem with developing an economically viable project. 1. Retail component. The success of retail on the three parcels is questionable and doubtful. The highest probability for success is the corner of Parcel 1 at Owens Drive and Willow Drive. Five thousand (5,000) square feet at that corner is the most BRE could live with which would be viable at best. In addition, eliminate the retail component on Parcel 2. 2. Live/Work component. Modify the language to allow for the flexibility of those units so they are used as Live/Live, which can then be converted to Live/Work. This concept of units along Owens next to retail is acceptable. Modify the design guidelines to allow for softscape or landscaping in front of those units to provide a sense of privacy while residential occupancy is occurring on the ground floor. The fronts of the buildings have to be designed in a different manner than storefronts for the retail. There should not be any ability to restrict residential use on the ground floor. Remove the Live/Work component on Gibraltar Drive because, like retail, it is not economically viable. 3. Setbacks and the pedestrian trail. The setbacks for street frontages on Parcels 1 and 2 are very large, and when combined with a ten-foot dedication at the rear of the property for the trail, would create a problem in obtaining a density of 30 units per acre while meeting open space requirements. The setbacks and design guidelines are a suburban concept for an urban development, and it is difficult to make two concepts work together. The request is for a 20-foot setback instead of 29 feet on Willow Road; a 25-foot setback instead of 35 feet on Hacienda Drive; and a 20-foot setback instead of 25 feet on Gibraltar Drive. Alternatively, EXCERPT: PLANNING COMMISSION MINUTES, January 26, 2011 Page 13 of 40