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Residence 3 - �1 I- 1,593 sq.ft. 00YG.CMK. :l • II , Office/Mixed-Use ~"' -11a I • 194 sq.ft. - _®. e THIRD LEVEL SECOND LEVEL FIRST LEVEL Total Bldg sq.ft.: 1,787 7 35•;SF 434 SF»GARAGE -'>' • -_---- —FAIR -: � RESIDENCE 3-NORTH ELEVATION RESIDENCE 3-EAST ELEVATION RESIDENCE 3 SOUTH ELEVATION RESIDENCE 3-WET ELEVATION Landscaping The landscape plan (found in Exhibit B) includes a tree/plant palette of native and non-native species that are primarily drought tolerant, as well as some hardscape features, including pervious concrete paver driveways. A joint-use trash enclosure for the tenants of the mixed- use building is also proposed along the western side of the parking lot, between Residences 2 and 3. The enclosure would be designed to architecturally complement the proposed buildings. Please see the attached project plans (Exhibit B) for additional information on the subject proposal, including signage criteria for the proposed mixed-use building and exterior lighting for all buildings. ANALYSIS Land Use General Plan and Downtown Specific Plan The General Plan land use designation of this site is "Retail, Highway, Service Commercial; Business and Professional Offices" and the Downtown Specific Plan land use designation is "Office." The Downtown Specific Plan has language that encourages and/or allows above ground-floor multi-family housing on Office-designated properties. In the current plans, the applicant has identified potential "mixed-use" space that could be used as a bedroom or an office space on the ground floor of each single-family residential unit. Staff is not opposed to the potential office space in each detached unit, but is skeptical that this space would be used in a way that would meet the intent of the Office district. It is likely that the flexible "mixed-use" spaces would be used as bedrooms, similar to other residential units with multiple bedrooms, as the mixed-use spaces would not be accessed via an independent doorway and would not have design features (substantial windows) that would make the spaces attractive to office tenants. Staff believes the project would be consistent with the Specific Plan and General Plan land use designations if Residence 1 was designed such that the first-floor mixed-use (MU) space is identified for office/retail uses and separated from the residential unit and the south elevation of Residence 1 is designed such that it has an office/retail appearance. This can be achieved by extending the south garage wall adjacent to the MU space to the entry hallway in front of the unit's laundry room and creating an exterior PUD-118, 4791 Augustine Street Planning Commission Page 11 of 25