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Steve Otto stated that the Downtown Commercial Land Use category in the DTSP is actually a mixed -use category, which allows commercial as well as residential, but the DTSP does say that commercial should be on the ground floor with residential above the ground floor. He indicated that the PDA is definitely hoping to see more lively activity on the side streets, so it is encouraging more commercial square footage, but it is still not objecting to having some of the ground floor residential in the back of the lot. Commissioner Balch requested a brief recess to consult with staff. After a three - minute break, Commissioner Balch apologized that he needs to recuse himself from the Work Session due to a potential conflict of interest. He then left the meeting, and Commissioner Nagler took his position at the dais. Commissioner O'Connor noted that one of the slides shows the open space or deck space per unit. He indicated that he did not see that in his packet. Mr. Luchini stated that the second -story balconies on the front and the back of each unit total 156 square feet and that there is an approximately 160 - square -foot open space /backyard behind each ground -floor unit. Commissioner O'Connor inquired if those were requirements of the Overlay District. He noted that under Permitted and Conditional Uses, Section 18.44.090(b) of the Municipal Code states that dwelling units not located above the permitted non - residential use space, which these are not, are subject to the requirements for useable open space per dwelling unit for the RM -1,500 District. He indicated that he does not know what that RM -1,500 District requirement is. Mr. Luchini replied that he would look into it and clarify it in a few minutes. THE PUBLIC HEARING WAS OPENED. Galen Grant, Principal at FCGA Architecture, stated that Mr. Luchini did a good job at introducing the project so he would not repeat what was already said but would like to speak to a couple of the issues. He indicated that the design of their project has undergone a number of iterations and that they are proud of the quality project they are bringing before the Commission this evening. Mr. Grant stated that one of the key issues is the use in the Specific Plan and how it relates to what is being proposed. He noted that the project site is off of Main Street; Spring Street is very close to Main Street, but at the same time, is not a strong retail street. He further noted that they did want to respect what this site could be and that is why the end cap that fronts on Spring Street can either be office or retail, which was confirmed by the Director of Community Development Brian Dolan. He added that they also inquired at that time if they could eliminate the tuck -under parking space that was initially on the plans and replace it with an expanded footprint on the ground floor, and that was approved as well. Mr. Grant stated that what they have here is an office or retail end cap and two stories. He indicated that the access would have to be tweaked to address what would happen PLANNING COMMISSION MINUTES, August 26, 2015 Page 28 of 43