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east of the project. Principal Civil Engineer Taig Higgins explained that the limited line -of -sight visibility on First American Way, as well as the location of an existing signal, makes it infeasible and unsafe to provide for a left turn at the project location. He further explained that future residents exiting the project will have multiple alternative ways to leave the site as they head north and then west. Commissioner Turner clarified that the proposed project zoning would replace the existing site zoning that would have resulted in the development of an eight - story and an 18 -story mixed-use development covering the entire site. He expressed concern that the proposed project might not achieve the vision for the area as an urban village with a mix of uses. If not, he suggested that it might be necessary to revisit the entire concept for the larger area before moving forward with this project. He stated that the new design was a vast improvement and that it seemed to incorporate many of the Commission's comments. He requested clarification on the number of units (284), the parking ratio (2.2 per unit), the levels of subterranean parking (approx. 3), the facilities at the plaza/fitness facility, and the proposed materials for the exterior of the building. He also requested clarification regarding the .6 -acre portion of the site and how it was being treated/addressed with respect to a proposal for entitlements. Mr. Turner clarified that, with the approval of the new project, the existing zoning would be replaced. He reiterated that the project as re -designed was a vast improvement, but wasn't sure if it supported the long-range vision for the area. He stated that the rental vs. for -sale would be more a function of the market. Commissioner Gartner stated that cities are a mix of tall and shorter buildings and that high rise projects are not feasible in the current economic climate. He stated that the roof deck/courtyard open space amenities, landscape setbacks, and variety of unit designs were good. He requested that more details as to colors and materials be brought back to the Planning Commission for final review. • Commissioner Yrarrazaval stated that the project changes were responsive to the Commission's comments and that the setbacks had been improved. He requested more information about the pedestrian connections from the project to surrounding areas, such as the Doubletree Hotel and the commercial center south of MacArthur Blvd. He asked if the developer had considered how to plan for the interface of the proposed project to any new development that would occur in the future on the remaining .6 acres. Mr. Bisno stated that there was no project for the future site at this time, so no design work had been done. Commissioner Acosta agreed that the project changes had been responsive to the Commission's comments. He clarified that the corner plazas would be open to the public, but that the interior courtyard would be gated, and stated that he thought the proposed water feature would make a good entry statement. He questioned the size of the proposed pool and the Mr. Nilmeier agreed that it should be bigger given the number of proposed units. Mr. Acosta echoed Mr. Nalle's comments regarding the constrained exit/entrance. Taig Higgins again clarified that the safety of the design was the foremost consideration and Mr. Bisno agreed. Commissioner Mill agreed that the constrained access along First American Way was a concern, but stated that it needs to be safe. He commended the applicant for being responsive to the Commission's comments and stated that the project • provides a good entry to the City and helps to meet the goals for this area. Commission Chairman Alderete clarified that the unit mix would be 184 one - bedroom units, 90 two-bedroom units and 10 three-bedroom units. He stated that he liked the contemporary design of the building, the use of enhanced articulation and wood feature, and the addition of the water element. He expressed concern that the .6 -acre portion of the site that would not be developed would be infeasible for future development based on its small size and lack of design integration with the proposed project. He echoed Commissioner Turner's Planning Commission Minutes 3 of 5 November 14, 2011