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Commissioner Balch noted that there are four uses in this building: residential, commercial, office, and retail. He inquired if "office" is defined in the Municipal Code. Chair Allen inquired if they are highly interchangeable Mr. Weinstein replied that "office" is being considered "commercial." He stated that staff is making sure that this project adheres to what is approved tonight, and if the project is approved as proposed, the 975 - square -foot space in the front of the building is actually identified as retail, which is undefined and would be subject to staff interpretation. He noted that staff is on the same page as the Commission in terms of what retail actually means in practice. He added that if the Commission desires, a condition could be imposed that absolutely restricts that space solely for retail uses. Commissioner Balch inquired, given the slight ambiguity discovered by staff at this time and as initially proposed, whether staff is suggesting a condition for each of the three uses — retail, office, and commercial — or for only retail; and whether staff is not going to suggest a condition at this time. Mr. Beaudin clarified that there is a distribution of commercial floor area analysis in the Downtown Specific Plan (DTSP), and the use categories are retail restaurant; hotel; commercial services, which is broken down into beauty services and other personal services; office space, which is broken down into three categories; and government. He noted that while the categorization exists in the DTSP, there are no exact definitions; however, staff has certainly been working with these definitions or categories for long enough since 2002 when the DTSP was adopted to know how much of this type of space was available in Downtown. He added that there are a lot of examples, and the background document from this document identifies exactly which spaces were included in what categories. Mr. Beaudin stated he does not think a condition needs to be added; however, it adding a condition will makes the Commission feel more comfortable with an action this evening, staff can certainly try and put some parameters around retail and around office. He reiterated that the framework is certainly identified in the DTSP; it is just not defined. He clarified that the phrase "active ground -floor retail' is commonly heard, and that basically means that it is selling something, and there is a lot of foot traffic or in- and -out traffic. He noted that the ground floor in the front part of the building could be a restaurant or a shoe store or a jeans store, and the back half and the second floor would be office categories, whether they be a mortgage company, a financial institution, a legal, medical, or real estate office or other private office. He stated that he did not think it necessary to split hairs for this project, but if the Commission would be more comfortable to define retail, staff can put together a sentence or two tonight. THE PUBLIC HEARING WAS OPENED. Galen Grant, Applicant, stated that he is very proud of this project and would like to walk through it, addressing the issues the Commission raised at the Work Session and getting as close to the guidelines suggested for as possible, through a PowerPoint presentation: PLANNING COMMISSION MINUTES, December 9, 2015 Page 14 of 40