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THE CITY OF Planning Commission • /111W III miser I II Agenda Report LEASANTON October 13, 2021 Item 4 SUBJECT: P21-0820 APPLICANT: Erica Jasso, Sculptsations PROPERTY OWNER: Terrell A. Bass PURPOSE: Appeal of the Director of Community Development's determination denying an exception to the Active Ground Floor Use Requirement for Sculptsations in an existing ground floor tenant space LOCATION: 560 Main Street GENERAL PLAN: Retail/Highway/Service Commercial, Business and Professional Offices SPECIFIC PLAN: Downtown Specific Plan - Downtown Commercial Land Use Designation with Active Ground Floor Use Overlay ZONING: C-C (Central Commercial), Active Ground-Floor Overlay EXHIBITS: A. Draft Resolution Denying Appeal B. Appeal Letter/Floor Plan dated "Received September 17, 2021" C. Draft Resolution Granting Appeal D. Location and Notification Map STAFF RECOMMENDATION Consider the updated information provided by the applicant with respect to inclusion of an expanded retail component of the business in addition to the personal service use within the tenant space, and on this basis, whether an exception to the Active Ground Floor Use is required. If the Planning Commission determines an exception is required based on the characteristics of the proposed use, staff recommends the Planning Commission deny the appeal, thereby upholding the Director of Community Development's determination, based on the findings in Exhibit A. P21-0820, 560 Main Street Planning Commission 1 of 9 9 of 10 September 8, 2021 of the project, and higher density on smaller sites to make the project financially feasible. Commissioner Allen asked if a six-story development was feasible downtown. Mr. Williams discussed the downtown in Mountain View and floor area ratio restrictions. He discussed potential development in downtown Pleasanton and whether it could be four stories. Ms. Clark discussed the height limitations in the Downtown Specific Plan, and its very specific policies to limit heights to three stories or less. Commissioner Allen discussed a battle in the City of Livermore over a higher-density project on its Main Street. Mr. Williams discussed the San Rafael Downtown Specific Plan. He stated too low density should not be developed in certain areas, such as townhomes in a business park. THE PUBLIC HEARING WAS OPENED There were no comments from the public. THE PUBLIC HEARING WAS CLOSED Planning Commission Minutes Page 8 of 10 September 8, 2021 ity. Mr. Williams suggested a one or 1.25-acre site family development with 75-90 family dwelling units per acre. He discussed Commissioner Allen's mention of studios but explained that the housing shortage was based on family housing. He explained the State had changed its focus in the last two rounds of tax credits to require more family units, and he was seeing entitled projects with a larger number of studios were switching to include more larger, family units. Ms. Clark referenced a discussion with Mr. Williams regarding competitiveness for tax credits and geographic priorities. Mr. Williams stated geographic locations needed to have surrounding amenities and services and priority funding was provided for projects near transit Planning Commission Minutes Page 7 of 10 September 8, 2021 standards to meet the State's requirements by developing objective design standards and procedures. Planning Commission Minutes Page 3 of 10 September 8, 2021