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Peter MacDonald referred to Mr. Tassano's description of the two options on the Owens Drive lane reduction and noted that no one has had a chance to look at how to mitigate this second alternative. He indicated that he agreed with Mr. Tassano's concern but that he felt there are ways to mitigate the second alternative so it does not have to be an "either-or" proposition. Becky Dennis stated that she understands retail is not something market rate developers want to do. She agreed that there are vacant spaces in the strip-retail near the high density development in Hacienda, but she believes one of the reasons the retail on Stoneridge Drive is not thriving is because it was designed for daytime workers rather than for mixed-use. Ms. Dennis stated that the City is designing a TOD here, and TODs are walkable and adjacent to services and do not always go all around transit. She added that the City is designing for the future where gas is going to be very expensive, and people will be earning less than 50 percent of the County median and may not have cars; hence, it is important to have more retail in the mix along Gibraltar Drive and Hacienda Drive. Ms. Dennis stated that Gibraltar Drive is a nice, quiet street, and all types of things could be done there for the neighborhood. She indicated that she would hate to see the elimination of design guidelines that would allow the area to evolve into retail over time. She noted that once small residential units are built, they can never be converted to retail; additionally, it is a lot easier to figure out how to live in a loft or design space that was commercial or retail space to make it livable residentially than it is to convert residential into retail later. She stated that this area should be preserved for Hacienda retail as people will come to appreciate a more urban environment where they can walk to services. Valerie Arkin, Task Force member and School Board member, note that the Task Force talked about this for a long time. She agreed with Ms. Dennis' comments regarding retail on Gibraltar Drive and what TOD will bring to the community in the future. She added that retail could serve the existing residences in Hacienda, including those from the Valencia development. She indicated that the School District demographers' report was based on 30 units per acre rather that 55 units per acre. THE PUBLIC HEARING WAS CLOSED. Commissioner Blank commented that if the strip mall at Stoneridge Drive and Gibraltar Drive were thriving, it would be more persuasive. He indicated that he goes there often and it is fairly dead. Commissioner O'Connor stated that there is a proposed 7-Eleven store across the street from another existing residential neighborhood, and the residents are opposed to it. He reiterated that the number of units will not support a lot of retail square footage. He added that he believes a lot can be done with 5,000 square feet on Owens Drive if EXCERPT: PLANNING COMMISSION MINUTES, January 26, 2011 Page 29 of 40