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DISCUSSION General Plan The subject parcel has a General Plan Land Use Designation of "Retail/Highway/Service Commercial; Business and Professional Offices." A General Plan Amendment is proposed to change the designation of the 0.15-acre northern portion of the subject parcel to High Density Residential, as the current designation does not allow for residential uses. The proposed FAR of 29 percent for the commercial building would be consistent with the maximum FAR requirement of 60 percent for the Retail/Highway/Service Commercial; Business and Professional Offices land use designation, while the proposed residential density of 20 units per acre would be consistent with the High Density Residential range of 8+ units per acre. As stated in the Planning Commission staff report (Attachment 4), staff believes the proposed project is also consistent with several General Plan Land Use Policies and Programs, as the proposal will introduce more activity to the subject parcel with a new commercial use and introduce a mixed-use project in the Downtown that would create a transition between the commercial and residential parts of Downtown. Downtown Specific Plan The Downtown Specific Plan land use designation for the subject parcel is Office, which allows professional, administrative, and business office uses consistent with the permitted and conditional uses allowed in the Office Zoning District and above ground- floor multi-family housing. A Specific Plan Amendment is proposed to change the designation of the approximately 0.15-acre northern portion of the site to High Density Residential to allow for development of the proposed single-family residences and to change the designation of the approximately 0.10-acre southern portion of the site to Downtown Commercial in order to allow commercial uses in the existing building. Building height provisions in the Specific Plan are discussed under "Building Height and Design," below. Similar to the General Plan Amendment, staff supports the proposed Downtown Specific Plan Amendment, as the proposal will introduce more activity to the subject parcel with a new commercial use and introduce a mixed-use project in the Downtown that would create a transition between the commercial and residential parts of Downtown, and add vitality to the east/west streets extending from Main Street. Zoning and Uses The subject parcel is zoned C-C (Central Commercial), Downtown Revitalization, Core Area Overlay District. The proposal seeks to rezone the property to PUD-HDR/C-C, which would allow for both single-family residential and commercial uses on the subject site (residential uses on the northern, approximately 0.15-acre portion of the site and commercial uses on the southern, approximately 0.10-acre portion of the site). The proposed commercial uses (Exhibit B, Attachment 4) comprise the majority of uses currently allowed by the C-C District and include uses such as bars, restaurants, retail uses, beauty shops, etc. While staff finds most of the proposed uses appropriate for the Page 8 of 11