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Based on the above additional information and revised business proposal, the Planning Commission should determine whether the criteria for being a tenant space occupied by multiple uses per DSP LD-P.18 and PMC 18.81.020.0 would be met. If the Planning Commission does not support a determination under DSP LD-P.18 and PMC 18.81.020.0 to allow the proposed use based on its "multiple use" characteristics, then the only basis to allow for the proposed use would be for an exception to the Active Ground Floor requirements, under one of the three stated criteria in the PMC and DSP. Based on the information provided by the applicant, the tenant space was not vacant for at least six months before being occupied by the applicant and evidence of attempts to lease the space were not provided — thus the first criterion for granting an exception under PMC 18.81.040 cannot be met. Neither of the other two criteria would be met, based on the physical characteristics of the subject building. ALTERNATIVES As articulated above, it is staff's recommendation the Planning Commission consider the updated information provided by the applicant with respect to inclusion of a dedicated retail component of the business in addition to the personal service use within the tenant space and make a determination as to whether the criteria for being a tenant space occupied by multiple uses would be met. If the Planning Commission supports this determination, staff recommends the Planning Commission approve the appeal, thereby overturning the Director of Community Development's determination, based on the findings in Exhibit C. If the Planning Commission does not support a determination to allow the proposed use based on its multiple use characteristics, an exception to the Active Ground Floor requirements is required for a ground floor non-active use and staff recommends the Planning Commission deny the appeal, thereby upholding the Director of Community Development's determination, based on the findings in Exhibit A. Staff has prepared two resolutions, either of which could be adopted based on the Planning Commission's ultimate recommendation (see Exhibit A — Denying Appeal and Exhibit C — Granting Appeal). PUBLIC NOTICE Notices of this application were sent to surrounding property owners and tenants within a 1,000-foot radius of the site. Staff has provided the location and noticing map as Exhibit D for reference. At the time this report was published, four public comments were received by staff, all in support of requiring active ground floor uses on Main Street. ENVIRONMENTAL ASSESSMENT This project is categorically exempt (Section 15301 , Class 1, Existing Facilities) from the requirements of the California Environmental Quality Act (CEQA). Therefore, no environmental document accompanies this report. Primary Author: Melinda Denis, Planning and Permit Center Manager, 925-931-5631 or mdenis@cityofpleasantonca.gov P21-0820, 560 Main Street Planning Commission 9 of 9 P21-0820, 560 Main Street Planning Commission 6 of 9 reet. The front building is a multi-tenant, one- and two-story structure with the two-story portion adjacent to Main Street, stepping down to one-story behind. The other building on the subject site is a one-story, single-tenant building. A private parking lot is located at the rear of the property and has seven parking spaces. The appellant's tenant space is located on the ground floor of the front building and the tenant space is approximately 1,065 square feet. Figures 1 and 2 below show an aerial photograph of the subject site and a street view of the Main Street frontage. The subject site is bordered on the north, east and west sides (across Main Street) by commercial and office uses and on the south by a parking lot. P21-0820, 560 Main Street Planning Commission 3 of 9