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Chair Allen asked staff if there have been some precedent and comments where an in -lieu parking fee has been required for the removal of on- street parking. Mr. Weinstein said yes; in -lieu parking fees have been paid for the removal of on- street parking. Chair Allen noted that it was required for the independent, small houses right across from the Chamber of Commerce building. THE PUBLIC HEARING WAS OPENED Bryan Bowers, Applicant, commended Mr. Luchini for a very good staff report. He started that he is one of three partners involved in the proposed St. Mary's Street project, which they are very excited about as it will add vitality to the Downtown. He noted that all three partners have a background in commercial and residential real estate; they all live in Pleasanton and love Pleasanton and the Downtown. He indicated that they purchased the property at 377 St. Mary's Street about two years ago because they believed it had the opportunity for an infill redevelopment project. He noted that it is essentially a vacant lot sitting in the Downtown core that is begging to have something done with it. Mr. Bowers stated that when they purchased the property, they met with City staff and talked about what they could do with the property when its zoning is "C -C" and "O." He stated that staff indicated they could add onto the existing house, create additional square footage, put a pool in the backyard, and make a bigger house; or they could build an office building similar to the Chamber of Commerce building next door; or do a mixed -use project which would be office on the first floor and residential on the second floor. He indicated that they were not excited about those options and wanted to do a project that just brought more vitality to the Downtown. Mr. Bower stated that their proposal is a mixed -use project: residential in the back and retail in the front with a plaza. He added that the house can be repurposed and the plaza added on the approximately 2,700 square feet up front, which could provide seating for about 60 people and be a nice amenity for the community. Mr. Bower stated that they looked at all the policy documents, the General Plan, the Downtown Specific Plan, and the Downtown Design Guidelines to see what kind of project those guidelines call for, and they found at least a good 50 policy program line items that perfectly match their proposed project. Those policies and program include the following: • General Plan Land Use Element Policy 12: "Preserve the character of the Downtown while improving its retail and residential viability...." • General Plan Land Use Element Program 12.3: "In the Downtown, implement mixed -use development which incorporates higher density and affordable residential units consistent with the Downtown Specific Plan, where feasible." • General Plan Land Use Element, Program 12.4: "...allow mixed -use development in the Downtown where residences are located behind commercial uses." PLANNING COMMISSION MINUTES, November 18, 2015 Page 10 of 34