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the proposed setbacks can remain but space cannot be provided for the trail; BRE cannot provide both. 4. Street design for Owens Drive. There is ambiguity and confusion with respect to which is the preferred plan because the frontages are different. BRE received the traffic study only this evening. The minimal impact scenario is preferred; however, the traffic study identifies it as having some issues. Those issues could be mitigated in many different ways, but BRE needs the opportunity to have its own traffic engineer study and review the document. Additionally, the traffic study is based on an assumption of 10,000 square feet of retail on each site, and building the site out at 55 units per acre. The intensity of the use is significant and is much more than what is planned or is viable for the project. Commissioner Blank asked Mr. Wayland what the trade-off would be on the elimination of the proposed retail and Live/Work units on Gibraltar Drive and if it would allow BRE to increase density or build a park. Mr. Wayland replied that BRE would likely build more units; however, he indicated that he is not really prepared to answer the question as he has not studied it. He indicated that BRE's efforts have been directed toward trying to work with the guidelines. He noted that the design would have units that still face the street in some manner while adhering to design guidelines. Commissioner Blank asked Mr. Wayland if, hypothetically, Council approval and all other approvals were received by June 1, 2011 , when the project would start construction and how long it would take. Mr. Wayland replied that assuming the process would be completed within the next two months and project-specific applications are submitted within 60 days after that, construction could typically start in early 2013 with the first delivery of units in mid-2015. Commissioner Blank commented that the timeline sounds like a long time and inquired what it would take to deliver the units in 2013 or 2014. Mr. Wayland replied that the process could probably be expedited by 9 to 12 months if, upon submittal of the application, it conforms with design guidelines that are certain and do not contain a lot of ambiguity. He added that if the application does not include variance requests, the process can probably be compressed to a six-month approval, thus taking off another six months from the timeline. He indicated that optimistically, he did not believe construction can start until mid-2012, with completion in 2014. Commissioner Blank reiterated that it seems like a long time that the best that can be done is to start construction 1.5 years from now. Commissioner O'Connor stated that he thinks staff would believe that is a pretty good timeline. EXCERPT: PLANNING COMMISSION MINUTES, January 26, 2011 Page 14 of 40