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development value on the Civic Center site (and ostensibly other development sites in the immediate area), there is a strong market for mixed uses in Downtown. Furthermore, the report indicates that ground-floor retail uses (in a mixed-use format) "could provide urban design and unique 'place-making' benefits." The Planning Commission Work Session also provided the public with an opportunity to review and comment on the proposed plan. Written comments were included with the Work Session staff report; however, no public comments, other than from the applicant team, were provided at the meeting. The May 25, 2016 Planning Commission meeting minute excerpts are provided as Exhibit C. Based on the feedback received at the May 25, 2016, Planning Commission Work Session, the applicant revised the first-floor plans of the three, detached, single-story homes to space identified as "mixed use" (labeled as "MU" on the floor plans). The application being presented to the Planning Commission is for a formal recommendation to the City Council for review and final decision. SITE AND AREA DESCRIPTION The subject site is located on the northwest quadrant of Old Bernal Avenue and Augustine Street, is approximately 0.28-acres in area, generally trapezoidal in shape, and relatively flat (refer to Figure 1). The parcel is accessible from two driveways: one on the north side of Old Bernal Avenue and one on the west side of Augustine Street. There is fencing that varies in type and height along all property lines and there are three heritage-sized trees and three non- heritage size trees on-site. The existing approximately 868-square-foot, single-story dwelling unit, constructed in 1895, is located in the southeast portion of the site and an accessory structure and multi-car carport are located on the north side of the property. Workers from the Americo Zaro Gravel Company resided in the home in the 1940s and 1950s and likely used the brick accessory structure for equipment storage and the carport for large vehicle storage. Staff notes that the home was not included in the City's Historic Resource Survey since it is located in an Office Zoning District and surveys were only conducted for homes in residential zoning districts. The applicant provided a historic resource evaluation and an addendum to the evaluation which found that none of the buildings on the site are historic resources (please refer to Exhibit D). The properties adjacent to the subject parcel include a parcel that has an existing single-family home with three apartment units currently under construction to the north; a single-story dental office building to the east, across Augustine Street; the City's library parking lot to the south, across Old Bernal Avenue; and a two-story, single-family home to the west. The subject site is also approximately 543 feet to the east of the Union Pacific Railroad tracks, measured from the tracks to the closest property line of the subject site. Figures 1 through 3 show an aerial and street-scene view of the subject site and existing structures. PUD-118, 4791 Augustine Street Planning Commission Page 4 of 25