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Mr. Weinstein replied that typically in the C -C district, it would be a ground -level commercial space and then second -floor residential space. Commissioner O'Connor inquired if that creates a grandfathering. Mr. Weinstein replied that members of the applicant team talked about the juxtaposition of zoning and Specific Plan designations here. He explained that the existing zoning is C -C, but it is designated for office uses in the Downtown Specific Plan, so there is this disconnect between what is in the Specific Plan and what the site is zoned for. He added that staff is looking at a slightly different interpretation for a similar site on Spring Street, but because this site is entirely street - facing either on St. Mary Street or Peters Avenue, staff is expecting all ground -floor commercial space and no ground -level residential space. Chair Allen inquired if this is in terms of the City's current standard. Mr. Weinstein said yes, in terms of the current land use policy on this site. Commissioner Balch recommended that the Commission look at the residential use versus the commercial use in relation to the applicant's request for this residential element in a commercial building left -over. He noted that it is discussed on page 15 of the staff report, and it appears that staff is accordingly recommending a revised list of uses as it currently prohibits residential use. He stated that he typically tries to link back the condition with the staff report, and asked if this is just that it is excluded from the list of uses and not that it is a prohibited use per se. Mr. Luchini replied that is correct. Commissioner Balch inquired if staff has an opinion about the applicant's request on the residential element on the front commercial. Mr. Luchini replied that staff spoke to the applicant about that in the last couple of weeks, but staff feels that this is a mixed -use project which requires a whole lot of legislative actions. He indicated that staff is of the opinion that it is a mixed -use project and would like it to remain a mixed -use project that is more consistent with what the Downtown Specific Plan is looking for in that area; hence, staff is less inclined to be supportive of residential on that corner spot. Commissioner O'Connor referred to the noise issue that was brought up by a couple of speakers. He noted that the City has a noise ordinance that addresses noise on Peters Avenue, which is at a lower standard than the rest of the Downtown because it overflows to the residential area, such that if there were any outside music of any kind on Peters Avenue, it would be way toned down or not amplified. Commissioner Balch noted that this is obviously not a request for a use per se; the allowed use is in here, but if someone wanted to come in and have amplified music, the applicant would have to come in for some type of permit or business license. PLANNING COMMISSION MINUTES, November 18, 2015 Page 16 of 34