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to park their vehicles in the garages. A condition of approval requires that these parking restrictions be recorded as restrictive covenants that will "run with the land" and therefore would be binding on all future property owners. Mixed-Use Building A mixed-use building in the Central-Commercial (C-C) and Core Area Overlay District where commercial or office uses are mixed with apartments, one bedroom or studio units may provide one parking space per dwelling unit (PMC Section 18.80.070.E). The applicant is proposing PUD-MU zoning and staff is recommending that C-C District uses apply to the proposed mixed-use building and office/retail space in Residence 1. Therefore, staff looked at Section 18.80.070.E for guidance in identifying the appropriate parking requirements for the project. If Section 18.80.070.E were applied to the project, a total of six parking spaces would be required: one parking space per studio unit and three parking spaces for the ground-level office/retail space in the MU building. The applicant is proposing a building that has commercial/office uses mixed with studio apartments. Therefore, staff believes that the mixed-use building meets the intent of Section 18.80.070.E. because six spaces would be provided for the building's occupants. The Planning Commission recommended moving the existing curb cut on Augustine Street in order to provide one additional parking space for the office/retail space in Residence 1, bringing the on-site parking supply to seven spaces for all on-site office/retail spaces and studio apartments. Moving the existing curb cut would also increase the chances of survival of the northern-most heritage tree (see the Preferred Tree Protection Design section of this report). Relocating the curb cut would also make it easier to enter/exit the parking spaces in the proposed lot. The applicant would like to retain the curb cut in its existing location and modified the plans to include the additional parking space on the south side of Residence 1. Staff believes that, as proposed, the additional parking on the south side of Residence 1 would detract from the pedestrian-friendly appearance of the mixed-use frontage on Old Bernal Avenue. Furthermore, it would be difficult to pull into/out of the standalone space. Staff's recommendation is to landscape the area where the additional parking space is proposed and relocate the curb cut on Augustine Street to accommodate the additional parking space. Staff has added a condition of approval to reflect this requirement. Guest Parking Detached, single-family homes are not required to provide guest parking. Guest parking for apartments is required at a ratio of one parking space per seven units. Since there are only three apartment units, the PMC does not require on-site guest parking. Therefore, guests would utilize on-street parking. Tree Removal The applicant is proposing to remove one of the three heritage-sized trees on-site to accommodate the proposed development. The City's Landscape Architect, Matt Gruber, reviewed the tree report for the proposed development and conducted a site visit to the subject property to confirm the information in the tree report. Mr. Gruber agrees with the estimated value of the trees, the health observations, and other conclusions regarding the on- Page 10 of 14