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understanding that the idea of giving a credit for the building that was previously there is based on the assumption that the Downtown created those 12 parking spaces previously, and therefore, it would be unfair for the new developer to have to recreate those same 12 spaces. Mr. Weinstein replied that the intent of the policy here is really just to promote the redevelopment of Downtown with high quality buildings and to give developers an incentive to replace older buildings with a higher degree of architectural and pedestrian interest. Commissioner Nagler inquired what the basis is for the ratio of one parking space per 300 square feet. Mr. Weinstein stated that parking is an art and not a science; it is about making sure there is sufficient parking but not too much parking at the same time. He explained that one space per 300 square feet is a generic parking ratio that is embedded in the City's Municipal Code and imposed on projects. He indicated that this ratio has been used over the years and allows for sufficient parking in the Downtown without having too much of it. He noted that Commissioner Nagler had a good point that this ratio would probably not provide enough parking for certain retail spaces or restaurants. He noted, however, that because it might also be too much parking for other uses, this ratio is an average that is reasonable for this sort of use. He added that the Code was modified 15 years ago to relax the parking requirements for restaurant uses to match those of retail and to try and incentivize restaurants Downtown. THE PUBLIC HEARING WAS OPENED. Robert Dondero, Applicant, stated that he and his brother own the property at 725 Main Street that has been referred to by many names including the hole on Main Street, the Union Jack's Pub, and the Ugly Green Fence. He indicated that he is a 25 -year resident of Pleasanton and lives in the Downtown. He pointed out that for him, this project is far beyond just a building; it is a project of passion and love on which he and his brother have spent a lot of time to try and come up with something really nice and appealing to everybody. He added that he really believes in this plan and that a good plan will speak for itself. He then turned the floor over to the project architect. Phil Volkmann, Project Architect, stated that he has been working with the Dondero brothers on this project for the last 18 months. He indicated that when they began this project, they had a vision in their mind of what kind of building they wanted: an inviting place where the community could come down for entertainment on a weekend. He noted that they first discussed building types and construction costs, and then got into the idea of a building that a restaurant or restaurants would be interested in, a building that undulated so it connected at the pedestrian level. Mr. Volkmann stated that the City's zoning regulations are very flexible that allowed them to have that balcony float out over the public way as long as it is 12 feet off of the PLANNING COMMISSION MINUTES, May 13, 2015 Page 4 of 32