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• Add an implementation measure to formalize requirements for photo simulations of the proposed projects from the pedestrian standpoint on adjacent street(s). Ground-Floor Commercial on Corner Lots For areas in the Specific Plan area where ground-floor residential may be built (i.e., Mixed Use-Transitional and Downtown Commercial on properties without Main Street frontage), the policy requires certain conditions to be met: • Street fronting commercial space is required, with a minimum depth of 50-feet to ensure viable commercial uses; • No net loss of commercial square-footage; • Residential at the rear of the site be designed to minimize visibility form the commercial street-font; and • The proposed residential is fully parked on-site The policy is currently silent on corner lots. There has been some discussion about if the commercial frontage (as required by the first bullet) applies to both sides of a corner lot or only the principal frontage. There are pros and cons to having the commercial uses wrap the corner; while on the one hand it would increase the commercial frontage, on the other hand it may greatly limit the development potential of those lots. In some instances, the lot may even be too narrow to build viable commercial space (as noted above staff recommends a minimum of 50-feet). There may be certain sites which also have long street frontages and may be able to provide a strong commercial frontage without wrapping the corner. To allow a certain amount of flexibility in the discretionary process, staff does not recommend requiring commercial to wrap the corner. Alternatively, one option is to require commercial on both frontages of corner lots if the subject property has a minimum depth off of the secondary frontage of at least 75-feet. This would help ensure that where the City would require commercial space, the lot is deep enough to accommodate viable commercial space (50-feet) and a drive aisle (25-feet). Figure 1 shows an example of a corner lot located at 189 W. Angela Street (at the northeast corner of Peters Avenue and Angela Street), which has an approximate dimension of 50-feet, as measured perpendicular to Peters Avenue. This may not be able to accommodate viable commercial space, since it leaves approximately 25-feet for the commercial space once a 25-foot wide drive aisle is taken into consideration. Approximate lot dimensions of select other properties are identified in Table 2. Downtown Specific Plan Planning Commission 8 of 15 luded in the table of recommended revisions to the November 2018 draft Specific Plan with Item 31 in Exhibit E, attached. Specifically, the policy direction notes that if ground-floor residential is located behind commercial properties (in the Downtown Commercial District where ground-floor may be considered and in the Mixed Use-Transitional District), it must be designed to minimize visibility from the commercial street frontage. While the phrase, "minimizing visibility" is subjective and will be determined by the hearing body, there are tools that can be used to aid in an accurate review by the hearing body. As such, staff recommends strengthening the specific plan relating to visibility as follows: • Add an implementation measure to formalize story pole requirements to ensure accurate story poles are installed. Downtown Specific Plan Planning Commission 7 of 15 of 15